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Arroyo Seco / Des Montes / El Salto
Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot
Week ending August 2, 2026
Key indicators
Arroyo Seco / Des Montes / El Salto is still the most competitive neighborhood read in this week’s comparison set, but the market became a little less tight than last week. As of August 2, the zone had 13 active residential listings and 8 sales over the trailing 12-week window, producing 4.9 months of supply. That is still a balanced-to-active reading, but it is softer than last week’s 3.6 months.
Buyer activity remains real
Buyer activity remains real. The area recorded 5 sales in the latest four-week window, matching last week’s four-week pace, and 8 sales over the 12-week window. For a small, higher-price, all-single-family zone, that is meaningful activity. The sold DOM median is 51 days, and the list-to-sale ratio is 99.4%, showing that properties that fit the market are still closing quickly and very close to list.
The active inventory tells the other half of the story
The active-inventory side tells the other half of the story. Median active DOM is 123 days, the 75th percentile is 236 days, and 9 of the 13 active listings are 90+ days on market. That gives the zone a 69% stale share. The area remains bifurcated: the right homes are moving, while a large share of the remaining inventory has already had substantial market exposure.
The product mix is clean
All activity in this lens is single-family. There are 13 active single-family listings and 8 single-family sales over the trailing 12 weeks. The median sale price is $715,375, with a sold DOM median of 51 days. Because the product mix is clean, the interpretation is also clean: this is a single-family market where good fit matters more than the overall active count.
Arroyo Seco drives the absorption
The sub-area split is sharp. Arroyo Seco has 4 active listings and 5 sales over 12 weeks, producing 2.4 months of supply. That is the strongest absorption read in the packet. But all 4 active Arroyo Seco listings are 90+ days on market, and median active DOM is 119 days. The market has been active, but the current remaining inventory is entirely stale.
Des Montes is more selective
Des Montes has 5 active listings and 2 sales over 12 weeks, producing 7.5 months of supply. Median active DOM is 171 days, and 60% of listings are stale. The sold sample is below 3, so price medians should remain suppressed. The useful read is that Des Montes is more selective than Arroyo Seco and still has meaningful inventory-age pressure.
El Salto remains the slowest sub-area
El Salto remains the slowest sub-area in this group. It has 4 active listings, 1 sale over 12 weeks, and 12.0 months of supply. Median active DOM is 149.5 days, and half the active inventory is stale. With only one trailing 12-week sale, this is a thin, property-specific read, not a broad pricing signal.
Bottom Line
Arroyo Seco / Des Montes / El Salto remains one of the strongest residential pockets in the county by absorption, but it is not uniformly tight. The 4.9-month supply reading, 5 recent sales, and 99.4% list-to-sale ratio show real demand. The 69% stale share shows that buyers are still rejecting part of the active inventory. Sellers with well-positioned single-family homes have a strong setup here, but older listings cannot rely on location alone. Buyers should expect competition for the right homes and possible leverage on stale inventory.
Social caption version
Arroyo Seco / Des Montes / El Salto remains the strongest neighborhood read this week, with 13 active listings, 8 sales over 12 weeks, and 4.9 months of supply. But 69% of active inventory is 90+ days on market. Good homes are moving close to list, while older listings are still sitting.
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Market snapshot based on MLS data available as of August 2, 2026. Small samples can move quickly, so these figures should be read as directional.