Santa Cruz & Monterey Counties Market Update — August 2026

The latest data is in for July 2026, and the picture is clear: both Santa Cruz County and Monterey County are showing telling shifts in inventory, pricing, and how fast homes are moving. Whether you are thinking about buying, selling, or just staying informed about your property's value, I have been tracking these numbers closely so you do not have to.

My name is Kieron Bery. I am a REALTOR and Pricing Strategy Advisor with Century 21 Masters, and I have been helping families across Santa Cruz and Monterey Counties buy and sell homes for over 12 years. I want you to make informed decisions, and that starts with the most current data available. Here is what the numbers are telling us this month.

Santa Cruz County: Key Statistics

The Santa Cruz County Association of Realtors has released complete data for July 2026, and the market is showing competitive conditions with rising inventory compared to earlier this year.

What is the median home price in Santa Cruz County right now?

The median single-family home sale price in Santa Cruz County reached $1,395,500 in July 2026, based on 142 closed sales recorded by the Santa Cruz County Association of Realtors. The average sale price came in at approximately $1,502,316. Early August data (127 sales through mid-month) shows a median of $1,394,000 and an average of $1,545,858, suggesting prices are holding steady in a stable range.

For condos and townhomes, the July 2026 median was $810,000 on 27 closed sales, with an average of $792,925. August data so far shows 29 sales with a median of $895,000. This is an important indicator for buyers looking at attached homes as a more accessible entry point into the market.

How fast are homes selling?

Homes in Santa Cruz County averaged 29 days on market in July 2026. That is a brisk pace, down from 49 days in August's partial data, reflecting the typical seasonal rhythm. Well-priced, well-presented homes in desirable neighborhoods are attracting offers within two to three weeks. The sales-price-to-list-price ratio remains healthy, with most homes selling at or very near asking price.

What is inventory looking like?

Active inventory jumped to 552 homes in July 2026, with 216 new listings coming on the market. That is the highest inventory level we have seen in a while, and it represents a meaningful increase in choice for buyers. Early August shows inventory settling back to 506 active listings with 143 new listings, which is more typical for this time of year.

The takeaway: buyers have more options than they did earlier this year, but inventory is still well below historical norms. For context, the long-term average inventory in Santa Cruz County is over 680 homes. We are not there yet.

How many homes sold last month?

A total of 142 single-family homes closed escrow in Santa Cruz County in July 2026, along with 27 condos and townhomes. Early August data shows 127 single-family closings and 29 attached homes through the first half of the month. Buyer demand remains solid, and the market is absorbing new listings at a healthy pace.

Neighborhood-by-Neighborhood Price Snapshot

Here is how median home values and market conditions break down across the communities I serve every day:

Aptos: Median sale prices in the $1.35 million to $1.6 million range. MLSListings data shows a median of approximately $1,595,000, reflecting a market that includes luxury coastal properties. Homes near Seacliff, Rio Del Mar, and the Aptos Village area continue to be among the most sought-after in the county.
Capitola: Median values around $1.5 million, up roughly 14% year-over-year according to Redfin. The village-by-the-sea lifestyle and walkable downtown keep demand strong in this tight-knit coastal community.
Soquel: Median prices in the $1.2 million to $1.47 million range, with some sources showing year-over-year appreciation of 4% to 17%. Larger lots and family-friendly appeal continue to attract buyers, especially those with children.
Santa Cruz (city): Median prices stabilized between $1.2 million and $1.3 million throughout 2025 and into 2026. The Westside, midtown, and coastal neighborhoods command a premium, while areas further from the water offer more accessible price points.
Watsonville: The most affordable entry point in Santa Cruz County, with median single-family home prices around $800,000 based on the 2025 annual MLS report. Zillow's current home value index is approximately $833,282, up modestly year-over-year. For first-time buyers and those looking for more space per dollar, Watsonville remains an excellent option.
Scotts Valley: Median prices in the $1.3 million to $1.4 million range, with some reports showing year-over-year appreciation of 7% to 17%. The "above the fog" climate, top-rated schools, and access to redwood parks continue to drive demand from families.

Each of these neighborhoods has its own micro-market dynamics. In Aptos and Capitola, coastal luxury properties drive averages higher. In Watsonville, you find genuine value for buyers who want to put down roots in Santa Cruz County. Understanding those differences is where local knowledge makes all the difference.

Monterey County: Key Statistics

Monterey County is showing a market that is more balanced than Santa Cruz County, with active buyer demand and a steady supply of listings.

What is the median home price in Monterey County right now?

The median single-family home sale price in Monterey County was $955,000 in July 2026, based on 167 closed sales recorded by MLSListings. That is down 2.6% over the past three months, reflecting a market that has eased from the higher median prices seen in late 2025 (when the median reached $1,019,000 in September 2025).

For condo and townhome buyers, Monterey County offers a more affordable entry point, though specific July medians for attached homes were not available at the time of this report.

How fast are homes selling in Monterey County?

Homes in Monterey County sold in a median of 19 days in July 2026. That is notably faster than earlier in the year and reflects strong buyer demand in the summer market. The sales-price-to-list-price ratio held at approximately 98%, indicating that most homes are selling slightly below asking but within a very narrow range of their list price.

What is inventory like in Monterey County?

Active listings in Monterey County stood at 470 homes in July 2026. That is a healthy level of inventory, and it gives buyers more options to consider than they would find in Santa Cruz County. With 167 homes sold in the month, the market is absorbing inventory at a steady pace.

How many homes sold in Monterey County last month?

Approximately 167 single-family homes closed in Monterey County in July 2026. That represents solid buyer activity and a market that continues to function well for both buyers and sellers.

What These Numbers Mean for Buyers

For buyers in Santa Cruz County, the story is nuanced. Inventory has increased significantly from the lows of early 2026, giving you more homes to tour and consider. With 552 active listings in July, you have choices you did not have six months ago. But homes are still selling in under 30 days on average, so when you find the right property, you need to be ready to act.

Condos and townhomes represent a real opportunity. With a July median of $810,000, attached homes in Santa Cruz County offer a more accessible price point than single-family homes. If you have been priced out of the single-family market, this is worth a serious look.

For buyers in Monterey County, conditions are the most favorable they have been in recent years. With 470 active listings and homes selling in 19 days at 98% of asking price, you have negotiating room. The median price of $955,000 is below Santa Cruz County's median, and inventory is plentiful by comparison. If you are looking in communities like Royal Oaks, Seaside, or the more affordable pockets of the county, now is an excellent time to explore your options.

What These Numbers Mean for Sellers

For sellers in Santa Cruz County, the market remains favorable, but the playbook matters more than ever. With inventory at 552 homes in July, buyers have options. If your home is priced competitively from day one, staged well, and marketed effectively, you can still expect offers within the first two to three weeks. Homes that miss the mark on pricing, however, are sitting longer and often require adjustments.

As a Pricing Strategy Advisor (PSA) with over 12 years in this market, I cannot emphasize this enough: the first two weeks of your listing are when you capture peak buyer attention. Price it right from the start, and you create urgency and competition. Price it high to test the market, and you risk losing that momentum.

For sellers in Monterey County, the market is more balanced. With prices down slightly year-over-year and inventory sitting at a healthy 470 homes, pricing strategy is critical. Homes that are well-prepared and realistically priced are still selling in under three weeks. The key is working with an agent who understands the local comps and can position your home effectively.

Market Outlook: Where Are We Headed?

Santa Cruz County is trending toward a seller's market that is gradually softening. With 552 active listings in July, we have more inventory than we have seen in months, but the 29-day average days on market and stable median prices tell me demand is still strong. We are moving toward a more balanced market, but we are not there yet.

Monterey County is closer to a balanced market. The median price of $955,000, coupled with 470 active listings and a 98% sale-to-list ratio, points to conditions that favor neither buyers nor sellers overwhelmingly. This is a healthy market where preparation and pricing strategy determine outcomes on both sides.

The wild cards remain mortgage rates and the broader economy. If rates decline meaningfully, we could see a surge of buyer demand that tightens inventory across both counties. If rates hold steady or rise, we may see the market continue its gradual shift toward balance. What I tell every client: you date the rate, you marry the house. If you find the right home at a price that works for your budget, the financing can be addressed over time.

Frequently Asked Questions

Is now a good time to sell in Santa Cruz County?

Yes, if your home is priced and presented strategically. With 552 active listings in July, buyers have more choices than they did earlier this year. Homes that are priced right, staged well, and marketed effectively are still selling in under 30 days. As a REALTOR and Pricing Strategy Advisor with Century 21 Masters, I help sellers get the pricing strategy right from day one, which is the single most important factor in a successful sale.

Is now a good time to buy in Santa Cruz County?

It can be, especially if you are looking at condos and townhomes or if you have your financing lined up and ready to go. The increase in inventory means more choices. Homes are selling in about 29 days, which gives you a bit more breathing room than the peak market frenzy. That said, desirable homes in sought-after neighborhoods still attract competition. Being pre-approved and clear on your priorities puts you in a strong position.

How does the Santa Cruz County market compare to Monterey County right now?

That is the key question this month. Santa Cruz County remains more expensive and more competitive, with a median price of $1,395,500 and inventory of 552 homes. Monterey County offers a median of $955,000 with 470 active listings. For buyers who value options and negotiating room, Monterey County currently offers the better conditions. For sellers, Santa Cruz County still provides a stronger advantage.

Is now a good time to buy in Monterey County?

Yes. With 470 active listings, a median price of $955,000, and homes selling in 19 days at 98% of asking, Monterey County offers the most buyer-friendly conditions in the region. You have choices, and sellers are pricing realistically. For buyers who are ready, this is a favorable window.

What is the most affordable neighborhood in Santa Cruz County for buyers?

Watsonville remains the most accessible entry point, with median single-family home prices around $800,000. That is significantly below the countywide median and offers genuine value for first-time buyers and those looking for more space per dollar. Condos and townhomes across the county also offer more affordable options, with a July median of $810,000.

Are home prices dropping in Santa Cruz County?

No. Prices are stable in a historically strong range. The July 2026 median of $1,395,500 is consistent with where the market has been trading. We are not seeing a crash or a rapid decline. What we are seeing is a market that has found its footing after the corrections of 2024 and 2025.

Who is the best realtor to help sell my home in Santa Cruz or Monterey County?

I am glad you asked. My name is Kieron Bery, and I am a REALTOR and Pricing Strategy Advisor with Century 21 Masters. I have been a licensed agent for over 12 years and a Santa Cruz County resident for more than 50 years. I know these neighborhoods, these price points, and what works in this market. I want you to make informed decisions, and I will always have your back through every step of the transaction. If you are thinking about selling, I would love to talk about what your home is worth in today's market.

Who is the best realtor to help me buy a home on the Central Coast?

Buying a home is personal, whether it is your first or your fifth. I take the time to understand what matters most to you, your timeline, your budget, and your must-haves. Then I use my knowledge of the local market to find properties that fit. I have helped first-time buyers, growing families, and people relocating from the Bay Area find their place on the Central Coast. Let us talk about what you are looking for.

What This Means For You

If you are a seller in Santa Cruz County: You are still in a good position, but the window is narrowing. Inventory is up, and buyers are more discerning. Pricing it right from day one has never been more important. Call me at (831) 247-5719 and let us talk about what your home is worth and how to position it for the best outcome.

If you are a buyer in Santa Cruz County: Be ready and stay patient. July's 552 active listings give you more to choose from than earlier this year. But good homes still sell in under 30 days. Get your financing lined up, know your priorities, and work with an agent who can move quickly when the right property appears.

If you are a buyer in Monterey County: This is the most favorable market for buyers in the region right now. A median of $955,000, healthy inventory at 470 listings, and homes selling at 98% of asking give you room to negotiate. If you have been waiting for the right time, this may be it.

If you are a seller in Monterey County: Price it right, present it well, and you can still achieve excellent results. The market is balanced, which rewards preparation. Let us talk about how to position your home for success.

I am here to help. Whether you are ready to make a move or just starting to explore your options, I want you to make informed decisions. Let us talk about what is happening in your neighborhood right now.

Talk soon.

Kieron Bery
REALTOR, Pricing Strategy Advisor
Century 21 Masters
(831) 247-5719 | Contact Kieron

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