Arroyo Seco / Des Montes / El Salto Neighborhood Market Snapshot

Overview

That distinction matters. The longer-window calculation reflects transactions completed earlier in the June 28–September 20 period, not a continuing recent closing pace. With only seven sales overall, the latest pause is worth noting without treating it as proof that demand has disappeared.

The remaining inventory is also older than the headline supply figure might suggest. Nine of the 13 active homes, or 69%, have been listed for at least 90 days. This is a small market with a heavy stale-inventory share, and its conditions differ sharply across the three communities.

Buyer Activity

All seven residential sales during the 12-week window were single-family homes. Their median sale price was $710,000, and median sold DOM was 57 days.

Those figures describe a limited group of completed transactions. They do not establish a change in property values or indicate how quickly the homes currently available will sell.

No closing was recorded during the latest four weeks, placing all seven sales earlier in the analysis window. Recent completed-sale activity has therefore paused. The data does not tell us whether offers, showings or new contracts followed the same pattern.

The reported 12-week list-to-sale ratio is 100.0%, indicating strong close-to-list performance within that seven-sale sample. It does not mean every transaction closed at asking price or that current listings can expect the same result.

Seller Positioning

The median active home has been listed for 164 days, while the upper quarter of inventory has reached at least 285 days. Nine of the 13 available homes are already beyond the 90-day threshold.

That creates a clear distinction between the properties that sold and those still waiting. Completed sales had a 57-day median market time, but the median current listing has accumulated 164 days. These are different groups of homes, not evidence that an individual property’s selling time has tripled.

Strong historical close-to-list performance does not erase that exposure. The 100.0% ratio describes successful closings earlier in the window; it does not establish broad seller control today, particularly with no closing in the most recent four weeks.

For sellers, the useful question is whether the current asking price and presentation match the alternatives buyers are considering. A relatively low supply calculation offers little reassurance to a listing that has remained available for several months without reaching a closing.

Differences Across Arroyo Seco, Des Montes, and El Salto

Arroyo Seco accounts for five of the zone’s seven sales. With four active homes, its 12-week sales pace produces just 2.4 months of supply—a tight calculated inventory position.

That reading needs context. None of the combined zone’s sales occurred in the latest four weeks, and three of Arroyo Seco’s four remaining listings are at least 90 days old. Its 75% stale share represents only three properties, while median active DOM is 168 days.

Arroyo Seco’s earlier sales activity was strong relative to its current inventory, but that does not mean the remaining homes are moving quickly. Its $710,000 sold median comes from five transactions and offers limited pricing context rather than evidence of appreciation.

Des Montes has six active homes and no sale during the full 12-week window. Without a recorded sales pace, months of supply cannot be calculated meaningfully.

Median active DOM is 163.5 days, and 67% of inventory—four of the six listings—is stale. The defining conditions are no recorded recent closings and extended exposure among much of the available inventory. There is no sold-price sample from which to draw a neighborhood pricing conclusion.

El Salto has three active homes and two sales over 12 weeks, producing 4.5 months of supply. That falls in balanced-to-active territory mathematically, but two transactions are too few to make the reading dependable.

Median active DOM is 123 days, and two of the three listings are stale. As elsewhere in the zone, neither sale occurred during the latest four weeks. No sold-price median is reported because the sample is too thin.

The combined 5.6-month figure therefore masks different situations: Arroyo Seco supplied most of the earlier closings, Des Montes recorded none, and El Salto’s calculation rests on just two transactions. All three now share a four-week period without a closing and a substantial older-inventory component.

Property-Type Context

All 13 active listings and all seven sales are single-family homes. No condominium, townhome, manufactured home, mobile home, Earthship or other residential inventory or sales were recorded in the supplied area figures.

The differences within this report are therefore geographic and property-specific, rather than a contrast between detached and attached housing markets.

Bottom line

Arroyo Seco, Des Montes, and El Salto calculate at 5.6 months of supply over 12 weeks, but that headline should not be mistaken for strong current momentum. The latest four weeks produced no closings, and 69% of the remaining homes have been available for at least 90 days.

For sellers, the earlier 100.0% list-to-sale ratio is evidence of strong outcomes among a small group that closed—not a promise for today’s older listings. Current competition and buyer response matter more than the combined supply figure alone.

For buyers, leverage will depend on the individual listing and location. Arroyo Seco has a small available selection and the strongest earlier transaction count, while Des Montes has six listings without a recent sale. The closing pause and older inventory warrant careful investigation, but they do not establish that every seller will negotiate on the same terms.

Social caption version

Arroyo Seco, Des Montes, and El Salto have 13 active homes and seven sales over 12 weeks, producing 5.6 months of supply—but no closing occurred in the latest four weeks. Nine of the 13 listings have been available for at least 90 days. Arroyo Seco accounted for five earlier sales, while Des Montes recorded none, making the local differences more useful than the combined supply figure alone.