S&P Cotality Case-Shiller Index Reports Annual Gain in April 2026
Rhea-AI Summary
S&P Global (NYSE:SPGI) reported April 2026 S&P Cotality Case-Shiller data showing the U.S. National Home Price Index up 0.8% year over year, slightly above March’s 0.7%.
Inflation ran at 3.8%, so real home values fell for an 11th straight month. The 10-City and 20-City Composites gained 1.8% and 1.1% year over year.
- Regional gap: Chicago +6.5% vs. Seattle -2.3% year over year
- MoM NSA: National +0.8%, 10-City +1.1%, 20-City +1.0%
- MoM SA: National -0.1%, 20-City -0.04%, 10-City +0.04%
- Mortgage rates: 30-year fixed around 6.3%, limiting affordability
- Detroit data: no valid April update due to transaction recording delays
AI-generated analysis. How Rhea-AI works. Not financial advice.
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News Market Reaction – SPGI
On the day this news was published, SPGI declined 0.32%, reflecting a mild negative market reaction.
Data tracked by StockTitan Argus on the day of publication.
- The S&P Cotality Case-Shiller
U.S . National Home Price NSA Index posted a0.8% annual gain for April 2026, up from a0.7% rise in the previous month. - For the 11th consecutive month,
U.S . home values fell in real terms, as April's3.8% inflation ran roughly 3 percentage points above the0.8% home price gain. - A nearly 9 percentage-point gap separated April's strongest market (
Chicago +6.5% YoY) and its weakest (Seattle -2.3% ), underscoring a stark regional divergence in home price trends.
More than 27 years of history are available for the data series and can be accessed in full by going to www.spglobal.com/spdji/en/index-family/indicators/sp-Cotality-case-shiller.
Cotality continues to have transaction delays from the recording office in
S&P DJI will continue to provide updates to the
ANALYSIS
"April's figures confirm that
"Geographic dispersion remains pronounced," Godec continued. "Midwest and Northeast markets are still leading moderate growth, while many Sun Belt and Western metros see ongoing declines.
"Monthly price movements show seasonal strength masking underlying softness," Godec observed. "On a non-seasonally adjusted basis, the National Index rose
"The affordability pinch remains a key headwind," Godec concluded. "After dipping below
YEAR-OVER-YEAR
The S&P Cotality Case-Shiller
MONTH-OVER-MONTH
The pre-seasonally adjusted
After seasonal adjustment, the
SUPPORTING DATA
The S&P Cotality Case-Shiller
Table 1 below shows the housing boom/bust peaks and troughs for the three composites along with the current levels and percentage changes from the peaks and troughs.
2022 Peak | 2023 Trough | Current | |||||||
Index | Level | Date | Level | Date | From Peak | Level | From | From | |
National | 308.07 | Jun-22 | 292.68 | Jan-23 | -5.0 % | 332.68 | 13.7 % | 8.0 % | |
20-City | 318.73 | Jun-22 | 297.47 | Jan-23 | -6.7 % | 345.43 | 16.1 % | 8.4 % | |
10-City | 330.38 | Jun-22 | 309.92 | Jan-23 | -6.2 % | 367.90 | 18.7 % | 11.4 % | |
Table 2 below summarizes the results for April 2026. The S&P Cotality Case-Shiller Indices could be revised for the prior 24 months, based on the receipt of additional source data.
Metropolitan | April 2026 | April / March Change (%) | March / February Change (%) | 1-Year Change | |
250.45 | 1.06 % | 0.72 % | -0.13 % | ||
355.86 | 1.16 % | 1.96 % | 2.11 % | ||
Charlotte | 286.92 | 1.05 % | 0.59 % | 1.01 % | |
231.51 | 1.55 % | 2.21 % | 6.52 % | ||
204.99 | 0.76 % | 1.03 % | 3.18 % | ||
293.30 | 0.92 % | 0.57 % | -1.57 % | ||
316.21 | 0.84 % | 1.31 % | -1.85 % | ||
-- | -- | 0.98 % | -- | ||
299.48 | 0.21 % | 0.48 % | -1.66 % | ||
449.02 | 1.10 % | 0.64 % | -0.45 % | ||
447.81 | 0.52 % | 0.97 % | 1.10 % | ||
248.91 | 1.13 % | 0.76 % | 2.02 % | ||
343.41 | 0.96 % | 1.02 % | 3.82 % | ||
325.12 | -0.05 % | 0.33 % | -1.65 % | ||
331.76 | 0.85 % | 0.85 % | -0.42 % | ||
451.85 | 0.83 % | 1.20 % | 1.05 % | ||
368.06 | 1.51 % | 1.79 % | 1.30 % | ||
393.19 | 1.25 % | 1.27 % | -2.26 % | ||
369.29 | 0.91 % | -0.17 % | -1.77 % | ||
339.99 | 1.21 % | 1.22 % | 0.17 % | ||
Composite-10 | 367.90 | 1.06 % | 1.18 % | 1.78 % | |
Composite-20 | 345.43 | 1.03 % | 1.05 % | 1.14 % | |
332.68 | 0.77 % | 0.74 % | 0.85 % | ||
Sources: S&P Dow Jones Indices and Cotality Data through April 2026 | |||||
Table 3 below shows a summary of the monthly changes using the seasonally adjusted (SA) and non-seasonally adjusted (NSA) data. Since its launch in early 2006, the S&P Cotality Case-Shiller Indices have published, and the markets have followed and reported on, the non-seasonally adjusted data set used in the headline indices. For analytical purposes, S&P Dow Jones Indices publishes a seasonally adjusted data set covered in the headline indices, as well as for the 17 of 20 markets with tiered price indices and the five condo markets that are tracked.
April / March Change (%) | March / February Change (%) | ||||||
Metropolitan Area | NSA | SA | NSA | SA | |||
1.06 % | 0.13 % | 0.72 % | -0.09 % | ||||
1.16 % | -0.42 % | 1.96 % | 0.71 % | ||||
Charlotte | 1.05 % | 0.00 % | 0.59 % | -0.18 % | |||
1.55 % | 0.65 % | 2.21 % | 1.13 % | ||||
0.76 % | 0.08 % | 1.03 % | -0.11 % | ||||
0.92 % | -0.40 % | 0.57 % | -0.54 % | ||||
0.84 % | -0.45 % | 1.31 % | -0.32 % | ||||
-- | -- | 0.98 % | 0.01 % | ||||
0.21 % | -0.53 % | 0.48 % | -0.22 % | ||||
1.10 % | 0.00 % | 0.64 % | -0.60 % | ||||
0.52 % | -0.05 % | 0.97 % | 0.54 % | ||||
1.13 % | -0.04 % | 0.76 % | -0.43 % | ||||
0.96 % | 0.19 % | 1.02 % | 0.23 % | ||||
-0.05 % | -0.61 % | 0.33 % | -0.31 % | ||||
0.85 % | -0.22 % | 0.85 % | -0.49 % | ||||
0.83 % | -0.32 % | 1.20 % | -0.55 % | ||||
1.51 % | -0.12 % | 1.79 % | -0.51 % | ||||
1.25 % | -0.53 % | 1.27 % | -0.95 % | ||||
0.91 % | 0.17 % | -0.17 % | -0.69 % | ||||
1.21 % | 0.21 % | 1.22 % | -0.12 % | ||||
Composite-10 | 1.06 % | 0.04 % | 1.18 % | -0.04 % | |||
Composite-20 | 1.03 % | -0.04 % | 1.05 % | -0.15 % | |||
0.77 % | -0.15 % | 0.74 % | -0.21 % | ||||
Sources: S&P Dow Jones Indices and Cotality | |||||||
Data through April 2026 | |||||||
ABOUT S&P DOW JONES INDICES
S&P Dow Jones Indices is the largest global resource for essential index-based concepts, data and research, and home to iconic financial market indicators, such as the S&P 500® and the Dow Jones Industrial Average®. More assets are invested in products based on our indices than products based on indices from any other provider in the world. Since Charles Dow invented the first index in 1884, S&P DJI has been innovating and developing indices across the spectrum of asset classes helping to define the way investors measure and trade the markets.
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FOR MORE INFORMATION:
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(+1) 917 805 1089
lemuel.brewster@spglobal.com
S&P Dow Jones Indices' interactive blog, IndexologyBlog.com, delivers real-time commentary and analysis from industry experts across S&P Global on a wide range of topics impacting residential home prices, homebuilding and mortgage financing in the United States. Readers and viewers can visit the blog at www.indexologyblog.com, where feedback and commentary are welcomed and encouraged.
The S&P Cotality Case-Shiller Indices are published on the last Tuesday of each month at 9:00 am ET. They are constructed to accurately track the price path of typical single-family homes located in each metropolitan area provided. Each index combines matched price pairs for thousands of individual houses from the available universe of arms-length sales data. The S&P Cotality Case-Shiller U.S. National Home Price Index tracks the value of single-family housing within the United States. The index is a composite of single-family home price indices for the nine U.S. Census divisions and is calculated quarterly. The S&P Cotality Case-Shiller 10-City Composite Home Price Index is a value-weighted average of the 10 original metro area indices. The S&P Cotality Case-Shiller 20-City Composite Home Price Index is a value-weighted average of the 20 metro area indices. The indices have a base value of 100 in January 2000; thus, for example, a current index value of 150 translates to a
These indices are generated and published under agreements between S&P Dow Jones Indices and Cotality, Inc.
The S&P Cotality Case-Shiller Indices are produced by Cotality, Inc. In addition to the S&P Cotality Case-Shiller Indices, Cotality also offers home price index sets covering thousands of zip codes, counties, metro areas, and state markets. The indices, published by S&P Dow Jones Indices, represent just a small subset of the broader data available through Cotality.
Case-Shiller® and Cotality® are trademarks of Cotality Case-Shiller, LLC or its affiliates or subsidiaries ("Cotality") and have been licensed for use by S&P Dow Jones Indices. None of the financial products based on indices produced by Cotality or its predecessors in interest are sponsored, sold, or promoted by Cotality, and neither Cotality nor any of its affiliates, subsidiaries, or predecessors in interest makes any representation regarding the advisability of investing in such products.
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SOURCE S&P Dow Jones Indices