U.S. home prices rose 0.67% in February 2026 from a year earlier on the S&P Cotality Case-Shiller U.S. National Home Price non-seasonally adjusted index, down from a 0.80% annual gain in January. The 10-city composite rose 1.46% year over year and the 20-city composite rose 0.90%, both down from the prior month, based on figures released by S&P Dow Jones Indices.
More than half of major metropolitan markets posted year-over-year price declines in February. Denver fell 2.18% from a year earlier, the weakest result among the 20 cities, followed by Tampa at -2.06%, Seattle at -2.03%, Phoenix at -1.78%, and Dallas at -1.74%. Los Angeles fell 0.84% and Washington fell 0.13%.
Among cities with annual gains, Chicago rose 5.04% from a year earlier, followed by New York City at 4.74% and Cleveland at 4.15%. Miami was nearly flat at -0.03%, while Boston rose 0.81% and San Diego rose 0.53%.
On a monthly basis, the national index rose 0.29% from January to February before seasonal adjustment. After seasonal adjustment, the national index rose 0.09% and the 10-city composite rose 0.07%, while the 20-city composite fell 0.05%.
The release said Detroit does not have a valid February 2026 update because of transaction-recording delays in Wayne County, but it includes a January 2026 update. The release also said consumer inflation of 2.40% exceeded the national index’s 0.67% annual gain, a gap of 1.70 percentage points, and said mortgage rates near 6% continue to weigh on affordability and transactions.
