With three quarters of 2026 behind us, the pattern in Black Rock is easier to read, and the thread running through it is time. Homes took far longer to sell this summer than they did a year ago. But when single-family homes did sell, they still closed above list price. Here’s how the quarter broke down, keeping in mind that a neighborhood this size produces small numbers.
Single-Family: One More Sale, a Lot More Waiting
Six single-family homes sold in Black Rock this quarter, up from five a year ago, even though new listings fell by more than a third. Buyers had less to choose from, and sales still edged up. What changed is the pace. Average days on market more than tripled, to roughly 53 days from about 15 last summer. The year to date tells the same story: 33 days on average, compared with 19 for all of 2025.
Price needs some context. The average sold price so far in 2026 is $656,000, against $834,000 for all of 2025. Before reading that as values slipping, look at what actually sold. Four of the six closings this quarter came in under $500,000, and none topped $1 million, while the second quarter included a seven-figure sale. The average follows the mix of homes that trade, and this quarter’s mix skewed toward the lower end. The number I’d put more weight on is the sale-price-to-list-price ratio: 102% for the quarter and 102.23% year to date. Buyers took longer to get there, but the ones who made it to the table were still paying full price or a little more.
Condos: Same Number of Sales, a Little Give on Price
Nine condos sold, the same as last summer. Time to sell roughly doubled, to about 34 days, and condos closed at around 98% of list. That’s a real shift from last year’s pace: the year-to-date list-to-sold ratio is 98.04%, down from 102.74% in 2025, a swing of nearly five points. The average sold price is holding, at $283,000 so far this year against $285,000 for all of 2025, so what’s changed is buyers’ leverage rather than the price itself. Supply has also settled back down. Condo inventory topped five months of supply in the first quarter, the only time that’s happened in the three years of data, and it’s back below that line now.
Fairfield County and Connecticut: The Same Shape
The county looks like a larger version of the same quarter. Sales fell 6.5% to 2,648 while new listings rose 2.2% to 3,118, and the median time to sell stretched to 23 days from 15. Prices held up anyway: the countywide median sold price was $755,500, up 4.93%, and single-family homes closed at 103.9% of list, slightly better than last year’s 102.8%.
Statewide, the median sold price was $468,000, up 5.17%, with sales essentially flat and median days on market at 14, up from 10. The Connecticut section of our company’s report describes the same thing: demand is steady, but buyers are getting more selective, with fewer waived inspections and more requests for adjustments before closing. That fits what a longer timeline looks like on the ground in Black Rock.
The same report estimates that New York accounts for roughly 40% of the buyers who moved into Connecticut between September 2025 and September 2026, and more than 2,400 over the past three years. MLS data doesn’t track where buyers come from, so I can’t tell you that number for Black Rock specifically. But in my own business, a good share of recent Black Rock buyers have been coming from New York, and the statewide figure is consistent with that.
Bottom Line
Six single-family sales and nine condo sales aren’t enough to hang a trend on in any one quarter. Across three quarters, though, the direction has been consistent: homes take longer to sell than they did in 2025, and pricing discipline matters more than it did. A home priced where the market is today still sells at or above asking. One priced for last year’s market sits. If you’d like to talk through what that means for a specific property or timeline, reach out directly.
John Kleps is a REALTOR® with Berkshire Hathaway HomeServices New England Properties, serving Fairfield County with a signature specialty in Black Rock. Market data compiled by Burrow Services, Inc. for Berkshire Hathaway HomeServices New England Properties; figures are informational and should be used to analyze trends, not as a substitute for independently verified data.
