What the Spring 2026 Data Says for Buyers

Inventory at 87 active listings — up 66.7% from a year ago — gives buyers real choices across multiple communities and price points. The 37.5% price reduction rate means many homes are already below their original list prices before you make an offer. Median days on market of 42–128 days means sellers are not in a position to demand immediate decisions. These are conditions that did not exist in 2022 or most of 2023 and 2024.

New construction at Timnath Lakes and Harmony Club is offering meaningful incentives — Toll Brothers with up to $65,000 design credits, builder rate buydowns across multiple communities — that represent real financial value available to buyers who are in the market now. These incentives tend to compress as market conditions improve.

The Case for Waiting

Waiting makes sense if: your down payment is still accumulating, your employment situation is in flux, your target community has limited inventory and you want more options, or you are specifically targeting McMorris Estates which is still under construction. “Prices will drop significantly” is not a reliable basis — Timnath’s structural demand drivers (location, amenities, lifestyle, NoCo growth) do not support a major sustained correction.

Timnath’s spring 2026 market gives buyers what they have not had in years — time, options, and negotiating room — and those conditions will not last indefinitely.