The San Fernando Valley housing market continues its gradual transition from the heated pace of the pandemic years to something more balanced… for many, a bit more complicated. Buyers are seeing the most inventory in over a decade, while sellers are learning that pricing strategy and presentation matter more than ever. Rates have stabilized somewhat, but affordability remains a defining pressure point for Southern California real estate. 2025 has been interesting. We didn’t have the normal buying season during the spring and early summer months. Economic uncertainty with job retention and tariffs kept potential buyers on the sideline. Meanwhile as mortgage rates have been coming down, buyers are showing more interest.
Single-Family Homes – San Fernando Valley
Key Metrics (September 2025 vs 2024)
- Median Sale Price: $ 1,150,000 (+13%)
- New Listings: 837 (−16%)
- Active Listings: 1,987 (−1%)
- Pending Sales: 371 (−28%)
- Closed Sales: 535 (+11%)
- Average Days on Market: 36 days (+9 days YoY)
- Months of Inventory: 3.7 months
Across the Valley, momentum has slowed from the frantic pace of 2022–23. The single family segment continues to demonstrate decent price appreciation even as activity cooled. Some sellers are holding tight to their low rate mortgages. For some, life elements make them move on. Buyer demand remains sufficient to support price gains. Inventory at 3.7 months allows for a more balanced market. The market where days on market was running about two weeks, wasn’t healthy. Sellers who prepare and price intelligently continue to succeed, while buyers gain the ability to negotiate price or seller credits without facing bidding wars every time.
Condominiums & Townhomes – San Fernando Valley
Key Metrics (September 2025 vs 2024)
- Median Sale Price: $ 594,000 (−4%)
- New Listings: 354 (+40%)
- Active Listings: 942 (+58%)
- Pending Sales: 122 (−18%)
- Closed Sales: 176 (+39%)
- Average Days on Market: 45 days (+12 days YoY)
- Months of Inventory: 5.4 months
The Valley’s condo sector has become distinctly more buyer friendly price wise, but “scary”. Inventory has surged more than 50 percent year over year, mostly because of HOA issues. I’ve blogged on it many times in the past. Always check HOAs economic viability. Condo complexes and HOA have several issues that didn’t exist a couple years ago. There must be some caution and proper analysis made before considering buying into an HOA. Well managed HOAs can be fine. Those poorly managed can have insurance issues, large special assessments, or drained their reserves can be a “nightmare” (Sorry, had to stick some Halloween puns in there)
The 14 year high in active listings across the Valley signals a genuine shift. We’re no longer in a shortage so extreme that anything sells immediately. We’re in a marketplace that rewards skill, preparation, and realism. Yet the fundamentals of Los Angeles real estate remain strong. Limited new construction capacity, enduring demand, and lifestyle appeal continue to support long term values. In Ventura County’s Simi and Conejo Valleys, the pattern is similar of steady pricing, modest buyer volume, and continued interest from move-up and relocation buyers seeking space and stability.
The era of “list on Friday, sold by Monday” is largely over. Pricing within the current comparable range, rather than ahead of it is essential. Buyers today have both more homes to compare and less financial flexibility, which makes presentation, condition, and marketing quality decisive. Professional staging, high-impact photography, and local market expertise can bridge that gap between interest and offers. Price aggressively, or be prepared for longer marketing times and some negotiation on terms. Willingness to offer small concessions can make the difference between sitting and selling. Take note new housing developers have been buying down mortgage rates to entice buyers. Existing owners have the ability to do the same.
We’re in a more mature phase of this real estate cycle. One defined by moderation rather than momentum. That’s not bad news. It’s an opportunity for well informed buyers and sellers to make strategic moves without the chaos of the last few years. Whether you’re weighing a purchase, a sale, or a refinance, the key is understanding how today’s inventory, investment properties and rate environment align with your goals.
If you’re considering a move or simply want to discuss what these numbers mean for your specific scenario, I’m always available to help interpret the data and plan a smart approach.
If you are in the Los Angeles area, and have any questions or real estate sales or financing needs, feel free to contact me
Ron Henderson GRI, SRES, SFR, RECS, CIAS, CREN, GREEN
President/Broker
Multi Real Estate Services, Inc.
Gov’t Affairs Chair – Southland Regional Association of Realtors (2025)
Gov’t Affairs Chair – California Association of Mortgage Professionals (2017-2018)
Chairman – OutWest Marketing Meeting (Real Estate Education)
DRE #00905793 NMLS #310358
www.mres.com
ronh@mres.com
Specialist in the Art of Real Estate Sales and Finance
Real Estate market, mortgage rates, Los Angeles, San Fernando Valley, Conejo Valley, Simi Valley, Woodland Hills, West Hills, Calabasas, Chatsworth
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