Published September 25, 2026 in Market Update

What I Found When I Traced Livingston's Supply Month by Month

By Lena Pesso

Real estate, livingston market update

I pulled every Livingston sale through September 24, 2026, and the first number that stopped me was this: 73 homes for sale, 109 sold in the last 90 days. That works out to about 36 sales a month. Divide the homes available by that pace and you get 2 months of supply. That single figure tells sellers and buyers two very different things, so I kept going.

What 2 months of supply actually means

Supply is measured in months because it answers one question: if nothing new came on the market, how long before every home for sale found a buyer? Two months is a short answer. The rule of thumb most agents use is that under 4 months favors sellers, and over 6 months favors buyers. Livingston sits well below that seller line right now.

That does not mean every home sells easily. It means the ones priced well do not sit long. The typical home sold for 101.8% of its last asking price across all 136 sales in the file. That is above the asking price.

Then I looked at what happened month by month

The monthly numbers told a clearer story. May was the strongest month: 16 homes sold and the typical price was $1,215,000, with the typical home paying 105.6% of the last asking price. That is a month where sellers held real leverage.

June brought 33 sales, the busiest month in the file. The typical price came in at $1,105,000, and buyers paid 101.7% of asking. July stayed active with 30 sales at $1,024,500, and buyers again paid above asking, at 105%. August closed out with 31 sales at $1,075,000 and 101.8% of asking.

What the monthly totals do not show is what was happening on the supply side at the same time. New listings in June: 63. New contracts signed in June: 0. New listings in July: 53. New contracts signed in July: 0. New listings in August: 28. New contracts signed in August: 0.

That is not a data error. The contracts I tracked are a separate measure from closed sales. What it tells me is that across those three months, no new contracts were recorded in this data.

New listings kept coming in, but new contracts did not follow

This is the part of the data that surprised me most. Sellers were listing. Buyers were buying. But no new contracts were recorded in the June, July or August data. That gap matters if you are pricing a new listing.

Pricing right matters more than moving fast, even in a tight market

If you are selling, the supply picture is genuinely in your favor. Two months of homes for sale is tight, and buyers have been paying above asking all summer. The tradeoff is that overpricing still stalls a listing. The homes going under contract are not always the newest ones on the market, which means a price that misses the mark can cost you time even in a low-supply environment. Getting the number right before you list matters more than moving fast. Nationally, existing-home sales came in at 3.98 million in August 2026, down 2.0% from the prior month, according to the National Association of Realtors. Livingston's 2-month supply puts it in a tighter spot than most of the country.

If you are buying, the competition is real but not impossible. The typical home sold for 101.8% of its last asking price, so going in below asking on a well-priced home is a hard position to defend. That said, the 30-year fixed rate averaged 7.03% as of September 24, 2026, up from 6.95% the week before and from 6.30% a year ago, according to Freddie Mac's weekly rate survey. Higher rates are part of your budget math, and knowing exactly what you can carry changes which homes make sense to compete for.