Are you trying to time your move in Brush Prairie but not sure what today’s market means for you? You are not alone. One number can quickly show who has more leverage right now: months of inventory. When you understand how it works, you can price smarter, write stronger offers, and choose better timing.
This guide breaks down months of inventory in simple terms, shows how to calculate it, and explains how to use it to make confident decisions in Brush Prairie. Let’s dive in.
What months of inventory means
Months of inventory, sometimes called months’ supply, estimates how long it would take to sell all active listings at the current pace of sales if no new homes came on the market. It is a supply snapshot that signals market heat. Low supply means more competition and stronger pricing power for sellers. Higher supply means more room for buyers to negotiate.
If you want the broader national context, you can see how the industry tracks months’ supply in NAR’s Existing‑Home Sales report.
How to calculate it
- Basic formula: Months of Inventory = Active listings ÷ Average closed sales per month.
- Choose a time window for average monthly sales, like the last 30, 90, or 365 days. Longer windows smooth out noise.
Example, illustrative only: If Brush Prairie has 30 active listings and averaged 10 closed sales per month over the last 3 months, MOI = 30 ÷ 10 = 3 months. At that pace, today’s inventory would sell out in about three months.
Variations you might see
- Some analysts use pending sales instead of closed sales to reflect near‑term demand.
- Rolling averages, such as a 3‑month or 12‑month average, reduce volatility.
- Some reports convert to weeks. Multiply MOI by about 4.33 to estimate weeks of inventory.
How to read MOI as a buyer or seller
Industry convention uses ranges rather than hard lines:
- Seller’s market: under about 3 to 4 months. Expect faster sales, fewer concessions, and more competition.
- Balanced market: around 4 to 6 months. Neither side has clear leverage. Pricing and condition matter most.
- Buyer’s market: above about 6 months. Expect longer days on market and more room to negotiate.
What that means for you:
- When MOI is low
- Sellers can price confidently at market value and prepare for faster timelines.
- Buyers should have pre‑approval ready, move quickly on inspections, and consider strategies like escalation clauses after discussing local norms.
- When MOI is moderate
- Both sides should focus on condition, pricing precision, and thoughtful negotiation.
- When MOI is high
- Sellers may need sharper pricing, staging, and flexibility on terms.
- Buyers get more time to compare options and negotiate price and contingencies.
Why Brush Prairie can swing quickly
Brush Prairie is a micro‑market with fewer monthly sales than a large city. Small shifts in listings or closings can swing MOI more than you might expect. Keep these realities in mind:
Sample size and definitions
With fewer transactions, one new listing or a handful of closings can move the number a lot. Also, different data sources define “active” differently. MLS counts usually exclude pending, while some public sites may include coming‑soon or contingent. For the most accurate view, rely on MLS data. The Northwest MLS publishes regional snapshots that reflect common definitions used by professionals. You can explore their public reports at the NWMLS market statistics page.
Seasonality and timing
MOI often tightens in spring and early summer and loosens in late fall and winter. Compare a month to the same month last year or look at a rolling 3‑ or 12‑month average to avoid false signals from a single month.
Structural and demand shifts
New subdivisions, builder releases, or policy changes can add supply quickly. Rapid interest‑rate changes or local employer news can affect demand. Keep an eye on county building activity through the Clark County building permits portal and broader population trends from the Washington State Office of Financial Management.
Where to find Brush Prairie numbers you can trust
For the most reliable local picture, start here:
- Northwest MLS: Custom market reports for the Brush Prairie area provide counts for active, pending, and closed sales. Local agents can run targeted searches around the Brush Prairie CDP or a specific ZIP and property type. See the NWMLS market statistics overview.
- Clark County: Check building activity that can impact supply and recorded sales data. Start with the building permits portal and the Assessor’s office.
- State and national context: Track months’ supply trends and definitions in NAR’s monthly reports. For new housing supply trends, the U.S. Census publishes the Building Permits Survey at the Census construction permits page.
Tip: Public aggregators can be useful for quick checks, but always verify Brush Prairie numbers with MLS because definitions vary.
Build a quick Brush Prairie MOI check
Here is a simple way to calculate a trustworthy number before you list or write an offer:
- Define the exact area. Use the Brush Prairie CDP boundary or a precise neighborhood. Keep it consistent when you compare over time.
- Pull active listings today. Separate by property type and price band if you want a more tailored view.
- Choose a time window. A 3‑month rolling average is a good starting point for a small market.
- Count closed sales over that window and divide by the number of months to get average monthly sales.
- Divide active listings by the average monthly sales to get MOI.
- Add context. Pair MOI with days on market, the pending‑to‑active ratio, and sale‑to‑list price for a fuller picture.
If you prefer, ask a local Realtor to run this from the MLS with the exact filters you need.
A monitoring plan that actually helps
Brush Prairie can change fast at the margin. A steady rhythm keeps you ahead of the curve.
- Weekly
- Track active and new listings, price reductions, and the pending ratio. These are early signals of change.
- Monthly
- Calculate MOI using 1‑, 3‑, and 12‑month averages. Watch median sale price and days on market.
- Quarterly
- Review building permits and compare this season with the same season last year.
A rolling 3‑month MOI can reduce noise while still being responsive.
Signals the market is shifting
Watch for these patterns over a few weeks to a few months:
- MOI moves from one interpretation band to another, such as moving from about 3 to about 6 months.
- Price reductions increase while MOI rises. That often points to softening demand.
- A surge in new permits or multiple builder listings indicates a supply jump.
- Mortgage rate spikes or notable employer news can cool or heat demand quickly.
What to do with the number
Use MOI to set expectations and shape your plan.
If you are selling in a low MOI
- Price at market value and limit concessions. Prepare your disclosures and pre‑inspection, and be ready for a compressed timeline.
- Highlight condition and presentation. Staging and professional marketing can drive multiple offers and better terms.
If you are selling in a balanced or high MOI
- Lean into competitive pricing, staging, and full marketing exposure. If days on market rise, plan for measured price adjustments.
- If timing is flexible, consider listing in spring when buyer activity often increases.
If you are buying in a low MOI
- Bring strong financing and a clean, realistic contingency plan. Discuss escalation and earnest money strategies that fit local norms.
- Move quickly on showings and decision points. Small delays can cost you the house in tight supply.
If you are buying in a high MOI
- Compare options and negotiate on price, credits, and timing. Sellers may accept more flexible terms.
- Use your inspection and financing timelines fully, and keep communication clear to build trust.
Brush Prairie specifics to keep in mind
- Commute patterns to Vancouver and Portland can affect demand at different price points.
- New‑home releases or a single subdivision can add noticeable supply in a small area.
- Broader county trends, like population growth or slowdown, can influence absorption. For context on growth, see the Washington State OFM population estimates and track building activity at the Census construction permits page.
Use these as categories to check, not assumptions about what is happening today.
Need a custom read on your price band?
MOI is most useful when it is tailored to your specific neighborhood, home type, and price range. If you want a clear, MLS‑based snapshot for your situation, along with staging and marketing recommendations or offer strategies, reach out to the team you can trust in Brush Prairie. Connect with LeAnne Moore for a custom MOI update and a step‑by‑step plan.
FAQs
What is “months of inventory” in real estate?
- It is the number of months it would take to sell today’s active listings at the current sales pace if no new homes were listed.
How is months of inventory different from days on market?
- MOI measures supply relative to sales speed for the whole area, while days on market measures how long an individual listing takes to sell on average.
What MOI is considered a seller’s market in Brush Prairie?
- Generally under about 3 to 4 months indicates seller leverage, though you should confirm with an MLS‑based, rolling average for your price band.
How often should I check MOI if I plan to buy soon?
- Check weekly for new and pending activity and review MOI monthly using a 3‑month rolling average to balance speed and reliability.
Can new construction change Brush Prairie’s MOI quickly?
- Yes, a new subdivision or builder release can add supply fast, so monitor local permits and builder listings for early signals of change.
