QUICK SUMMARY
You may have seen the scary headline: “There has never been a worse time to sell a home.” Here is the truth. That story comes from a national study of 49 big-city markets. Tuscaloosa and Birmingham are not in that study. We pulled our local numbers, and they tell a much better story. In Tuscaloosa County, home prices are up 8.9% from last year, and 7.4% more homes sold. In Jefferson County, prices are up 6.6%. In the Birmingham area, 2,445 homes closed and 1,725 more went under contract in just the last 7 days. Homes here are still selling, and prices are still going up. Homes just take a few more weeks to sell than they did before.
A scary real estate headline is going around town this week. It has both sellers and buyers worried. We have gotten the calls. So instead of arguing with a headline, we did something simple. We logged into both of our local MLS systems and pulled the real numbers. The MLS is the database where every home sale in our area gets recorded. Here is what we found.
What Does the Scary Headline Actually Say?
The story ran on AL.com. It is based on a study from Redfin, a national real estate website. The study found 51% more sellers than buyers across the whole country. It also said the number of buyers fell to about 967,000 in July. That is the lowest since 2013.
Before you panic, here are three things to know:
1. The study only covers 49 big-city markets. We are not one of them. It looks at places like Miami, Austin and Houston. Tuscaloosa and Birmingham are not part of the data behind the headline.
2. The trouble is in cities that built too much, too fast. The worst markets were Miami (154% more sellers than buyers), Nashville (151%), Houston (130%), San Antonio (116%) and Austin (112%). Those cities boomed hard during the pandemic. Alabama never did that, so we do not have that problem now.
3. More sellers than buyers does not mean homes stop selling. Even in those cities, homes are still selling. Buyers just have more room to negotiate there.
And if the real question is whether you should move at all, the free Next Chapter Housing Assessment is a good place to start.
What Is Really Happening in Tuscaloosa?
We pulled the West Alabama MLS on August 19. Right now there are 1,002 homes for sale and 385 homes under contract. In the last 30 days, 277 homes sold. Last year in the same 30 days, 292 sold. In the last 90 days, 896 homes sold. Last year it was 909. That is almost exactly the same pace. That is not a crash. That is a normal market.
Here is another way to look at it. At the current sales pace, it would take about 3.6 months to sell every home on the market today. Anything under 6 months is considered a market that favors sellers. Our August Tuscaloosa County market report shows the same thing. June sales were up 7.4%, and the middle sale price hit $309,900, up 8.9% from last year. One thing did change: the typical home now takes 28 days to sell instead of 14. Buyers did not leave. They just got pickier.
Want to know what your home is worth right now? Get a free home valuation or call us at 205-292-2108.
What Is Really Happening in Birmingham?
We did the same thing with the Birmingham-area MLS (Greater Alabama MLS) on August 19. In just the last 7 days, 2,445 home sales closed and 1,725 more homes went under contract. Only 664 listings expired without selling. In the same week, 3,587 new homes came on the market. So for every new home listed, more than one home closed or went under contract right beside it. A frozen market does not do that.
Our August Greater Birmingham market report backs this up. Jefferson County had 849 sales in June, a little more than last year. The middle sale price was $319,900, up 6.6%. In Shelby County, the middle price held steady at $370,000. Prices going up is the opposite of what the headline suggests.
The Local Numbers, Side by Side
| Local fact | Now | One year ago |
|---|---|---|
| Tuscaloosa County middle sale price (June) | $309,900 | $284,450 (up 8.9%) |
| Tuscaloosa County homes sold (June) | 290 | 270 (up 7.4%) |
| West Alabama homes sold, last 90 days | 896 | 909 (about the same) |
| Jefferson County middle sale price (June) | $319,900 | $300,000 (up 6.6%) |
| Shelby County middle sale price (June) | $370,000 | $369,000 (steady) |
Sources: West Alabama MLS and Greater Alabama MLS, pulled August 19, 2026. June sales figures come from our August market reports. Numbers can shift a little as late sales get recorded.
So Is It a Bad Time to Sell in Alabama?
Here is our honest answer: it is a normal time to sell. It is a good time if you price your home right. The market did change from the wild days of 2021 and 2022. But what changed is how homes sell, not whether they sell:
Homes take a few more weeks. In Tuscaloosa, the typical home now sells in 28 days instead of 14. Before 2020, 30 to 60 days was normal. This is a return to normal, not a crisis.
Pricing is everything. Homes that are clean, ready and priced right still sell well. Overpriced homes sit. Our guide to the best time to sell in Alabama explains how timing and pricing work together.
You likely have more equity than ever. Tuscaloosa prices are up almost 9% in a year. Jefferson County is up 6.6%. Before you decide, learn what it really costs to sell a house in Alabama so you know your true payout.
Selling in the Birmingham area? Call or text 205-292-7142. We will show you what homes like yours sold for in the last 60 days.
NEXT CHAPTER HOUSING ASSESSMENT
The market is one question. Your life is the other. Before you decide whether to sell, take the free Next Chapter Housing Assessment for homeowners 55 and older. It helps you see whether your home still fits the next 5, 10 or 15 years, so the decision is yours and not the headlines’. About 10 minutes, no sales pitch, and your answers stay on your device.
Frequently Asked Questions
Is Alabama a buyer’s market or a seller’s market in 2026?
West Alabama has about 3.6 months of homes for sale. Anything under 6 months favors sellers. Birmingham-area demand is also strong, with thousands of homes closing or going under contract every week. Every neighborhood and price range is a little different.
Are home prices dropping in Tuscaloosa or Birmingham?
No. Tuscaloosa County’s middle sale price is up 8.9% from last year ($309,900). Jefferson County is up 6.6% ($319,900). Shelby County is holding steady at $370,000.
Why do national headlines feel so different from our local market?
National studies focus on the biggest cities. The study behind this headline covers 49 big metros, mostly boom-and-bust cities in the Sun Belt. Alabama never had that boom, so it is not having that bust.
Should I wait until spring to sell my home?
Not always. Serious buyers shop all year. Fall and winter listings face less competition. The better question is whether your home, your street and your price point favor selling now. A local sales report can answer that in about a day.
Homes take longer to sell now. Is that a warning sign?
No. It is a return to normal. Tuscaloosa homes now take about 28 days to sell instead of 14. That is still fast by history. Longer selling time plus rising prices means buyers are picky, not gone.
Want the Real Answer for Your House?
National headlines cannot see your street. We can. We will pull real sales from your neighborhood and give you an honest answer. No pressure.
West Alabama: 205-292-2108Birmingham: 205-292-7142Get a Free Home Valuation
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