This is my October 8, 2026 market update for Santa Cruz County and Monterey County. It brings together the most recent available data: closed median prices through August 2026, the freshest monthly snapshots for active inventory, days on market, and sales pace, and the latest published countywide reports for Monterey County. Whether you are buying, selling, or simply tracking your home's value, here is where the market actually stands right now.

My name is Kieron Bery, and I have been helping buyers and sellers across these coastal communities for more than 12 years as a REALTOR and Pricing Strategy Advisor with Century 21 Masters. I grew up here, I know these neighborhoods from the inside out, and I want you to make informed decisions. Here is what the data is telling us this month.

Santa Cruz County: Key Market Statistics

The most recent countywide readings, for August 2026, show Santa Cruz County settling into a balanced market with a tighter supply picture than a year ago. Prices have eased modestly from their peak, active inventory has pulled back from last year's highs, and homes are selling at a steady, deliberate pace. Buyers still have genuine choices, while sellers who price and present well are achieving strong results.

Median single-family home price (August 2026): approximately $1,350,000, down about 3.6% year over year, per the Santa Cruz County Association of REALTORS (SCCAR) countywide trends table, with the SCCAR MLS statistics putting the figure near $1,394,000. Redfin's rolling three-month countywide median came in near $1.2 million, down about 0.3% year over year.
Average home value: Zillow's countywide average home value was about $1,148,774, up about 4.6% year over year, a reminder that different measures tell slightly different parts of the same story.
Active inventory: about 342 active single-family listings in the August 2026 SCCAR snapshot, down about 9.3% from 377 a year earlier, with roughly 438 single-family homes and 118 condos and townhomes on the market in the broader countywide count.
Months of supply: about 3.2 months in the latest reading, equal to roughly 97 days of inventory. In June 2026 the county sat at about 2.9 months of supply, versus about 4.1 months a year earlier, so supply has tightened as sales activity picked up.
Homes sold (August 2026): about 131 single-family homes and 32 condos and townhomes, roughly 163 closed sales in the month, with a separate countywide count showing about 106 single-family closings.
Average days on market: about 39 days for single-family homes in August 2026, down roughly 10% from the prior month, with recent readings ranging from about 39 to 48 days.
Sale-to-list ratio: about 100%, meaning homes are still selling at or very near their asking prices.

The exact figures vary by source and by month, but the direction is consistent: prices have cooled from their high-water mark while holding in a high, stable band, and supply has tightened modestly from a year ago while remaining well above the extreme lows of a few years back. That is the signature of a market settling into balance after years of seller dominance.

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

The most recent closed data, for August 2026, puts the countywide median single-family home price at approximately $1,350,000 per the SCCAR trends table, down about 3.6% year over year, with the SCCAR MLS statistics near $1,394,000. Redfin's rolling three-month median came in near $1.2 million, down about 0.3% year over year, and Zillow's average home value was about $1,148,774, up 4.6% year over year. The measures differ, but they agree on direction: values have leveled off after a long run-up, while Santa Cruz County remains one of the most expensive coastal markets in California.

How does inventory compare with last year?

Inventory has tightened compared with a year ago, though it remains well above the extreme lows of 2024. The August 2026 SCCAR snapshot showed about 342 active single-family listings, down about 9.3% from 377 a year earlier, and June 2026 ran about 16.9% below the same month in 2025. Months of supply sits around 3.2, below the roughly 6-month threshold that defines a balanced market, which keeps conditions competitive for well-priced homes.

How fast are homes selling?

Homes in Santa Cruz County averaged about 39 days on market in the August 2026 reading, down roughly 10% from the prior month, with recent readings ranging from about 39 to 48 days depending on the source. Well-priced homes in sought-after neighborhoods still move noticeably faster than the countywide average, while properties that start too high tend to sit and draw price adjustments.

How many homes sold in the past month?

Roughly 131 single-family homes and 32 condos and townhomes closed in August 2026, about 163 total sales, with a separate countywide count showing about 106 single-family closings. Sales activity remains healthy and functional, and the pace picked up through late summer.

Santa Cruz County Neighborhood Price Snapshot

Here is how the most recent available data breaks down across the communities I serve. Figures vary by source and by whether they measure median sale price, typical home value, or a single month versus a rolling window, so I have noted the source for each:

Aptos: Redfin put the median sale price near $1.0 million in its June 2026 reading, down about 0.15% year over year, while Movoto reported about $1,237,000 for June 2026 and Houzeo about $1,249,500. Beach access, redwood trails, and strong schools keep demand steady here.
Capitola: One of the county's strongest pockets. Redfin reported a median sale price around $1.5 million in its most recent month, up about 14.3% year over year, while Zillow's average home value was about $1,218,842, down about 3.3% year over year. Competition remains fierce for well-priced homes near the village and the beach.
Soquel: Redfin's three-month median has run near $1.2 million, up about 17.4% year over year, while Zillow's typical home value was about $1,358,373, up about 4.0% year over year, and MLSListings showed a single-family median near $1,455,000, up about 6.8% over three months. Soquel Village charm keeps family demand strong.
Santa Cruz (city): Redfin put the median near $1.4 million for June 2026, essentially flat year over year, while Movoto reported about $1,495,000 for May 2026. Each pocket, from the Westside to the Eastside to downtown, has its own rhythm.
Scotts Valley: Redfin data cited in a 2026 market report put the median near $1.4 million for March 2026, up about 17.2% year over year. The above-the-fog microclimate and top schools continue to drive demand.
Watsonville: Consistently the most accessible price point in the county. Zillow's average home value was about $833,282, up about 0.7% year over year, Redfin's median was about $649,000, down about 2.5% year over year, and a June 2026 market report put the median at about $821,000, up about 8.7% year over year. It remains a strong option for first-time buyers and anyone looking for more space per dollar.

Monterey County: Key Market Statistics

Monterey County is telling a balanced, mixed story, with healthy sales volume and a steady pace for well-priced homes. The most recent countywide report, for August 2026, points to an active market with tight inventory and quick movement for properties priced right.

Median home price (August 2026): about $890,000 per the Monterey County Real Estate Report, down about 7.6% from the prior month's $963,000. Redfin's rolling three-month median through June 2026 was about $897,000, down about 2.7% year over year, and Realtor.com's June 2026 figure was about $982,000, a volatile single-month reading.
Average home value: Zillow put the countywide average at about $843,096, up about 0.9% year over year, with homes going pending in about 23 days.
Active inventory (August 2026): about 425 active listings, up about 2.4% from the prior month, equal to roughly 79 days of inventory, down from about 94 days a year earlier.
Homes sold (August 2026): about 161 homes closed during the month, up about 7.3% month over month.
Median days on market: about 51 days in the latest countywide reading, up about 9.1% from the prior month, with a sale-to-list price ratio of about 98.5%.

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

The most recent countywide figure, for August 2026, put the median home price at about $890,000, down about 7.6% from the prior month's $963,000. Redfin's rolling three-month median through June 2026 was about $897,000, down about 2.7% year over year, and Zillow's average home value was about $843,096, up about 0.9% year over year. Taken together, the honest summary is that Monterey County prices are holding in a high band, roughly flat to slightly softer year over year in trend terms, while individual months can swing on a small number of sales.

What is inventory like in Monterey County?

The most recent countywide snapshot, for August 2026, showed about 425 active listings, equal to roughly 79 days of inventory, down from about 94 days a year earlier. Inventory is tight, which keeps the market from tipping into clear buyer's territory, and well-priced homes continue to find buyers at a steady clip.

How fast are homes selling in Monterey County?

The most recent countywide reading put median days on market at about 51 days, up about 9.1% from the prior month, with a sale-to-list price ratio of about 98.5%. Motivated, well-priced homes still move quickly, while properties that start too high tend to sit and draw price adjustments.

How many homes sold in Monterey County recently?

About 161 homes closed during August 2026 per the most recent countywide report, up about 7.3% month over month. Sales activity has stayed steady and healthy, reinforcing that Monterey County remains an active, functioning market across a broad range of price points.

What These Numbers Mean for Buyers

If you are a buyer in Santa Cruz County, the honest picture is encouraging, with one important caveat. Inventory has tightened from a year ago, and homes are still selling at roughly 100% of asking, so the most desirable properties can draw competition. But months of supply around 3.2 and homes averaging five to seven weeks on the market still give you more time to compare, complete inspections, and make offers with thought behind them than you had in the peak years. The trade-off is affordability: prices remain among the highest in coastal California, so being pre-approved and knowing your priorities is still your edge.

In Monterey County, the conditions are balanced with genuine opportunity. Inventory is tight, but the median price point sits meaningfully below Santa Cruz County's, the pace is steady, and homes are selling at about 98.5% of asking on average. Buyers who are ready to act and flexible on location have real choices right now.

What These Numbers Mean for Sellers

For sellers in Santa Cruz County, the market is still on your side, but the rules of the game matter more than ever. Prices remain high by any historical standard, homes are still selling at roughly 100% of asking on average, and inventory has tightened from a year ago, which favors well-positioned listings. At the same time, buyers are discerning, and the homes selling fastest are priced correctly from day one and presented beautifully. As a Pricing Strategy Advisor, I help sellers find that sweet spot, because starting too high risks letting the home sit while starting too low leaves money on the table.

In Monterey County, well-priced homes continue to sell at about 98.5% of asking with roughly 51 median days on market. Preparation and realistic pricing are not optional right now; they are what separate a smooth sale from a stale listing.

Market Outlook: Where Are We Headed?

Santa Cruz County has moved from a strong seller's market toward a balanced market. Inventory has tightened from a year ago but remains well above the extreme lows of 2024, months of supply sits around 3.2, and prices have cooled modestly year over year after a long run-up. That does not mean values are collapsing. It means the market is normalizing from an extreme into something closer to balance, with buyers gaining leverage while sellers still benefit from the enduring appeal of living here. Local agents generally expect modest appreciation in the range of roughly 1 to 3% countywide in 2026.

Monterey County sits closer to balanced as well, with tight inventory, a steady pace, and a mixed price picture depending on the measure. Days of inventory have fallen from about 94 a year ago to roughly 79, which keeps conditions competitive for well-priced homes even as the price trend flattens. No one is predicting a downturn; the consensus is a market settling into a calmer, more sustainable rhythm.

Mortgage rates remain the defining backdrop. The national average 30-year fixed rate rose to about 7.28% in the week ending October 1, 2026, per Freddie Mac's Primary Mortgage Market Survey, up from 7.03% the prior week and roughly 94 basis points above the same week a year earlier. Rates shape how much house buyers can qualify for, and the gap between today's rates and the low-rate mortgages many owners hold keeps new supply tight in many coastal areas. Even so, the lasting appeal of Santa Cruz and Monterey living keeps demand steady, and buyers who are prepared and realistic about their budget are finding that balance brings opportunity.

Frequently Asked Questions

Is now a good time to sell in Santa Cruz?

Yes, for homes that are priced correctly and presented well. Prices remain high, homes are still selling at roughly 100% of asking on average, and inventory has tightened from a year ago, which favors well-positioned listings. The market has cooled from its peak, so strategy matters more than ever: price it right from day one, prepare the property to show beautifully, and market to the right audience. That is exactly what I do for every seller I work with at Century 21 Masters.

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

It is a better time than it was a few years ago, with real gains in leverage, though the most desirable homes can still draw competition. Months of supply sits around 3.2, homes are averaging five to seven weeks on the market, and there is more room for inspections, due diligence, and thoughtful offers than in the peak years. The frenzy is gone, which means time to make good decisions. If you have been waiting for conditions to cool, this window of balance is worth using.

Is the Santa Cruz County market a buyer's or seller's market right now?

It is a balanced market, edging out of the seller's territory of recent years without tipping into a clear buyer's market. With roughly 3.2 months of supply, homes selling at about 100% of asking on average, and prices easing modestly year over year, buyers have more leverage than they have had in some time, while sellers still benefit from high values and tight, desirable coastal supply.

How does Monterey County compare with Santa Cruz County for buyers?

Monterey County currently offers buyers more value per dollar, with a median around $890,000 versus roughly $1.35 million in Santa Cruz County, and a similar balanced supply picture. Inventory is tight, with about 79 days of inventory in the latest reading, and well-priced homes sell at about 98.5% of asking. For buyers flexible on location, communities from Royal Oaks south offer real opportunities.

Which Santa Cruz County neighborhoods held up best over the past year?

Capitola and Soquel stand out, with Redfin showing Capitola's median up about 14.3% year over year and Soquel's three-month median up about 17.4%. Scotts Valley's most recent reported median is up about 17.2% year over year, and Aptos is essentially flat. Watsonville, by contrast, has seen its median ease on some measures, which alongside its lower price point has made it the most active entry-level market in the county. Every neighborhood has its own rhythm, which is why local knowledge matters so much.

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 more than 12 years of licensed experience, over 50 years as a Santa Cruz County resident, and deep knowledge of everything from Capitola to Watsonville to the Santa Cruz Mountains. I am calm, informative, and honest in all situations, and I want you to make informed decisions at every step. Whether you are buying, selling, or just curious about your home's value, I am here to help. Call me at (831) 247-5719.

What This Means For You

If you are a seller in Santa Cruz County: The market is balanced and leaning in your favor for well-priced homes, so pricing and presentation carry the day. Prices remain high, homes are selling at roughly 100% of asking on average, and inventory has tightened from a year ago, but buyers are discerning and moving deliberately, which means an overpriced home can sit. I work with every seller to build a plan tailored to their home, their neighborhood, and their goals, backed by local data and my Pricing Strategy Advisor certification. Let us talk about what your home is worth and how to position it for the best possible outcome.

If you are a buyer in Santa Cruz County: You have more leverage and more time than you had in the peak years, with a steadier pace and room for inspections and thoughtful offers. That said, affordability is real, and the most desirable homes can still draw competition, so the right home requires prepared, decisive action. Get your financing lined up, know your neighborhoods, and work with someone who can move when the opportunity appears. I help buyers navigate everything from pre-approval to closing day, calmly and thoroughly, the way I have for over a decade.

If you are a buyer or seller in Monterey County: The balanced market creates opportunities on both sides. Buyers have a lower price point and genuine choices, and well-priced homes are selling at about 98.5% of asking. Sellers who price realistically and present their homes well achieve strong results. Let us talk about your specific goals, your timeline, and what kind of move makes sense for you right now.

Whether you are ready to make a move or just beginning to explore your options, I am here to help. I want you to make informed decisions, and that starts with knowing what is actually happening in your market, block by block. Give me a call, send me a message, or stop by the Century 21 Masters office in Aptos. I would love to hear your story.

Talk soon.

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

More from Kieron Bery: Complete selling guide | Complete buying guide | Neighborhood guides | Client reviews | All blog posts

Santa Cruz & Monterey Counties Market Update - October 2026