It’s early, but so far, the Mid-Valley’s 2026 housing market is showing signs of some healthy transitions. Corvallis, Albany and Lebanon are all showing distinctly different trends, but they’re promising.
Some areas are experiencing natural seasonal normalizations, others are seeing a surprising burst of activity that offers a mix of opportunities for both buyers and sellers.
Corvallis: Strong Value Retention
Corvallis continues to be the region’s high-value leader, with a monthly median sales price of $571,000, marking a 0.6% increase over January 2025. While the number of closed sales for the month saw a decrease, active inventory jumped to 148 houses, up by 45.9% year-over-year, offering buyers the most variety they have seen in quite some time. Furthermore, the median sold price per square foot has risen to $326, highlighting the sustained appreciation of Corvallis real estate.
The YTD data reinforces Corvallis as a resilient market where quality properties are still commanding attention. Although homes are taking slightly longer to sell, with a median of 70 days on market, sellers are still capturing 99.1% of their asking price. This stability, combined with the 45.9% increase in new listings compared to last year, suggests a sophisticated market that is well-positioned for continued health throughout the year.
Albany: Increased Selection, lower Sales Prices
Recent monthly trends in Albany show a median sales price of $410,000, which represents a 3.5% decrease from December 2025. This seasonal adjustment is paired with a significant 43.4% surge in new listings for a total of 205, providing prospective buyers with a much broader selection of homes than they had just one month ago. As the market settles, homes are staying available slightly longer, with the median days on market increasing to 89 days.
From a year-to-date perspective, the Albany market is demonstrating long-term stability despite a 7% decrease in the median sales price compared to January 2025. Sellers continue to find success in this environment, as the percentage of list price received has held steady at 99.0%. With the months’ supply of inventory rising to 4.2, the market is moving toward a more balanced state that rewards careful planning for both buyers and sellers.
Lebanon: Activity Surges, Value Stays Stable
Lebanon is currently the region’s standout performer, witnessing a 41.2% monthly increase in closed sales and a total of 123 home on the market, equaling a 127.8% jump in new listings since December 2025. Despite this rapid influx of activity, the median sales price has stabilized, only dropping 0.1% to $385,450. The market is moving with impressive efficiency, as the median days on market dropped 16.2% to 86 days compared to last month.
Comparing the start of 2026 to the previous year, Lebanon’s momentum is even more evident, with the YTD median sales price up 2.8% over January 2025. Homes are selling much faster than they were a year ago, with days on market down by 34.5%, and sellers are finding better results, receiving 1.6% more of their list price than they did during the same period last year. This blend of rapid sales and steady price growth makes Lebanon a particularly exciting area for real estate investment.
A Bright Outlook Ahead
As we look forward, the Willamette Valley housing market remains a vibrant and encouraging environment. Corvallis and Albany are offering buyers more breathing room and choices than they have had in years, while Lebanon is proving that demand remains robust and fast-paced. These trends collectively point toward a market that is balancing healthfully.
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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