Rio Vista Home Values

While Johnson County homes closed in a median of 51 days this quarter, Rio Vista sales took nearly 90 days to close — one of the widest gaps against the county benchmark recorded this year. Based on MLS data for 2026-07 closings in Rio Vista, sellers also recovered less of asking price than their county counterparts, capturing roughly ninety cents on the dollar versus about ninety-six cents countywide. Concession amounts climbed for a third consecutive month, landing near $9,800, up from roughly $7,200 in May and $8,300 in June. Price per square foot held near $187, still a modest premium over the county's $174 median, though the sixteen-sale sample keeps these signals directional rather than definitive.

Rio Vista's pipeline continues to point toward more room for buyers to negotiate than Johnson County as a whole. Months of supply held near ten and a half, well above the county's roughly seven for the same quarter, extending an imbalance that persisted through spring. Pending contracts fell to seven, a third straight month of decline from eleven in May, even as new listings also eased to twenty-three from twenty-seven in June. Active inventory has held flat near 56 for two consecutive months, leaving the supply-to-absorption gap wider than the county's.

The negotiation gap in Rio Vista widened sharply over the latest quarter, with sellers conceding roughly seven-and-a-half cents on the dollar at closing — a notable step back from the twelve-month average of about five cents. Based on MLS data for 2026-06 closings in Rio Vista, more than half of the fourteen recorded transactions included seller concessions averaging near $8,300, up from a broader-period rate closer to four in ten deals. Price per square foot came in near $191, running about $11 below the trailing annual figure. With fewer than fifteen closings in the sample, these signals carry wide confidence intervals, but the directional read is that sellers in Rio Vista are absorbing more cost at the table than the prior year suggested.

Active listings in Rio Vista held at 56 while pending contracts fell to just 8 — a pending-to-active ratio below 15 percent that points toward continued buyer negotiating room heading into summer. Johnson County's pending-to-active ratio runs considerably higher, suggesting Rio Vista is clearing more slowly than the broader county. With 27 new listings entering over the trailing three months against only 8 pending, supply is outpacing demand absorption by more than three to one. Months of supply at 12 points well above the four-month threshold that historically separates buyer from seller markets.

At roughly $186 per square foot, Rio Vista is running about $15 above the Johnson County trailing-three-month median — a notable premium for a market that recorded just 14 closed transactions in May 2026. Homes took a median of 56 days to close, on par with the county's 61-day pace. Sellers absorbed larger-than-county haircuts: list-price capture came in near 92 cents on the dollar versus roughly 96 cents countywide, and half of all deals included seller concessions averaging near $7,200. No closings recorded above-list prices. Based on MLS data for May 2026 closings in Rio Vista, the thin sample directionally points to a market priced above its neighbors but requiring meaningful negotiating room.

With 12 months of supply on hand, Rio Vista's near-term absorption outlook runs well above the Johnson County pace of roughly 8 months. The pipeline shows 11 pending transactions against 56 active listings — a pending-to-active ratio under 20 percent, compared to roughly 29 percent countywide. Twenty-eight new listings entered the market in the trailing three months, outpacing pending contracts by more than two-to-one. The directional read is a market where supply is building faster than demand can clear it.