Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Week-over-week direction

The week-over-week movement was modest but constructive. Active inventory declined from 17 to 16 listings, while four-week sales held at 2 and twelve-week sales held at 8. That means the market tightened because inventory came down while the recent sales pace held steady. This is not a dramatic acceleration, but it is a cleaner supply-and-demand read than several larger zones this week.

Sold-side metrics

The sold-side metrics were stable. The 12-week median sale price held at $862,000, sold DOM held at 46 days, and the list-to-sale ratio held at 96.8%. That is a solid clearing profile. Buyers are still negotiating, but the properties that are closing are not sitting for long compared with much of the broader county inventory.

Inventory age

The caution is active inventory age. Median active DOM rose from 81 to 84 days, and the 75th percentile active DOM rose from 194 to 201 days. The stale count improved from 8 listings to 7, and the stale share moved from 47% to 44%, but nearly half the active inventory is still 90+ days on market. This remains a selective market rather than a uniformly fast one.

Property type

All active and sold inventory in this lens is single-family. There are 16 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 makes this a clean single-family read without mixed product types muddying the interpretation.

Sub-areas

The sub-area split matters. Arroyo Seco has the cleanest inventory-age profile, with 8 active listings, 4 sales over 12 weeks, and 6.0 months of supply. Median active DOM is 68 days, and only 13% of active listings are stale. That is the strongest balance of supply, sales, and inventory freshness in the group.

Des Montes continues to show strong absorption on paper, 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 the remaining active inventory is old: median active DOM is 201.5 days, and 75% of listings are stale. Des Montes is not weak, but it is bifurcated — sales have happened, while the remaining inventory has been heavily exposed.

El Salto remains slower, with 4 active listings, 1 sale over 12 weeks, and 12.0 months of supply. Median active DOM is 226.5 days, and 75% of active listings are stale. The sample is small, but the active inventory profile points to a slower and more property-specific market.

Bottom line

Arroyo Seco / Des Montes / El Salto tightened slightly this week and remains one of the stronger neighborhood reads. Active inventory declined, sales counts held steady, months of supply improved to 6.0, and sold-side metrics stayed stable. But active inventory continues to age, and 44% of listings are still 90+ days on market. Sellers have a better setup here than in many zones, but the market is still selective. Buyers should expect less broad weakness, especially in Arroyo Seco, while older listings in Des Montes and El Salto may still offer leverage.