Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Type mix

This is a small, higher-price, mostly single-family market, so the numbers should be read with some care. The 12-week median sold price was $862,000, and all active and sold inventory in this lens is single-family. That gives the zone a cleaner read than areas with mixed property types, but the sample is still limited enough that individual property quality, setting, and location can heavily influence the numbers.

Buyer demand

Buyer activity is present, but selective. The zone recorded 3 sales over the most recent 4-week period and 6 sales over the full 12-week window. That is not a high-volume market, but it is enough activity to show that buyers are still engaging when the property fits the setting, price, and condition.

Seller positioning

Seller positioning is mixed. The median active listing has been on the market 60 days, which is healthier than many other parts of the county, but the 75th-percentile listing is at 173 days. Roughly 47% of active inventory is stale by the 90-day standard, so there is still a meaningful older-inventory tail. The list-to-sale ratio is 97.9%, which points to reasonably close-to-list performance for the homes that do sell.

Sub-areas

The sub-area detail matters here. Arroyo Seco is the most active part of the zone, with 9 active listings, 3 sales over the trailing 12 weeks, and 9.0 months of supply. Its median active DOM is only 32 days, and just 11% of active inventory is stale, which makes it the freshest sub-area in this group.

Des Montes shows a different profile. It has only 3 active listings and 2 trailing 12-week sales, giving it a calculated 4.5 months of supply, but every active listing is stale and the median active DOM is 239 days. Because the sales sample is small, the months-of-supply number should be treated as directional rather than a broad market conclusion.

El Salto is slower. It has 5 active listings, 1 sale in the 12-week window, and 15.0 months of supply. Median active DOM is 162 days, and 80% of active inventory is stale. That points to a more buyer-favorable, long-exposure structure within this otherwise more active north-side zone.

Bottom line

For sellers, Arroyo Seco / Des Montes / El Salto is not broadly weak, but it is highly property-specific. Well-positioned homes can still sell close to list, especially in the Arroyo Seco portion of the market. For buyers, the leverage depends on sub-area and days on market. Fresh Arroyo Seco inventory may not give the same room as longer-exposed listings in Des Montes or El Salto.