The Port Streets Are Selling in Ten Days. So Why Are There Fifteen Homes for Sale?
The Port Streets Are Selling in Ten Days. So Why Are There Fifteen Homes for Sale?
Median days to sell is the lowest in five years. Standing inventory is near the highest. Both numbers are describing the same market.
Pull five years of Harbor View Homes resale data out of the MLS and you get a set of numbers that look like they contradict each other.
Homes are selling faster than at any point since 2022. Sales volume is up. Price per square foot is up 44% in four years. And yet the number of homes sitting on the market this spring hit fifteen — more than any spring in the dataset.
Those facts fit together, but only one way. It's worth walking through.
Ten days
Median days to sell in the Port Streets, January through July, was 10 days. That is the fastest of the last five years — quicker than 2022, when rates were near zero and buyers were lined up.
The monthly numbers behind it: 6, 17, 8, 9, 19, 12.
What matters there isn't the median so much as the consistency. Compare last year's monthly figures over the same stretch: 39, 31, 94, 9, 6, 50, 21. That's a market where some homes flew and others languished. This year, everything that sold, sold quickly.
Volume is up too
24 homes closed January through July, against 21 last year and 18 in 2024. Second-highest of the five years, behind only 2022's 28.
Months of supply — how long the current inventory would take to clear at the current pace — is 3.2. That is the tightest since 2022 and well under the 4.5 and 4.6 readings of 2023 and 2024.
And values keep climbing
YearMedian price per sq. ft.Change2022$1,285—2023$1,386+7.9%2024$1,444+4.2%2025$1,659+14.9%2026~$1,855+11.8%
Up every single year. Up about 44% since 2022.
I'm using price per square foot rather than median sale price on purpose. Harbor View plans vary enough in size that a couple of large remodels can swing a median badly — this March a home closed at $12.15 million, which by itself makes the monthly median meaningless. Per-square-foot controls for that. For reference, the Jan–Jul median sale price ran about $5.0 million this year against $4.8 million last year, but treat that number as rough.
So what is the inventory?
Here is the part worth understanding if you're thinking about listing.
If homes sell in ten days and two dozen have closed, the fifteen homes on the market in March were not homes moving slowly through a normal process. They were the accumulation of listings that weren't selling at all.
Watch the standing inventory move through this year: 9 in January, 11, then 15 in March and again in April, 12 in May, 9 in June, 7 by July. It built through spring and then cleared out. What sold, sold fast. What didn't, sat — and then either found its price or came off the market.
That is a bifurcated market, not a slow one. There are effectively two Port Streets right now:
Correctly priced, well-presented homes. Gone in under two weeks, frequently with competition.
Everything else. Sitting for months, taking reductions, and forming the inventory pile that makes the neighborhood look softer than it is.
The gap between those two outcomes is wider than it was in 2022, when nearly everything sold regardless.
What this means if you're selling
Your pricing window is narrow and it matters more than it used to. The reward for getting it right is a sale in about ten days at the highest per-foot values the tract has ever seen. The penalty for getting it wrong is joining a visible pile of listings that buyers in this neighborhood are watching closely.
Buyers here are informed. The Port Streets is a tract with well-understood plans and a small number of annual sales. Anyone shopping has seen every comparable. Aspirational pricing gets identified immediately.
Front-load the preparation. In a ten-day market, the work you do before listing is most of the outcome. There's no recovering a slow launch with a price cut six weeks later — by then you're the listing everyone has already passed on.
What this means if you're buying
Be ready before you look. Ten-day medians mean the good ones are gone before a casual buyer finishes scheduling a second showing. Financing lined up, decisions made in advance.
The homes sitting are sitting for a reason, but not always a bad one. Some are overpriced and will correct. That's where the negotiating room in this neighborhood is — not on the fresh listings.
Values have run 44% in four years. This is not a market where waiting has paid off.
About this data. Figures are pulled from CRMLS for Harbor View Homes single-family resales, January through July, 2022 through 2026. The Port Streets is a small market — 24 closings so far this year — so monthly medians rest on a handful of sales and should be read as directional. Days-to-sell medians are calculated from months with recorded closings; some months in 2023 and 2024 had none. Price-per-square-foot figures are medians of monthly medians and are approximate.
Thinking about what your home would bring in this market? I'm happy to put together a specific number for your plan and street — no obligation.