The Big Picture
The national headlines suggest it’s becoming a buyer’s market.
That’s not the case here. Not yet.
While much of the country is seeing inventory climb, sales slow, and prices soften, Fairfield County’s luxury market continues to tell a different story.
Home prices are still rising. Days on market are still falling. And buyers are still willing to pay a premium when the right home appears.
We flagged this emerging shift in our May Market Snapshot - and now, two months in a row, it’s holding.
The pace has changed. Fewer showings. Fewer offers. But the homes that are staged well, priced correctly, and positioned thoughtfully still command top dollar - often considerably over ask.
This is no longer a market where you can simply list and expect the property to do all the work.
Buyers are showing up with discernment - not desperation.
Strategy is no longer optional - it’s the difference between selling and sitting.
It’s a market that rewards precision, not participation.
The June Data
The June numbers tell a clear story:
- Sale-to-list price ratios are up across nearly all towns
- Days on market are down 16% across the region
- Median prices are up nearly 5% year-over-year
- Yet new listings are down 22.5%
What’s Happening
Today’s buyers are still participating - but they’re doing so with more discipline.
When they find the right home, they’re moving quickly and paying a premium.
What’s changed since the spring is the energy.
The frenzy is softening.
Across our recent listings and closings, we’ve seen fewer showings and fewer offers compared to peak months. Seasonality is setting in. Buyer fatigue is creeping in. And the automatic expectation of multiple bids in the first week? It’s no longer guaranteed.
This is why precision matters.
Homes that are staged well, priced smartly, and marketed with intention are still receiving top dollar.
In June, our closed listings sold for an average of 10% over asking.
What we’re seeing in the general market with homes that miss on staging, pricing, or condition?
They’re starting to linger.
Key Thought
The seller’s market still stands - but it belongs to the disciplined seller who listens closely, acts strategically, and takes nothing for granted.
Seller Takeaways
- The market still favors you - but only if your pricing and presentation are flawless.
- Sale-to-list price ratios remain above 106% on average. Darien and Ridgefield posted ratios as high as 109% this month.
- Homes that linger tend to be the ones with overly ambitious pricing or lackluster staging.
- Buyer activity is thinner. Multiple offers are still happening - but they’re no longer automatic.
- New listings dropped 22.5% across the region in June, which means competition remains limited if you go to market now.
Our Advice to Sellers
Approach this market with confidence - but with precision. If your home isn’t fully market-ready, today’s buyers will pass or push back. The margin for error is thinner now. The sellers who win prepare thoughtfully, price strategically, and take nothing for granted.
Action Steps - Sellers
- Get your home market ready. Professional staging, minor repairs, and strategic pricing are not optional.
- Calibrate your expectations. Homes are still selling over ask, but the buyer pool is smaller. Don’t count on bidding wars.
- Move swiftly. With inventory down and summer slowdown approaching, well-positioned homes can still capitalize on tight competition.
Buyer Takeaways
- Inventory has improved modestly year-over-year, but choices remain limited.
- This is still not a market where you can expect meaningful discounts on the best homes.
- That said, buyers now have more room to:
- Negotiate intelligently
- Walk away from listings that feel mispriced
- Avoid the frantic pace that defined the past two years
- Price reductions are becoming more common nationally - but less so here.
Sellers who follow smart guidance are still pricing correctly from the outset.
Our Advice to Buyers
The right homes are still moving quickly. When you find one that fits - be prepared to act. But you now have the space to be selective. You don’t need to chase every listing to win - just the right one.
Action Steps - Buyers
- Be patient - but decisive. More homes are coming, but the best ones still command a premium.
- Negotiate thoughtfully. There’s room to ask for value - but don’t overplay your hand on top-tier properties.
- Track inventory trends. As more listings hit the market - especially in late summer - you may gain negotiating power.
Summary
The Fairfield County luxury market remains resilient - but it’s evolving.
Today, success is driven by precision, not luck.
Sellers who prepare thoughtfully and price intelligently will continue to win.
Buyers, meanwhile, have gained the space to be more selective - without losing the urgency to act when the right home appears.
As we move deeper into summer, we’re stepping into a more balanced - but still competitive - market.
The edge still belongs to sellers - but only those who play the game intelligently.
This is when great advice matters most.
And we’re here for that conversation.
