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Housing inventory can rise and still feel limited in your neighborhood

Eric compares inventory with both the prior year and 2019. The central lesson is that two seemingly conflicting headlines can both be accurate because they use different starting points. Your search needs a more specific comparison.

By Eric Hamilton · Published October 6, 2026

Originally uploaded December 13, 2024 · 6:54 · Watch on YouTube

Written companion added October 6, 2026. Adapted from Eric’s video captions with source checks; not a word for word transcript. The recording retains its original date.

Ask what is being counted

Active listings describe homes available during a period. New listings describe homes newly offered during that period. They are not interchangeable. A weekly stream of new sellers should not be compared directly with a monthly stock of available homes. Check how pending properties are treated before combining figures from different reports.

Check the baseline before reacting to a percentage

Suppose a hypothetical market had 100 active listings last year, 120 now and 200 in an earlier comparison year. Inventory is up 20% from last year and down 40% from that earlier year. Neither statement contradicts the other. This illustration explains the video's comparison method; it is not a claim about actual Illinois inventory.

Bring the chart down to your search

A national count may include homes outside your location, price range or property type. Ask your agent how many suitable homes are actually available, how long comparable homes remain listed and whether sellers are adjusting terms. A buyer seeking a particular school area may experience a different market from someone searching across several counties.

Do not turn supply into a guaranteed price prediction

The recording argues against assuming that a growing listing count automatically means a crash. The reverse is also important: a low count does not guarantee price gains. Consider demand, payment affordability and local conditions together. Use inventory information to improve your search and negotiation questions, while keeping the purchase within your own financial limits.

Does more inventory always mean I can negotiate a discount?

No. Negotiating room depends on the particular property, competing buyers and seller circumstances. Ask about the listing you are considering.

Is 2019 automatically the right definition of normal?

No. It can be a useful historical comparison, but changes in households, housing stock and the local market mean one year is not a universal target.

Sources and scope

Adapted from the December 13, 2024 video discussing November 2024 data. Its national and Illinois totals are not repeated because the captions mix measures and contain inconsistent numbers.

  1. Realtor.com Research: Housing data and metric definitions Accessed October 6, 2026
  2. NAR: Existing-home sales methodology Accessed October 6, 2026
  3. CFPB: Consider whether it is the right time to buy Accessed October 6, 2026

General education, not a loan quote, approval or an individual recommendation. Ask the appropriate professional about your situation.

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