32%
of resale listings under $1M are under contract
30 pending, 64 active
18%
of resale listings over $1M are under contract
13 pending, 60 active
8 days
median time to an accepted offer, $1M–$1.49M homes that did sell
72 closed sales, last 12 months
Camas is one place with two housing markets, and the line between them is $1 million. Below it, 32% of the resale homes on the market already have an accepted offer. Above it, in the $1M–$1.49M band, 5 of 38 do.
That isn’t a weak market. It’s a market where the price has to be right the first time, and where the cost of being a little high is measured in months instead of days. This study walks through what the last twelve months of MLS data say about that line, and what it takes to be on the right side of it.
Detached resale homes in 98607, active or pending as of 2026-09-14. Builder inventory excluded. Top bins combined.
The buyers are there
The easy explanation is that nobody is buying above $1 million. The data says otherwise, three times over.
- Builders are selling in the same band. Of the new-construction homes listed between $1M–$1.49M, 15 of 31 are under contract, 48%. Resale homes next door sit at 13%.
- The ones that sold, sold fast. The 72 resale homes in that band that closed in the last year went under contract in a median of 8 days and closed at 98% of their original asking price.
- Sellers keep arriving. In the six weeks ending 2026-09-11, 13 resale homes came on the market between $1M–$1.49M. 6 went pending in that window and 5 came off the market without selling. Below $1Mover the same six weeks: 47 arrived, 37 pended, 8 left unsold.
Demand exists at every price point in Camas. What changes at $1 million is the margin for error.
It comes down to one number
Compare what resale homes in each band are asking per square foot today with what the same band actually closed at over the past year. In the Under $725K band, today's sellers are asking less than recent closings. Between $1M–$1.49M, they are asking +12% more: $375 a foot against $336 closed.
Median price per finished square foot. Closed: detached resale sales in 98607, 2025-09-14 to 2026-09-14. Asking: resale listings active on 2026-09-14. Bands are the Altos quartile cuts for the same week.
On a typical 3,300-square-foot Camas home in that band, that gap is about $128,000. It is large relative to what buyers at this level are willing to absorb, because they are comparing against new construction on one side and a bench of closed comps on the other. A home priced at the closed number has sold in a week all year. A home priced at the asking number is competing with 32 others that made the same choice.
The first price is the price
Across every resale sale in 98607 over the last twelve months, homes that never reduced their price closed at 100% of the original ask in a median of 7 days. Homes that cut at least once closed at 93.5% after 84 days. About 39% of sellers ended up in the second group.
100%
of original ask, 7 days
220 sales priced right the first time
93.5%
of original ask, 84 days
143 sales that reduced at least once
The penalty grows with price. Between $1M–$1.49M, sellers who priced right closed at 100% of ask in 4 days; sellers who cut closed at 87.9% after 113 days, with a median reduction of 8.3% along the way. The market did not punish those homes. It simply waited for the number it had already told them.
Relisting doesn’t reset the clock either. The 25 homes that sold this year after a previous listing expired or was cancelled showed a median 65 days on the MLS, but had really been for sale for 171 days. They closed at 94.7% of their original ask.
What this means if you’re selling above $1M
- 1
Start from the closed number, not the asking number.
The comps that matter are the 72 homes in your band that actually closed, not the 33 that are waiting. We price from the first set and show you exactly where your home lands on it.
- 2
Treat the first two weeks as the whole game.
Homes in this band that sell at the right number do so in about 8 days. If the offers aren’t there by day fourteen, the market has answered, and something about the listing needs to change. Sometimes that’s presentation. More often, in this band, it’s the number.
- 3
If you’re already on the market, one adjustment beats three.
The data on price cuts is clear: sellers who moved once, early, to the closed number kept more of their price than sellers who stepped down. A relist doesn’t hide the history from buyers’ agents, so the plan has to work on the merits.
How this was built
Source: RMLS listing data for zip code 98607, detached single-family homes only, pulled 2026-09-14. Closed and off-market sets cover 2025-09-14 through 2026-09-14. “Resale” excludes listings flagged new, under construction, or proposed. “Under contract” is pending listings divided by active plus pending listings on the pull date. Price bands are the Altos Research quartile cuts for the same week, so they match the segment table on the Camas market page.
Days to an accepted offer use cumulative days on market where the MLS records it, so a relisted home carries its full history. Off-market means expired, cancelled, or withdrawn. We do not publish a “sold per listed” ratio, because listing-service absorption counts mix sales with withdrawals; the split above is resolved from status, not inferred.
The $1M pending gap is a current-conditions reading. Over the full twelve months, resale homes between $1M–$1.49M sold 71% of the time; the gap opened over the summer of 2026. No addresses, agents, or brokerages are identified anywhere in this study.