🔥 Josephine County’s Housing Market in July 2025: Price Drops, More Inventory, and Shifting Leverage
The Josephine County real estate market is undergoing a noticeable shift. July’s numbers tell a story of more homes on the market, fewer sales closing, and prices moving down in key areas. With inventory climbing over 13% from last year and pending sales on the rise, this is a month where both buyers and sellers need to pay close attention. The opportunities are real—but so are the challenges, depending on which side of the transaction you’re on.
Market Statistics Brought to you by Rogue Valley Association of Realtors
Download the reports at the bottom of this blog post!
📊 Market at a Glance
- Active Listings: 548 — up 13.2% from July 2024
- New Listings: 148 — up 13% year-over-year
- Homes Sold: 69 — down 33% from last July
- Pending Sales: 116 — up 17.2% year-over-year
💰 Prices Are Softening
For sold homes:
- Average Sale Price: $437,236 — down 15.2% from last year
- Median Sale Price: $400,000 — down 13%
For active listings:
- Median List Price: $477,000
- Average List Price: $575,911
Takeaway: Sellers are still aiming high on list prices, but the closed sales data shows buyers are pushing back and negotiating lower—sometimes significantly lower.
⏳ Days on Market: Slowing Pace
- Median Days on Market: 40 days — up from 30 last July
- Average Days on Market: 70 — up from 68
Homes are taking longer to sell, especially when priced above market expectations.
📉 Absorption Rate Indicates a Tilt Toward Buyers
The absorption rate has moved to 6.51 months, compared to 5.81 last July.
- Over 6 months typically signals a buyer’s market, meaning more supply than demand.
Buyers now have more leverage—more homes to choose from and a bit more negotiating power.
🔍 Where the Action Is
- Mid-Range Homes ($250K–$450K): Strongest sales and pending activity.
- Higher Price Points ($600K+): Sales volume has dropped sharply in many price brackets, some down 75–100% compared to last July.
- Luxury Sales ($800K+): Sluggish, with multiple price points showing little to no movement this month.
📈 Pending Sales Offer a Glimpse Ahead
Pending sales were up 17.2% this July. That’s 116 homes under contract, suggesting that even with the slowdown in closings, buyer interest hasn’t disappeared—it’s just more selective.
🧠 What This Means for You
Sellers:
- Be realistic with pricing—especially if your property is above $500K.
- Expect longer marketing timelines and the need for competitive staging and presentation.
- Mid-range homes have the strongest activity and are most likely to move quickly if priced well.
Buyers:
- More choices and longer days on market mean you can shop more carefully.
- Use the slower pace to negotiate better terms and inspections, but act decisively on well-priced homes in the mid-range.
Bottom Line:
Josephine County is leaning toward a buyer’s market. Prices are adjusting, inventory is growing, and sales pace is slowing. Whether you’re buying or selling, success will come from understanding these shifts and planning accordingly.
📍 Ready to make a move in Josephine County?
Reach out to me directly at (541) 250-0233 to get your personalized market strategy.
🌱 What’s Next & How to Stay Connected
If you found this update helpful, you won’t want to miss the Jackson County July Market Update, coming soon. It’s packed with insights on where the market is holding steady, where it’s heating up, and what it means for your real estate plans.
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It’s still a young seedling, but I’m planting the roots for something that will grow into a valuable resource—market statistics, current listings I’m representing, and video tours of local points of interest throughout our beautiful corner of Southern Oregon. If that sounds like something you’d love to follow along with, I’d be honored to have you subscribe and be part of its growth from the very beginning.
Shauna Mayfield 