Published October 11, 2026 in Market Update

Arlington and West Riverside got tighter, even with rates near 7.5%

By Adam Schwarz | Exp Realty

Real estate, Arlington & West Riverside

Here's the thing: the three months ending August 31, 2026 showed just 2.6 months of supply in Arlington and West Riverside. That is down 1.3 months from a year ago, according to the Real Estate Data Aggregator. At the same time, CNBC reported the 30-year fixed rate hit 7.49%. Higher payments and fewer choices at once. That is the market you are working with right now.

Nationally, Realtor.com counted over 1.16 million active listings as of September 30, 2026, up 5.5% year over year. Arlington and West Riverside moved the other direction. The Real Estate Data Aggregator counted only 131 homes for sale here, down 26.8% from the same stretch last year. Less inventory locally, more inventory everywhere else. That gap matters.

Sellers are getting close to full price

The Real Estate Data Aggregator put the average sale-to-list ratio at 99.9% for this period. That is up 0.4 points from a year ago. Sellers here are not giving much away. And 41% of homes sold above list price, up 13.7 points from the same three months in 2025. That is not a small shift.

Homes are moving faster

Median days on market dropped to 41, which is 23 days shorter than a year ago, per the Real Estate Data Aggregator. And 33.5% of homes went under contract within two weeks of listing. That share is up 13 points from last year. So roughly 1 in 3 homes here is going under contract fast. If you are buying, slow decisions cost you. If you are selling, pricing right from day one still matters.

Rates make this harder, but they are not stopping sales

CNBC reported the 30-year fixed rate at 7.49% as of October 7, 2026. That is real pressure on monthly payments. CNBC also reported that purchase applications were 15% lower than the same week one year ago. So fewer buyers are in the pool nationally. But in Arlington and West Riverside, the Real Estate Data Aggregator counted 156 homes sold and 170 pending sales, with pending sales up 5.6% from a year ago. Demand here held up.

What the national picture adds

Realtor.com reported that 20.8% of listings nationally took a price cut in September, the highest September share since 2018. The Federal Housing Finance Agency put U.S. home prices up just 2.6% year over year through July 2026. Here, the Real Estate Data Aggregator showed the median sale price up only 0.4% to $647,500. Prices are not running. But they are holding, and sellers are still getting 99.9 cents on the dollar.

One more thing: these numbers cover all of ZIP 92503. One block or one street can read very differently from the ZIP as a whole. If you want to know what is actually happening near your address, reach out.