The May 2026 Mueller real estate market delivered a clear divergence between property types: single-family home prices accelerated sharply, while the townhome segment held largely steady with improved sales velocity. Mueller Residential Group's latest monthly analysis breaks down what's behind the numbers and what they mean for buyers and sellers in the neighborhood.

Watch the video here:

The Breakdown

Single-Family Home Market - May 2026

Median Sale Price: $975,000, up 21% year-over-year

Median Square Footage: approximately 1,900 sq ft

Median Year Built: approximately 2018 (median age 8 years)

Close-to-Original-List Price: just over 100%

Price Per Square Foot: approximately $475

Months of Inventory: low, and continuing to decline

The 21% year-over-year increase in median single-family price is notable, though the mix of homes sold plays a role: May's closings skewed toward smaller homes, with a median size of roughly 1,900 square feet, making direct comparison to last year's sample imperfect. More telling is the close-to-original-list-price ratio, which came in just over 100% - a strong indicator that sellers are pricing accurately and buyers are competing for well-positioned inventory.

With a median age of 8 years and inventory that remains low and falling, Mueller's single-family segment continues to favor sellers. Mueller Residential Group advises sellers considering a listing to take advantage of current conditions, and advises buyers to be fully prepared with financing and a competitive offer strategy in place.

Townhome Market - May 2026

Median Sale Price: $845,000, down slightly year-over-year

Closed Sales: up compared to the same period last year

Months of Inventory: 4 months

Median Home Size: nearly 2,300 sq ft

Price Per Square Foot: $381, down slightly

Close-to-Original-List Price: 98.6%

The townhome segment presented a somewhat different picture in May. While median price softened modestly year-over-year, closed sales increased - a pattern consistent with sellers adjusting pricing to align with buyer expectations, which in turn drove stronger sales activity. At 4 months of inventory, townhomes currently offer buyers more flexibility than the single-family segment.

The median townhome size of nearly 2,300 square feet reflects the influence of newer, in-town three-story construction entering the resale pool. These properties offer meaningfully more square footage than older townhome stock, though the multi-story layout is a consideration for some buyers. At $381 per square foot and a 98.6% close-to-original-list-price ratio, townhomes remain a strong value proposition within Mueller.

Market Dynamics: A Tale of Two Segments

Taken together, May's data illustrates two distinct dynamics within the same neighborhood: constrained single-family inventory driving price acceleration and near-full-price closings, alongside a more balanced townhome market where increased sales activity is being supported by more measured pricing. For a neighborhood as amenity-rich as Mueller, this range of conditions provides options across a variety of buyer profiles and budgets.

Strategic Takeaways for Buyers and Sellers

For Buyers:

Buyers prioritizing square footage and value should evaluate the townhome segment closely, where 4 months of inventory allows for more selection and negotiating room. Buyers focused on single-family homes should be prepared to move decisively, with financing secured and a competitive offer strategy in place given tightening inventory.

For Sellers:

Single-family sellers are positioned favorably, with low inventory and a close-to-list ratio exceeding 100% rewarding well-prepared listings. Townhome sellers should note that despite a modest price dip, rising closed sales indicate sustained buyer demand for correctly priced properties.

Compare May's data with prior months: Mueller Market Update YouTube playlist.