Alvarado Home Values

Closings accelerated modestly in Alvarado this quarter, with median days on market easing to 48 — a touch quicker than the reading recorded in the spring — while more than 100 sales closed in the trailing three months, among the busiest stretches in the trailing twelve-month window. Price per square foot held close to $164, essentially unchanged and still trailing the Johnson County median. Concession activity eased back after climbing to a twelve-month high in June, with roughly six in ten closings now including seller givebacks near $9,500. Sellers received about 96 cents on the dollar at closing, and well over half of transactions settled below list price, based on MLS data for July 2026 closings in Alvarado.

The forward-looking data reinforces the shift in tempo. Pending contracts in Alvarado fell sharply to just 27 homes in the trailing quarter — down from the count reported in June — even as active inventory ticked up to 267 listings and new listings added roughly 174 homes to the pipeline, keeping the supply gap wide. Months of supply crept up to nearly eight, still firmly in buyer-favorable territory. The thinning pending count suggests contract activity has not kept pace with the faster closing rhythm showing up in completed sales.

Alvarado's price per square foot slipped to roughly $165 in the latest quarter, trailing the full-year average by about five percent and landing below Johnson County's benchmark of $172. Based on MLS data for June 2026 closings in Alvarado, two-thirds of completed transactions included seller concessions — the highest concession rate in the trailing twelve-month window — with average givebacks running close to $9,000 per deal. Sellers received roughly 96 cents on the dollar at closing, and more than half of homes sold below asking. Values remain nearly ten percent below year-ago levels, extending a repricing trend that has persisted across multiple consecutive quarters.

Supply conditions in Alvarado continue to favor buyers heading into summer. Active listings have held near 243 homes while the pending count sits at just 59 contracts — a ratio of roughly one pending transaction for every four available listings. Months of supply at about seven has retreated from the nine-month level reported earlier in the year, but it remains well above the threshold that would indicate meaningful seller leverage. New listing activity added roughly 158 homes to the pipeline over the trailing three months, keeping replenishment broadly in line with absorption.

Price per square foot in Alvarado settled near $168 in recent closings — a step down from the full-year average of $175 — with sellers broadly giving back roughly three cents on the dollar at closing. Based on MLS data for May 2026 closings in Alvarado, nearly two-thirds of transactions included seller concessions averaging just over $10,000. More than half of homes closed below list price, and values are running more than 11 percent below where they stood a year ago. The pattern reflects a pricing reset that has been building throughout the trailing twelve-month window.

With nine months of supply currently on the market, Alvarado carries more inventory relative to absorption than a balanced market would typically reflect. The pending count of 65 homes represents roughly one contract for every four active listings, a ratio that has not tightened appreciably despite the recent DOM reading of 50 days being notably faster than the Johnson County average. New listing activity has added approximately 161 homes to the pipeline over the trailing three months, sustaining available supply at current levels.