Douglas entered 2026 with a small but active first quarter, marked by higher price points, selective buyer activity, and a noticeable tightening of inventory compared to early 2025. While the number of sales remains modest — as is typical for the winter months in 49406 — the properties that did move skewed toward the upper end of the market, continuing a trend we’ve been watching across the Lakeshore.

Inventory: Fewer Listings, Higher Price Points

Active inventory in Douglas remained low throughout the first quarter, generally hovering in the single digits to low teens. By March, active listings sat at 8, down from 16 at the same time last year. 

Even with fewer homes available, the price profile of the market rose sharply:

• Average active list price (Q1 2026 YTD): $902,125 (vs. $700,215 in 2025 YTD)
• Median active list price (Q1 2026): $875,000 (vs. $599,000 last year)

This reflects a continued shift toward higher‑end inventory — waterfront, walk‑to‑town, and architecturally distinctive homes that define much of Douglas’ appeal.

New Listings: A Slow Start to the Year

New listings were limited, with only 13 new properties hitting the market in the first quarter, down from 19 during the same period in 2025. 

Several of these new listings entered the market above $1M, contributing to the elevated average and median list prices and reinforcing Douglas’ identity as a small, higher‑priced lakeshore market.

Buyer Activity: Selective but Strong at the Top End

Despite low inventory, buyers remained active — especially in the upper price brackets.

Pended Listings (Q1 2026):

• 13 pendings YTD, up from 9 last year
• Activity concentrated between roughly $800K–$1.5M, including multiple pendings above $900K

This suggests that well‑priced, well‑located homes are still drawing immediate attention, even as buyers remain more deliberate overall.

Closed Sales: Higher Prices, Faster Movement

Douglas recorded 14 closed sales in the first quarter — a significant jump from just 4 during the same period in 2025. 

Price performance was notably strong:

• Average sale price (Q1 2026): $703,666 (up from $640,875 in 2025)
• Median sale price (Q1 2026): $757,500 (up from $576,750 last year)

March alone posted a median sale price of $932,500, underscoring the strength of the upper‑tier segment.

Homes also moved efficiently for a winter market:

• Median CDOM (Q1 2026): 18 days
• Sale‑to‑List Ratio (March): 99.6%, indicating buyers are paying very close to asking when a home is priced correctly

Absorption Rate: A Tightening Market

Douglas’ absorption rate dropped to about 1.8 months of inventory YTD, down from roughly 3.5 months at this time last year. 

That places 49406 firmly in seller‑leaning territory, though the small sample size typical of Douglas means month‑to‑month swings can be dramatic.

What This Means for Douglas Sellers and Buyers

For Sellers

Higher price points and low inventory continue to work in your favor. Well‑prepared listings — especially those with strong design, walkability, or water proximity — are commanding attention and selling near asking price. Presentation, pricing strategy, and timing remain critical.

For Buyers

Competition is quieter than peak season, but the best homes are still moving quickly. With fewer listings available, staying pre‑approved, clear on your must‑haves, and ready to act when the right property hits the market can make a meaningful difference.

Looking Ahead to Spring 2026

As we move into the second quarter, more listings are likely to come online — but probably not enough to dramatically shift the supply‑demand balance. Douglas remains a small, high‑demand market where quality inventory is limited and pricing continues to trend upward.

If you’d like a deeper breakdown of your specific neighborhood or property type in 49406, reach out and I can prepare a custom market analysis tailored to your home or search criteria.