Eugene Real Estate Market Update: December 2025 Confirms a “Selective” Market for 2026

Eugene Real Estate Market Update: December 2025 Confirms a “Selective” Market for 2026

December is usually a quieter month for real estate. People are distracted by the holidays, travel, and end-of-year schedules—so it’s easy to assume the market slows down automatically.

But December 2025 in Eugene had a different message: activity increased, median prices rose, and the market continued to reward homes that are priced and positioned correctly.

Here’s what the data shows—and what it likely means as we move into 2026.

December vs. November: Sales rose and the median price increased

November 2025:

• 115 homes sold
• Median sold price: $474,000
• Median days on market: 32
• Median sale-to-list-price ratio: 98.77%

December 2025:

• 127 homes sold
• Median sold price: $495,000
• Median days on market: 34
• Median sale-to-list-price ratio: 99.02%

Even though median price can shift based on the mix of homes that sold, the combination of more sales and a higher median price—while days on market stayed nearly the same—suggests buyer demand didn’t disappear. Instead, buyers are being more intentional about what they choose to move on.

The most important trend: Eugene is a “two-speed” market right now

Here’s the current snapshot:

• 284 active listings in Eugene with a median days on market of 73
• 108 pending transactions with a median days on market of 52

That gap matters.

Homes that are priced well, show well, and match what buyers want are still going pending. Meanwhile, homes that miss the mark—whether it’s price, condition, presentation, or a tougher location/layout—tend to sit longer.

This is why the market can feel confusing: it’s not moving at one speed.

Negotiation is normal again (and that’s healthy)

The median sale-to-list-price ratio was:

• 98.77% in November
• 99.02% in December

That tells us we’re not in the frenzy era where everything automatically sells far above asking. But we’re also not in a market where buyers are lowballing across the board.

Instead, we’re in a more balanced environment where correct pricing matters—and negotiations are part of a normal transaction again.

The bigger picture: equity growth has normalized

A lot of people’s expectations were shaped by the “rocket ship” years, so it helps to zoom out.

Over the last decade in Eugene, appreciation was strong in the high-single-digit years, then accelerated sharply from 2020–2022, and has been much calmer in the last three years (roughly 1–2% annually).

That shift is important because it explains why 2026 requires more strategy than the frenzy years did. The market isn’t collapsing—it’s stabilizing.

What this means if you’re selling in 2026

If you’re planning to list this year, the first week on the market matters. Buyers have more options, and they’re comparing listings quickly.

Homes that tend to perform best:

• launch at a realistic price
• show clean and well-prepped
• have strong photos and a clear positioning strategy

The days of “let’s try a price and see what happens” often lead to longer time on market and price reductions.

What this means if you’re buying in 2026

Buyers generally have more breathing room than they did a few years ago. You can evaluate, inspect, and negotiate more normally.

At the same time, when a home is priced well and checks the boxes, it can still move quickly—so the best strategy is patience until the right home appears, and then readiness to act.

Want a neighborhood-specific read?
If you’d like a personalized snapshot for your neighborhood—or you want to understand what your home might sell for based on current competition—I’m happy to help.