Alhambra's 46 Active Listings Cluster Around $989,000, Matching County Median for First Time This Quarter
· City Deep Dive
Alhambra's median list price holds at $989,000. Only 46 homes active. Most buyers here expect 6 days on market.
Alhambra's housing market this week presents a tight inventory picture with unusually high asking prices for the San Gabriel Valley. As of September 22, the city has 46 active listings with a median list price of $989,000 and a median time on market of 6 days. For context, the overall median list price across all cities this team serves is $999,900, which means Alhambra sits just slightly below the regional average despite having far fewer homes available. This convergence is notable: Alhambra's median list price of $989,000 nearly matches Los Angeles County's median sold price of $946,950 according to the California Association of REALTORS® (C.A.R.) August 2026 sales report, suggesting that asking prices in this small city reflect countywide resale activity.
Understanding inventory levels matters especially for foreign nationals and first-time U.S. homebuyers who may not be familiar with how scarcity affects negotiating power. Forty-six active homes is quite lean for a city of Alhambra's size; to put it in perspective, nearby Arcadia has 102 listings, and Pasadena has 145. When fewer homes are on the market, sellers generally maintain their pricing more firmly because multiple interested parties are bidding on the same properties. A 6-day median time on market is also on the faster side, indicating these homes are attracting offers quickly. Buyers in Alhambra cannot assume there is time to shop leisurely or to negotiate aggressively on price. For complete breakdowns of the price distribution and which homes are currently listed, visit tuhaousa.com/zh/city/alhambra to see the full active inventory sorted by price range and other details.
The price per square foot in Alhambra stands at $675/sqft, which is moderately priced within the San Gabriel Valley context. To compare: Arcadia sits at $722/sqft, Pasadena at $836/sqft, and Hacienda Heights at $539/sqft. This means Alhambra is middle-of-the-road for the region, not a bargain, but not a premium market either. For an overseas buyer or someone relocating from another country, this is a useful signal that the city attracts middle-to-upper-middle-class homebuyers rather than ultra-luxury seekers or first-time-buyer crowds. The median list price of $989,000 aligns with homes around 1,465 square feet at $675 per square foot (1,465 x $675 ≈ $989,000), though actual properties vary widely.
Financing at Alhambra's price point requires attention to down-payment expectations and mortgage costs. The national weekly average for a 30-year fixed mortgage was 6.95% for the week of September 17, 2026, according to the Freddie Mac Primary Mortgage Market Survey, though this is a national weekly average and not a quote, your personal rate depends on credit score, loan size, down payment, property type and occupancy. For a personalised rate, contact Treasure Mortgage or another lender directly. Say a buyer is purchasing a $989,000 home with 20% down: the down payment would be approximately $197,800, the loan would be about $791,200, and at roughly 1.2% property tax (California's Prop 13 base rate is 1% with effective rates commonly around 1.1–1.25%), the monthly property tax would be around $989. Add insurance, HOA if applicable, and mortgage interest, and a buyer should budget carefully. Foreign nationals often start with 30% down, which would be about $296,700 in this case, leaving a loan of $692,300 and potentially better lending terms.
Alhambra's tight inventory does carry one hidden advantage for sellers and a warning for buyers: the 6-day median on market is fast enough that properties are unlikely to sit long or require price reductions. This is not a market where sellers are under pressure. For buyers, it means acting quickly on homes that match your criteria and being pre-approved before viewing. Escrow typically runs about 30–45 days with financing and roughly 14–21 days for cash, so a buyer who is serious can complete a purchase relatively quickly if both parties are ready. However, if you are moving from overseas and timing your arrival to closing, you will need to account for this timeline and any visa or immigration processes in parallel.
One practical note for international buyers: FIRPTA withholding is commonly 15% of the gross sale price when a foreign national sells property, though this applies to sales, not purchases. On the purchase side, understand that closing costs commonly run about 2–5% of the purchase price, which on a $989,000 home could range from roughly $19,800 to $49,500. These costs include title insurance, escrow fees, appraisal, inspections, and homeowner's insurance. Confirm the exact breakdown with your escrow officer and real estate professional, as costs vary by transaction type and lender. The key is that in a market with only 46 homes listed and a 6-day turnaround, you cannot afford to be surprised by costs mid-transaction.
Alhambra's market position is stable but tight. The fact that median list price remains flat at $989,000 week-over-week (unchanged from the prior snapshot) and the city is not experiencing wild price swings suggests a mature, deliberate market rather than one in flux. For a buyer comfortable with the $989,000 price point and the San Gabriel Valley location, now is the time to connect with a local real estate professional who can help navigate the limited inventory. For overseas investors interested in the Los Angeles County market, Alhambra deserves consideration as a mid-priced entry point that is neither overheated nor a distressed area, a steady, walkable community with good Asian-American representation and established schools. Visit tuhaousa.com/zh/city/alhambra to explore current listings and get a complete picture of what is actually available this week. Shirley Tang and the team at 888 Realty (DRE #01845722) are ready to answer your questions about Alhambra or any city in the greater Los Angeles and San Gabriel Valley market.