If you’ve been listening to the chatter at the bus stop or over a coffee in the town centre, you might have heard that the property world is a wild roller coaster that never stops climbing. People often think that if you don’t put an offer in within five minutes of a viewing, the house will be gone. But here is a little secret from your neighbourly estate agent: in PE29 1 right now, the market is actually acting much more like a slow, Sunday afternoon stroll through Hinchingbrooke Park than an Olympic sprint.
The Myth of the "Five-Minute Sale"
There is a big misconception that every house in our postcodes—from the leafy lanes of Hartford to the busy streets near Huntingdon station—is immediately taken off the market the moment the "For Sale" sign goes up. The reality in July 2026 is much calmer. We are currently in what I call a "Balanced Market."
Imagine you are at a local bake sale. If there is only one cake and fifty hungry people, there is intense competition for buyers. That’s a "seller’s market." If there are fifty cakes and only one hungry person, there is a vast amount of choice for buyers. That’s a "buyer’s market." Right now in PE29 1, our stock levels are well-aligned with the number of people looking to move. Nobody is rushing, and everyone has time to check the ingredients before they buy.
The Measuring Stick: The Balance of Choice
The most important number I track is the ratio of properties currently for sale compared to the level of market activity. It helps us understand the level of competition for sellers in the area.
Right now, the relationship between available stock and monthly sales sits at a factor of 10.0.
To give you an idea of the rhythm of our neighbourhood, last month that figure was 7.7. That is a shift of 2.3! It means the housing supply has increased significantly relative to the number of buyers. Usually, if this figure is under six, sellers face less competition. When it’s over six, the choice for buyers expands, putting them in the driving seat. At a factor of 10, buyers in PE29 1 have plenty of time to breathe, think, and look around at the various options available.
What’s on the Shelf?
Currently, there are 77 properties looking for new owners across PE29 1. While that is two fewer than last month, the volume of market activity has stayed quite relaxed. We are seeing about 8 homes sell every month.
When you compare 77 homes for sale to only 8 selling a month, you can see why the high level of choice for buyers makes sense. If you are looking at a beautiful home on Elizabeth Drive or a quiet spot in The Spinney, you aren't necessarily in a race against twenty other people.
What This Means for Your Back Pocket
You might see houses being advertised for around £323,723 (that’s the average asking price), but the price people are actually paying—the money that actually changes hands—is closer to £293,968.
Over the last year, 123 families have moved house in PE29 1. We’ve seen some big moves lately, too! For example, a lovely home at 11 The Grove in Hartford sold for £1,500,000, and another nearby on Longstaff Way went for £1,350,000. It shows that people are still very keen to live in our lovely corner of the world, even if they are taking a bit more time to explore their options.
My Advice to You
If you are thinking of selling: Recognise that there is significant competition for sellers right now. Because there is a healthy housing supply, your house needs to look its absolute best—like a shiny new penny. You might not see a queue out the door on day one, but the right buyer is out there amongst the current stock.
If you are thinking of buying: This is your time to shine! With high stock levels, you have more power to talk about the price, and you don’t have to rush into a decision you might regret later. Take the time to visit a few more streets in PE29 1 before you pick your favourite.
If you are staying put: Your home is still a fantastic place to be. The demand is steady, and while the market has moved toward greater choice for buyers, the value of living in such a great community hasn't changed a bit.