El Prado / Blueberry Hill / Colonias Market Snapshot

Buyer activity

Four properties sold over the past four weeks, compared with five in the October 11 snapshot. The trailing twelve-week total also declined by one, from 17 to 16. Both windows contain fewer completed sales in the current report, but their overlapping, shifting dates do not establish a sustained slowdown.

The sixteen-sale median price was $570,500, down from $610,000 in the prior report. Median sold time on market was nearly unchanged at 99 days, compared with 100. The lower price median describes the current group of completed transactions; it does not show that comparable homes lost that amount of value.

Single-family homes account for 44 active listings and 13 of the 16 sales. Their median sold price was $663,500, with a median marketing period of 100 days. Last week’s snapshot contained 43 active single-family homes and 14 sales, so this category now has slightly more available inventory against a smaller rolling sales count.

Condo and townhome inventory declined from 11 to 10 listings, with two twelve-week sales. Manufactured and mobile homes account for two active listings and one sale, while one Earthship is available with no recorded sale. Those smaller sold samples do not support useful price-median comparisons.

Seller positioning

Thirty-nine listings have been on the market for at least 90 days, up from 38 in the prior report. That represents 68% of active inventory. Median active DOM increased to 132 days, and the 75th-percentile reading increased from 227 to 234 days.

The available inventory therefore remains heavily weighted toward homes with established market exposure. For sellers, the practical issue is how their property compares with alternatives buyers have already had time to consider.

The reported list-to-sale ratio is 90.0%, close to last week’s 89.9% reading. It indicates negotiation below the list-price measure used in the report, but the small difference between those readings is not evidence of a change in seller leverage. Nor does the ratio establish a standard discount from an original asking price.

Local differences

El Prado has 18 active listings, one more than last week, while its twelve-week sales count remains four. Calculated supply increased from 12.8 to 13.5 months. Median active DOM is 145.5 days, and 78% of listings have reached at least 90 days on market. The slightly lower median exposure and stale percentage do not offset the fact that there is more inventory against the same closing count.

Blueberry Hill again has 10 active listings and six twelve-week sales, maintaining 5.0 months of supply. Its inventory-to-sales balance remains the lowest-supply reading within the combined area. At the same time, median active DOM increased from 145 to 152 days, and the share of listings at 90 days or more rose from 70% to 80%. A comparatively active sales record and older available inventory can coexist.

Upper Colonias has 16 active listings and four twelve-week sales, compared with 17 listings and five sales in the prior report. Despite the smaller inventory count, calculated supply increased from 10.2 to 12.0 months because the sales count also fell. Median active DOM is 131.5 days, and 69% of listings are at least 90 days old. Buyers still have considerable selection relative to recent closings.

Lower Colonias is unchanged at 13 active listings and two twelve-week sales, producing 19.5 months of supply. Median active DOM increased from 66 to 73 days, while the stale share held at 46%. Its inventory is younger by the median than the other sub-areas, but two closings remain a thin basis for judging demand or pricing.

Bottom line

The combined area has the same number of homes available as last week, slightly fewer rolling sales, and longer median active exposure. That supports a somewhat higher supply reading, rather than enough evidence to declare a lasting change in direction. Buyers should distinguish Blueberry Hill’s lower supply from the more heavily supplied neighboring areas. Sellers and homeowners assessing value should focus on the relevant sub-area, property type, and comparable homes rather than treat the lower zone-wide sold median as a change in their own property’s value.