Month-to-Date: A Top-Heavy Close and a Deep Pending Bench

This is a mid-month read, pulled June 23. Through the first 23 days of June, 31 Tuscaloosa and Northport condos and townhomes have closed at a median of $399,900 — but that number is carrying a $3,300,000 Westgate sale and a luxury-tilted mix on its back. The pending bench is the steadier signal: 37 listings are under contract at a median list of $294,900, and those are the deals that will set the July median. 38 listings are active, and they are fresh — a median of 18 days on market. The withdrawn pile is where the lesson sits: 23 listings came off the board after a median 115 days at $332/SF, well above what is actually closing.

Tuscaloosa Condo Market Snapshot

A Mid-Month Board: Luxury Closings, a Mid-Market Pipeline

Source: WAMLS, condos and townhomes in Tuscaloosa and Northport, board state as of June 23 2026. 129 listings across all statuses: 38 active, 37 pending, 31 sold month-to-date, 23 withdrawn.

Sold MTD (31): median close $399,900, median $/SF $321, median DOM 40 days, 98.1% sold-to-list. Closings ran from $148,000 (Emory Woods) to $3,300,000 (Westgate). Average close was $716,968 — the spread between that average and the $399,900 median is the luxury tilt in this month’s closings, not the typical trade.

Pending (37): median list $294,900, median $/SF $237, median DOM 41 days. This pool prices 26% below the sold MTD median and is the better read on where the broad market clears. July closings will pull the median back toward the high-$200Ks as these contracts convert.

Active (38): median list $369,950, median $/SF $318, median DOM 18 days. Inventory ran from $179,900 to $1,429,900. An 18-day active DOM is fresh supply, not aged listings.

Withdrawn (23): median list $449,900, median $/SF $332, median DOM 115 days. The withdrawn cohort sat nearly four months and carried a $/SF roughly $95 above the sold MTD figure. Same story every month: above-market pricing, then a pull instead of a cut.

June closings skew high on a thin luxury top end. The 37-deep pending pool at a $294,900 median is the truer signal for July.

Pending Pipeline

The Bench Is 37 Deep and Priced for the Middle

37 condos and townhomes are under contract in Tuscaloosa and Northport as of June 23, at a median list of $294,900 and a median $/SF of $237. That is the pool that converts to July and early-August closings, and it prices well below the luxury-tilted June sold figure.

The gap between the pending median ($294,900) and the June sold median ($399,900) is not a market split. It is timing and mix: June’s closings happen to include a $3,300,000 Westgate trade and several other high-end deals, while the pending pool is weighted toward the mid-market product that makes up the bulk of Tuscaloosa volume.

Watercress and University Downs are the most active complexes this month with 3 closings apiece. Westgate, Summit, and Park Place each posted 2. The activity is spread across the market rather than concentrated in any single building.

Watch the pending median, not the sold median, to call where July lands.

Active and Withdrawn

Fresh Inventory at the Top, a $/SF Lesson in the Withdrawals

The 38 active listings carry a median 18 days on market — this is new supply, not stale inventory grinding through price cuts. Median list is $369,950 with a $318 median $/SF, and the range runs from $179,900 to a $1,429,900 high.

23 listings were withdrawn after a median 115 days at a $332 median $/SF. That is roughly $95 per foot above what June closings are printing. The withdrawn pool keeps telling the same story: sellers who price above the sold comps sit for months and then pull rather than reduce.

A withdrawn-then-relisted unit restarts the days-on-market clock but not buyer memory. To overcome a prior withdrawal, the relist needs to price at or below the comparable sold data — not back at the ask that already failed.

An 18-day active DOM is healthy. A withdrawn pool at $332/SF against sold at $321/SF is the market rejecting price, not product.

Full Numbers

Every status, side by side

Key Numbers

June 2026 recap

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