Published October 25, 2026 in Market Update

Higher mortgage rates have not cooled bidding in much of Farmington Valley

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That is a real cost. Yet buyers in Farmington Valley are still bidding homes up. That tells you something important about supply.

These numbers cover the three months ending August 31, 2026. Every count below comes from the Real Estate Data Aggregator.

Most homes are selling above asking price

In Simsbury, the Real Estate Data Aggregator counted 81.5% of homes selling above list price. That share is up 13.5 points from the same months in 2025. Buyers there are not backing down.

Collinsville came in at 80% above list, up 10 points from a year before. Farmington sat at 72.7%, up 1.4 points. Even Weatogue, where the above-list share slipped 7.7 points, still landed at 76.9%.

Unionville had the highest share at 85.7%, up 14.3 points from a year before. That is nearly 9 in 10 homes going over asking. Supply there is very tight: the Real Estate Data Aggregator counted only 13 homes for sale, down 27.8% from a year ago.

Rates above 7% are raising the stakes for buyers

Realtor.com reported rates crossed 7% for the first time since January 2025. CNBC noted that a monthly payment on a median-priced home now takes about 33% of a median family's income. That is up from 26% in 2022. Winning a bidding war at 7% costs more than it did.

Nationally, Realtor.com reported that price cuts hit 20.8% of listings in September, the highest share since October 2022. That is not what Farmington Valley looks like right now. But it is a reminder that not every market moves the same way.

Average sale prices are running well above list

The Real Estate Data Aggregator put Simsbury's average sale-to-list ratio at 109.5%, up 2.7 points from a year before. Farmington came in at 106.8%, up 1.5 points. Collinsville was 106.7%, up 1.8 points.

Even where the ratio slipped a little, like Unionville and Canton, homes still sold above list on average. No ZIP code in this market averaged below asking.

Homes are going fast, but not everywhere at the same pace

The Real Estate Data Aggregator counted 67.6% of Simsbury homes going under contract within two weeks of listing. Weatogue was 83.3%, and Tariffville was 80%. Those are very short windows for buyers to act.

Farmington's median days on market was 22, one day shorter than a year before. Avon was 24 days, two days shorter. Canton dropped 12 days to reach a median of 29 days. Collinsville fell 10 days to 32.

Prices are up across the board

Every ZIP code with year-over-year data showed a higher median sale price. Simsbury's median reached $630,000, up 22.3%. Unionville jumped 30.4% to $589,900. Those are big moves.

The Federal Housing Finance Agency reported U.S. home prices rose 2.6% from July 2025 to July 2026. Most of Farmington Valley is running well ahead of that national pace.

Supply is thin, and that is driving the competition

Canton had just 0.7 months of supply, down 0.5 months from a year before. Weatogue matched that at 0.7 months, also down 0.5 months. Collinsville was 0.9 months, down 0.9 months. Avon was the tightest by volume: 1.1 months, down 0.4 months.

None of these ZIP codes is anywhere near a balanced market. That is why buyers keep bidding above list even as rates sit above 7%.

Not every part of the market moves the same way

Farmington's homes sold count fell 24.1% from a year before, even as prices and above-list bidding held firm. Unionville saw sales drop 40%, yet 85.7% of what did sell went over asking. Fewer homes trading hands does not mean softer prices here.

Tariffville had only 7 sales in the period, so its numbers move quickly with just one or two deals. Small samples can look very different from the ZIP code next door.