September marked a distinct shift in the regional housing market, characterized by significantly decelerating sales volume but overall price resilience across Corvallis, Albany, and Lebanon.
As we head deeper into fall, buyer urgency continues to soften, reflected by rising days on market, or DOM, across the region. This is typical fall behavior for our local markets as families adjust their attention back to school and everyone anticipates the rain.
But it’s amplified this year. Buyers are taking a wait and see attitude as they watch the market. This has created opportunity for those buyers ready to move now rather than waiting for a time when the competition may be greater. Here’s a closer look at how each city performed during September.
Corvallis: High List Price Received Despite Sales Slowdown
Corvallis continues to demonstrate strong seller success in negotiations, despite a dip in monthly sales volume.
Corvallis saw its median sales price settle at $525,000 in September, representing a 1.7% decrease from the previous month. Closed Sales plummeted to 51 units, a substantial 26.7% decline month-over-month.
Despite the softening prices, sellers continue to fare exceptionally well, with homes selling for 99.7% of list price—an increase of 1.0% compared to August. Homes moved slightly faster here than in Albany, selling after a median of 60 days on market, which is a 6.3% decrease compared to August 2025.
Inventory tightened modestly, with Active Inventory dropping to 130 homes, a 6.5% decrease compared to August 2025. The Months of Inventory remains tight at 2.5 months.
Year to date, the median price remains strong at $565,900, up 1.2% compared to YTD 2024. However, YTD Closed Sales are down 8.7%, totaling 523 sales. Homes are averaging 59 days on market for the year, and list-to-sale ratios remain exceptionally high at 99.8%, reflecting continued premium interest in the Corvallis market.
Albany: Transaction Volume Plummets While Prices Hold
Albany’s market activity took a sharp turn in September, posting notable declines in monthly transactions.
Albany posted a median sales price of $459,000 in September. This median held remarkably steady, decreasing only 0.2% compared to August 2025. However, Closed Sales dropped sharply to 58 units, a 19.4% decrease from August and a significant 26.6% drop compared to September 2024.
Homes spent a median of 67 days on the market, reflecting a 13.6% increase in time compared to August 2025. Sellers received 98.6% of list price, which is a 0.6% drop compared to the previous month.
Inventory levels are slightly up: Active Inventory reached 194 units, a 0.5% increase from August 2025. This volume pushed the Months of Inventory to 3.3, which is a considerable 36.9% increase over August 2025.
Year to date, Albany’s median sales price remains strong at $462,500, representing a robust 6.9% increase compared to YTD 2024. New Listings have totaled 761 for the year, an increase of 4.8% over YTD 2024. Homes are averaging 64 days on the market for the year, and sellers continue to net 99.3% of their asking price on average.
Lebanon: Strong Price Growth Meets Extended Market Time
Lebanon provided the strongest price growth signals in September, showing impressive year-over-year gains in valuation.
Lebanon’s median sales price reached $405,000 in September. This figure is a significant 15.7% increase compared to September 2024. The Median Sold Price per Square Foot also jumped 12.1% compared to September 2024.
Sellers saw great results in final price negotiations, receiving 99.8% of list price. However, the market showed signs of stretching, as homes spent a median of 85 days on market, a 25.9% increase compared to August 2025. Closed Sales reached 27 units, a 25.0% decrease compared to September 2024.
Active Inventory is at 108 homes. The Months of Inventory is 4.0, representing the most balanced conditions among the three cities and a 26.3% increase over August 2025.
Year to date, the city’s median price is also listed at $405,000. Sellers have averaged 99.8% of asking price throughout the year, and the YTD Median Days on Market is 66.
Taken together, summarizing the numbers
September reflects a region grappling with lower transaction volume as buyer interest cools. However, the key takeaway for sellers is that pricing power remains strong, particularly when considering year-to-date performance and high List Price Received ratios in Corvallis and Lebanon. As days on market continue to rise across all three areas, strategic pricing and excellent home presentation are increasingly crucial for securing timely offers.
Samantha Alley has over 30 years of real estate experience and is a Principal Broker in the State of Oregon; she is a Team Leader and Office Advocate at REMAX/Integrity in Corvallis. She can be reached at sam@hometeamoregon.com
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