Anchorage Has Shifted And the Numbers Show It Insights from Dave & Travis

We’ve been watching the Anchorage numbers pretty closely, and over the last few months I kept feeling like something was changing. So Travis and I went back through the data to see if the numbers backed that up.  This time, I wasn’t really interested in comparing sales prices. I wanted to look at active listings, pending sales, and days on market because those numbers give us a better idea of what buyers and sellers are actually dealing with right now. And sure enough, there has been a noticeable shift.

 

Here’s where we were compared with September 2019:

 

But the more interesting story is what’s happened more recently.

 

For quite a while, we had more pending sales than active listings.
As recently as December 2025, Anchorage had 193 active listings and 215 pending sales. By August 2026, that relationship had reversed: 277 active listings versus 250 pending sales. And by September 28, active listings had increased again to 313, while pendings had dropped to 232. That tells us the crossover happened somewhere between December 2025 and August 2026.

 

The graph makes the change pretty easy to see. The pending line had been running above active inventory, and now the active line has moved above pendings. That means buyers have more homes competing for their attention than they did before.

 

We’re seeing some movement there too, although it hasn’t been quite as dramatic.

 

More recently, the condo market looked like this:

 

From December through September, pending sales stayed at 93, while available inventory increased from 112 to 142.

That pushed the pending-to-active ratio down from 83% to 65%.

 

 

So while condos haven’t had the same dramatic crossover we’ve seen in residential, the direction is similar: more inventory relative to the number of buyers putting properties under contract.

So What Does This Mean?
I wouldn’t call Anchorage a slow market based on these numbers alone. Homes are still going pending, and average days on market remain relatively low. But the balance has changed. Earlier this year, buyers were competing for a relatively small number of available homes. Now there are more listings competing for those buyers.

Travis and I will keep watching these numbers because this is one of those changes that’s much easier to see when you track it over time. If you’re thinking about buying or selling and wondering what these numbers mean for your situation, give us a call. We’re always happy to talk it through.

If selling is even a possibility in the coming months, Travis and I are offering complimentary professional exterior and drone photos to homeowners who may be considering a move.

Why do it now?

Because right now we can still capture the parts of your property that become much harder to showcase once the snow arrives:

• Yard and landscaping
• Driveways and parking areas
• Decks, shops, sheds, and outbuildings
• Acreage and property layout
• Mountain or territorial views

The overall exterior of your home before everything is covered in snow And in just a few weeks, we’ll start seeing even more of those fall colors around Southcentral Alaska.

There’s no cost and no obligation to list your home.

If you decide to sell this winter or in the months ahead, we’ll already have professional exterior photos ready to go. And if your plans change? That’s completely fine too.

Schedule Your Complimentary Photo Session

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Or simply reply to this email and let us know you’re interested.

Whether you're thinking about moving out of Alaska, buying another home locally, or you're simply not sure what your next step looks like yet, give us a call. We’re always happy to talk through the options.

 

Enjoy these last weeks of summer. Around here, we all know how quickly they go.