Surrounding Areas

September brought the seasonal cooldown we'd expect right on schedule in Pulaski County, as the PCS-driven rush of summer gives way to a steadier, more balanced market. With the bulk of this year's permanent change of station moves now behind us, buyer urgency has eased noticeably — homes that once moved in a matter of weeks are now taking closer to seven weeks on average, and sellers are seeing a bit more negotiation room, reflected in the dip in the list-to-sale ratio to 97.9%. The pullback in median sold price to $255,000 is consistent with this shift in buyer pool, not a sign of broader weakness; it's simply a market that no longer has incoming military families racing against relocation deadlines and competing aggressively for the same handful of homes in the Waynesville–St. Robert corridor.

For sellers, the math still works in your favor if you price realistically. Active inventory actually tightened to 192 listings, down 12 from August, even as months of inventory ticked up to 3.49 — a sign that while supply isn't flooding the market, the pace of absorption has slowed now that the heaviest PCS wave has passed. Homes in the $200K–$350K range remain the most competitive segment, and with VA financing still carrying the bulk of transactions, well-maintained, move-in-ready properties in that band will continue to find motivated buyers, including retirees from Fort Leonard Wood who are active in both the downsizing and move-up segments this time of year.

For buyers, September offers a window that didn't exist back in June. With days on market stretching out and sellers accepting slightly larger gaps between list and sale price, there's more room to negotiate on price, closing costs, or repairs than there was during peak PCS season. That said, don't mistake a balanced market for a soft one — at 3.49 months of supply, Pulaski County still favors sellers overall, and the fundamentals that make this a resilient market, namely Fort Leonard Wood's steady churn of incoming families, aren't going anywhere. Buyers who move decisively on well-priced homes in the $200K–$350K range will still find themselves competing, just with a little less chaos than they would have a few months ago.

September brought a bit of breathing room for buyers in Pulaski County, with the median sold price easing to $255,000 and homes sitting on the market a little longer — about 48 days on average. With the heavy PCS rush now behind us, there's less competition for well-priced homes in that popular $200K–$350K range, giving buyers more room to negotiate. If you're using a VA loan, this is a solid time to shop without the spring frenzy pushing prices up.

The market is still balanced, but sellers should know the pace has shifted slightly from the summer rush — homes are taking a bit longer to sell and selling closer to list price rather than above it. With inventory down to 192 active listings and just 3.49 months of supply, well-priced homes are still moving, especially those in the sweet spot military buyers love. Pricing realistically from the start will help you avoid sitting on the market as we head into the slower fall and winter months.