Arcadia's median list price slipped from $1,568,500 to $1,538,000, and homes now sit 42 days
· City Deep Dive
Arcadia's median list price fell to $1,538,000 and homes take 42 days to move. What that means for your offer.
If you are asking whether Arcadia is a seller's market or a buyer's market this week, the numbers lean toward buyers having more room to negotiate. In our MLS feed for ZIP 91006 there are 165 active listings, the median list price is $1,538,000, and the median days on market is 42. The previous snapshot for the same ZIP showed a median list price of $1,568,500, so the typical asking price has come down a little rather than up. This is not a collapse, and it does not mean every house is discounted. It means a buyer who walks in at this price level is not forced to compete in the rush that defines a hot market.
Let us define the terms, because a local would take them for granted. The list price is what the seller asks, not what the buyer finally pays. Days on market counts how long a home has been publicly for sale before it goes under contract, and the median is the middle value, so half the homes sold faster and half slower. Price per square foot divides the price by the interior living area, and it is the fairest way to compare a large house with a small one. For Arcadia, the median is $682 per square foot this week.
Context makes the 42 days meaningful. Across all the cities in our feed, the overall median days on market is 27, so Arcadia is moving more slowly than our whole service area. Diamond Bar sits at 43 days, Irvine at 38 days, Yorba Linda at 33 days and Pasadena at 28 days. On price per square foot, Arcadia's $682 compares with $765 in Pasadena and $785 in Irvine, while Diamond Bar is at $550. Irvine's median list price is $1,600,000 and Yorba Linda's is $1,495,000, so Arcadia sits between them. These are listing figures, not sold prices, so treat them as a map of asking behavior and not a promise of what a home will fetch.
What does a buyer's edge look like in practice? In the U.S., an offer is rarely just a price. It usually includes contingencies, which are conditions that let you walk away if the home inspection finds a serious problem, if the appraisal comes in below your price, or if your loan is not approved. In slower markets buyers can more often keep these protections, ask the seller to pay part of the closing costs, or offer below the asking price. Whether that works on a specific home depends on how long it has been listed, how it is priced against similar homes, and how motivated the seller is. Ask us for recent comparable sales, because that is the evidence a smart offer is built on.
Here is a worked example with round numbers. Suppose you buy a home in Arcadia for $1,500,000 and put 20% down. The down payment is $300,000 (0.20 x $1,500,000), so the loan is $1,200,000. California property tax starts from a base rate of 1% of the assessed value, and the effective rate is commonly around 1.1-1.25%, so at about 1.2% the tax is roughly $18,000 a year, or about $1,500 a month (0.012 x $1,500,000 / 12). Closing costs commonly run about 2-5% of the purchase price, which here would be roughly $30,000 to $75,000. Your own figures will differ, so confirm them with a lender and with us.
On financing, the Freddie Mac Primary Mortgage Market Survey for the week of 2026-11-05 shows a U.S. average of 7.18% for a 30-year fixed loan and 6.57% for a 15-year fixed loan. These are national weekly averages, not quotes for you. An individual rate depends on credit score, loan size, down payment, property type and occupancy. Conventional lenders generally look for a credit score of 620 or above, with better pricing at 740 and up. For a personalised quote, please contact Treasure Mortgage.
If you are buying from overseas, you can still borrow. A foreign-national loan, for a buyer with no green card or U.S. status, generally starts at 30% down. On a $1,500,000 purchase that would be $450,000 (0.30 x $1,500,000). The loan is based on your passport, so you do not need a U.S. credit history, a Social Security number or an ITIN. For current rates on these programs, please see https://tuhaousa.com/rates/ and do not rely on any figure you see elsewhere. Escrow, the neutral period when a third party holds the funds and paperwork until closing, typically runs about 30-45 days with financing and roughly 14-21 days for cash.
The full distribution table and the current active homes are on tuhaousa.com/zh/city/arcadia, and it is worth looking there before you decide on a price range. A market that leans toward buyers is useful only if you know which homes have been listed longest and where the asking price sits against similar homes. If you want a plain-language walk-through of how an offer, an inspection and a closing work in the U.S., message Shirley and we will go through it step by step in English or Chinese.
Want the numbers for your own situation? Text (626) 202-9573 (texting is fastest), call, or add ShirleyT611 on WeChat.