Joplin-Area Housing Market, November 2026: What's Selling Now

Here's a number that tells you a lot about our market right now. Across Jasper and Newton counties, 676 homes are listed for sale on the MLS this week, and another 214 are pending, meaning a buyer has signed a contract and they're working toward closing. The median asking price of the homes for sale is $264,950. The median asking price of the homes under contract is $209,950.

That $55,000 gap is the story of the Joplin-area market as we head into the holidays. Buyers are active, but they're spending most of their energy at the price points that fit a monthly budget. Here's what I'm seeing and what it means for you.

The Big Picture, November 2026

These figures come from the MLS as of November 2, 2026. They're asking prices, not sale prices, and they cover homes with houses on them (no vacant land).

• For sale across Jasper and Newton counties: 676 homes, median asking price $264,950
• Under contract (pending): 214 homes, median asking price $209,950
• Jasper County for sale: 454 homes, median asking price $236,000
• Newton County for sale: 222 homes, median asking price $324,950

For comparison, the same two counties had 674 homes for sale and 226 pending on October 30. So inventory is holding about steady while the number of homes under contract has eased a little.

Where Buyers Are Actually Signing Contracts

When I sort listings by price, the pattern jumps off the page. For every 100 homes for sale in each price range, here's roughly how many are under contract right now:

• Under $200,000: about 40 pending for every 100 for sale (91 pending, 226 for sale)
• $200,000 to $299,999: about 44 for every 100 (78 pending, 177 for sale)
• $300,000 to $399,999: about 23 for every 100 (28 pending, 123 for sale)
• $400,000 and up: about 11 for every 100 (17 pending, 150 for sale)

Put another way, about 60% of the homes for sale are priced under $300,000, but nearly 79% of the homes under contract are. The sweet spot in Southwest Missouri is still that under-$300,000 range, and it's moving.

Town by Town

Here's how the towns I get asked about most compare this week, again using MLS asking prices:

• Joplin: 282 for sale (median $250,000), 96 pending (median $221,337)
• Carthage: 75 for sale (median $299,900), 22 pending (median $266,200)
• Webb City: 65 for sale (median $225,000), 18 pending (median $190,000)
• Carl Junction: 45 for sale (median $328,664), 13 pending (median $255,458)
• Neosho: 96 for sale (median $339,900), 18 pending (median $194,999)

Neosho stands out. Its median asking price for homes for sale is the highest of the five, and 35 of its 96 listings are priced at $400,000 or more. But the homes going under contract there have a median asking price under $195,000. That tells me Neosho buyers are just as payment-minded as everyone else.

What Mortgage Rates Are Doing

Freddie Mac's weekly survey put the average 30-year fixed rate at 7.24% as of October 29, down from 7.32% the week before and the lowest it's been this month. A year ago it was 6.17%.

On a $200,000 loan, principal and interest at 7.24% runs about $1,363 a month, roughly $11 a month less than at last week's average. That's not a game changer by itself, but a small dip plus a seller willing to help with closing costs or a rate buydown can make a real difference for a first-time buyer. Your own rate depends on your credit, down payment and loan type, so get pre-approved with a local lender before you shop.

What This Means If You're Selling

• Price for the buyer who's actually out there. If your home is over $300,000, you're competing with a lot of other listings for fewer buyers. Pricing it right on day one matters more than ever.
• Make it easy to say yes. Clean, repaired and ready to move into beats "needs a little TLC" this time of year.
• Think about concessions. Offering help with closing costs or a rate buydown can widen your pool of buyers without cutting your list price.

What This Means If You're Buying

• Under $300,000, be ready to move. Have your pre-approval in hand before you start touring, because good homes in that range don't wait around.
• Over $300,000, you may have room to negotiate. With more choices and fewer competing buyers, ask about repairs, closing cost help or a buydown.
• Don't wait for spring by default. With pending sales easing a bit, you may find a little less competition now, and a seller who lists in November is usually serious about moving.

Let's Talk About Your Situation

Numbers like these are a starting point. What really matters is your house, your street and your budget. If you're thinking about buying or selling in Joplin, Carthage, Webb City, Carl Junction, Neosho or anywhere in Southwest Missouri, give me a call at (417) 382-0363 or start at walterhayes.com. I'll pull the numbers for your neighborhood and give you a straight answer.