Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Activity direction

The activity direction improved. Four-week sales increased from 1 to 2, and twelve-week sales increased from 7 to 8, while active inventory held steady at 17 listings. That is a clean absorption improvement: the market did not tighten because listings disappeared; it tightened because more sales entered the trailing window.

Sold-side metrics

The sold-side metrics remain strong. The 12-week median sale price increased from $825,000 to $862,000, and the sold DOM median improved from 50 days to 46 days. That suggests the properties that are clearing in this zone are still attracting buyer attention relatively quickly, especially compared with slower parts of the county. The list-to-sale ratio softened from 97.7% to 96.8%, so some negotiation remains, but the broader sold-side read is still healthy.

Inventory age

The caution is inventory age. Median active DOM rose from 74 to 81 days, and the 75th percentile active DOM rose from 187 to 194 days. The stale count held steady at 8 listings, or 47% of active inventory. So while absorption improved, nearly half of the active inventory is still 90+ days on market. This is not a market where every listing is moving equally.

Property type

All active and sold inventory in this lens is single-family. There are 17 active single-family listings and 8 single-family sales over the trailing 12 weeks. The single-family median sale price was $862,000, with a sold DOM median of 46 days. That gives the zone a relatively clear read without the complication of mixed property types.

Sub-areas

The sub-area split is important. Arroyo Seco remains the cleanest and most balanced part of the group, with 8 active listings, 4 sales over 12 weeks, and 6.0 months of supply. Median active DOM is 61 days, and only 13% of active listings are stale. That is a strong inventory-age profile.

Des Montes improved meaningfully by absorption, with 4 active listings, 3 sales over 12 weeks, and 4.0 months of supply. The 12-week median sale price was $995,000. But active inventory is still old: median active DOM is 194.5 days, and 75% of listings are stale. The practical read is bifurcated — the area is showing real sales strength, but the remaining active inventory has been sitting.

El Salto remains the slowest sub-area in this packet, with 5 active listings, 1 sale over 12 weeks, and 15.0 months of supply. Median active DOM is 183 days, and 80% of active listings are stale. That points to a smaller but significantly older inventory pool where buyer interest remains highly property-specific.

Bottom line

Arroyo Seco / Des Montes / El Salto improved this week. Sales activity increased, months of supply tightened from 7.3 to 6.4, and the sold-side price and DOM metrics remain strong. But the active inventory is aging, and nearly half the listings are still 90+ days on market. Arroyo Seco has the cleanest read, Des Montes shows better absorption but older remaining inventory, and El Salto remains the slowest sub-area. Sellers have a better setup here than in many zones, but pricing and presentation still matter.