The August 2025 numbers are in for the San Fernando Valley, and the story they tell is one of contrast. Single family homes and condominiums are following different tracks, and both buyers and sellers need to understand what’s driving today’s conditions. Reality, the market is more balanced than it has been for several years. I’ve said it numerous times “Buyers chase the market up, Sellers chase it going down”. Today both sides need to be realistic.
Condominiums – More Choices, and Slower Movement
The condo market has shifted toward higher inventory and slower sales momentum.
- Median Sale Price: $620,000, up +2% year-over-year
- New Listings: 310, up +17% YOY
- Active Listings: 883, a +54% surge YOY
- Pending Sales: 105, down -31% YOY
- Closed Sales: 167, a modest +3% YOY
- Average Days on Market: 47 days (up 17 days from last year)
- Months of Inventory: 5.3 months a clear sign of a more balanced, even leaning toward a buyer’s market
Takeaway: Buyers now have significantly more condo choices than a year ago, and sellers are facing longer marketing times and increased competition. Many HOAs have major issues. Procuring complex insurance and maintenance has an issue. Rising HOA dues, special assessments, and low reserves create a financial strain on owners, and create problems getting “A” paper financing. Well priced and well presented condos with a solid HOA will still sell, but aggressive pricing is no longer optional. Potential buyers must evaluate the HOAs financial stability.
Single Family Homes – Prices Rising, Sales Slowing
The single family home market is showing price stability, but transaction volume is slipping and time on market lengthening.
- Median Sale Price: $1,140,000, up +6% YOY
- New Listings: 787, down -13% YOY
- Active Listings: 1,970, a modest +5% YOY increase
- Pending Sales: 372, down -32% YOY
- Closed Sales: 462, down -20% YOY
- Average Days on Market: 37 days (up 10 days from last year)
- Months of Inventory: 4.3 months – still tighter than the condo market
Takeaway: Even though sales volume has dropped significantly, the median price is stable. This is a classic case of demand holding firm for well located, properly priced homes, even as affordability challenges weigh on buyers. Sellers who think they can “test the market” with overpricing are finding properties sit longer, and taking large price reductions, if they want the property to sell.
What This Means for Buyers and Sellers
- For Buyers:
You now have leverage, especially in the condo market. More inventory and longer days on market mean you can negotiate better terms, but don’t wait forever if rates adjust or sellers start pulling listings, that leverage can shrink quickly. - For Sellers:
It’s no longer enough to simply put a property on the MLS and wait for offers. Strategic pricing, property presentation, and marketing matter more than ever. The right preparation can mean the difference between selling in 14 days versus sitting on the market for months.
Final Thoughts
The San Fernando Valley market is in a transitional phase. Prices are resilient, but sales volume is under pressure. Buyers have more negotiating power than in recent years, while sellers need to recalibrate expectations to today’s market reality.
If you’re considering buying or selling in the Valley or any of the local regions, let’s connect. I’ll help you evaluate your options with today’s conditions in mind, whether you’re trying to maximize your sale price, find the right buy, or simply make sense of the numbers.
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)
BRE #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
Leave a Reply