November Market Snapshot

 
As the year draws to a close, it’s worth pausing to reflect on the story the Fairfield County real estate market has been telling us throughout 2024. The market remains steadfastly in favor of sellers, shaped by a profound imbalance between supply and demand. However, as with any narrative, there are layers to uncover and lessons to draw—whether you’re considering selling your home or buying your next one.  
 
Market Overview: The Power of Scarcity  
The defining theme of Fairfield County’s 2024 market has been scarcity. It is a market driven not by abundance but by the value of what’s rare.   
 
Across all nine markets, the November story:  

• New Listings Are Down: A staggering -52.8% overall, with towns like Southport (-75%) and Weston (-71.4%) seeing the sharpest declines. 
• Demand Remains Robust: Homes continue to sell for above list price, with an average sales-to-list price ratio exceeding 100% across the county. 
• Prices Are Climbing: Median sales prices show significant growth in Ridgefield (+33.3%) and Wilton (+27.9%), reflecting the strength of buyer interest. 
• Sales Are Swift: Homes are spending fewer days on the market in towns like Ridgefield (-21%) and Westport (-16.1%).  
   

These trends reflect an enduring appetite for Fairfield County’s lifestyle, proximity to New York City, and the desirability of its luxury homes. The question, as ever, is how to act wisely within these dynamics.  
 
For Sellers: A Market That Rewards Strategy  
If you’re a homeowner, this market is a reminder of a fundamental truth: scarcity creates opportunity. Yet, achieving the best results requires careful preparation. Simply listing your home isn’t enough; understanding the nuances of today’s market is essential.  
 
Key Insights for Sellers:  

• Scarcity is Your Advantage: With inventory down, your property commands more attention. Towns like Darien, with a 105.6% sales-to-list ratio, demonstrate how strategic pricing can spark competitive offers. 
• Quality Over Quantity: Buyers are willing to pay a premium for move-in-ready homes. Ridgefield and Fairfield, where demand is particularly strong, highlight the importance of presentation. 
• Act With Intention: The speed of sales is accelerating. Homes in Westport and Ridgefield are spending significantly less time on the market. Sellers must be prepared to meet this pace.  
   

Action Steps for Sellers:  

• Partner with an experienced advisor to evaluate your home’s readiness. 
• Develop a pricing strategy that balances ambition with market realities. 
• Leverage the current inventory shortage before more listings emerge. 
   

For Buyers: Finding Opportunity Amidst Competition  

For buyers, the landscape may seem daunting, but it’s also one where preparation and perspective can uncover hidden opportunities.  
 
Key Insights for Buyers:  

• Adapt to Competition: With inventory down by over 50% county-wide, flexibility and decisiveness are crucial. Towns like Wilton and New Canaan, with median price growth of +27.9% and +24.7%, respectively, reflect fierce demand. 
• Act Now if Prepared: While we anticipate rates to come down in 2025 – it's not a certainty.  If you’re ready now, don’t wait in hopes you’ll secure a better rate.  
• Target Specific Markets: Understanding market nuances is important.  Work with your advisor to match a town that matches criteria best suited to you and your family.   
   

Action Steps for Buyers:  

• Align with an experienced advisor who has access to off-market opportunities. 
• Have financing pre-arranged to act decisively. 
• Stay flexible in your criteria to increase available options.  
    

A Thoughtful Approach to 2025  
As we prepare to welcome the new year, the market’s lessons remain clear: scarcity rewards those who are prepared. Whether you’re selling to maximize value or buying to secure your next chapter, success lies in understanding the data and acting with intention.  
 
At Cindy Raney & Team, we believe that thoughtful guidance makes all the difference. Let’s chart a smart, informed course together. Reach out today for a personalized consultation and let us help you navigate the Fairfield County market with confidence