Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Buyer Activity

Buyer activity is present, but the sample is still small. Two homes sold in the past four weeks, and 8 sold over the 12-week window. That is not a large number of sales, but against only 14 active listings, it shows better absorption than most of the other neighborhood zones.

Seller Positioning

The seller side is more complicated. Median active DOM is 119, and the 75th percentile is 250 days. Eight of the 14 active listings have been on the market for 90 days or longer, which means 57% of the active inventory is stale by the 90-day measure. So even in one of the stronger local zones, stale inventory remains a real issue.

The list-to-sale ratio is 98.2%, which is strong close-to-list performance. That suggests homes that do connect with buyers are not being heavily discounted at closing. The market is not rejecting everything; it is rewarding listings that are positioned correctly and leaving the misaligned ones exposed.

Property Types

This is entirely a single-family market in the current window. All 14 active listings are single-family homes, and all 8 sales over the past 12 weeks were single-family homes. The 12-week median sale price was $715,375, with median sold DOM of 55. That is a solid activity signal, but with only 8 sales, the price median should still be read as directional rather than absolute.

Differences Across Arroyo Seco, Des Montes, and El Salto

The sub-areas are not moving the same way.

Arroyo Seco is the strongest activity pocket. It has 5 active listings and 5 sales over the past 12 weeks, producing 3.0 months of supply. That is a tight reading. But it also has the heaviest stale share, with 80% of active listings at 90 days or more. The takeaway is not that everything in Arroyo Seco is moving quickly. The better read is that demand is present, but buyers are still selective about which listings deserve action.

Des Montes is much slower. It has 6 active listings and only 1 sale over the past 12 weeks, producing 18.0 months of supply. Median active DOM is 128.5, and half the active inventory is stale. With only one sale, the sold-price signal is too thin to interpret. The inventory and absorption numbers matter more here than the price sample.

El Salto sits between the two. It has 3 active listings and 2 sales over the past 12 weeks, producing 4.5 months of supply. Median active DOM is 88, and the stale share is 33%. That is a healthier reading than most of the zone, but the count is very small. Two sales against three active listings can move the months-of-supply number quickly.

Bottom line

Arroyo Seco / Des Montes / El Salto is one of the more functional neighborhood markets right now, but it is not uniformly strong. Arroyo Seco and El Salto show real absorption, while Des Montes is much slower. Sellers have a better chance here than in many other zones, but stale inventory is still a warning sign. Buyers should expect competition for well-positioned homes, while older or mispriced listings may still offer room to negotiate.

Social caption version

Arroyo Seco / Des Montes / El Salto is one of the stronger neighborhood zones right now, with 14 active listings, 8 sales over 12 weeks, and 5.3 months of supply. But the details matter: 57% of active inventory has been on the market 90 days or longer, so buyers are still selective. Well-positioned homes are moving; stale listings are telling a different story.