Greetings: The first six months of 2026 show a real estate market that is finding its balance. After several years of rapid changes, the numbers indicate a period of stability. This report breaks down what is happening in Los Angeles County, the City of Los Angeles, and the entire Santa Clarita Valley.
The Big Picture for LA County
The broader Los Angeles County market has experienced a slight cooling trend. To get a clear picture, we must look at the difference between houses and condos. The median sale price for a single-family home in the county is now $910,000. This is a 1.6 percent decrease compared to the same time last year. For those looking at condos and townhomes in the county, the median price is approximately $675,000. Inventory remains tight. The number of active listings has shrunk by about 0.66 percent year over year. Homes are staying on the market longer. The median time to sell a home in the county is now 52 days. This is an increase of about 6.5 percent from last year. Buyers have more time to make decisions, while sellers need to be more patient.
Breaking Down the Regions:
(The market looks different depending on where you are.)
City of Los Angeles
In the City of Los Angeles, the median sold price is $1,048,500. This is a 1.55 percent drop from last year. Listing prices have seen a more significant adjustment, down about 7 percent. This suggests that sellers are pricing their homes more realistically to attract buyers in a slower market. The city remains a balanced market where supply and demand are roughly equal.
Santa Clarita Valley
Santa Clarita continues to be a large and independent driver of the local economy. To understand this market, you should look at the difference between houses and condos. The median sale price for a single-family home in Santa Clarita is $870,000. For those looking at condos, the median price is $581,000. Santa Clarita is moving faster than the rest of the county. Homes go to pending in about 21 days. While overall prices are down slightly, demand remains steady. There are about 772 homes for sale in the area. Buyers in Santa Clarita are often looking for the balance of space and community that this valley provides. According to Mark Bolender of RE/MAX, "there is a 4.5 month supply of homes. This is a healthy market and not crazy in this valley.
The Palisades Shift and Migration South
One of the most notable trends in the Westside involves Pacific Palisades. The devastating Palisades Fire in early 2025 changed the local landscape. Many homeowners who were displaced or affected by the fire chose not to rebuild or stay.
A significant number of these residents migrated to other coastal communities. We saw many move just down the coast to Manhattan Beach, where the median price for a single-family home has reached $3.8 million. Others migrated further south into Orange County. They specifically moved to areas like Newport Beach and Laguna Beach. This migration helped drive prices in Newport Beach to new highs. The median price for a house in Newport Beach is now $4.9 million, while the median price in Laguna Beach is $3.1 million. Even for those looking at condos in these areas, prices remain premium, with Newport Beach condos clearing a median of $1.5 million. In Los Angeles, this shift has led to a normalization of the Westside market. The artificial volatility caused by the fire is fading. We see a more predictable environment for buyers and sellers in these coastal neighborhoods.
Santa Monica Market Update
Santa Monica remains a premium destination with its own unique rhythm. To understand the prices here, you must look at the difference between single-family homes and condos. The overall median sale price is approximately $1.7 million, but this number is heavily influenced by the high volume of condo sales.
For single-family homes, the market is much higher. The median sold price for a house in Santa Monica is now $3,850,000. If you are looking for a condo, the median price is closer to $1.2 million. This distinction is vital for anyone trying to enter this coastal market.
Turnover in Santa Monica is steady but deliberate. Properties are selling in an average of 52 days. This matches the broader county average but is slower than the fast-paced market in Santa Clarita. Buyers here are often paying close to the asking price, with a sale-to-list ratio of about 98 percent. This indicates that while the market is not overheated, demand for coastal living remains very strong.
What This Means for You
The market has flat-lined in many ways. Listings, median prices, and the number of sales are all showing minimal growth or slight declines. This is not a crash. It is a return to a more traditional market pace. If you are selling, your home must be priced correctly from the start. If you are buying, you have more leverage than you did two years ago. Inventory is still low, which prevents prices from dropping significantly. I am watching these trends closely to ensure you have the best information. My goal is to make the process easy for you to navigate. Please reach out if you want to discuss how these numbers affect your specific goals. I'm at 310-857-4956 for a free consultation.
