How to Read My Monthly Market Reports (and What the Numbers Actually Mean)

Each month I pull the same numbers for Piedmont, Mustang, and NW OKC so you can see what’s actually happening instead of relying on a metro-wide headline. Here’s how to read the report and what the numbers mean if you’re buying or selling.

Closed sales (last 90 days)
This is the number of homes that actually closed in the last three months in that price band. I use 90 days because a single month can swing a lot, especially in smaller towns like Piedmont. More closed sales means stronger recent demand. Fewer closed sales means the number is thinner and can move around with one or two deals.

Active listings
This is how many homes are listed for sale right now in that band. More actives means more choices for buyers. Fewer actives means tighter competition.

Months of supply (MOS)
This is the big one. It answers: “If no new homes were listed, how many months would it take to sell everything that’s currently for sale at the current pace?”

I describe the market in three ways based on months of supply:

• Tighter (usually under about 3–4 months): Homes are being absorbed faster than new ones are coming on the market. Buyers have fewer choices and less room to negotiate on price or terms. Sellers generally have more leverage. In practice this means homes that are priced right and in good condition tend to go under contract more quickly, and multiple offers are more common.
• Balanced (usually around 4–6 months): Supply and demand are closer to even. Buyers have a reasonable number of choices and some room to negotiate. Sellers still need to price carefully, but they aren’t under heavy pressure to cut. Neither side has a clear advantage.
• Looser (usually over 6 months): There are more homes for sale relative to how fast they’re selling. Buyers have more options, more time to decide, and more negotiating room. Sellers usually need sharper pricing and stronger condition to stand out. Homes tend to sit longer.

In the reports you’ll see the core band ($200k–$350k) often runs tighter than the move-up band ($400k–$600k). That’s normal right now.

Median days on market
This is the middle number of days homes sat before going under contract. A lower median means homes are moving faster. A higher median means they’re sitting longer. One house that sat 120 days can pull the average up, which is why I use median.

What this means for you

If you’re buying under $350k in these towns, the tighter numbers mean you should be ready to move when the right house shows up. Condition and pricing still matter, but the overall pace is stronger — fewer choices and less time to decide.

If you’re looking in the $400k–$600k range, pay closer attention to the specific town and the individual house. Closed volume is thinner in Piedmont and Mustang, so one or two sales can change the months-of-supply number. In a looser band, pricing and condition matter more than the headline figure because buyers have more options.

If you’re selling, the band and the town both matter. A house priced in a tighter band in Mustang or NW OKC will usually move differently than one in a looser $400k+ range in Piedmont. Tighter means less negotiating room for buyers; looser means you’ll need to compete more on price and condition.

I keep the same two bands and the same three towns every month so you can compare month to month. The numbers come straight from the local MLS pull. I don’t average them into one big metro number because that hides the differences.

Want the current actives and recent closings for your specific zip and price range? Text 469-955-6481.