Not All Listings Are Created Equal: What May 2025’s Inventory Surge Really Means
Data as of June 12, 2025
Data Source: Bright MLS,
Report Prepared by Square Feet Appraisals in Collaboration with Delaware Beaches Online
Inventory across the U.S. — and especially in the Mid-Atlantic — is on the rise, offering new hope to homebuyers. But as this latest Bright MLS analysis reveals, more listings don’t always mean more opportunities, especially when the types of homes buyers want aren’t the ones flooding the market.
Key Takeaways
| Topic | Insight |
|---|---|
| Total Active Listings (Mid-Atlantic) | 42,981 as of May 2025 — up 25.1% YoY |
| Pre-Pandemic Comparison | Inventory is only 64% of May 2019 levels |
| Time on Market (All Active Listings) | 75 days |
| Time on Market (Homes Under Contract) | 29 days |
| Median Original List Price (Active) | $472,814 |
| Median Price (Homes Under Contract) | Nearly 10% lower than active listings |
| Price Cuts (Homes Sold) | 25.2% had a price drop; average cut: 6.6% |
Regional Context
While buyers are seeing more options, inventory still lags behind pre-2020 norms in most counties, with only urban areas like Washington, D.C., Philadelphia, and their close-in suburbs showing inventory levels above 2019 benchmarks.
In contrast, many counties in the Mid-Atlantic suburbs remain at less than half their 2019 inventory levels. This reinforces a two-speed market: urban areas are better stocked, while suburban and rural regions remain tight.
Pricing Trends: It’s About More Than Supply
Buyers are responding to price points — not just inventory volume:
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Homes priced lower and/or with price reductions are moving faster.
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Higher-priced homes tend to linger, forcing sellers to adjust expectations.
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1 in 10 homes in the region had a price cut in just the week ending June 8.
In most states, the median list price of active inventory remains higher than that of homes under contract — a gap that shows pricing flexibility is now key to closing deals.
Market Type Mismatch
Bright MLS data shows a disconnect between what’s listed and what’s selling:
| Property Type | Share of Listings | Share of May 2025 Sales |
|---|---|---|
| Single-Family Detached | 57% | 60% |
| Townhomes | 27% | 29% |
| Condos | 16% | 11% |
Condos are over-represented in inventory, while demand leans more toward detached and townhome-style properties. Buyers looking for single-family homes may still find limited selection, while those open to condos might see more options and negotiable pricing.
Final Thoughts
The message from Bright MLS is clear: inventory is rising, but strategy matters more than ever.
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Buyers should look closely at property types and pricing flexibility.
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Sellers must consider price reductions, staging, and competitive positioning to move homes more efficiently.
As we move deeper into summer, the ability to match the right price with the right product will define success in this shifting market.
