Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Overview

The zone is not uniformly fast, however. Median active DOM is 109 days, 8 of the 13 active listings have been on the market for at least 90 days, and the upper quarter has accumulated 222 days or more.

This remains a bifurcated market. Homes that align with current buyer expectations can move efficiently and close close to list price, while much of the inventory left behind has been exposed for months.

Recent buyer activity strengthened

Three single-family homes sold during the most recent four weeks, up from 2 in the prior report. Nine sold during the full trailing 12-week period.

Active inventory also declined from 15 to 13 listings. Together, those changes moved calculated supply from 5.0 to 4.3 months.

That is a meaningful improvement in immediate absorption, although the trailing sales total itself remained at 9. The market has become tighter because fewer properties are available and recent activity increased, not because the full-quarter sales count expanded.

All active listings and all recent sales were single-family homes. No condo, townhome, manufactured, Earthship, or other residential inventory affected the current snapshot.

Successful sales are moving quickly and closing close to list price

The median sold home took 48 days on market during the trailing 12 weeks. That is unchanged from the prior report and substantially faster than the 109-day median among active listings.

The list-to-sale ratio increased to 98.8%. Recent sellers who reached closing generally performed very close to their listed prices.

That is a strong outcome for successful listings, but it should not be confused with universal seller leverage. Sixty-two percent of active inventory is stale, and the active median DOM increased from 102 to 109 days.

The central distinction is between homes that secure buyer interest and those that remain on the market. The former are moving relatively quickly and holding close to list price. The latter are accumulating substantial exposure.

The sold-price median moved higher, but the sample remains local

The trailing median sold price increased to $825,000 from $720,750.

The current nine-sale sample is large enough to provide useful directional context, but it is still sensitive to which individual transactions entered and left the 12-week window. The change should not be read as proof that every property in Arroyo Seco, Des Montes, and El Salto appreciated by the same amount.

Property values across this zone can vary materially according to exact location, acreage, water, condition, views, construction quality, access, and the individual character of the home.

The more dependable market signal is the combination of 4.3 months of supply, 48-day median sold DOM, and a 98.8% list-to-sale ratio—balanced against the older inventory that remains active.

Arroyo Seco is driving the competitive reading

Arroyo Seco has 5 active listings against 7 sales over the trailing 12 weeks, producing 2.1 months of supply.

That is a tight calculated market and the primary reason the combined zone ranks first for competitiveness. Arroyo Seco generated 7 of the zone’s 9 trailing sales.

The recent Arroyo Seco sales had a median price of $720,750. With 7 transactions, that is a useful directional measure, although individual properties can still differ substantially according to land, setting, water, views, improvements, and proximity to the village.

The active inventory remains mixed. Median active DOM is 101 days, and 60% of listings have crossed the 90-day mark.

Even in the strongest-clearing sub-area, scarcity alone is not moving every property. Proper positioning still separates the homes that sell from those that remain exposed.

Des Montes remains selective and inventory-heavy by age

Des Montes has 4 active listings and 2 sales over the trailing 12 weeks, producing 6.0 months of supply.

On the surface, that falls within a balanced-to-selective range. The small sample and inventory age require a more cautious reading.

Median active DOM is 222.5 days, and 75% of the active inventory is stale. Only two sales support the absorption calculation, so the current figure can change sharply with one transaction.

The price sample is too limited for a reliable sold-price conclusion. The more useful signal is that Des Montes has a very small inventory pool, but most of it has remained exposed for a long time.

El Salto recorded no trailing sale

El Salto has 4 active listings and no sales during the trailing 12-week window.

Without a recent sale, a meaningful months-of-supply figure cannot be calculated. The absence of a current absorption rate should not be replaced with an artificial number.

Median active DOM is 135.5 days, and half of the inventory has been listed for at least 90 days.

El Salto is a small and highly individual market. One future closing could materially change its statistical profile. For now, the clearest signals are the lack of a trailing sale and an active inventory that is already aging.

Bottom Line

Arroyo Seco / Des Montes / El Salto currently combines strong absorption with a substantial stale tail.

The zone has 13 active listings, 9 trailing sales, and 4.3 months of supply. Three homes sold during the latest four weeks, and recent closings achieved a 98.8% list-to-sale ratio with a median sold DOM of 48 days.

The strength is concentrated. Arroyo Seco produced 7 of the 9 trailing sales and calculates at only 2.1 months of supply. Des Montes is slower and much older, while El Salto recorded no sale during the current 12-week window.

For buyers, well-positioned Arroyo Seco properties may require quicker decisions and provide less negotiating room. Older listings in Des Montes or El Salto may offer more time and a stronger basis for value discussions.

For sellers, the recent close-to-list results are encouraging, but the 62% stale share is the warning. The market is rewarding homes that meet buyer expectations and leaving weaker positioning exposed.

Social caption version

Arroyo Seco / Des Montes / El Salto has 13 active homes and 9 sales over the past 12 weeks, producing a competitive 4.3 months of supply. Three homes sold during the latest four weeks, and recent closings achieved 98.8% of list price, but 62% of active inventory is still at 90 days or more. Arroyo Seco is driving the strength, while Des Montes remains older and El Salto recorded no trailing sale.