Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Buyer activity

Because the sold sample is limited, the price signals should be read carefully. The 12-week median sale price was $428,750, but that is based on only 4 sales. The better takeaway is about pace: buyers are present, but activity is thin enough that one or two additional sales can meaningfully change the apparent market read.

Buyer activity is light, but not absent. Four sales over 12 weeks shows some demand, while only 1 sale in the last 4 weeks points to a quieter recent pace. This is not a broad, fast-clearing market. It is a narrow market where individual property fit matters a lot.

Seller-side pressure

Seller positioning is mixed. The median active days on market is 93, and the 75th percentile is 193 days. Half of the active listings have been on the market 90 days or more, which is a meaningful stale tail for a small inventory base. At the same time, the 12-week sold median DOM is 91, which shows that the homes that do sell are also taking time.

The list-to-sale ratio is 97.3%, which is relatively close-to-list performance compared with several other local zones. That suggests that when properties in this area do align with buyer expectations, sellers may not have to discount as heavily. But the limited sales count matters. This is a directional signal, not a guarantee.

Type mix

Single-family homes are the entire active and sold market in this snapshot. All 14 active listings are single-family, and all 4 sales over the 12-week window were single-family homes. There is no meaningful condo/townhome, manufactured/mobile, earthship, or other residential activity in this packet, so the read here is really a single-family market read.

Sub-areas

The sub-areas show different market textures. Arroyo Seco has 7 active listings, 2 sales over 12 weeks, and 10.5 months of supply. Its median active DOM is only 18, and the stale share is 29%, so the current active inventory there is relatively fresher than the broader zone.

Des Montes has 3 active listings and 2 sales, which produces a 4.5-month supply reading. That looks more active on paper, but the sample is very small. The median active DOM is 197, and 67% of active listings are stale, so the market is not simply tight; it is thin and uneven.

El Salto has 4 active listings and no sales over the 12-week window. That means months of supply is not calculated. Median active DOM is 156.5, and 75% of active listings are stale. In this snapshot, El Salto reads as the slowest sub-area by recent closing activity.

Bottom line

Arroyo Seco / Des Montes / El Salto is a thin market where small changes can shift the numbers quickly. Buyers have leverage because months of supply is elevated and half the active inventory is stale. Sellers are not without options, especially given the close-to-list performance on the limited sold sample, but pricing still has to match the market. This is a property-by-property market, not a broad momentum market.