Eugene Real Estate Market Update – November 2025

Single-family homes in Eugene only

November always brings a shift in the market, and this year was no different. The overall tone in Eugene right now is a gentle cooling: homes are taking a little longer to sell, prices have eased from last year, and buyer activity has slowed as we head into the holidays. Even so, well-priced homes are still selling close to their asking price. It feels calmer, but not weak.

Here’s a look at what happened last month and how it compares to both October 2025 and last November.

What’s Happening Across Eugene

The median sold price in Eugene for November came in at $474,000, which is down from $499,450 in October and $510,000 last November. That year-over-year drop (around 7%) is one of the clearer signs that the market is adjusting after several years of intense upward pressure.

Homes also took longer to sell. The median time on the market was 32 days, compared to 22 days in October and 26 days last year. This shift lines up with what I’ve been seeing on the ground: buyers are being more thoughtful and less urgent than they were even a year ago.

We also saw 115 homes close in November, which is quite a bit lower than both October (158) and last November (139). Some of this is seasonal, but it also reflects how affordability and rates have shaped buyer behavior over the past six months.

Even with all of that, sellers still did surprisingly well. Homes sold for 98.77% of their list price, which tells us the demand is still there — buyers are just more discerning, and pricing strategy matters more than ever.

Why South Eugene (97405) Feels Like Its Own Market

While the citywide numbers paint one picture, South Eugene continues to tell its own story. I’ve been helping a buyer recently who had a limited budget but wanted to be in 97405. And honestly? It felt like we were playing by a completely different set of rules compared to the rest of Eugene.

Here’s why.

In November, the median days on market in 97405 was just 16 days — half of the citywide average. Homes also sold for 99.59% of their list price, and in October the median sale actually came in above asking. So even though the broader market is cooling, South Eugene still sees strong demand, quick movement, and buyers who are willing to compete.

Now, a quick caveat:
97405 always has a much smaller pool of sales, which means the median price can swing a lot depending on which homes sold that month. For example, November’s median sold price was $485,000, but October clocked in at $600,000 simply because a totally different mix of homes closed.

The price fluctuations matter less than the patterns, and the pattern is clear:
When a good home hits the market in South Eugene, it does not sit.

This aligns perfectly with what my client experienced — fewer options, faster pace, and stronger offers. One home she liked ended up getting eight offers in a matter of 3 days and sold for $75,000 over the list price.

What Buyers Should Know Right Now

For most of Eugene, buyers have more room to breathe than they did last year. You’re not competing with as many people, and sellers are more open to repairs and credits again.

But in certain neighborhoods — especially 97405 — be prepared for a very different experience. Limited inventory and strong demand mean you’ll want a clear plan, quick decision-making, and realistic expectations about what your budget can get you.

The encouraging news: with citywide prices easing, Upgraders moving from a starter home into their next home may find more opportunity now than they had a year ago.

What Sellers Should Know

Pricing is everything in this type of market. Homes that come out too high tend to sit — and the longer a home sits, the more buyers start asking, “What’s wrong with it?” But homes that are priced correctly from day one are still selling very close to their asking price.

Presentation matters too. A clean, well-maintained, move-in-ready home will always capture more attention, regardless of the market cycle.

And if you’re in South Eugene? You still have an advantage, but buyers are more educated and analytical now. A smart pricing strategy will get you the best return.

Final Thoughts

Eugene’s market is in a healthier place than it’s been in a while — more balanced, less frantic, and more predictable. Prices have softened a bit, buyers are taking their time, and sellers who prepare well are still seeing strong results. And in certain pockets like 97405, demand continues to outpace supply.

If you’re thinking about buying or selling in 2026, the right strategy will depend heavily on the neighborhood and the type of home. That’s where having the right guidance really matters.