Joshua Home Values

Homes that closed in Joshua this quarter moved through escrow faster than the twelve-month norm, with time to closing narrowing from the upper fifties into the low fifties. Price per square foot firmed for a second straight month, extending a rebound from May's $165 dip to settle near $171, though still short of the trailing-year figure near $175. The typical closed sale reached roughly $387,000, with prices up more than one-seventh from a year earlier. Based on MLS data for July 2026 closings in Joshua, sellers gave back concessions in about seven of ten deals, averaging near $12,000, while retaining close to ninety-six cents on the dollar and seeing just over half of sales settle below list.

Pending contracts in Joshua fell sharply this quarter, dropping to just 17 even as active listings climbed toward 205 and new listings held near 157 — a widening gap between supply reaching the market and contracts being signed. Months of supply crept to roughly six and a half, still tighter than Johnson County's near seven-month benchmark but rising. The divergence suggests the brisk pace reflected in recent closings may not carry forward, with contract-signing activity thinning ahead of the third quarter even as inventory continues to build.

While Johnson County's trailing three-month median closed near $172 per square foot, Joshua's most recent window settled near $170 — a narrower gap than prior quarters, though the city continues to carry a meaningful premium on a per-sale basis, with the median transaction closing near $382,000 against the county's $333,000. Based on MLS data for June 2026 closings in Joshua, sellers gave back roughly four and a half cents on the dollar at closing, and concession participation — running in about seven of ten deals at an average near $12,000 — tracks above the county's six-in-ten rate. The share of closings settling below list has edged toward six in ten, a slightly more buyer-favorable outcome than the county composite.

Joshua's months of supply sits near five and a half — well below Johnson County's benchmark of nearly seven months — signaling that local absorption is outpacing the broader market. With roughly 183 active listings against only 56 pending contracts, the pending-to-active ratio remains compressed. New listing inflows came in at roughly 147 for the quarter, keeping per-household inventory lean relative to the county average and suggesting the supply advantage may persist into the next reporting window.

At roughly $165 per square foot, Joshua's effective per-foot value has compressed noticeably from the trailing-year average — a shift that closed-transaction data suggests is accelerating rather than stabilizing. Based on MLS data for May 2026 closings in Joshua, sellers are absorbing concessions in roughly seven out of ten transactions, up sharply from the six-in-ten pace recorded over the prior year, with the typical concession running around $11,000 per deal. Sellers are receiving close to ninety-five and a half cents on the dollar, and nearly three out of five closings settled below the original list price — a market where the gap between ask and close has widened alongside longer time-to-close.

Active supply is running at roughly 5.7 months in Joshua, notably below the Johnson County benchmark of nearly 8 months — a divergence that suggests local demand is absorbing listings faster than the wider county. Pending activity represents just over a third of active inventory, and with new listing inflows running at a moderate pace, the pipeline points toward near-term softness persisting. Listing-to-contract velocity has been lengthening, with median market time stretching into the upper 60s.