Greenwich buyers chasing single-family homes in July found a market that moved faster and offered less than at any point since spring. Seventy-four houses sold in July, a 28% jump over June's 58 transactions, while available listings dropped to 98 by the first week of August, according to a market analysis published Friday, Aug. 14, by Compass realtor Mark Pruner.

The numbers paint a stark picture: with 74 sales drawn from just 107 active listings at month's end, 69% of everything on the market sold in a single month. That math produces only 1.4 months of supply, and homes moved at a median pace of 12 days from list to contract.

Seven years ago the picture looked nothing like this. In July 2019, Greenwich had 641 listings and 72 sales, an 11% sell-through rate. Weekly inventory in 2026 has been running 70–85% below those 2019 levels.

Luxury tier doubles

The sharpest action is in the $6.5–$10 million range, where 37 homes have sold through the first seven months of 2026 compared with 18 in the same period last year. That 106% year-over-year increase stands out even as sales above $10 million dipped slightly, from 22 to 18.

"What probably is significant is what we are seeing from $6.5–$10 million," Pruner wrote in his Aug. 14 analysis. "In 2025 we had 18 sales from $6.5–$10 million. This year sales from $6.5–$10 million are up to 37 sales or a 106% increase."

Pruner suggested some ultra-high-end buyers may have shifted down one price bracket, boosting that tier.

Squeeze at the bottom

At the other end of the market, buyers under $1.5 million have almost nothing to choose from. Only two listings were priced below $1 million in early August, with just five more between $1 million and $1.5 million. Contracts in the $1.5–$3 million range fell from 31 last year to 19 this year, a decline Pruner attributed directly to vanishing inventory at that price point.

Regional context

Greenwich's surge ran counter to the national picture. U.S. existing-home sales fell 1.7% in July to a seasonally adjusted annual rate of 4.06 million units, according to Greenwich Time's report on National Association of Realtors data. Across Fairfield County, new listings dropped 5% year-over-year in July, per a William Pitt Sotheby's International Realty analysis, reinforcing the supply squeeze driving prices higher regionwide. Northeast home prices rose 5.2% year-over-year, the fastest gain in the country.

What's next

Pruner expects inventory to hit new all-time record lows in August before a post-Labor Day listing surge brings fresh supply. He cautioned that meaningful softening won't be visible until late September. Seventy-four contracts were pending as of early August, though not all will close this month. August 2025 produced 58 sales; matching that figure would be a strong result, Pruner said.

For sellers weighing their timing, Pruner's advice was blunt: there is almost no competition in any price range under $10 million right now.