Last month’s report called the 48 April pending contracts the loudest number on the page and projected they would fill May and June closing reports. May closed 52 condos and townhomes across Tuscaloosa and Northport — the pipeline converted almost exactly as forecast. The median close price came in at $285,000, down from April’s $485,000, but that is a mix shift, not a market decline. April’s median was carried by three Westgate luxury closings; May was broad mid-market volume, with Watercress, Traditions, and Hillhouse each posting five sales. The sold-to-list ratio held at 97.7%.
52
May closings
$285K
Median sold price
$239
Median sold $/SF
97.7%
Sold-to-list ratio
Tuscaloosa Condo Market Snapshot
The Pipeline Converted — Volume Up, Median Down on Mix
Source: WAMLS, condos and townhomes in Tuscaloosa and Northport, sales closed May 1–31 2026. 52 closings.
Sold (52): median close $285,000, median $/SF $239, median DOM 44.5 days, 97.7% sold-to-list. Close prices ran from $100,000 (Harbrooke Downs) to $2,000,000 (Elmwood Drive). Average close was $484,434 — the gap to the $285,000 median shows how thin the top end was relative to the mid-market body of sales.
Volume was broad, not concentrated. Watercress, Traditions, and Hillhouse each posted 5 closings; University Downs added 4 and Crimson Place 3. This is the mid-market clearing in numbers, not a handful of luxury trades setting the tone.
April closed 27 and went pending on 48. May closed 52. The pending pipeline converted almost exactly as the April report projected — closings nearly doubled the prior month as those contracts printed.
The April pending pool (48) printed as May closings (52). The median fell to $285K on a mix shift toward mid-market volume, not a price decline.
Pipeline Conversion
April’s Pending Pool Became May’s Closings
April recorded 27 closings and 48 pending contracts. The April report flagged that gap as the leading indicator and projected the pendings would print as May and June sales. May delivered 52 closings — nearly double April’s closing count and right in line with where the pipeline pointed.
This is the closing ledger catching up to buyer activity that committed 30 to 45 days earlier. Anyone who read April’s 27 closings as soft demand was reading the wrong number; the May print is what April’s buyer pool actually looked like.
The takeaway repeats for June: watch the pending bench, not the trailing closing count, to anticipate where the next month lands.
May’s 52 closings confirmed the April pipeline. The pending count leads the closing count by a month or more.
Price Analysis
The Median Dropped, the Market Didn’t
May’s $285,000 median close is $200,000 below April’s $485,000. That looks like a sharp correction and is not one. April’s median was distorted upward by three Westgate luxury closings between $925,000 and $2,500,000 against a thin overall count of 27. May’s 52 closings were weighted toward mid-market product, which pulled the median back to where the bulk of Tuscaloosa condo volume actually trades.
The 97.7% sold-to-list ratio confirms there was no discounting pressure — what sold, sold near asking. Median $/SF was $239, in line with the broad market rather than the luxury tier.
Median days on market rose to roughly 45 from April’s 23. The fastest, sharply-priced inventory cleared first; the larger May pool included listings that took a normal marketing window to transact. Four units still closed within three days of listing.
A $285K median on 52 broad sales is the real market. April’s $485K was a thin, luxury-tilted month.
Seller and Buyer Strategy
What May Says to Do in June
For sellers: price to the $285,000 sold median and the $239 $/SF that actually closed, not to an aspirational number. The 97.7% sold-to-list ratio rewards listings that come in at the comps; the withdrawn pool every month proves what happens to the ones that do not.
For buyers: the broad May volume thinned the well-priced inventory. The best negotiating room is on listings that have aged past 30 days or that were relisted after a prior withdrawal — not on fresh, sharply-priced product, which is still moving in days.
Five complexes — Watercress, Traditions, Hillhouse, University Downs, and Crimson Place — accounted for the most closings. Buyers focused on those buildings should expect competition on anything priced to the sold data.
Price to the May sold median to transact. Negotiate against aged or relisted inventory to win on price.
Full Numbers
Every status, side by side
Sold (52)
Min Close
$100,000
Max Close
$2,000,000
Avg Close
$484,434
Median Close
$285,000
Median $/SF
$238.94
Median DOM
44.5
Median Sq Ft
1,194
Key Numbers
May 2026 recap
52
May closings
$285K
Median sold price
$239
Median sold $/SF
44.5 days
Median sold DOM
97.7%
Sold-to-list ratio
$2.0M
Top May sale
Data sourced from WAMLS. Information deemed reliable but not guaranteed.
Contact Ben
Questions about this data?
Reach out anytime to discuss what these numbers mean for buying, selling, or investing in Tuscaloosa.