Siena Market Update – August 2026

Healthy Summer Activity with Strong Sales Pace and Solid Demand

Market Snapshot (August 2026)

Active Listings: 22
Pending Listings: 16
Closed Sales: 6
Average Sold Price: $380,833
Average Days on Market (Closed): 45
Average $/Sq Ft (Closed): $174.11
Close to Original List Price: 93.05%
Average DOM (Active Listings): 75
Average $/Sq Ft (Active): $173.64

What We’re Seeing

Siena’s August story is less about how many homes closed and more about what is already under contract. Active inventory dropped from 28 in July to 22. Pending listings jumped from 9 to 16. Only 6 homes closed during the month, so the sold averages come from a smaller sample than we saw through spring and early summer.

That mix — fewer homes sitting on the market, more homes in contract, fewer recorded closings — is a classic late-summer pattern here. Demand did not disappear. A lot of it simply had not closed yet by the end of the month.

Demand Is Absorbing What’s Available

16 pendings is the strongest contract activity we’ve seen since May. Buyers are clearly still working through the neighborhood even as the active list gets shorter.

The lower closing count can make August look quieter than it felt. In reality, several more homes were already spoken for heading into September. The market was moving. It just had not all shown up in the closed column yet.

Pricing Is More Negotiated Than It Was in Spring

Average sold price came in at $380,833, down from $404,364 in July and $441,408 in June. Closed price per square foot actually rose to $174.11 from July’s $164.33, so the lower average sale price looks more like the mix of homes that closed than a broad drop in values.

The 93.05% close-to-original-list-price ratio is the number to pay attention to. That is almost identical to July and well below the 97% range we saw in May and June. Buyers have more room to negotiate than they did in the spring. Sellers who meet the market are still getting under contract. Homes priced too aggressively are more likely to add days.

Active listings are averaging $173.64 per square foot, right in line with what actually sold. That is a healthier sign than a list sitting well above recent closings.

Pace of the Market

Closed homes averaged 45 days on market, a clear improvement from July’s 73 days. When a home found the right buyer, it moved faster than it did last month.

The homes still active did not get that same lift. Average days on market for actives stretched from 57 to 75. Inventory is thinner than it was in early summer, but part of what is left has been sitting long enough that price or presentation needs another look.

The Big Picture Heading Into Fall 2026

Siena spent spring and early summer in a more balanced, higher-volume rhythm. August looks like a transition month: less standing inventory, more under contract, and more negotiation on list price.

A year ago in August there were 28 active listings, only 2 pendings, and 9 closings at an average of $428,000. This August has fewer homes available, a much stronger pending pipeline, and more caution on price. That is not a stalled market. It is a more selective one.

Buyers have fewer choices than they did in May and June, but they are still negotiating. Sellers have less competition than mid-summer — and less room to miss on price.

The Takeaway

Sellers should take the pending activity as encouragement and the 93% close-to-list ratio as the caution. The right home, priced realistically, is still finding a buyer. Stretch pricing is what adds time on market.

Buyers have a shorter list than they did two months ago, and several of the better-matched homes are already under contract. Being ready to act still matters. So does staying disciplined on price.

One Last Thought

Real estate is hyper-local — and in Siena, conditions can vary from one section to another depending on the specific homes available. If you’re thinking about buying or selling this fall, or simply want a clear picture of how this shift affects your home’s value and timing, I’m here to help you navigate it with real data and practical advice.

Feel free to reach out anytime.