Published October 25, 2026 in Market Update

Primary market sales rose even with rates above 7%

By Steph Baker

Real estate, Primary market

Here is the one thing that changes what you should do right now. Rates are high, yet people are still buying. Freddie Mac put the 30-year fixed rate at 7.32% on October 22, 2026. That is the highest it has been since January 2025, according to Realtor.com. Even so, the Real Estate Data Aggregator counted 965 homes sold across the Primary market in the three months ending August 31, 2026. That is up 16.4% from the same three months a year before. Demand did not disappear. It just got more selective.

The Real Estate Data Aggregator also counted 1,014 pending sales in the Primary market for the same period. That is up 8.6% from a year before. Pending sales tell you what is coming next. More contracts signed now means more closings ahead. The pipeline is not shrinking.

What high rates actually mean for prep and pricing

Higher rates raise monthly payments. That is a real cost, and buyers feel it. But the National Association of Realtors reported that existing-home inventory rose to 1.60 million homes in September 2026. More choices mean buyers can walk away from a home that is priced too high or not ready to show. Good prep and sharp pricing matter more now, not less.

The National Association of Realtors also reported that existing-home prices rose 1.3% in September 2026. Prices have not collapsed under the weight of 7% rates. They are just moving more slowly, and buyers are pickier about what they pay full price for.

How each ZIP code read in the three months ending August 31, 2026

Not every ZIP moved the same way. Some were quick. Some were slow. Here is what the Real Estate Data Aggregator counted for each one.

ZIP 95831 stood out. The Real Estate Data Aggregator counted 98 homes sold there, up 34.2% from a year before. The median days on market was 12 days. Nearly half of homes, 46.9%, sold above list price. The sale-to-list ratio was 101.8%. Prices dipped just a little, down 0.4%, but the pace and competition were strong.

ZIP 95816 moved nearly as fast. The Real Estate Data Aggregator put median days on market at 18 days, 11 days shorter than a year before. The sale-to-list ratio was 100.9%, and 37.1% of homes sold above list. Pending sales were up 12.5%.

ZIP 95814 told a different story. The Real Estate Data Aggregator counted 88 days as the median time on market there, 46 days longer than a year before. No homes sold above list price. That is a signal that pricing and patience matter more in that ZIP right now.

Carmichael and West Sacramento

ZIP 95608 in Carmichael was the busiest single ZIP in the market. The Real Estate Data Aggregator counted 170 homes sold, up 9.7% from a year before. Pending sales reached 185, up 10.8%. Median days on market was 31 days. Prices dipped a little, down 2.3%, but 30.6% of homes still sold above list.

In West Sacramento, ZIP 95691 saw 91 homes sold, up 33.8%. The median price there fell 5.9% to $555,000, according to the Real Estate Data Aggregator. Homes for sale dropped 6.5%, which kept supply tight at 2.4 months. ZIP 95605 in West Sacramento had only 12 homes for sale, down 66.7% from a year before. Supply there was 1.5 months.

The national picture adds context

Realtor.com reported that September pending home sales were down 11.3% year over year nationally. That is a real contrast to what the Real Estate Data Aggregator found here locally, where pending sales rose 8.6%. This market is holding up better than the national average.

Realtor.com also reported that the average mortgage rate on the market as of October 22, 2026 was 7.40%. That is above the Freddie Mac figure of 7.32% for the same week. Either way, rates are above 7%, and buyers here are still signing contracts.

One street can read very differently from the whole ZIP code. The numbers above cover broad areas. Your block may be faster or slower, higher or lower. Text me your address and I will tell you what homes near yours actually sold for in the three months ending August 31, 2026, and how long they took.