Arroyo Seco / Des Montes / El Salto Market Snapshot

Buyer activity

No residential sales were recorded in the most recent four weeks. The broader twelve-week window contains three sales, so completed activity has been light. Zero recent closings does not establish an absence of showings, offers, or pending contracts; those measures are not included here.

The three completed sales had a median price of $874,000 and a median marketing period of 53 days. The sample is limited, and those medians should not be treated as a neighborhood valuation or an expected selling time for the homes currently available.

All 13 active listings and all three sales are single-family homes. There is no separate condo, townhome, manufactured-home, or Earthship activity in this snapshot to broaden the comparison.

Seller positioning

The median active listing has been on the market for 185 days, and the 75th-percentile reading is 306 days. With 11 of 13 listings already past the 90-day mark, sellers are competing within an inventory pool that has had considerable exposure.

The reported list-to-sale ratio is 94.7%, indicating negotiation below the list-price measure used in the report. Given the limited sales activity, it is a reference point rather than a standard discount to apply to every property.

The contrast between 53 median days on market for sold homes and 185 days for active listings is worth separating carefully. These are different groups of properties. The three homes that closed do not establish how quickly the remaining inventory will sell, and the figures alone do not explain why some properties sold while others remain available.

For sellers, the useful work is comparing a home’s price, condition, and features with relevant alternatives and completed sales. Extended exposure is a reason to reassess that positioning, not proof of a particular pricing error.

Local differences

Arroyo Seco has five active listings and two sales over the trailing 12 weeks, producing 7.5 months of supply. Median active DOM is 185 days, and 80% of listings have been marketed for at least 90 days. Its supply reading is lower than the combined zone’s, but two closings provide only a limited basis for judging conditions.

Des Montes has five active listings and no recorded twelve-week sales. Without a sale in that window, a finite months-of-supply figure cannot be calculated. Median active DOM is 241 days—the longest of the three sub-areas—and 80% of listings are at least 90 days old. The available evidence shows extended inventory exposure without a recent completed transaction, rather than establishing what current buyers are willing to pay.

El Salto has three active listings and one twelve-week sale, producing 9.0 months of supply. Median active DOM is 144 days, and all three listings have been on the market for at least 90 days. The supply calculation rests on a single closing, so one additional transaction would materially change the reading.

Bottom line

Buyers have time-exposed inventory to evaluate, but the small number of available homes means the right property may still have few direct alternatives. Sellers face limited recent closing evidence and should make careful, property-specific comparisons rather than anchor to the zone’s three-sale median. For homeowners assessing value, this snapshot is most useful as a picture of inventory and exposure—not as evidence that prices are moving in a particular direction.