Comparing the First Six Months of 2025 to 2024
Last month I looked at comparing May of 2025 to May of 2024. While a short time period can still give us some information, the data is usually too small to make any valuable assumptions or predictions for the future. Each month I look at single family homes and condos together in Chittenden and Franklin counties, comparing the first six months of 2025 to the same period in 2024.
I evaluate the number of homes that sold year-over-year, the median sales price, the list-to-sell percentage, and the median number of days on market until a seller accepted an offer. I also look at the number of homes listed compared to the number of homes sold because this data also tells a story.
Looking at Chittenden County, there were 1,133 homes listed and 714 sold in the first six months of 2025. In the first six months of 2024, 987 homes were listed and 659 sold. This equates to nearly 14% more homes for sale in 2025. However, 8% more homes sold in 2025. So, between homes listed and homes sold, there were 6% more homes that didn’t sell in 2025 compared to 2024.
The median sales price of homes sold in 2025 was $516,000 compared to $500,000 in 2024 for an increase of only 3%. To put this in perspective, the first six months of 2022 compared to 2021 showed a 16.6% increase.
Last month I noted that at the time of my writing there were 301 homes for sale in Chittenden County. There are currently 319 for sale. Not a big difference, but with the increase in homes for sale in 2025 compared to 2024, coupled with the lower increase in median sales price, I am seeing a potential shift in the market on the horizon.
The average percentage sellers received compared to their asking price (and this means after any price reductions), was 100% in 2025 compared to 101.49% in 2024. This is nearly identical to what I reported last month.
Looking at Franklin County, 348 homes were listed in 2025 compared to 341 in 2024. Not a significant difference. 217 homes sold in 2025 compared to 226 in 2024. Not a significant difference, but anecdotally, it’s important to note that there were more listed and fewer sold. Median days on the market were 8 in 2025 and 6 in 2024. Again, not a big difference.
In Franklin County, the median sales price in 2025 was $395,000 compared to $350,000 in 2024. Here we see a 12% increase pointing to a still lively market. Perhaps people are moving farther north to get away from Chittenden County prices. Median days on market increased from 11 in 2024 to 16 in 2025.
In the end, when sellers need to sell, there are buyers who want to buy. However, if the number of homes sold does not keep up with the number listed, that’s another example of how we could be headed toward a market shift. It would take a lot of homes for sale and significantly fewer sold to shift to a buyer’s market, but we will watch the statistics. Pricing correctly and marketing one’s home by decluttering, fresh paint and carpet, taking care of overlooked repairs, and professional photos and staging services are key to getting your property seen and sold.
Buyers are more conservative lately. An agent had a buyer who was planning on making an offer on a $600,000 condo I had listed in Chittenden County and decided at the last minute not to based on his perceived volatility of the stock market at the time. Interest rates are not set to drop until potentially in September as the Fed is waiting to see what happens with tariffs and the labor market. I feel we are in a wait and see time period.
For those of you who enjoy analyzing data, consider the book Fact Forward – The Perils of Bad Information and the Promise of a Data-Savvy Society by Dan Gaylin, President and CEO of NORC at the University of Chicago and a friend of mine.
On a personal note, thanks to all of you who faithfully read my column every month. I often hear from you, and I appreciate that. As always, if you ever have a question about the market, email me at Karin@KW.com and I’ll promptly send you an answer.
