Every month leaves fingerprints in the MLS data — and August 2026 in the 78373 has left a distinctive set. Twenty-two homes closed, thirty-three came on the market, and a full seventy-six listings hit some kind of terminal status before the month was even two-thirds over. Look past the headline numbers, though, and this is a month with real openings for both buyers and sellers who know where to look.
First, what is a "fail rate"?
You'll see this term below, so let's define it plainly: fail rate is the share of listings that end without a sale.
Every listing eventually lands in one of three buckets — it sells, it gets withdrawn by the seller, or it expires at the end of its listing agreement without selling. Fail rate simply asks: of the listings that reached one of those endings, what percentage did not sell?
Fail rate = (Expired + Withdrawn) ÷ (Sold + Expired + Withdrawn)
Here's the reframe worth sitting with: a listing ending without a sale isn't dead inventory — it's a property about to get a second chance, often with a smarter price and fresher presentation the next time around. Every expiration and withdrawal this month is tomorrow's better-positioned relist.
August by the numbers — and the upside in each one
In the first 23 days of August, 78373 saw:
- 33 new active listings — fresh inventory and fresh choices for buyers shopping right now
- 26 properties go under contract — real demand is still very much alive
- 22 closings — deals are getting done, not just discussed
- 24 listings pulled to Temporarily Off Market — sellers pausing to regroup, not giving up
- 12 withdrawals and 14 expirations — the market clearing out stale inventory, which sets up cleaner comps and better-calibrated pricing heading into fall
Sale-to-original-list-price ratio held steady at 88.8% on average — a strong number that shows this isn't a market in free-fall. Sellers who price thoughtfully are still getting close to their number. Buyers, meanwhile, are working with a noticeably deeper bench: median days on market for August closings sits at 181 days, up from July's 123-day median, which means more time, more options, and more room to negotiate than buyers had just a month ago.
Broken out by sub-neighborhood, Cinnamon Shore is the month's bright spot, closing at the lowest - 25% fail rate — meaning three out of every four listings that reach a conclusion there are ending in a sale. That's a strong signal for anyone considering listing in Cinnamon Shore this fall.
Closed volume across 78373 has eased gently for four straight months — May (39) to June (38) to July (32) to an August pace of roughly 29 — but "gentle" is the operative word. This reads far more like a market slightly slowing than one that's stalling out.
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Notable sales: proof the right pricing strategy still wins
A few closings this month are worth calling out individually — each one is a real-world example of what's working.
Sold above original asking — 5497 State Highway 361 #36. This condo closed at 114.5% of its original list price ($594,000 against an original ask of roughly $519,000) after 259 days on market. It's a clear reminder that patient, well-positioned sellers can still land above their number — even in a market that's cooled overall.
Sold the fastest — 900 N Station St #A2 and 117 Center Lane. 900 N Station St #A2 closed in just 50 days at 95.2% of original list. 117 Center Lane moved even faster relative to price, closing in 60 days at 97% of original list for $1,625,000 — proof that well-priced luxury product is still moving briskly when it's positioned right.
Found their number — 689 Morgan and 174 Spanish Dagger. These two eventually sold at 64.4% and 71.5% of original list, respectively — and that's genuinely good news for the buyers who landed them. For sellers, the lesson is straightforward and actionable: repositioning earlier, rather than waiting out the market, gets you to the same outcome faster and with less wear and tear on the listing.
Full price after real price discovery — 116 W Cotter Ave #H. This one sold at exactly 100% of its current list price ($750,000) after a thoughtful reset from its original number. It's the playbook in action: find the market's real number, and buyers show up ready to pay it.
What this means for you
If you're a seller: the data shows buyers are still transacting at close to 89 cents on the dollar, and a strong showing in Cinnamon Shore proves the right pricing strategy still gets rewarded quickly. If your listing has been sitting, this month's wave of expirations and withdrawals is a natural, low-friction moment to reposition alongside a market that's actively resetting expectations — not fighting against it.
If you're a buyer: this is a window worth taking seriously. Deeper inventory, longer average market time on closings, and a healthy number of freshly-repriced relists mean more room to negotiate than you've had all summer — without the frenzy that made spring and early summer feel so competitive. And when a property is priced right, like this month's fastest movers, it still won't wait around for you — so having a plan ready to act matters.
Either way, the throughline is the same: strategy is winning right now, more than raw market momentum. That's good news, because strategy is the one thing we can control together.
Data source: CCAR MLS, 78373, activity dated 8/1/26–8/23/26, compared against the comprehensive market pull from 8/5/26.