Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Demand

The important nuance is that this zone ranks near the top for both competitiveness and stagnation. It ranks #2 of 6 for competitiveness across all residential types and #2 of 6 for stagnation. In plain English, some homes are moving, while other listings are sitting long enough to create a meaningful stale tail.

Buyer activity is clearly present. Four sales in the most recent 4-week period is a strong recent signal for a small 14-listing market, and 7 sales over 12 weeks confirms that buyers are engaging with this area. This is not a broad high-inventory slog like some other zones. The challenge is that buyer activity is not being distributed evenly across every listing.

Seller-side pressure

Seller positioning is mixed. Median active days on market is 100, and the 75th percentile is 221 days. There are 8 active listings at 90 days or more, representing 57% of the active market. That is a meaningful stale-inventory tail even though the overall months-of-supply reading is healthier. The sold median DOM over the 12-week window was 103, which shows that homes can sell here, but they are not always moving immediately.

Pricing signal

The list-to-sale ratio is 95.2%, which points to reasonably close-to-list performance, but with some negotiation still present. Sellers whose properties fit the market may be able to hold closer to asking than in weaker zones. Sellers with stale listings should not ignore the other side of the data: more than half the active inventory is already past 90 days on market.

Property type signal

Single-family homes are the entire market in this snapshot. All 14 active listings are single-family, and all 7 sales over the 12-week window were also single-family. The 12-week median sale price was $695,000, with a sold median DOM of 103. That gives a more meaningful signal than a two-sale sample, but it should still be read as a zone-level indicator rather than a property-specific pricing rule.

Sub-area differences

The sub-area breakout shows why the broader zone looks bifurcated. Arroyo Seco is carrying the strongest activity profile, with 7 active listings, 5 sales over 12 weeks, and 4.2 months of supply. Median active DOM is only 34, and the stale share is 14%, which reads much fresher and more active than the rest of the zone.

Des Montes has 3 active listings, 1 sale, and 9.0 months of supply. Its median active DOM is 225, and 100% of active listings are stale. That is a much slower and older inventory profile, even though the active count is small.

El Salto has 4 active listings, 1 sale, and 12.0 months of supply. Median active DOM is 184.5, and 100% of active listings are stale. The sold sample is too thin to use for price interpretation, so the better read is that El Salto is carrying limited but older inventory with slow recent clearing.

Bottom line

Bottom line: Arroyo Seco / Des Montes / El Salto is one of the better-moving zones in this set, but the strength is concentrated. Arroyo Seco itself is showing the clearest activity, while Des Montes and El Salto are much slower and more stale. Buyers should expect competition for the better-positioned homes, but they still have leverage on older listings. Sellers need to know which side of that split their property is actually on.