If you are building your own comp set for Henrietta or anywhere else in south Monroe County, the calendar on your screen is lying to you a little. The listing side of the market updates almost in real time. The sold side does not. Right now the newest complete sold month I can find anywhere in this market is July 2026, Henrietta's town-level sold data stops at June 2026, and the only figures carrying an August 2026 date are listings.

This post covers four things: where each clock in a comp set actually stops, why three sources published three different median prices for the same month, which widely repeated numbers I could not verify and therefore will not print as fact, and how I adjust a comp set when the freshest sold data is six to ten weeks behind the offer I am writing.

A comp set runs on three clocks, not one

Every property in your spreadsheet has at least three timestamps, and they are not interchangeable.

• List date. Instant. A home listed this morning is searchable this afternoon. This is the only part of the market with an August 2026 date on it.
• Pending date. Fast, but it is a private agreement, not a price. Contract terms, seller concessions and appraisal outcomes are all still unknown.
• Closed and recorded date. Slow. A deal that goes under contract in June closes in July or August, then has to clear the county record and roll into whatever monthly summary you are reading. Aggregators then publish on their own schedule.

So when someone asks me how current are real estate comps in this market, the honest answer has three parts. Listing activity: current. Pending activity: current enough to read direction. Closed sales: one to two months behind, and at town level, further behind than that.

What is actually available for Henrietta right now

Henrietta comps are thinner than the county picture, and it is worth knowing exactly where the thinness is.

• Town-level median sale price, days on market and active listing counts do exist for Henrietta.
• The most recent complete sold month at town level is June 2026.
• Months of inventory, new listing counts and sale-to-list ratio do not exist at town level in any source I retrieved. They are published for the county and then, in a lot of blog posts, quietly reused as if they were Henrietta figures. They are not.

That last point is the one that costs money. If you pull a county sale-to-list ratio and apply it to a 1960s ranch on a busy stretch of West Henrietta Road, you have not adjusted for anything. You have imported an average that includes markets that behave nothing like that street.

Same market, same month, three different medians

Here is the finding that should change how you read every market headline for the rest of the year. For Monroe County closed sales, July 2026, the reported median sale price was:

That is a $56,000 spread on the same month in the same county. Volume is no better. One source reported sales volume up 78.6%. Another printed 643 homes sold against 707, described as an increase, which is not what those two numbers do.

None of that is evidence of a market turn. It is a data-quality problem: different geographies bundled under the same county name, different property-type filters, different cut-off dates for what counts as a July close, and different treatment of new construction and multi-family. If you average those three medians you get a number that describes nothing.

The days-on-market number that contradicts its own source

Houzeo's July 2026 page reports a 120.57% sale-to-list ratio alongside a 51 day median days on market. On the same page, it publishes the interpretive rule that 45 to 70 days indicates a balanced market. Both statements cannot be doing useful work at once. Homes clearing well above list price are not sitting in a balanced range, and the same month is described elsewhere as 13 days and about 8 days to pending.

My read: 51 days is almost certainly measuring something wider than the fast-moving core, likely including listings that were relisted, repriced, or that carried stale list dates from earlier in the year. For a comp set, that means one thing. Do not use a market-wide days-on-market figure as your hold-time assumption. Pull days on market on each individual comp and look at whether the list date is original or recycled.

0.33 months of supply, and what it does not settle

The figure I could verify cleanly is inventory: 0.33 months of supply for Monroe County, July 2026. That is genuinely tight, and it is consistent with sale-to-list ratios above 100%.

What it does not tell you is which houses are participating. An Elysian Homes post dated July 13, 2026 described a return to more traditional conditions. Their newer post, dated August 5, 2026, describes something more useful for anyone underwriting a flip: a widening split between homes that sell fast and homes that sit. That matches what I see walking properties. Inventory scarcity does not rescue a house with a compromised roofline, a wet basement corner, or a kitchen laid out around a chimney chase. Two homes on the same street can now produce very different outcomes, and a county-level supply figure averages that difference away.

Numbers I am not printing

Transparency means naming the gaps, not filling them.

• A 169-listing active count for the county: I could not retrieve it. Not used.
• New listings down 43.87%: not verified. Not used.
• Inventory down 28%, cited inside the July 13, 2026 post: the figure itself did not appear in anything I retrieved. Not used.
• Mortgage rates of 6.67% and 6.58%: not verified. I will not publish a rate figure that has not been checked against Freddie Mac directly.
• Any August 2026 closed-sale figure: does not exist yet for Rochester, Monroe County or Henrietta. The month is not finished.
• Grand Rapids-style association data: I retrieved no Greater Rochester Association of Realtors figures for this period, and no data at all for Pittsford, Brighton, Mendon, Rush, Honeoye Falls or the Finger Lakes towns. Those sections stay empty rather than get backfilled with county numbers.

Two traps that survive editing

Search "Monroe County housing inventory" and you will get results for Monroe County, Pennsylvania, reported at a $318,500 median and 2.8 months of supply, plus results for the Town of Monroe in Orange County, New York. The Poconos figures are plausible enough that they slip into published posts regularly. If a Monroe County number looks reasonable but loose, check the state before you use it.

Second: at least one aggregator lists Henrietta's school district as "Monroe County R-1," which is a district in Missouri. Henrietta is served by the Rush-Henrietta Central School District, and if district boundaries matter to your underwriting, confirm the specific address with the district or NYSED rather than with a listing portal.

How I build a Henrietta comp set around the lag

1. Anchor on closed sales, then date-stamp them out loud. If the newest town-level close is June 2026, write "June 2026" next to it. Do not let it sit in a column labelled "current."
2. Bridge the gap with pendings. Pendings from July and August tell you direction. Use them for trend, never for price.
3. Read list-date history on every comp. Original list date, every price change, any withdrawal and relist. That history is where the fast-versus-sitting split shows up first.
4. Adjust for condition property by property. Mechanicals, roof age, basement moisture, layout. Aggregate ratios do none of this.
5. Verify anything load-bearing at the source. County records for the sale, the district for schools, Freddie Mac for rates.

The sold data reporting lag is not going away, and you do not need it to. You need to know exactly how stale each number is before you price off it.

If you want a second set of eyes on a comp set, or you would like the closed sales I can actually document for a specific Henrietta street, book a time with me and bring your spreadsheet. I will tell you which numbers hold and which ones I would not underwrite on.

Khem Kadariya

About this data

The figures in this post were compiled from publicly available sources including Houzeo, Movoto, Zillow, FRED (Federal Reserve Bank of St. Louis) and RochesterFirst, along with other public market data. Real estate numbers change quickly, and these were accurate as of August 2026. For current figures on a specific home, street, or town, ask me directly rather than relying on a published average.