A Mid-Market July Close, a Luxury Backlog That Will Not Clear

July closed 38 Tuscaloosa and Northport condos and townhomes at a median of $276,700, landing almost exactly where June’s report said it would. But 10 of those 38 came from a single building: Watercress at 680 6th Ave NE is selling units as it converts from apartments to condominiums, and those closed at a median $299,900, at 100.0% of list, with a median zero days on market. Strip the conversion sales out and the 28 genuine resales posted a median of $232,500 at 97.8% of list after 18.5 days. The withdrawn pile is the month’s real headline: 20 listings came off the board at a median list of $874,950 and $567.64/SF, after sitting a median 154 days, against closings that printed $225.54/SF.

Tuscaloosa Condo Market Snapshot

Conversion Sales on Top, a Stalled Luxury Tier Underneath

Source: WAMLS, condos and townhomes in Tuscaloosa and Northport, July 1–31 2026 (final), board state as of the August 3 pull. 106 listings across all statuses: 29 newly active, 19 pending, 38 sold, 20 withdrawn. No listings expired.

Sold (38): median close $276,700, median $/SF $225.54, median DOM 13.5 days, 99.0% sold-to-list. Closings ran from $99,900 to $1,400,000, average close $339,104. Ten of the 38 were Watercress conversion sales at a median $299,900, 100.0% of list, and zero days on market. Five closed at an identical $299,900.

Sold, resale only (28): median close $232,500, median $/SF $219.58, median DOM 18.5 days, 97.8% sold-to-list. This is the cohort an individual seller actually competes in, and it is the honest read on the month.

Pending (19): median list $299,900, median $/SF $252.76, median DOM 31 days, ranging $140,000 to $1,449,900. The pending pool prices above the resale median, which points to a firmer August close.

Newly active (29): median list $289,900, median $/SF $235.48, median DOM 13 days, ranging $105,000 to $2,100,000. New supply is priced close to where resales are actually clearing.

Withdrawn (20): median list $874,950, median $/SF $567.64, median DOM 154 days. That is 2.5 times the $/SF that closed in the same month, after more than five months on market.

Ten conversion sales lifted the July median. The 28 resales at $232,500 are the market, and the 20 withdrawals at $567/SF are what happens above it.

Sold Pool Analysis

One Building Supplied a Quarter of the Month

Watercress at 680 6th Ave NE contributed 10 of July’s 38 closings as it converts from apartments to condominiums. Those sales closed at a median $299,900, at exactly 100.0% of list price, with a median of zero days on market, and five of them printed the identical $299,900. Those are developer sales at a set price, not negotiated resales.

Removing them leaves 28 resale closings at a median of $232,500, a median $219.58/SF, 18.5 days on market, and 97.8% of list. The all-in figures of $276,700 and 13.5 days and 99.0% describe a market no individual seller is operating in. A conversion building selling its own inventory does not negotiate, does not sit, and does not discount.

The distinction matters for pricing. A resale seller who anchors to the $276,700 headline is anchoring to a number that ten non-competitive sales helped set.

Price against the 28 resales at $232,500, not the 38-sale headline.

Pending Pipeline

Nineteen Under Contract at a $299,900 Median

19 condos and townhomes went under contract in July and remain pending, at a median list of $299,900 and a median $252.76/SF. The pool runs from $140,000 to $1,449,900 with a median 31 days on market.

That median sits above July’s $232,500 resale close, which suggests August closings land higher than July’s resale cohort did. It also sits well below the $874,950 median of what was withdrawn, so the contracts being written are concentrated in the middle of the market, not at the top.

The pending median points to a firmer August, still centered on the mid-market.

Active and Withdrawn

A $567/SF Withdrawn Cohort Against $226/SF Closings

20 listings were withdrawn in July at a median list of $874,950 and a median $567.64/SF, after a median 154 days on market. July closings printed a median $225.54/SF. The withdrawn pool asked roughly two and a half times per foot what the market paid, and it asked for over five months before coming off.

Standing inventory tells the same story from the other side. There are 127 active condo and townhome listings, 60 of them priced at $650,000 or above, against four closings in that tier all month. At the trailing twelve month pace of 455 sales, the $650,000-and-up tier carries 7.9 months of supply while everything under $350,000 runs 2.2 months.

The 29 listings that came on in July are priced more realistically, at a $235.48 median $/SF against the $225.54 that closed. New supply has largely learned the lesson the withdrawn cohort did not.

Under $350,000 is a seller market at 2.2 months. Above $650,000 is a buyer market at 7.9 months, and the withdrawals prove it.

Seller and Buyer Strategy

What July Says to Do in August

For sellers under $350,000: supply is 2.2 months and 30 of the month’s 38 closings happened in your band. Price to the resale comps, not to the conversion sales or to the asking prices above you, and expect roughly 18 days to contract.

For sellers above $650,000: 60 listings compete for a pace of four sales a month. The 20 withdrawals at $567.64/SF and 154 days are the cost of testing the market from above. Differentiation, condition and an accurate starting number matter more here than any negotiating strategy applied later.

For buyers: the leverage is above $650,000, where standing inventory has sat a median 93 days and sellers have already watched 20 competitors give up. Below $350,000 there is little room, and well-priced units are trading inside three weeks.

For August: expect the median to firm as the 19-deep pending pool at $299,900 converts, and expect the conversion effect to continue while Watercress works through inventory. Read the resale cohort separately from the headline every month it is active.

Separate the conversion sales from the resale market before pricing anything. They are two different transactions.

Full Numbers

Every status, side by side

Key Numbers

July 2026 recap

Data sourced from WAMLS. Information deemed reliable but not guaranteed.