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Arroyo Seco / Des Montes / El Salto
Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot
Week ending July 26, 2026
Key indicators
Arroyo Seco / Des Montes / El Salto is the most competitive neighborhood read in this week’s comparison set, but it is also one of the more bifurcated. As of July 26, the zone had 12 active residential listings and 10 sales over the trailing 12-week window, producing 3.6 months of supply. On supply and absorption alone, that is a tight reading.
The demand signal is real
The demand signal is real. The area recorded 5 sales in the latest four-week window and 10 sales over 12 weeks. For a small, higher-price, all-single-family zone, that is meaningful activity. The 12-week median sale price was $772,875, and the sold DOM median was 51 days. The list-to-sale ratio was 99.4%, which is very strong close-to-list performance.
But the active inventory tells a different story
But the active inventory tells a different story. Median active DOM is 140 days, the 75th percentile is 229 days, and 8 of the 12 active listings are 90+ days on market. That gives the zone a 67% stale share. This is why the area ranks near the top for both competitiveness and stagnation. The properties that are selling are moving well and holding close to list, while much of the remaining active inventory has already had substantial exposure.
The product mix is clean
The product mix is clean. Every active listing and every trailing 12-week sale in this lens is single-family. That makes the interpretation more direct: this is not a mixed product-type story. It is a single-family market where the best-aligned listings are clearing, while older or mispositioned inventory is sitting.
Arroyo Seco drives the absorption
The sub-area differences are sharp. Arroyo Seco has only 4 active listings against 7 sales over 12 weeks, producing 1.7 months of supply. That is the strongest absorption read in the packet. But even there, median active DOM is 112 days and 75% of the remaining active inventory is stale. Arroyo Seco is tight, but the remaining listings are not all fresh.
Des Montes is balanced on supply but old on inventory
Des Montes has 4 active listings and 2 sales over 12 weeks, producing 6.0 months of supply. That is a balanced-to-active supply reading, but the active inventory is old. Median active DOM is 229.5 days, and 75% of active listings are stale. Because the sold sample is below 3, price medians should stay suppressed and the read should focus on supply, sales count, and inventory age.
El Salto is slower and more selective
El Salto is slower. It has 4 active listings, 1 sale over 12 weeks, and 12.0 months of supply. Median active DOM is 142.5 days, and 50% of active listings are stale. The sample is thin, but the inventory and absorption profile point to a more selective market than Arroyo Seco.
Bottom Line
Arroyo Seco / Des Montes / El Salto is not a simple hot-market story. The overall 3.6-month supply reading, 5 recent sales, and 99.4% list-to-sale ratio show real strength. But 67% of active inventory is stale, which means the remaining listings are not automatically benefiting from that strength. Sellers with well-positioned single-family homes have a better setup here than almost anywhere else in the current neighborhood set. Buyers should expect competition for the right properties, but older inventory may still offer negotiation room.
Social caption version
Arroyo Seco / Des Montes / El Salto is this week’s strongest neighborhood read by absorption: 12 active listings, 10 sales over 12 weeks, and just 3.6 months of supply. But 67% of active inventory is still 90+ days on market, so this is a bifurcated market. Good listings are moving; stale listings are still sitting.
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Market snapshot based on MLS data available as of July 26, 2026. Small samples can move quickly, so these figures should be read as directional.