September Home Sales Show Mixed Signals for SoCal Buyers and Sellers
· Market Insight
C.A.R.'s September data shows where prices are firming and where buyers gain leverage. Know your county before you make an offer.
The California Association of REALTORS® released its September 2026 sales report, and the picture across Southern California is not uniform. Los Angeles County saw its median price jump 6.6% month over month to $946,950, while Orange County's median pulled back 1.5% to $1,452,500, and Riverside County eased down 2.5% to $632,990. Year over year, though, Orange County is still up 4.9%, and San Diego County is up 6.3%, suggesting that earlier buying frenzy has cooled into a steadier pace. For a buyer or seller deciding whether now is the time to move, these county-level swings matter enormously, they tell you whether you are stepping into a market that just tightened or one that is slowly loosening.
Within our service cities, the story breaks down further. In the premium coastal and foothill zones, 尔湾, 帕萨迪纳, 亚凯迪亚, and 约巴林达, median list prices are holding firm with very little month-to-month movement. 尔湾 remains at $1,599,995, 帕萨迪纳 at $1,150,000, 亚凯迪亚 at $1,550,000, and 约巴林达 at $1,500,000. Homes in these cities are staying on the market longer: 尔湾 homes average 34 days, 亚凯迪亚 homes 34 days, and 钻石吧 homes 35 days. This extended listing period is what buyers have been waiting for. In a slower market, you have time to negotiate, to inspect thoroughly, and to walk away from a poor deal without losing the property to a competing offer.
Meanwhile, the Inland Empire and Riverside County are showing different dynamics. 河滨市 holds at $710,000 with 28 days on market, 科罗纳 at $769,950 with 33 days, and 安大略 at $651,465 with 29 days. These prices have moved almost imperceptibly month over month, and the days on market are moderate, not fire-sale speed but not frozen either. For a first-time buyer or a family stepping up from a smaller home, these Inland Empire prices and the steady inventory mean you have real options without extreme time pressure. The per-square-foot pricing in these areas, $372/sqft in 河滨市, $396/sqft in 科罗纳, $391/sqft in 安大略, also gives you more space for the dollar than you would find closer to the coast.
Interest rates remain elevated. According to the Freddie Mac Primary Mortgage Market Survey for the week of October 15, 2026, the U.S. national weekly average for a 30-year fixed mortgage is 7.4%, and for a 15-year fixed is 6.71%. These are national weekly averages, not quotes; your actual rate depends on your credit score, loan size, down payment, property type and whether the property will be owner-occupied or an investment. For a specific rate in your situation, contact a loan officer. As an example, suppose you are buying a home for $800,000 with 20% down, that is $160,000, leaving a loan amount of $640,000. At a 7.4% rate over 30 years, your monthly mortgage payment would be roughly $4,770, not including property tax, insurance and HOA fees. Property taxes in California typically run about 1.2% annually, which on an $800,000 purchase would be roughly $800 per month. These are estimates; your actual costs depend on the specific property, your down payment size and your credit profile.
Foreign buyers and those without conventional U.S. credit should know their options. A foreign national buying in the U.S. can borrow with as little as 30% down and does not need a U.S. credit history, Social Security number or ITIN; the loan is passport-based. An F-1 student visa holder can buy and borrow. An H-1B worker uses the same loan programs as a U.S. resident. A tourist visa holder who is not physically in the U.S. can also purchase and finance. None of these buyers pay withholding taxes, that applies only to a foreign seller, and it is taken from the seller's proceeds, not charged separately to a buyer. Down payments can be documented gifts from family. For rates and terms specific to your immigration status, visit the rates page.
For sellers, the message is mixed by location. A seller in 亚凯迪亚 or the premium Orange County zones should understand that homes are taking longer to move; this is the time to price realistically, stage well, and perhaps offer closing-cost assistance to attract offers. A seller in 河滨市 or the lower-priced Inland Empire areas will face less pressure but should still position the home competitively. The 8.8-month unsold inventory statewide, according to C.A.R.'s September report, means we are not in a severe seller's market anywhere in California. On the other hand, we are not in a buyer's market either; we are in a balanced market where preparation, pricing accuracy and the right financing partner make the difference.
The next step is clear: if you are thinking about buying or selling in the next few months, pull your county and your specific city data, get a current rate quote (not based on last week's news, but on today's credit and loan profile), and talk to a REALTOR® who knows your neighborhood's particular inventory and pace. A seller who lists now needs to understand that 30 to 35 days on market is normal in many premium areas, and a buyer who shops now can find leverage and time. Do not wait for rates to drop or for inventory to vanish; both are less likely than a gradual, grinding shift. Call Shirley Tang at 888 Realty to talk through what September's data means for your specific move.
Source: California Association of REALTORS® (C.A.R.), September 2026 sales report. https://www.car.org/marketdata/data/countysalesactivity
Mortgage rates: Freddie Mac Primary Mortgage Market Survey, week of October 15, 2026. https://www.freddiemac.com/pmms
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