Pending Ratios & Inventory—Your Spring Market Playbook
MLS Pending Ratios & Inventory—Agent’s Spring Playbook
Pending ratio and inventory aren’t just numbers—they’re your X-ray vision into the market’s momentum. I’ve been using them for years to get a real understanding of the market momentum.
Heck, I used to print out the market stats, including Pending Ratio, Inventory, and Absorption Rate onto card stock, onto a sort of homemade “business card” and drop them off at local businesses monthly. I’d even hand them out at the grocery store with a, “Hey, just wanted to share this with you. Let me know if you have any questions or know someone who could use my help. My contact info is on the back of the card.” (yes, I was THAT guy)
Here’s how to use these stats to guide client decisions and create standout social content, with a focus on actionable steps and local context for MA/RI agents.
Step 1: Gather the Right Data (Monthly)
Pending Ratio: Homes under agreement ÷ total active listings (by town and price band, if possible)
Inventory: Total active listings (compare to same month last year and previous months)
How: Pull a “Market Activity” report from MLSPIN for the past calendar month and for the same month last year. Focus on your core towns (Easton, Mansfield, Foxboro, and 15-mile radius) and key price points.
MLSPIN: Tools → Market Report → Market Activity Report
Statewide: Reach out to me and I’ll step you through it… it’s not as easy to pull.
Step 2: Interpret and Apply the Data
For Buyers (Writing Offers/Decision-Making)
If pending ratio is rising and inventory is low:
“Over the past month, 44% of homes in Easton went under agreement, with only 18 homes on the market. Well-priced homes are moving fast. To win, you’ll want to act decisively and consider strong offers with minimal contingencies.”If pending ratio is falling or inventory is rising:
“Only 1 in 3 homes is going under agreement in Foxboro this month, and inventory is up 10%. That means more negotiating power for buyers—let’s look for opportunities where we can get you the best deal.”
This will absolutely separate you from the pack.
For Sellers (Pricing/Adjustments)
“In Mansfield, pending ratio dropped from 40% last year to 28% this month, while inventory climbed 15%. If your home hasn’t had an offer after 2–3 weeks, it’s time to review price and strategy to avoid going stale.”
“With inventory up, buyers have more choices. Pricing aggressively and having a standout presentation is more important than ever.”
Step 3: Social Media Post Ideas (with Image Descriptions)
Post 1:
“Is Spring Really a Seller’s Market? Pending ratios in Easton are up 7% vs. last year, but inventory remains tight. Well-priced homes are still moving fast. Thinking of listing? Let’s talk strategy.”
Sample Image: Bar chart: Pending Ratio, Feb 2025 vs. Feb 2026, Easton
Post 2:
“Buyers, Read This Before Making an Offer: Only 1 in 3 homes is going under agreement in Foxboro right now. More inventory means more negotiating power for buyers—but for the right homes, speed still wins.”
Sample Image: Line graph: 12-Month Pending Ratio Trend, Foxboro
Post 3:
“Why Your Listing Price Matters More Than Ever: If your home isn’t getting offers after 3 weeks, it’s time for a price check. Pending ratios are down, buyers have options, and stale listings get overlooked.”
Sample Image: Heat map: Inventory Change by Town, Feb 2026
You can give the data to AI and ask it to generate images for you.
Quick Reference: Agent To-Do List
Every month: Pull pending ratio and inventory for your towns and price bands.
Compare to last year’s same month and previous months for context.
Use the scripts above in every buyer/seller meeting.
Post a stat-driven update to social using the image ideas provided.
