Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Market overview

Two homes sold during the most recent four weeks. That pace is broadly consistent with the seven sales recorded across the full 12-week window. Buyer activity is present, but the small number of transactions means short-term changes should be treated as directional.

The main tension is inventory age. Nine of the 14 active homes have been listed for at least 90 days. The market is producing sales, but much of the remaining inventory has not moved quickly.

Buyer Activity

Seven single-family homes sold over the 12-week period, including two during the latest four weeks. With only 14 active listings, that transaction pace produces a relatively functional 6.0-month supply reading.

The 12-week median sale price was $710,000, and the median sold property took 53 days to sell. The sample is limited, so the median should be understood as a description of the seven homes that closed rather than proof of a broader change in area values.

Recent closings achieved a 98.8% list-to-sale ratio. That indicates strong close-to-list performance among the properties that successfully reached closing. Buyers are active when a home fits the market, although the age of the remaining inventory shows that demand is not equally strong for every listing.

Seller Positioning

The median active home has been listed for 126 days, while the upper quarter of inventory has reached at least 243 days. Nine active listings, or 64%, have been on the market for 90 days or longer.

That is a heavy stale-inventory share, particularly for an area with only 6.0 months of overall supply. The apparent contradiction is important: the zone has a workable inventory-to-sales relationship, but many of the homes still available have experienced extended market time.

The 98.8% list-to-sale ratio is encouraging for sellers, but it describes the properties that sold. It should not be applied automatically to the older active inventory. The practical dividing line remains positioning—homes that match buyer expectations can perform close to their final asking prices, while misaligned listings may continue to sit despite activity elsewhere in the zone.

Differences Across Arroyo Seco, Des Montes, and El Salto

Arroyo Seco is driving most of the area’s recent activity. It has five active homes and five sales over the past 12 weeks, producing 3.0 months of supply. That is a tight calculated inventory position.

At the same time, four of Arroyo Seco’s five active listings are at least 90 days old, resulting in an 80% stale share. Median active DOM is 122 days. This suggests that recent buyers absorbed a meaningful portion of the available market while leaving behind a small group of older listings that may face property-specific resistance.

Arroyo Seco’s 12-week median sale price was $710,000, based on five transactions. That sample provides some recent pricing context but remains too limited to support a strong claim about appreciation or depreciation.

Des Montes has five active listings and only one sale over the past 12 weeks, producing 15.0 months of supply. Median active DOM is 178 days, and 60% of its inventory has been listed for at least 90 days. With only one recent sale, the evidence points to light buyer activity and extended exposure rather than a reliable pricing trend.

El Salto has four active listings and one 12-week sale, equal to 12.0 months of supply. Median active DOM is 156.5 days, and half of its listings are stale. Like Des Montes, the sales sample is too thin to support a meaningful sold-price conclusion.

The combined 6.0-month figure is therefore not evenly distributed. Arroyo Seco is comparatively tight and accounts for five of the zone’s seven sales, while Des Montes and El Salto remain buyer-favorable with limited recent transaction activity.

Bottom line

Arroyo Seco, Des Montes, and El Salto have a combined 14 active homes, seven sales over 12 weeks, and 6.0 months of supply. That is a relatively active overall absorption reading, but Arroyo Seco is doing most of the work.

For sellers, recent closings at 98.8% of final asking price show that well-positioned homes can perform strongly. The warning is inventory age: 64% of active homes have been listed for at least 90 days, including four of the five currently available in Arroyo Seco.

For buyers, the amount of leverage depends heavily on location and listing history. Arroyo Seco’s calculated supply is tight, while Des Montes and El Salto offer more time and choice. Older listings throughout the zone may provide opportunities, but the properties attracting current demand can still command close-to-list outcomes.

Social caption version

Arroyo Seco, Des Montes, and El Salto have 14 active homes and seven sales over the past 12 weeks, producing a relatively active 6.0 months of supply. Arroyo Seco accounted for five of those sales and calculates at just 3.0 months of supply, while Des Montes and El Salto remain much slower. Even with solid overall absorption, 64% of the zone’s active inventory has been listed for at least 90 days.