It’s August! ☀️ The market was hot in July! Here’s a summary of the Fairfield and Westport CT single-family markets compared to a year ago.
July 2026 Takeaways 📝
Housing Supply: Months of housing supply continued to be limited with 2.7 months in Fairfield and 3.6 in Westport at the end of July, showing a continued sellers’ market.
Price Selection: Homes sold across all price points, between $433K to $4.2M in Fairfield and from $1.2M to $8.986M in Westport.
Competition: The median price was still up from a year ago due to continued high demand and low supply. Homes sold an average of 5-6% over the asking price, however this reflected a wide range.
Market Time: The time from list to contract was brisk, averaging less than 30 days in both towns! Almost all listings (over 96%) sold in 90 days or less.
Buyer Takeaway: Buyers can work with their agents to plan the best offer approach based on their needs and the conditions specific to their home of interest, since competition is still case-by-case.
Seller Takeaway: The successful sellers were those who priced competitively to draw buyers in quickly and invested in the steps needed to present their property in it’s best possible light to ensure buyers felt a strong and positive emotional connection when they arrived.
Below are the William Raveis Local Housing Data charts from July.
Fairfield and Westport Connecticut have been home to a seller’s market for about six years now. However, this doesn’t mean every homeowner can decide to sell tomorrow and ensure a win. The reality is that most homeowners have their own unique circumstances and priorities, and most homes are not show-ready the day they decide to move. But alignment between the seller and their agent on the desired outcomes and how to get there, will get the successful sale and a fresh start well on the way.
Result – Sold for $151,000 above list in 10 days while meeting the seller’s timing and outcome goals.
Address: 120 Saddle View Road, Fairfield
List Price: $1,199,000
Sale Price: $1,350,000
Amount Above List: $151,000
Percent Above List: 13%
Days on Market: 10
For more than three decades, this Fairfield home was the center of family life.
A family of five—including two adult sons, a close family friend, and the homeowners—filled the house with decades of memories after purchasing it in 2007. Weekends were spent tackling home improvement projects, hosting backyard barbecues, and enjoying life in their close-knit Lake Mohegan neighborhood.
Their home evolved along with their family. Over the years they completed numerous improvements, including adding a second story, opening interior walls, relocating the kitchen, creating beautiful landscaping, and building a new pool deck. Every project reflected the pride they took in their home and their love of living there.
Although they knew they would eventually move to Florida to be closer to family, there never seemed to be a reason to rush.
Then everything changed.
While vacationing in Florida, the husband experienced an unexpected medical emergency. His doctors prohibited him from flying home for at least six months, leaving his wife to balance full-time caregiving with mounting medical bills and the overwhelming task of preparing a home that wasn’t remotely ready to sell.
With several family members still living in the house—and decades’ worth of belongings filling every room—she wasn’t sure where to begin.
That’s when she called me.
Step 1: Establishing the Seller’s Priorities
Before discussing pricing or marketing, we talked about what mattered most.
Her goals were clear:
Sell as quickly as possible.
Achieve the highest possible sale price.
Create a plan that reduced as much stress as possible during an already difficult time.
Those priorities became the foundation for every decision that followed.
Step 2: Developing the Right Strategy
We agreed that success would depend on attracting buyers immediately rather than “testing the market.”
The home had excellent bones and had been lovingly maintained, but it was still functioning as a busy family home. Furniture placement reflected everyday living instead of showcasing the home’s space and flow, and years of accumulated belongings made it impossible for buyers to appreciate its full potential.
Rather than trying to market the house as-is, we created a step-by-step roadmap that would maximize both presentation and value.
Step 3: Strategic Pricing
Once the preparation plan was in place, we selected a pricing strategy designed to generate immediate interest.
Instead of pricing at the upper limit of perceived value, we positioned the home competitively to encourage strong traffic and multiple offers. When paired with excellent presentation, this approach often creates the strongest negotiating position.
Step 4: A Coordinated Plan
Selling the home wasn’t a single event—it was a carefully managed process.
Our roadmap included:
Finding a rental home
Negotiating the lease
Developing the pricing and marketing strategy
Moving the family
Clearing out decades of belongings
Pre-marketing & neighborhood showcasing
Painting the interior from top to bottom
Replacing dated light fixtures and bulbs
Deep cleaning, including windows & carpets
Updating curtains and shower curtains
Professional staging
Professional photography, video, and digital media
Launching the listing
Implementing my custom comprehensive marketing plan
Negotiating offers
Resolving missing permit issues
Successfully closing the sale
Each step built on the previous one, allowing the home to reach the market in its best possible condition.
Step 5: Connecting the Sellers with Trusted Resources
One of the biggest challenges wasn’t the marketing—it was logistics.
Over the course of the project, I coordinated trusted local professionals to facilitate every phase of the move, including home clean-out experts, painters, cleaners, contractors, stagers, an attorney partner, town officials, and other service providers. Having the right team in place and keeping them on track transformed what initially felt overwhelming into a manageable and productive process.
When life changes unexpectedly, having an experienced agent and advocate to facilitate the plan can make all the difference.
The Takeaway
This sale wasn’t successful simply because the home sold.
It was successful because the sellers and their Realtor shared the same vision and collaborated from the very beginning.
When homeowners and their agent have a true meeting of the minds—agreeing on priorities, pricing strategy, preparation, and execution—the selling process becomes far more efficient and far less stressful.
Whether you’re relocating across town, downsizing after decades in one home, or navigating an unexpected life event, having a thoughtful plan and committing to the process before your home hits the market can make a significant difference in both your experience and your final sale price.
Happy July! 🏖️The Summer Housing Market Is Sending Mixed Signals. Here’s a summary of the Fairfield and Westport CT single-family markets in June 2026 compared to a year ago.
June 2026 Takeaways 📝
Housing Supply: Supply remained limited. There were approximately three to four months of housing supply in Fairfield and Westport, respectively at the end of June, showing a continued sellers’ market. To add some perspective, 10 years ago in June, there were 709 homes for sale in Fairfield and 494 in Westport (vs 137 and 98 this year)!
Price Selection: Homes sold across all price points between $430K to $3.3M in Fairfield and from $500K to $11.8M in Westport.
Competition: On average, prices were still rising due to continued high demand and low supply. Homes sold an average of 4-6% over the asking price, however, this reflected a wide range.
Market Time: The average days on the market was 30 in Fairfield and 43 in Westport, which was significantly longer than last year, but still relatively fast.
Buyer Takeaway: Buyers can work with their agents to plan the best offer approach based on their needs and the conditions specific to their home of interest, since competition has been case-by-case.
Seller Takeaway: Sellers in this market have seen the best outcomes when they price competitively to draw potential buyers to their listing and present their home strategically to elicit buyer enthusiasm and emotional connection. Agent consensus during a recent sales meeting, was: “Don’t price to the outlier.” This means you should price to match the majority of comparable sales, not the one with the highest number that may have had extenuating circumstances.
In Fairfield, there were 80 single-family sales with 65 more under contract at the time this was written. The number of homes for sale increased, as well as the average market time, but so did prices. Homes sold for an average of 106% of the asking price. This reflected a huge range though, from 87% to 138% of the list price! Most homes sold close to full price, with 89% of homes selling at or above 95% of the list price. Reported Cash deals accounted for 28% of the sales.
Sales and inventory were up in Westport, compared to June 2025. Days to contract averaged 43, which was a significant increase from the prior year, though still quite fast. Sale prices were still on the rise and averaged 104% of asking. There was also a wide variation here, with a low of 72% up to as high as 153% of the list price! Eighty-two percent of homes sold at or above 95% of the asking price. Forty-two percent of buyer agents reported cash deals.
June is here! 🌞 Here’s a summary of the Fairfield and Westport CT single-family markets in May 2026 compared to a year ago.
May 2026 Takeaways 📝
Inventory was still low but was rising.
On average, homes sold 3-5% over the asking price, but this average reflects a wide range.
Some homes sold way over asking with bidding wars and others sat on the market, or had price reductions.
Market time was up in both towns.
Buyers need to work with their agents to determine the best way to approach an offer based on the conditions specific to the home of interest, since competition is case-by-case.
Sellers must approach the market strategically to capitalize on buyer demand balanced with buyer fatigue and be perceived as the best value available for the price.
If you are financing, your offer needs to be extra attractive because you may be competing with cash offers that are very attractive to sellers due to their simplicity. As much as 46% of the May sales were cash deals in Westport, and 28% in Fairfield.
In Fairfield, sales were down 28% from last year, while inventory was 27% higher. The housing supply increased to 3.1 months-worth in May. These factors were helpful for buyers, though the median sale price was way up, 48%, compared to last May. Market time was longer than last May with an average of 33 days to contract, and 11% of homes took 90 days or more to get a signed contract.
Homes sold for an average of 105% of the asking price. This reflected a huge range though, from 79% to 138% of the list price! Most homes sold close to full price, with 86% of homes selling at or above 95% of the list price. Cash deals accounted for 28% of the sales, significantly fewer than last month.
Sales and inventory were down in Westport, compared to May 2025. The months of supply metric was also down to 4.23 months, though this reflected an increase from last month. Days to contract averaged 43, which was a significant increase from the prior year, though fewer than last month.
Sale prices averaged 103% of asking. There was also a wide variation here, with a low of 94% up to as high as 121% of the price. Ninety-one percent of the sale prices were at or above 95% of the asking price. Forty-six percent of the of the buyers in May reported using cash. A number of buyers withheld this information, so the percentage could be higher.
With Fairfield and Westport Connecticut real estate markets favoring sellers since 2020, it’s easy to assume that every home magically flies off the shelf. The reality is that the homeowners who seek a savvy agent, align with the strategy they propose, and take advantage of the resources they provide are the ones who enjoy success!
Buyers in this market are competing aggressively- only for the homes they fall in love with and truly want.
Every successful sale is the result of more than marketing alone. It begins with a shared commitment between homeowner and agent, followed by strategic planning, careful preparation, and ongoing collaboration throughout the process.
Result – Sold for $255,000 above list in 13 days while meeting the seller’s timing goals.
Property: 494 Pequot Court, Southport Village
List Price: $1,495,000
Sale Price: $1,750,000
Percent Above Asking: 17%
Days on Market: 13
Aligned Vision
We met to confirm the end-goal and priorities before a plan was established. The goal was to sell quickly for the highest price, but remain in the property for an extra month or so to finish a work commitment.
ProposedPlan
In my role of sharing information to help my client make informed decisions, I told her that optimal presentation and attractive pricing were both key success factors before creative and comprehensive marketing could begin. We toured the property together, and I compiled a list of key selling points, potential objections, and recommendations for how to get top dollar. We drafted a schedule together and got to work.
I connected my seller with an excellent local attorney upfront, because the antique home had numerous property easement changes on the deed over the years, so we could be proactive in sorting that out.
Conservative pricing
We reviewed the market data on both town-wide and neighborhood levels, and then looked at the closest comparable sales and potential competition for her property. We agreed to price conservatively to attract buyers and elicit enthusiasm versus critique when they came through. This also created competition for the home.
I invited a handful of agents from my office for a preview and endorsement of our price since there was very little immediate market data available to pinpoint a number.
Intentional home prep
Since curb appeal makes the first impression, we began there. A tree in front of the house was cute when she bought it three years earlier, but it since grew to hide the charming front porch and adorable covered terrace beneath, two key assets of the home. So it was important to the mission to remove it. The brick terrace had also been covered by a layer of green growth since it was last purchased.
So I connected her with my best landscaper to complete a full landscape refresh including tree removal, weeding, trimming, power-washing, and mulching.
The interior was well-maintained and had been updated by the prior owner, but it was packed full of large-scale furnishings from a prior residence that was more than three times the size. Most of the furnishings were cherished finds from chic furniture stores or specialty antique shops. So we focused on what had the biggest impact. We relocated some chairs to open the space and showcase the fireplace. We moved smaller pieces from window sills into storage to capitalize on the beautiful views of the gardens. And we identified other pieces that could be stored in the garage or sold.
That’s when I shared my estate sale contacts who helped to sell several armoires and an extra bed.
We used staging as a key marketing strategy to showcase the home’s assets and best use of space, streamline the focal points, and make a powerful emotional impression for buyers starting with the first glance at the curb.
Strategic timing& comprehensive marketing
It was going to take a few weeks to get the home ready amidst my client’s work and family obligations, but once the paperwork was complete, I began a marketing campaign to promote the Southport Village neighborhood where the house was located. This included a series of blog posts about the history and amenities of Southport Village that were shared across multiple social media channels.
Southport Village Video Shoot
Because the location was as much of an asset as the house itself, we filmed clips all over town, which also drew attention and conversation about the upcoming sale among passers by.
Once the house preparation was complete, I brought in my professional photography, video, drone, and floor plan crew.
The rollout capitalized on an in-office announcement just before the listing approached the market, use of the Coming Soon status in the Multiple Listing Service, and a yard sign with my agent rider to build momentum and pre-fill the upcoming showing schedule. This was followed by activating the listing for showings along with a full promotion on all websites and social channels to announce the new listing, broker tour, and the weekend of open houses.
I shared the new listing launch with my vast network via text thread, networking groups, social media groups, and email contacts.
The beautiful professional images and video were shared across dozens of websites and social media channels, email, and printed brochures, so that news could reach everyone wherever they were and whenever they were looking, 24/7.
Potential roadblock
My client had replaced the cedar roof on the detached garage with a licensed contractor but without obtaining a permit. Our buyer insisted that the seller obtain the permit before closing. The added layer was that the house was in the Southport Historic District and a flood zone, so those two departments needed to sign off in addition to the building and zoning departments in order to close the permit.
I connected my client with the Fairfield zoning department and historic commission to begin the permitting process. Ultimately, I also had to press them to come out for the final inspection in time for the closing!
Resources provided
Landscapers, staging insights, estate planners, photographers, videographers, drone specialists, the right attorney, town officials, office colleagues, and my vast network were key resources I provided to my client as we worked together to implement the plan.
This network, along with the countless technology platforms, digital subscriptions, and APPs I employ, helped to pull it all together.
The result
Several showings were pre-scheduled for the first few days of the active listing. The broker tour and two open houses had a non-stop flow of interested agents and potential buyers. We received an offer well-above the list price right away. We knew we could not keep that buyer waiting but wanted to honor the previously scheduled showings and open houses. So we made an offer deadline of noon on Monday, and by then, we had three offers to review. We reviewed the benefits and risks of each offer, accepted one, and sold the house for $255,000 (17%) above the asking price with a rent-back to my client at an agreed-upon rate, for a month and a half.
May 2026 photo collage with spring flowers and optimism!
It’s May! 🌷 Here’s a summary of the Fairfield and Westport CT single-family markets in April 2026 compared to a year ago.
April 2026 Takeaways 📝
Low inventory continues, making it a competitive market for buyers, and giving sellers an advantage, in general.
On average, homes sold over the asking price, but this average reflects a wide variation.
There were a combination of bidding wars along with listings that sat on the market, and listings that reduced prices.
Buyers need to work with their agents to determine the market competition and other factors specific to the home they want to bid on to inform a strategic offer.
Sellers cannot take the low inventory situation for granted and must approach the market strategically as well in order to capitalize on buyer demand along with buyer fatigue.
As much as 42% of sales were cash deals.
In Fairfield, sluggish sales and increased inventory caused the housing supply to increase to 2.34 months-worth in April. These factors favored buyers, though prices were still up due to greater buyer demand than housing supply. Sellers signed contracts in an average of 34 days, though many accepted offers within a week. Other homes sat on the market and had price adjustments before securing an offer.
Homes sold for an average of 5% above the asking price. This reflected a wide range though, from 93% to 121% of the list price. Most homes sold close to full price, with 97% of homes selling at or above 95% of the list price. Cash deals accounted for 42% of the sales.
Unit sales were up in Westport, despite a 22% drop in inventory from the prior year bringing down the months of supply. The seller’s advantage continued. Days to contract averaged 50, which was an increase from the prior year.
Sale prices averaged 104% of asking. There was also a wide variation here, with a low of 93% up to as high as 122% of the price! Eighty-six percent of the sale prices were at or above 95% of the asking price. Thirty-two percent of the of the buyers in April reported using cash. A number of buyers withheld this information, so the percentage was likely higher.
What Are the Winning Strategies for Sellers and Buyers in Todays Local Markets?
Market Conditions in Fairfield and Westport Connecticut are characterized by continued low inventory, rising prices, some bidding wars, and some listings that are sitting and making price adjustments. There is some pent up demand from both buyers and sellers from a long harsh winter. Every home sale requires a strategy to suit personal goals and ideal positioning on the market.
Sellers, entering the market now still comes with the benefit of relatively low competition. But strategic pricing and optimal presentation are still critical for success.
You still need
✔️ Intentional home prep
Make sure to address obvious maintenance and repairs, both inside and out. Even though buyers may have to compete for a home in this market, they are still wary of maintenance and repair costs.
The exterior of your home makes the first impression regarding how much perceived deferred maintenance might be lurking inside.
Staging is a marketing strategy you can employ to showcase your home’s assets, show the best use of space, streamline the focal points, and make a powerful emotional impression that can seal your deal.
✔️ Conservative pricing
Pricing conservatively will attract buyers to generate competition for your listing. Doing so will also create enthusiasm versuscritique when they walk through.
✔️ Strategic timing
Ask your agent what the rollout plan is and why.
✔️ Aggressive marketing
Ask your agent for your custom marketing plan and schedule.
How can you coordinate a purchase with your home sale?
If you are looking to buy and worry about coordinating your sale with finding your new home, you can protect yourself in the transition when you list your house “subject to finding suitable housing”. This means you are under no obligation to sell your house until you have found the new home.
Another option is to sell your house and rent it back until you’re ready to move. This puts cash in your pocket and positions you as a strong buyer.
You can also request a long closing to give you time to find and close on your new home.
Consider using a Pod for storage and planning to get an AirBnB to ease your transition. This way you are already partially packed for your move and can take your time to decide on where you want to be without trying to match up any timelines.
You can opt for a short term bridge loan for your purchase that you pay back when you sell your house.
Talk to your agent and mortgage broker about a strategy that works best for you. Putting your house on the market enables you to be a competitive buyer while expanding the housing choices for everyone out there shopping for a home!
Buyers, you may face multiple offers or have leverage to negotiate depending on the competition for the home of interest. It’s critical to have your budget set, down payment saved, and credit score in good order. Remember to avoid applying for financing of additional large purchases before and during a mortgage application process!
If you see something you like, be prepared to have your agent submit a complete and competitive offer including your pre-approval or proof of funds. If you need to sell your house first, talk to your agent as soon as possible to determine your strategy.
Keep in mind that you will likely be competing with cash offers, which are very attractive to sellers. Cash comes deals are much simpler and with less risk: no appraisal, no interest rate variables, no credit or job stability requirements.
So if you are financing, it’s important to do everything possible to make your offer attractive compared to the ease of cash.
Contact your agent to help you plan for your new home this year.
Fairfield and Westport CT single-family markets in February 2026 compared to 2025.
February sales were lack-luster compared to the same time in 2025, likely due to the frigid temperatures and ample snow in January. However, as ‘winter’ headed toward the rearview mirror, more sellers began to enter the market causing a rise in inventory. Competition among buyers remained stiff with many homes selling above the list price.
Contact your agent to help you plan for your new home this Spring! 🏡 🌱☀️
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Photo collage depicting spring onset with the welcome warmth of the sun!
Welcome Spring! 🌱 Here’s a summary of the Fairfield and Westport CT single-family markets in March 2026 compared to a year ago.
March2026 Takeaways 📝
In Fairfield, the sellers’ market continued, with just 96 single-family homes for sale and two months of supply despite a small increase in inventory from the prior year. The average time on market was a little over a month to contract. The median sale price and price per square foot was also higher than a year ago. Sales activity was up nearly 9% from March 2025, suggesting that more people are ready to get into the market and commit to their lifestyle goals.
Homes sold for an average of 4% above the asking price. This reflects a wide range though, from 83% to 124% of the asking price. Most homes sold close to full price, with just 13% of sales below 95% of the list price. Cash deals accounted for 37% of the sales.
Unit sales were also up In Westport, despite a dip in inventory from the prior year. The seller’s advantage continued here as well. Housing inventory was down 4% from the previous year with 74 houses for sale, and there were just under three months worth of supply. Days on market averaged 80, a nearly 67% increase over the prior year.
Sale prices averaged 102% of asking. There was also a wide variation here, with a low of 78% of the list price up to as much as 134% of the price! Interestingly though, 26% of the sale prices were under 95% of the asking price. So this average is made of extremes, and each sale is unique depending on the demand and perceived value for that particular property at the time it hits the market. A significant 62% of the sales in March were made with cash!
Sales Were Up
Sales activity was up in both towns compared to a year ago. Inventory was still low but appeared to be starting to trend upward. The spring market was delayed by extreme winter weather conditions this year, but more homes were beginning to arrive on the market.
The Opportunities… ✅
Rates areholding steady with the 30-year fixed conforming mortgage rateat 6.125% and the jumbo rate at 6.000% at the time this was written. William Raveis Mortgage also offers adjustable rate mortgages (ARMs) with rates in the low-five percent range.
Sellers, if you enter the market now, you still benefit from low competition.
Concerned about coordinating a purchase with your home sale?
If you are looking to buy and worry about coordinating your sale with finding your new home, you can protect yourself in the transition when you list your house “subject to finding suitable housing”. This means you are under no obligation to sell your house until you have found the new home.
Another option is to sell your house and rent it back until you’re ready to move. This puts cash in your pocket and positions you as a strong buyer.
You can also request a long closing to give you time to find and close on your new home.
You can opt for a short term bridge loan for your purchase that you pay back when you sell your house.
Talk to your agent and mortgage broker about a strategy that works best for you. Putting your house on the market enables you to be a competitive buyer while expanding the housing choices for everyone out there shopping for a home!
Buyers, depending on the competition for the home you are bidding on, you may face multiple offers or you could have leverage to negotiate. Remember to have your budget set, down payment saved, and credit score in good order. Avoid taking out other loans or financing other large purchases before and during a mortgage application process! If you see something you like, be prepared to have your agent submit a complete and competitive offer including your pre-approval or proof of funds. If you need to sell your house first, talk to your agent as soon as possible to determine your strategy.
Contact your agent to help you plan for your new home this year! 🏡 🌱☀️
More Action Items
Secure regular updates: new listings, price changes, local market insights, and mortgage rates.
Charming Pied-a-Terre in Connecticut’s Alluring Southport Village! Whether you’re looking for a permanent residence or your home away from home, welcome to the perfect vacation home or condo alternative. Leave without a care or immerse yourself in this historic maritime enclave. A rare find in the heart of the Village, this home is steps from eateries, shops, metro, pub, bakery, post office, the Equinox, Southport Harbor, and Southport Beach. -All an hour from NYC!
The covered front porch welcomes you and the enchanting rear stone terrace among lush gardens offers the ultimate private retreat. Inside, elegant interiors unfold. An inviting Living Room with hardwood floors, hidden TV, and a gas fireplace opens to the Dining Area. The renovated Chef’s Kitchen features a Caesarstone island, stainless appliances, and a light-filled eating area with built-ins and a banquette overlooking the garden. Upstairs is a serene Primary Suite and stunning spa bath, hardwood floors, and 9-foot ceiling. A Guest Bedroom, hall bath, laundry, and access to Attic Storage complete the second floor.
The Walkout Lower Level offers a versatile Home Office or Family Room with a cozy gas fireplace. It connects to a crafting area with a porcelain sink, storage, and a separate entrance to the quaint private terrace, offering guest-suite potential. Enjoy the perfect blend of character, privacy, and convenience in one of Connecticut’s most treasured seaside villages.
Renovated kitchen and baths, new cedar roof on the garage, new oil & stone driveway, new microwave with boost exhaust, new drinking water filter in kitchen, renewed gas fireplace in the lower level, and a full landscape refresh.
Whole-house generator, in-ground irrigation and garden pot-filler, Thermopane windows, and lower-level fireplace with heat blower.
Convenient second-floor laundry with an additional hook-up in the lower level. Central air, (on main two floors), auto lighting on exterior and inside closets, 200 AMP electrical service with underground cables, city water and sewer. Private road with granite curbstones.
If you would like more information about this home or would like to discuss your plans, please submit a request below.
Fairfield and Westport CT Real Estate Guide 