April's 48 Pending Contracts Are About to Print as May and June Closings

As of May 13, the Tuscaloosa condo market is running on the forward momentum from April's unusually heavy pending pipeline. 48 contracts went pending in April against only 27 closings. Those 48 deals are converting now, which means May and June closing reports will look very different from April's. The headline to watch is the median price shift: April's sold median was $485,000, heavily weighted by Westgate luxury closings. The pending pool that is converting now is priced at a median of $287,450, anchored by Watercress and Midtown Village. The median is coming back down. That is not the market weakening. It is the complex mix rotating.

Tuscaloosa Condo Market — Mid-May 2026 Snapshot

April Pipeline Converting; Supply Remains Tight

Source: WAMLS, condos and townhomes in Tuscaloosa and Northport, through May 13, 2026. 24-month trailing data covers 906 closed sales.

Active (35 as of early May): market-wide inventory is thin. Watercress leads with 9 active, Midtown Village has 9, University Downs has 9. Those three complexes account for 27 of 35 active listings. Westgate Residences holds 5 active at the luxury tier.

Pending (converting from April): 48 April contracts are in the closing pipeline now. Median pending list price was $287,450. As these convert in May and June, the monthly median sold price will compress back toward the $270K–$320K range from April's $485K high-water mark.

24-month trailing closed (906 sales): median sold $270,000, median $/SF $231, average DOM 43 days, median DOM 24 days. Largest single sale in the 24-month window: $3,850,000. That record may be surpassed if the $3,449,000 Westgate penthouse that went pending in April closes.

Westgate Residences (16 sales in 24 months): median sold $1.6M, median $/SF $1,175. 5 active and 3 pending as of early May. This complex anchors the luxury tier and is the primary driver of monthly median volatility when multiple Westgate units transact in the same month.

April's $485K sold median reflected which complexes closed that month, not a market-wide price shift. The 24-month baseline at $270K tells the fuller story.

Pending Pipeline Analysis

The Pending Pipeline Converts

April ended with 48 pending contracts. That is nearly twice the 27 units that actually closed in April, and it is the forward indicator that matters most right now. Those 48 contracts are converting to closings in May and June. The closing reports for those months will reflect the buyer decisions made in late March and April.

Where those closings land on the price scale is already readable from the April pending pool. Median pending list price was $287,450 with a median $/SF of $236. That is 40% below April's $485,000 sold median. The mix skews Watercress, Midtown Village, and University Downs — higher-volume entry and mid-tier complexes where the bulk of activity always runs. When 48 contracts from that price range close, May's median will not look like April's.

The outlier is the $3,449,000 Westgate penthouse that was pending at end of April. If that closes in May, it will be the largest single-unit condo sale in WAMLS history, surpassing the current 24-month record of $3,850,000 set at the market's prior peak. One Westgate close at that level can move the monthly median significantly by itself.

May and June closing reports will reflect April's entry-to-mid tier pending volume. April's $485K sold median was a luxury-weighted outlier. The median is reverting.

Inventory Analysis

Where Supply Actually Sits

Only 35 active listings were on the market as of early May. For a metro that generated 906 closings over the prior 24 months — roughly 38 closings per month on average — 35 active listings represents less than one month of supply. That is a structurally tight market regardless of what the pending pipeline or monthly medians show.

The 35 active listings are not spread evenly. Watercress, Midtown Village, and University Downs collectively hold 27 of the 35 active units. Those three complexes also dominate the 24-month volume table: Watercress led with 205 closings in 24 months, Midtown Village posted 53, and University Downs 45. High-volume complexes with steady demand and limited supply create the most predictable pricing environment in the market.

At the luxury end, Westgate Residences has 5 active listings and 3 pending. Westgate's 24-month median sold is $1.6M at $1,175/SF. With only 16 closings over 24 months, each individual Westgate transaction carries more statistical weight on the monthly median than any single Watercress or Midtown Village closing.

Sub-one-month supply market-wide. 27 of 35 active listings are concentrated in the three highest-volume complexes.

Market Context

What 24 Months Tells You That One Month Does Not

April's sold median was $485,000. The 24-month trailing median is $270,000. That $215,000 spread is not a pricing anomaly — it is the direct result of which complexes happened to close in April. Three Westgate closings at $925K, $1.7M, and $2.5M will shift any monthly median in a 27-unit sample. When the same month includes fewer luxury closings, the median reverts.

The 24-month baseline across 906 sales is the more reliable indicator of where this market actually prices. $270K median, $231/SF, 24-day median DOM. That is the floor the bulk of Tuscaloosa condo buyers and sellers are operating in. The entry-level complexes — Watercress, Midtown Village, University Downs, Traditions, Capstone Quarters — collectively account for more than 379 of the 906 trailing sales. Their price range drives the median.

Westgate operates in a completely different tier: $1.6M median, $1,175/SF, 16 closings in 24 months. Its presence in any given month's closing data can move the overall median by $100,000 or more depending on how many units transact. Readers tracking the monthly median without accounting for this mix effect will consistently misread what is happening to the underlying market.

Monthly medians in a mixed-tier market are a function of complex composition, not just price trends. The 24-month trailing data at 906 sales is the benchmark.

Key Numbers

May 2026 (through 5/13) recap

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