Santa Cruz & Monterey Counties Market Update — August 2026
Welcome to the August 2026 edition of our local market update. As we move through the height of summer, I have been tracking the latest available data for Santa Cruz and Monterey Counties to give you a clear, honest picture of where things stand. Whether you are buying, selling, or simply keeping an eye on your home's value, here is what the numbers are telling us.
My name is Kieron Bery, and I have been helping clients navigate this market for over 12 years with Century 21 Masters. I want you to make informed decisions, and that starts with current data. Let us walk through it together.
Santa Cruz County: Key Statistics
The Santa Cruz County housing market in mid-2026 is characterized by rising inventory, steady buyer demand, and modest price shifts depending on which data source you look at.
What is the median home price in Santa Cruz County right now?
The most recent available data paints a picture of stability with slight movement. The Zillow Home Value Index for Santa Cruz County sits at approximately $1,162,000 as of June 30, 2026, representing a 3.4% year-over-year increase. Redfin's rolling three-month median through May 2026 comes in at about $1,146,561, showing a 4.5% year-over-year dip on that particular metric. The difference reflects how each source weighs recent sales, and the takeaway is clear: prices are holding firm in a historically strong range, with no dramatic swings in either direction.
How fast are homes selling?
Homes in Santa Cruz County continue to sell quickly. According to the Santa Cruz County Association of Realtors, the average days on market in May 2026 was approximately 35 days, slightly faster than April. Redfin reports an average of about 16 days to reach a pending sale. What this tells me is that well-priced, well-presented homes are attracting offers in two to three weeks, which signals continued strong buyer demand in a market that still favors sellers.
What is inventory looking like?
This is the most notable shift we have seen this year. Active listings in Santa Cruz County rose to approximately 450 homes in May 2026, up from 407 in April and from about 274 in January 2026. That is a significant increase over the course of the year. Compared to May 2025, however, inventory was down about 14%, meaning we still have fewer homes available than we did a year ago. The trend is moving in the right direction for buyers, but we are not yet at a balanced market.
How many homes sold in the most recent month?
About 170 homes closed in Santa Cruz County in May 2026, according to Redfin and MLS data. June saw an estimated 147 to 155 closed sales, representing a 17.6% increase from May and a 20.5% increase year-over-year. Buyer activity remains robust through the summer months.
Neighborhood-by-Neighborhood Price Snapshot
Here is what median home values look like across key Santa Cruz County communities based on the most recent available data:
- Aptos: Approximately $1.24M to $1.35M
- Capitola: Approximately $1.26M
- Soquel: Approximately $1.40M to $1.47M
- Santa Cruz (city): Approximately $1.30M to $1.37M
- Watsonville: Approximately $650K to $833K — the most accessible entry point in the county
- Scotts Valley: Approximately $1.27M to $1.40M, with reports showing about 17% year-over-year appreciation
These ranges reflect the diversity of our local market. Watsonville offers the most affordable path into Santa Cruz County homeownership, while premium coastal communities like Soquel and parts of Aptos command higher price points. Each neighborhood has its own rhythm, and understanding those micro-markets is where local knowledge makes the real difference.
Monterey County: Key Statistics
Monterey County is showing a slightly different picture, with a more balanced market and more favorable conditions for buyers.
What is the median home price in Monterey County right now?
The median home price in Monterey County was approximately $873,000 as of March 2026, down about 2.5% year-over-year according to Redfin. Median price per square foot, however, has increased 4.2% year-over-year to about $601. This suggests that while the overall median has eased slightly, the underlying value per square foot continues to rise. A separate January 2026 snapshot put the median sold price around $875,000, with the median list price significantly higher at $1,212,500 — indicating that higher-end listings are skewing the asking prices upward while sales are concentrated at more moderate price points.
How fast are homes selling in Monterey County?
Homes in Monterey County are selling faster than they were a year ago. Average days on market dropped to approximately 28 days as of March 2026, down from 46 days in the same period of 2025. Days of inventory, a related metric, rose to 51 days in April 2026, reflecting a market that is absorbing inventory at a healthy pace.
What is inventory like in Monterey County?
Active listings in Monterey County stood at approximately 479 homes in April 2026, up about 1.3% year-over-year. The months of inventory supply was measured at approximately 3.3 months, which is below the 5 to 6 months typically associated with a balanced market but higher than the sub-2-month levels we saw during the peak pandemic market. This tells us supply is still constrained relative to historical norms, but buyers have more choices than they did a year ago.
How many homes sold in Monterey County?
About 150 homes closed in April 2026, up 2.7% from the prior month but down 9.6% year-over-year. Pending sales stood at 239, which is a healthy pipeline. The sales price-to-list price ratio was 98.3%, indicating that homes are selling very close to their asking prices on average.
What These Numbers Mean for Buyers
For buyers, the picture varies significantly between the two counties. In Santa Cruz County, the market is still competitive. With inventory climbing but still below last year's levels, and homes selling in under three weeks on average, you need to be prepared. Getting pre-approved, knowing your must-haves from your nice-to-haves, and working with an agent who can move quickly when the right property appears are all essential.
The good news is that you are facing fewer competing offers than during the peak frenzy. Sellers are more open to negotiating on contingencies and timelines. There is room to ask for inspections and to structure a deal that works for you.
In Monterey County, buyers have even more breathing room. With prices down slightly year-over-year and inventory up year-over-year, there are genuine opportunities. The sales price-to-list ratio of 98.3% tells me that most homes are selling at or near asking, but there is more room for negotiation than in Santa Cruz County. If you are looking at communities like Royal Oaks, Salinas, or the more affordable pockets of the county, now is an excellent time to explore your options.
What These Numbers Mean for Sellers
Sellers in Santa Cruz County are still in a favorable position. Inventory has risen through the year, but it remains below year-ago levels, and buyer demand is steady. Homes that are priced correctly, staged well, and marketed effectively are still attracting offers in under three weeks. The key is pricing it right from day one. Overpricing in this market carries real risk — homes that sit for 30 days or more often require price reductions, and buyers notice the stale listing.
As a certified Pricing Strategy Advisor (PSA) with over 12 years in this market, I cannot overstate the importance of that first-week pricing strategy. The first two weeks of a listing are when you capture the maximum buyer attention. Price it right, and you create urgency. Price it high to "see what happens," and you lose that momentum.
In Monterey County, sellers need to be even more strategic. With prices flat to slightly down year-over-year and inventory trending upward, buyers have options. Pricing competitively, investing in presentation, and being flexible on terms will help your home stand out in a more balanced market.
Market Outlook: Where Are We Headed?
Santa Cruz County is trending toward a balanced seller's market. Inventory is climbing from the lows of early 2026, but we are still well below what would be considered a buyer-friendly market. If current trends continue, we could see conditions shift further toward balance by late fall or winter. For now, sellers still have the edge in Santa Cruz County.
Monterey County is closer to a balanced market. With 3.3 months of inventory, prices stabilizing, and more homes available than a year ago, it is the most buyer-friendly it has been in several years. That said, 3.3 months still favors sellers slightly. A truly balanced market is considered 5 to 6 months of inventory.
The wild cards remain interest rates and the broader economic climate. If mortgage rates decline, we could see a surge of buyer demand that tightens inventory again. If rates hold steady or rise further, we may see the market continue to soften. What I tell every client: you date the rate, you marry the house. If you find the right home at the right price, the financing piece can be solved.
Frequently Asked Questions
Is now a good time to sell in Santa Cruz County?
Yes, if your home is priced correctly and presented well. With inventory still below year-ago levels and homes selling in two to three weeks when priced right, conditions continue to favor sellers. The key is working with an agent who understands your specific neighborhood's dynamics and who can develop a pricing strategy that attracts serious buyers from day one. As a REALTOR and Pricing Strategy Advisor with Century 21 Masters, I help sellers navigate exactly this.
Is now a good time to buy in Santa Cruz County?
It depends on your readiness. If you are pre-approved and clear on what you want, there are opportunities. Inventory has risen since January, giving you more to choose from than earlier this year. You may also find sellers more open to negotiation than during the peak. That said, homes in desirable neighborhoods still move fast. Being prepared is everything.
Is now a good time to buy in Monterey County?
For buyers, Monterey County currently offers more favorable conditions than Santa Cruz County. With median prices easing slightly year-over-year and more homes available, there are real opportunities to find value. The sales price-to-list ratio of 98.3% tells me most sellers are pricing realistically and willing to negotiate within reason.
How does Watsonville compare to other Santa Cruz County communities?
Watsonville remains the most affordable entry point in Santa Cruz County, with median home prices in the $650,000 to $833,000 range. That is significantly below the countywide median of over $1.1 million. For first-time buyers or those looking for more space per dollar, Watsonville offers real value while still being part of the Santa Cruz County community.
Are home prices in Santa Cruz County going up or down?
The trend is modestly upward when looking at the Zillow Home Value Index (3.4% year-over-year appreciation as of June 2026). Redfin's rolling three-month data shows a slight dip of 4.5% year-over-year. The bottom line: prices are stable in a historically strong range. We are not seeing a crash, nor are we seeing the rapid appreciation of 2020-2022. This is a mature, stable market.
Should I wait for interest rates to drop before buying?
Waiting carries its own risks. If rates come down, more buyers will enter the market, increasing competition and potentially pushing prices higher. My advice: if you find the right home at a price that works for your budget, buy now. You can always refinance if rates drop later. But you cannot buy a home that someone else snapped up while you were waiting.
Who is the best realtor to help sell my home in Santa Cruz 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 the strategies that work 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 in Santa Cruz or Monterey County?
Buying a home is a deeply personal journey, whether it is your first home 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 shifting. Inventory is rising, and buyers are becoming 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 be patient. Inventory is better than it was in January, giving you more choices. But good homes still sell quickly. Get your financing lined up and know your priorities so you can act decisively when the right home appears.
If you are a buyer or seller in Monterey County: The market is more balanced here, which means opportunities on both sides. Buyers have more negotiating room, and sellers who price competitively can still achieve excellent results. Let us talk about your specific goals and how to navigate this market with confidence.
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. That starts with understanding what is actually 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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