Published October 1, 2026 in Market Update

Benton County has more listings, but one part is still moving faster

By Angie Seaton

Real estate, Benton County

More homes are available in Benton County right now. That is good news for buyers. But supply is not spread evenly, and that changes what sellers should do depending on where they live.

These numbers cover the three months ending July 31, 2026. The Real Estate Data Aggregator counted 156 homes for sale across Warsaw (65355), Lincoln (65338) and Cole Camp (65325) combined. That is the county total. Nationally, Realtor.com reported active listings topped 1.16 million homes.

Cole Camp is the tightest corner of the county

The Real Estate Data Aggregator counted just 9 homes for sale in Cole Camp. Supply there sat at 3.1 months. That is well below Warsaw and Lincoln. Sellers in Cole Camp are in a different situation than sellers across the rest of the county.

Warsaw has the most supply. The Real Estate Data Aggregator put it at 7.2 months, up 2.5 months from a year ago. That is a meaningful shift. Buyers there have more choices. Sellers there need to price carefully.

Prices moved in opposite directions

The Real Estate Data Aggregator put the median sale price in Warsaw at $259,900. That is up 20.9% from the same three months in 2025. In Lincoln, the median was $280,000, but that was down 10.2% from a year ago. In Cole Camp, the median was $243,500.

The price drop in Lincoln is worth noting. The sale-to-list ratio there fell 6.1 points to 93.9%, according to the Real Estate Data Aggregator. That means sellers in Lincoln are getting less of their asking price than they were a year ago. Pricing right matters more now.

How fast are homes going under contract?

Warsaw stands out here. The Real Estate Data Aggregator found that 28.6% of homes in Lincoln went under contract within two weeks of listing. That share is up 11.9 points from a year ago. Not every home sold fast, but more are moving quickly in Lincoln.

The national picture adds context

Nationally, Realtor.com reported that 20.8% of listings had a price cut in September. That is the highest share since October 2022. Mortgage rates also surged above 7% for the first time since January 2025, Realtor.com said. Those pressures are real for buyers everywhere.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month, prices rose 0.3% in July on a seasonally adjusted basis, the agency said. Benton County's own numbers show a more mixed picture than that national average.

The Real Estate Data Aggregator counted 150 new listings across Benton County in the three months ending July 31, 2026. That is a healthy flow of new supply. But most of it landed in one part of the county, which already has 7.2 months of supply.

One street can read very differently from the ZIP code around it. The numbers above are a starting point, not the final word on your home.