Sean Williams
Anchorage Market Report
August 2025
Welcome to late summer! Here’s what you need to know about the Anchorage (and don’t forget Mat-Su) real estate market as we move into August.
Inventory is Slightly Down from Last Year - not what the National Headlines Would Lead You to Believe
Inventory is still the controlling factor in Anchorage real estate — and that means it’s still a Strong seller’s market (50 on the Altos Research Market Action Index — above 30 is a Seller’s Marke) and should stay that way.
Existing Inventory is in fact DOWN slightly compared to July 2024, 283 vs. 308 single-family homes for sale in Anchorage. Summer is typically the inventory high point, so we should see a gradual taper into fall if seasonal trends hold. The sale-to-list ratio (how close the actual sale price was to the original list price) is still around 100%, as it has been since 2020. The story is the same in the Valley, with a slight drop in inventory (although much higher overall and WAY higher person - inventory is currently about 55% HIGHER in the Valley than in Anchorage, despite a population about ⅓ th size).
To capitalize on your investment, you want to work with a real estate expert who understands how to strategically price and market your home so you get maximum return. Pricing is even more important nowadays, when buyers will wait for a price drop rather than starting negotiations by offering low, as they did in years past. Don’t wing it — work with an expert who has training held by less than 1% of Realtors nationwide.
Median Sale Price Is Rising Steadily
When correctly priced and positioned well on the market, some homes are selling at or above list price — sometimes in only a few days on market (although the typical marketing time is now close to a month in Anchorage and about two months in the Valley).
Nowadays it’s maybe 1 in 20 homes that sell above list with multiple offers, but it still happens, and surprisingly often.
Median sale price has climbed 13.6% since July 2024, to $500,000 from $440,000. That’s an impressive increase; prices last summer had already dipped a bit over the early summer months, and this year we see a strong rise from June to July. This jump reflects not just seasonal movement, but also renewed buyer confidence despite ongoing rate concerns.
Median Days on Market
↑ Up 80.7% (but still not very high)
Median days on market in July was 24.4, up from 13.5 a year ago. While this is a significant increase, 24 days is still lightning-fast by historical standards. Strategic pricing and marketing remain key — even a few extra days on the market can reduce the chance of multiple offers and the final sale price.
Sale-to-List Price Ratio
↓ Down 0.7 pts (−0.7%)
The current average ratio is 99.2%, down from 99.9% a year ago. This slight dip aligns with the increase in days on market; sellers are accepting offers just under list price more often than last year. Properties priced right from day one still frequently achieve or exceed their list price.
Price per Square Foot
↑ Up 9.1%
Now $265, up from $243 a year ago. This marks a reversal from last year’s unusual trend where price per square foot fell even as overall prices rose. Buyers are now paying more per square foot, reflecting stronger demand for homes in prime condition and desirable locations.
Source: Alaska MLS statistics for the months of July 2024 and July 2025
Multiple Offers - it’s still possible
Nowadays, it’s not all homes — it’s those with the right strategic plan, pricing, and positioning for your property and your goals that sell for their list price or higher. With these in place, we can attract maximum offers and get your home sold for the highest possible price in the fewest days on market.
As a Homeowner, What Does This Mean for You?
If you’re thinking about selling in the next 12 months, now is the time to start preparing for the market.
When I work with my clients, I provide step-by-step guidance throughout the entire process. I understand you have roles and responsibilities to manage, so you can leave the “heavy lifting” to me. Through my systematic process, we'll get your home prepared and listed, where I'll use targeted marketing to attract a pool of high-quality buyers.
My commitment to excellence, consistent communication, strategic negotiations, and unique positioning for luxury properties are just a few reasons why my clients have trusted me with what is (for most) their largest asset. My process works, and I make it a seamless, simple experience for you.
If you are thinking about selling your home in the next 12 months, call me today for your Strategic Marketing Consultation → 907.318.8714
We will cover your goals and my unique approach to getting you the highest possible price in the fewest days on market.
Call Today → 907.318.8714
(Long-time readers may notice that’s a new phone number - the old one still works if you forget, but please save that one in your phone and make it your go-to whenever you’re thinking about real estate.)
As I’ve reminded everyone in the last several newsletters, I’ve invested in some incredible new software that provides homeowners with an impressively reliable Home Value Estimate, instantly, using multiple AVMs (Automated Valuation Models) not available to the public. It’s a great place to start: FIND YOUR HOME VALUE HERE.
Sean Williams
The Prince Group
eXp Luxury
www.theprincegroup.com
[email protected]
907.318.8714
