Pasadena Inventory Holds Steady at 107 Listings While Median Price Stays at $1,239,000
· City Deep Dive
Pasadena's 107 active listings and $1,239,000 median list price remain unchanged this week, signaling a balanced market for buyers and sellers.
Pasadena's real estate market this week presents a picture of stability that tells an important story for both buyers and sellers. The city maintains 107 active listings with a median list price of $1,239,000, unchanged from the previous week. While no movement might sound boring on the surface, in a Southern California market where prices and inventory often shift week to week, this constancy suggests equilibrium. Days on market remain at 4, meaning homes are moving at a steady pace without urgency on either side of the transaction. This is very different from the volatility you see in some neighboring markets, and it matters if you are trying to time your purchase or understand what your money will buy.
To put Pasadena into regional perspective, it sits between Arcadia to its west and several inland communities to the east. Arcadia currently shows 84 active listings at a $1,328,000 median, while Irvine in Orange County has 404 active listings at $1,780,000. Pasadena's $820 per square foot (median price per sqft) sits in the middle of this range, making it attractive to buyers who want a well-established San Gabriel Valley address without the highest per-square-foot cost of the most expensive neighborhoods. The inventory level of 107 is moderate by regional standards: it is higher than Arcadia's 84 but lower than Irvine's 404. For a buyer, moderate inventory means you have real choice without feeling rushed; for a seller, it means your home is not competing against dozens of identical listings.
What does this stability mean for your decision-making? If you are a buyer, the flat pricing and steady inventory suggest this is not a panic market. You can take time to inspect, to get your financing in order, and to understand the neighborhood without fear that prices will spike sharply tomorrow. Escrow typically runs about 30-45 days with financing once you make an offer, so factoring that into your timeline is important. If you are a seller, the unchanged median price is neither good nor bad news; it reflects what homes are actually achieving in contract, not what you hope to get. The market is not pushing prices up, but it is also not deflating them. Your competitive advantage lies in condition, location within the city, and accuracy of your listing price.
Interest rates remain at 6.76% for a 30-year fixed loan as of the week of 2026-09-10, according to the Freddie Mac Primary Mortgage Market Survey. This is a national weekly average, not a quote for your specific situation, your actual rate will depend on your credit score, loan size, down payment, property type and occupancy status. For a personalized quote reflecting current market conditions and your financial profile, Treasure Mortgage can run real numbers. To understand what monthly payment feels realistic for you, suppose a $1,239,000 purchase in Pasadena with 20% down: your down payment would be about $248,000, the loan would be $991,000, and at 6.76% that payment is roughly $6,400 per month before property taxes and insurance. Property tax under California's Prop 13 base rate of 1% of assessed value typically runs about 1.1-1.25% in practice, so on a $1,239,000 assessed value you would pay roughly $1,350–$1,550 per month. These are generalizations; your actual numbers depend on many factors and should be confirmed with a lender.
When you are ready to make an offer, timing matters less in a stable market but execution matters more. Your offer letter, proof of funds, and responsiveness to inspection requests will set you apart. Closing costs commonly run about 2-5% of the purchase price, so budget about $25,000–$60,000 on top of your down payment just for that line item. If you are a foreign national, lenders generally look for a minimum of 30% down, which would be roughly $372,000 on this price point. If the property involves a seller who is a foreign national, FIRPTA withholding is commonly 15% of the gross sale price, which your escrow officer will manage. None of these specifics are one-size-fits-all; confirm all of them with your lender and title company well before you get to the closing table.
For current market conditions in Pasadena, including active listings broken down by price range, days on market by neighborhood, and the full distribution table, visit tuhaousa.com/zh/city/pasadena. This tool will show you exactly where the 107 homes are, what they cost per square foot, and how fast they are selling. You will also see comparable data for nearby cities so you can make an apples-to-apples choice about where your money goes furthest. The data updates regularly, so you can track whether the stability you see this week holds into next week or whether movement starts.
Pasadena's flat week is not a signal to rush or to wait. It is a signal that the market is pricing homes fairly and that both buyers and sellers have time to make deliberate choices. Whether you are shopping for your primary residence, an investment property, or looking to understand what your current home might be worth, this is the right moment to get professional guidance. Reach out to Shirley at 888 Realty to discuss your specific situation, timeline, and goals in Pasadena or any of the markets we serve.