The Louisville Investor Index is a monthly look at the numbers investors actually use: how many properties are for sale, how fast they sell, what they sell for, and what rentals bring in. Every figure comes from the Louisville MLS (multiple listing service, the database agents use) for Jefferson County. This edition covers September 2026.

The short version

• More to choose from. There were 2,549 single-family homes for sale in September 2026. A year earlier it was 1,922, and in February it was 1,720. That is 33% more choices than a year ago.
• Prices are still up. The middle sold price for a single-family home was $285,000, compared with $265,000 in September 2025. That is 7.5% higher.
• Single-family homes still sell fast. They averaged 27.8 days on the market and sold for about 98.3% of the asking price.
• The 2 to 4 unit market has tipped toward buyers. It would take almost 10 months to sell every 2 to 4 unit property for sale right now. In February it was under 5 months.

Single-family homes in Jefferson County

• Homes for sale: 2,549 (1,922 in September 2025)
• New listings in September: 1,482
• Homes sold in September: 858 (847 in September 2025)
• Median sold price: $285,000 ($265,000 in September 2025)
• Median asking price of homes for sale: $279,900 ($285,000 in September 2025)
• Average days on the market: 27.8 (40.3 in February)
• Sold price as a share of asking price: 98.3%
• Absorption: 2.96 months (2.03 in February)

Absorption answers one question: if nobody listed another home, how many months would it take to sell everything that is for sale right now? Around six months is usually called balanced. Under that, sellers have the upper hand. Over it, buyers do. Single-family is still a seller's market, but the gap has been closing since winter.

2 to 4 unit properties (commercial) in Jefferson County

We call any property with two or more units commercial, because buyers price it on the income it produces, not the way they price a house.

• Properties for sale: 169 (113 in September 2025, 88 in February)
• New listings in September: 54
• Sold in September: 17 (10 in September 2025)
• Absorption: 9.99 months (4.65 in February, 6.48 in October 2025)
• Median sold price: $300,000 ($327,500 in September 2025)
• Median asking price of properties for sale: $394,000 ($400,000 in September 2025)
• Average days on the market: 35.5
• Sold price as a share of asking price: 92.4%

A word of caution on this one. Seventeen sales in a month is a small sample, so one or two buildings can swing the median price a lot. Watch the trend across several months, not a single month. The part that is hard to argue with is supply and absorption: more properties for sale, taking longer to sell, and selling for about 8% under asking on average.

Rent by zip code: 3-bedroom rentals

These are the middle (median) monthly rents for 3-bedroom rentals that rented between late May and mid-October 2026, in zip codes with at least five rentals in that stretch. Where the MLS recorded the final rented price we used it. Otherwise we used the monthly rent the property was listed at.

• 40299: $2,135 (12 rentals)
• 40220: $1,875 (9 rentals)
• 40214: $1,725 (10 rentals)
• 40218: $1,600 (13 rentals)
• 40272: $1,599 (9 rentals)
• 40219: $1,498 (6 rentals)
• 40211: $1,275 (12 rentals)
• 40210: $1,095 (5 rentals)

Zip codes with fewer than five rentals in that stretch (40212, 40215 and 40216) are left out because a handful of rentals says very little. These numbers only include rentals listed in the MLS, so landlords who rent without listing are not counted. A zip code can also mix houses, duplex halves and condos that are all marked as 3-bedroom rentals, so treat each number as a starting point and check real comparable rentals before you buy.

What this means for investors

• If you are buying 2 to 4 units: you have more choices and more time than you have had in a long while. Ask about price, repairs, and terms like seller financing, which just means the seller acts as the bank and you pay them instead of a mortgage company.
• If you are buying single-family rentals: competition has eased from last winter, but homes are still selling in under a month at close to asking price. Plug the rents above into the analyzer before you make an offer.
• If you are selling: single-family still favors sellers, and listing before winter puts you in front of buyers before more inventory builds. For 2 to 4 units, price it to the market you see here, not the market from a year ago.

This is information, not investment advice. Talk to your lender, accountant and attorney before you buy.

Run the numbers yourself

Use the free investment property analyzer and the BRRRR calculator with the rents and prices above. Closing costs are on the Kentucky buyer and seller closing cost calculators, and everything else is on the tools page. If you want listings that match your numbers, set up your buy box here, or read The Morning Bergeron for Louisville real estate every morning.

How we build this index

• Source: Louisville MLS market statistics for Jefferson County, September 2026.
• Single-family homes are MLS property type A. Properties with 2 to 4 units are type B. Rentals are type D.
• Rent figures: 3-bedroom rentals with a rented date from late May through mid-October 2026.
• We update the index every month. MLS data can be revised after we publish.

Frequently asked questions

What is the Louisville Investor Index?

It is a monthly set of Louisville market numbers for investors, built from the Louisville MLS: homes for sale, days on the market, prices, absorption and rents.

What is absorption?

It is how many months it would take to sell everything currently for sale if no new listings came on the market. Around six months is balanced. Lower favors sellers and higher favors buyers.

Why are 2 to 4 unit properties called commercial?

Because a property with two or more units is priced on the income it produces, which is how commercial property is valued, not on comparable home sales.

Where do the rent numbers come from?

From 3-bedroom rentals that rented in the Louisville MLS between late May and mid-October 2026. Rentals that were never listed in the MLS are not included.

How often is it updated?

Every month, after the previous month closes.

Winner Realty is a licensed Kentucky real estate brokerage. Equal Housing Opportunity. Figures are from the Louisville MLS as of October 19, 2026 and may be revised. For information only, not investment, tax or legal advice.