By Julie Holdsambeck | Associate Broker, eXp Realty | Central Alabama Updated November 2026
Tuscaloosa home prices are holding steady. The median sale price in the city was about $299,800 in September, almost exactly where it was a year ago. What’s changed is speed. The typical home took 39 days to sell, 8 days longer than last year, and the average home sold for about 3% under list price (Redfin).
If you own a home in Tuscaloosa, Northport or anywhere in Tuscaloosa County, you’ve probably heard mixed things about the market lately.
Some people say it’s slowing down. Others say prices are still up.
Both are a little bit true. So let’s look at what the numbers actually say, and what they mean if you’re thinking about downsizing or selling a parent’s home.
Are home prices going down in Tuscaloosa?
Not right now. They’re flat.
In September, the median sale price in the City of Tuscaloosa was $299,757. That’s down just 0.05% from a year ago (Redfin). For all practical purposes, that’s no change.
Tuscaloosa County looks about the same. The newest county numbers Redfin has posted are for August. The median was $302,986, also basically flat from last year (Redfin).
Here’s the longer view. For the first half of 2026, Tuscaloosa’s average monthly median was $287,168, up 4.9% from the year before (Alabama Gazette, using Redfin data). So prices rose earlier in the year and have leveled off going into fall.
One more number worth knowing. Price per square foot in the city was $197, down 5.7% from a year ago (Redfin). That can happen when more larger homes sell, so don’t read too much into it on its own.
How long does it take to sell a house in Tuscaloosa right now?
About five and a half weeks, if you go by the median.
Homes in the city sold in a median of 39 days in September. That’s 8 days slower than last year (same source). In the county, it was 48 days in August, 13 days slower (Redfin).
But here’s a biggie. Not every home is slow.
Redfin says “hot homes” in Tuscaloosa sell for around list price and go pending in about 14 days (Redfin). So the gap between a home that sells in two weeks and one that sits for two months is usually price, condition and how it’s presented online.
Are buyers paying asking price in Tuscaloosa?
Mostly close to it, but not over it.
The city’s sale-to-list ratio was 97.4% in September. That means a home listed at $300,000 sold for about $292,000 on average. Only 12.3% of homes sold above list (same source).
In Tuscaloosa County, it was 97.8%, with 10.8% selling above list (Redfin).
So buyers are negotiating. They’re not walking away, but they want the price to make sense.
How many homes are for sale in Tuscaloosa?
More than a year ago.
As of this writing, Redfin shows 833 homes for sale in the city and 1,382 in the county (Redfin city, Redfin county). Those are search-page counts, so they change every day.
In the first half of 2026, active listings were up 15.5% from a year earlier, and supply was 3.7 months (Alabama Gazette). Just 29.7% of homes sold within two weeks, down 4 points (same source).
More choices for buyers means your home has more competition. It doesn’t mean buyers are gone. Home sales in the city were 307 in September, down 9.5% but still steady (Redfin).
How does Tuscaloosa compare to the rest of Alabama?
Tuscaloosa is moving faster than the state average.
Across Alabama, homes took an average of 71 days to sell in September, and there were 4.8 months of supply (Alabama Political Reporter). Active listings statewide were 22,525, up 8.5% from last year (Alabama REALTORS).
The association’s economist, Evan Moore, said, “Median prices are likely to decline as sellers adjust to market realities” (AL Reporter). That’s a statewide view. Tuscaloosa has been steadier, but it’s a good reminder that waiting for prices to climb isn’t a sure bet.
What about mortgage rates?
Rates are higher than last year, but they eased a bit in October.
Freddie Mac’s 30-year fixed average was 7.32% on Oct 22, down from 7.40% the week before. A year ago it was 6.19% (Freddie Mac).
If you’re downsizing, this may matter less than you think. In NAR’s 2025 report, sellers had stayed in their homes a record 11 years, and 30% of repeat buyers paid all cash (NAR). When you use equity from a long-held home, you borrow less. And the rate matters less when the loan is smaller.
Higher rates do affect your buyers, though. That’s one more reason pricing right from day one matters.
What does this mean if you’re downsizing or selling a parent’s home?
A few things.
Price it for today, not for spring. A flat market rewards a fair price on day one. Chasing the market down with price cuts usually costs more than pricing right up front.
The first two weeks count. That’s when hot homes go pending. Good photos, a clean house and small repairs done before you list all help you land in that group.
Know your neighborhood, not just the city. In ZIP 35405 in south Tuscaloosa, the August median was $253,590 and homes took a median of 56 days (Redfin 35405). That’s a different picture than the city as a whole. Your street matters more than any average.
You don’t have to wait for spring. Buyers are still buying. 307 homes sold in the city in September alone (same Redfin source). If your plans point to selling this winter, the market can still work for you.
A Story That Might Sound Familiar
The well-meaning daughter of an older gentleman who no longer needed his family home decided to sell. It was right before the holidays, so she thoughtfully waited a couple of months to begin. She then took my advice and started a few repairs, but got stuck waiting for materials and lost 2 months of market time. Should you always repair?
While the 4-month period seems like a short time, the market turned downward during that time frame and suddenly the price was no longer appropriate. Days on market lasted longer than they had in the prior 24 months, and we had an uphill battle to get the home sold.
Waiting did not work out in her favor.
Frequently Asked Questions
Is now a good time to sell a house in Tuscaloosa?
It can be, if you price it right. Prices are flat, and homes are taking about 39 days to sell, but well-priced homes still go pending in about two weeks. The right time usually depends more on your plans than on the calendar.
What is the median home price in Tuscaloosa, AL?
The median sale price in the City of Tuscaloosa was $299,757 in September 2026, according to Redfin. That’s about the same as a year earlier. Tuscaloosa County’s median was $302,986 in August.
Are Tuscaloosa homes selling over asking price?
Most aren’t. The average home sold for about 3% under list in September, and only about 12% sold above list. Homes priced right from the start have the best shot at full price.
How long do homes stay on the market in Tuscaloosa?
The median was 39 days in the city in September, 8 days slower than a year ago. In Tuscaloosa County, it was 48 days in August. Hot homes go pending in about 14 days.
Will Tuscaloosa home prices drop this winter?
Nobody can promise either way. The statewide REALTORS economist expects median prices to slip as sellers adjust, but Tuscaloosa has stayed steady so far. The safest plan is to price your home based on what’s selling near you right now.
Let’s Talk About Your Home
Every street in Tuscaloosa is a little different. If you’re thinking about downsizing, or you’re helping a parent figure out what their home is worth, I’m happy to pull the recent sales near you and walk through them with you.
No pressure. Just real numbers so you can make a good decision on your own timeline.
Julie Holdsambeck Associate Broker, eXp Realty Central Alabama 205-928-9376 yourcentralalabama.com
Sources
- Redfin, Tuscaloosa housing market (September 2026)
- Redfin, Tuscaloosa County housing market (August 2026)
- Redfin, Tuscaloosa homes for sale
- Redfin, Tuscaloosa County homes for sale
- Redfin, ZIP 35405 housing market
- Alabama Gazette, Tuscaloosa mid-year housing market review (Redfin data)
- Alabama Political Reporter, September 2026 statewide sales
- Alabama REALTORS, market stats
- Freddie Mac, Primary Mortgage Market Survey
- NAR, 2025 Profile of Home Buyers and Sellers release
