Existing home sales fell to a 10-month low in August despite easing mortgage rates and improved inventory, according to the National Association of Realtors (NAR). Home sales remained sluggish as the lock-in effect kept home prices elevated. Meanwhile, the share of first-time buyer in August dropped to a record low. However, we expect increased activity in the coming months as mortgage rates continue to moderate. Improving inventory is likely to ease home price growth and enhance affordability.

Homeowners with lower mortgage rates have opted to stay put, avoiding trading existing mortgages for new ones with higher rates. This trend is driving home prices higher and holding back inventory. With the Federal Reserve beginning its easing cycle at the September meeting, mortgage rates are expected to gradually decrease, leading to increased demand and unlocking lock-in inventory in the coming quarters.

Total existing home sales, including single-family homes, townhomes, condominiums, and co-ops, fell 2.5% to a seasonally adjusted annual rate of 3.86 million in August, the lowest level since October 2023. On a year-over-year basis, sales were 4.2% lower than a year ago.

The first-time buyer share dropped to 26% in August, the lowest level since November 2021, down from 29% in both July and August 2023.

The existing home inventory level rose from 1.34 million in July to 1.35 million units in August and is up 22.7% from a year ago. At the current sales rate, August unsold inventory sits at a 4.2-months supply, up from 4.1-months last month and 3.3-months a year ago. This inventory level remains low compared to balanced market conditions (4.5 to 6 months’ supply) and illustrates the long-run need for more home construction. However, the count of single-family resale homes available for sale is up almost 21.4% on a year-over-year basis.

Homes stayed on the market for an average of 26 days in August, up from 24 days in July and 20 days in August 2023.

The August all-cash sales share was 26% of transactions, down from 27% in both July and a year ago. All-cash buyers are less affected by changes in interest rates.

The August median sales price of all existing homes was $416,700, up 3.1% from last year. This marked the 14th consecutive month of year-over-year increases. The median condominium/co-op price in August was up 3.5% from a year ago at $366,500. This rate of price growth will slow as inventory increases. Existing home sales in August were mixed across the four major regions. In the Northeast, South, and West, sales fell by 2.0%, 3.9%, and 2.7%, respectively, while sales in the Midwest remained unchanged. On a year-over-year basis, sales decreased in the Midwest (-5.2%), South (-6.0%) and West (-1.4%). Sales in the Northeast were unchanged from a year ago.

The Pending Home Sales Index (PHSI) is a forward-looking indicator based on signed contracts. The PHSI fell from 74.3 to 70.2 in July due to persistent affordability challenges. On a year-over-year basis, pending sales were 8.5% lower than a year ago per National Association of Realtors data.