Executive Summary

The Hive MLS market data through August 2026 reflects a transitioning market characterized by expanding active inventory, lengthening average Days on Market (ADOM/CDOM), and steady price growth.

For vacation home investor buyers, this shift presents a favorable buying environment:

• Increased inventory (+6.6% YTD active listings) provides more choices and room for negotiation.

• Longer Days on Market (+21.2% YTD median CDOM) creates leverage to negotiate below list price or request seller concessions.

• High-end demand resilience: Higher-tier luxury price points are seeing substantial YTD pending sales growth, pointing to sustained high-net-worth demand for premium properties.

Core Insights for Vacation Home Investors

1. Inventory Expansion & Longer Holding Periods = Buyer Leverage

• Rising Supply: Active inventory is up 6.6% YTD (16,303 units in Aug 2026 vs. 15,282 in Aug 2025).

• Lengthening Exposure: Average Days on Market (ADOM/CDOM) reached 76 days in August 2026 (up 16.9% YoY), with YTD median CDOM climbing 21.2% to 40 days.

• Investor Takeaway: Sellers are leaving properties on the market longer. Target listings that have surpassed 60–90 days on market for aggressive rate-buydowns, seller concessions, or offers 3–5% below list price.

2. Price Tier Performance & Demand Hotspots

• Entry-Level & Mid-Tier Vacation Segment ($250k – $450k):

  • The $300,000 – $349,999 bracket leads overall transaction volume, with 4,478 YTD sold listings (+11.9% YoY) and 4,671 YTD pending listings (+12.4% YoY).

  • The $400,000 – $449,999 range also showed robust growth (+10.1% YTD solds, +12.0% YTD pendings).

  • Takeaway: High volume and steady absorption make this range ideal for turn-key Short-Term Rentals (STRs) or Mid-Term Rentals (MTRs) catering to cost-conscious vacationers.

• High-End Luxury Segment ($1.5M – $3.0M+):

  • The luxury segment exhibits selective but rapid growth in demand:

    • $1.8M – $1.899M: Pending sales up 58.1% YTD.

    • $1.9M – $1.999M: Pending sales up 62.5% YTD.

    • $2.0M – $2.249M: Pending sales up 41.7% YTD.

    • $2.25M – $2.499M: Pending sales up 50.0% YTD.

  • Takeaway: Wealthier vacationers are actively buying higher-end luxury retreats. Premium amenities (private pools, scenic views, high-end design) command strong demand despite broader market softening.

Actionable Investment Strategies

1. Target Motivated Inventory in the $350k–$500k Range: While active inventory in $400k–$499k grew nearly 10% YoY, sales growth in that tier has stabilized (+1.8% to +10.1% YTD). Look for stale listings in this bucket to negotiate price reductions or credit for property updates.

2. Capitalize on Seasonal Cycles: Historical trends in the spreadsheet indicate pended/sold activity peaks between April and June (e.g., May 2026 saw 4,151 solds and 4,231 pendings). Use the slower fall/winter months (Nov–Jan) when monthly sales drop below 3,000 units to acquire properties at better values prior to the spring peak.

3. Underwrite for Steady Appreciation: YTD Median Sale Prices have appreciated steadily at +4.12% YoY ($339,000 vs. $325,600), outperforming active list price growth (+1.36%). Underwrite deals based on cash-flow fundamentals rather than speculative double-digit appreciation.