🏡 September 2026 Housing Market Update
Chautauqua & Cattaraugus Counties
As we move into the fall real estate season, we're seeing some interesting changes in our local housing markets. Home prices remain relatively strong, but increasing inventory and longer selling times are giving buyers more choices.
Here's a look at September's numbers, how they compare with last year, and what we're seeing in each county.
📍 CHAUTAUQUA COUNTY
📊 SEPTEMBER 2026 vs. SEPTEMBER 2025
🏠 New Listings: 123 ⬆️ 2.5%
✍️ Pending Sales: 79 ⬇️ 19.4%
🔑 Closed Sales: 101 ⬆️ 12.2%
💲 Median Sale Price: $208,400 ⬇️ 0.8%
💵 Average Sale Price: $263,344 ⬆️ 2.1%
⏳ Days on Market: 37 ⬆️ 37.0%
🏷️ List Price Received: 96.3% ⬇️ 4.1%
📦 Homes for Sale: 356 ⬆️ 29.5%
📈 Months of Inventory: 4.5 ⬆️ 32.4%
📅 2026 YEAR-TO-DATE vs. 2025
🏠 New Listings: 1,105 ⬆️ 4.7%
✍️ Pending Sales: 762 ⬇️ 4.4%
🔑 Closed Sales: 699 ⬆️ 5.4%
💲 Median Sale Price: $184,000 ⬆️ 12.5%
💵 Average Sale Price: $228,005 ⬇️ 0.5%
⏳ Days on Market: 45 ➖ No Change
🏷️ List Price Received: 97.1% ➖ No Change
🔎 OUR TAKE — CHAUTAUQUA COUNTY
The Chautauqua County housing market continues to show solid overall strength, but the balance is gradually shifting toward buyers.
September closed sales increased 12.2%, and year-to-date sales are up 5.4%. The median sale price is also up an impressive 12.5% year-to-date, indicating that the market continues to support strong selling prices.
However, the bigger story is inventory. The number of homes available for sale has jumped nearly 30%, and months of inventory has increased to 4.5 months. At the same time, September pending sales dropped 19.4%, suggesting buyer activity may be slowing as we head into the final quarter of the year.
Homes are also taking longer to sell, and sellers received an average of 96.3% of their most recent asking price in September.
Bottom line: Chautauqua County remains a healthy market, but buyers have more choices and greater negotiating opportunities. For sellers, accurate pricing, property condition, and strong marketing are becoming increasingly important. Well-priced properties in desirable locations can still attract considerable interest.
📍 CATTARAUGUS COUNTY
📊 SEPTEMBER 2026 vs. SEPTEMBER 2025
🏠 New Listings: 78 ⬇️ 12.4%
✍️ Pending Sales: 54 ⬇️ 12.9%
🔑 Closed Sales: 55 ⬇️ 22.5%
💲 Median Sale Price: $179,000 ⬇️ 0.6%
💵 Average Sale Price: $214,028 ⬇️ 4.5%
⏳ Days on Market: 51 ⬆️ 41.7%
🏷️ List Price Received: 95.6% ⬇️ 4.3%
📦 Homes for Sale: 263 ⬆️ 7.8%
📈 Months of Inventory: 4.8 ⬆️ 9.1%
📅 2026 YEAR-TO-DATE vs. 2025
🏠 New Listings: 763 ⬆️ 10.1%
✍️ Pending Sales: 532 ⬆️ 3.1%
🔑 Closed Sales: 485 ⬆️ 2.3%
💲 Median Sale Price: $181,000 ⬆️ 2.8%
💵 Average Sale Price: $220,806 ⬇️ 1.5%
⏳ Days on Market: 58 ⬆️ 7.4%
🏷️ List Price Received: 96.3% ⬇️ 1.0%
🔎 OUR TAKE — CATTARAUGUS COUNTY
Cattaraugus County is showing more noticeable signs of a cooling market, particularly in September.
Closed sales dropped 22.5% compared with September 2025, while pending sales declined 12.9%. Homes also took considerably longer to sell, with days on market increasing 41.7% to 51 days.
Despite the slower September activity, the year-to-date numbers tell a somewhat more encouraging story. Closed sales remain 2.3% ahead of last year, and the median sale price has increased 2.8%.
Inventory has risen to 4.8 months, placing the county closer to a balanced market. Sellers received an average of 95.6% of their most recent asking price in September, suggesting buyers are negotiating more aggressively.
Bottom line: Buyers are becoming more selective, and sellers can no longer assume their property will sell quickly simply because inventory was tight in previous years. Competitive pricing and good presentation are essential. For buyers, the additional inventory and longer selling times may create opportunities that were harder to find a year or two ago.
🏡 Thinking About Buying or Selling?
The overall numbers tell us where the market is heading, but real estate is local—sometimes right down to the neighborhood, street, or individual property.
Whether you're considering selling, looking to purchase, or simply curious about what your home might be worth in today's market, we'd be glad to provide a complimentary, no-obligation market analysis based on recent sales and current competition.
Just reply to this email or give us a call.
Rick & Julia McMahon
Broker Associates & Partners
Real Estate Advantage
Serving from Peek'n Peak to Ellicottville and all the lakes in between since 1992.
📞 Rick: 716-665-8972
📞 Julia: 716-485-3202
📧 rickandjuliarealtors@yahoo.com
Source: September 2026 MLS Monthly Market Reports, Activity Overview, Page 2. Data current as of October 10, 2026. Statistics include single-family homes, townhomes, and condominiums.
For More Information On Chautauqua Lake & County Real Estate and Living Visit: chautauqualakehomes.com
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