March has a way of getting away from you — the days stretch, the calendar fills, and suddenly it's the 25th. February's numbers are worth the wait.

Active listings climbed 34% year-over-year to 954, and months of supply ticked up to 1.7, but the story isn't softening demand — pending sales rose 8% to 563, meaning buyers absorbed every bit of that new inventory. The median closed price held at $962,500, essentially flat from a year ago. What changed is the payment: rates dropped from 6.8% to 6.1%, and that translated to roughly $515 less per month on a typical purchase. That's real money.

The other number worth noting: 35% of homes sold above list price in February, up from 11% in January. The spring market didn't wait for spring. Homes priced right and shown well are averaging just six days on market at 100.4% of list. Everything else is waiting considerably longer — and getting less.

This is a market that rewards preparation over optimism.

If you're weighing timing, strategy, or just want a straight read on what the numbers mean for your situation, I'm happy to think it through with you.

— Erik