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Market UpdatesMarket Report · El Dorado Hills · July 9, 2026
Was June’s Slowdown Seasonal? July Just Answered.
By Shannon and Jon Yoffie | Yoffie Real Estate Group | DRE# 02030510 | Data as of July 7, 2026
This month’s El Dorado Hills real estate market report settles a question we raised in June. As of July 7, 2026, El Dorado Hills has 199 active listings, a 39% pending ratio, and 2.7 months of supply, down from June’s 214 active listings, 36% pending ratio, and 4.0 months of supply. Every metric that looked stretched in June snapped back within a single month.
In the June report, we laid out two specific thresholds to tell seasonal softness apart from a structural supply problem. If inventory kept climbing past 220 to 225 active listings and days on market stayed above 40, the slowdown was structural. If inventory pulled back toward May’s 197 and the pending ratio recovered toward 40%, the seasonal read would hold.
July matched the seasonal scenario point for point: active listings pulled back to 199, the pending ratio recovered to 39%, and days on market dropped to 33. That distinction matters if you’re deciding whether to list this summer. A seasonal dip is a reason to hold your price and let the market catch back up. A structural supply build is a reason to price into the demand that actually exists right now. Request a Smart Pricing Analysis to see which situation applies to your specific price band before you set a number.
Days on market fell from 43 in June to 33 in July, a 10-day swing in a single month. Months of supply fell from 4.0 to 2.7, undershooting even May’s 3.1. June’s slowdown didn’t carry into summer. It reversed harder than it arrived.
The Headline Numbers for El Dorado Hills (July 2026)
Six metrics define the El Dorado Hills real estate market this month. Each one is reported as a standalone fact below, with the source period attributed.
- Active listings: As of July 7, 2026, there are 199 active listings in El Dorado Hills.
- Pending sales: 78 homes are under contract as of July 7, 2026, a 39% pending ratio against active inventory.
- Months of supply: El Dorado Hills has 2.7 months of supply as of July 7, 2026, a seller-leaning market overall.
- Average sold price: Homes that sold in El Dorado Hills over the past three months (April 8 – July 7, 2026) averaged $1,047,846.
- Average days on market (sold): Sold homes averaged 33 days on market over the trailing three-month period, down from 43 days in the June report.
- Percent of list price: Sellers in El Dorado Hills received an average of 99.2% of final list price and 98.6% of original list price over the past three months.
Compare that to June 7, when El Dorado Hills carried 214 active listings, a 36% pending ratio, 4.0 months of supply, and 43 days on market for sold homes. Every one of those numbers moved in the direction that argues for seasonal, not structural, and May’s own baseline (197 active, 40% pending ratio, 3.1 months of supply, 34 days on market) turned out to be the more durable read on this market than June’s dip.
Was El Dorado Hills’ June Slowdown Seasonal or Structural?
It was seasonal. Every threshold set in the June report to separate the two scenarios resolved in the seasonal direction by July 7, 2026.
Seven years of May-to-June data showed this market typically adds inventory and loses pending contracts as families list after the school year ends. June 2026 did that, but at roughly three times the historical rate on two metrics: days on market rose 9 days against a 7-year average of 3.1, and months of supply rose 0.9 against a 7-year average of essentially flat. That combination put June in the company of 2022, the last true rate-shock year, which is exactly why we flagged it rather than shrugged it off.
July resolved it. Active listings fell from 214 to 199, close to May’s 197 and nowhere near the 220 to 225 range that would have confirmed a structural supply build. The pending ratio recovered to 39%, just a point under May’s 40%. Days on market for sold homes dropped to 33, ten days faster than June and even a day faster than May. Months of supply fell to 2.7, tighter than either of the prior two months.
Shannon and Jon Yoffie of Yoffie Real Estate Group track this same seasonal-versus-structural test every summer in El Dorado Hills, because a single soft month isn’t enough information to change a pricing strategy on. This year, the test came back clean.
El Dorado Hills Home Prices by Demand Band: July 2026
Here’s how each band performed over the trailing three months (April 8 – July 7, 2026). This is the table to read before you set a price.
| Price Band | Active | Pending | Pending % | Sold (3 mo) | % of List | Months Supply |
|---|---|---|---|---|---|---|
| $0 - $750K | 35 | 16 | 46% | 64 | 99.5% | 1.6 |
| $750K - $1M | 49 | 25 | 51% | 79 | 99.6% | 1.9 |
| $1M - $1.25M | 31 | 11 | 35% | 25 | 98.5% | 3.7 |
| $1.25M - $1.5M | 23 | 7 | 30% | 22 | 98.7% | 3.2 |
| $1.5M - $1.75M | 9 | 5 | 56% | 11 | 100.3% | 2.4 |
| $1.75M - $2M | 10 | 5 | 50% | 4 | 97.6% | 7.7 |
| Under $2M Total | 157 | 69 | 44% | 205 | 99.4% | 2.3 |
| $2M - $2.5M | 6 | 3 | 50% | 5 | 98.8% | 3.5 |
| $2.5M - $3M | 9 | 3 | 33% | 3 | 95.2% | 9.0 |
| $3M - $3.5M | 11 | 1 | 9% | 2 | 89.0% | 15.7 |
| $3.5M - $4M | 8 | 2 | 25% | 1 | 97.3% | 26.7 |
| $4M - $4.5M | 4 | 0 | 0% | 2 | 97.4% | 5.7 |
| $2M - $5M Total | 39 | 9 | 23% | 13 | 96.1% | 9.1 |
| $5M+ | 3 | 0 | 0% | 0 | n/a | n/a |
A few patterns are worth pulling out of that table.
The $1.5M-$1.75M band is July’s standout. It closed at 100.3% of list price this month, up from 99.0% in June, with the pending ratio jumping from 36% to 56%. That’s the tightest band above $1M in the entire market right now, at 2.4 months of supply.
The $1.25M-$1.5M band gave back some of its June gain. In June, this band led the market with a 50% pending ratio and homes closing at 99.7% of list. In July, the pending ratio dropped to 30% and the close-to-list ratio eased to 98.7%. It’s still a healthy band at 3.2 months of supply, but band leadership rotated rather than compounded.
Sub-$2M supply tightened across the board. The $750K-$1M band alone moved from 3.7 months of supply in June to 1.9 in July, with the pending ratio rising from 37% to 51%. Under $2M as a whole went from 3.4 months of supply and a 41% pending ratio in June to 2.3 months and 44% in July. That’s the segment doing most of the market’s work, same as it was in May’s report.
Why the $3M-$3.5M Band Isn’t Following the Seasonal Pattern
The $3M-$3.5M band posted 15.7 months of supply and an 89.0% list-to-sale ratio in July, barely improved from June’s 20.0 months and 89.4%. Both readings sit well outside what the broader market’s seasonal snapback produced everywhere else.
We flagged this band in June as structural, not seasonal, and July confirmed it. Eleven active listings, one pending contract, two closings over the trailing three months. The $3.5M-$4M band is worse: months of supply sat at 26.7 in June and is still 26.7 in July, unchanged to the decimal, with just one closing in three months.
The buyer pool above $3M in El Dorado Hills is thin enough that a single closing or a single new listing swings the ratios sharply. Pricing that starts above where the data supports tends to sit there until it’s corrected, and no amount of seasonal turnover fixes that on its own. Request a Smart Pricing Analysis if you’re carrying a listing in this range and want to see where the actual demand is.
What This Means If You’re Selling in El Dorado Hills This Summer
If your home falls under $2M, July confirmed that June’s softer numbers were a one-month blip. Supply is tighter than it was in either of the past two months, and homes are closing faster and closer to asking price than they were in June. That’s a reason to price correctly and list now, while this window is open.
If you’re above $3M, the calculus is different, and it has been for months. The Smart Seller Pricing System™ exists for exactly this situation: bands where the headline market data and your specific listing’s real demand curve tell two different stories.
Jon Yoffie and Shannon Yoffie of Yoffie Real Estate Group publish this El Dorado Hills market report monthly, and we ran the seasonal-versus-structural test on this exact market in our June 2026 report. We’ll keep running it every time the data softens, because the strategy you should take depends entirely on which answer you get.
What Buyers Should Watch in the El Dorado Hills Market Right Now
If you’re shopping under $1M, you’re back in a competitive market. The $750K-$1M band is running a 51% pending ratio on just 1.9 months of supply, and the $0-$750K band isn’t far behind at 46%. Have financing locked and be ready to move when the right listing comes up.
Above $3M, the leverage is still yours. Days on market in that range run 43 to over 400, and sellers are closing well under original ask. There’s room to negotiate on price and terms. Browse current El Dorado Hills listings here.
Frequently Asked Questions About the July 2026 El Dorado Hills Market
Was El Dorado Hills’ June 2026 slowdown seasonal or structural?
It was seasonal. The June report set explicit thresholds to test the two possibilities: inventory climbing past 220 to 225 listings with days on market staying above 40 would confirm a structural supply build, while inventory pulling back toward May’s 197 listings with the pending ratio recovering toward 40% would confirm a seasonal dip. By July 7, 2026, active listings had fallen to 199, the pending ratio recovered to 39%, and days on market dropped to 33. Every threshold resolved in the seasonal direction.
What is the current average home price in El Dorado Hills as of July 2026?
Homes that sold in El Dorado Hills over the trailing three months (April 8 – July 7, 2026) averaged $1,047,846, with sellers receiving 99.2% of final list price and 98.6% of original list price. The average price of homes currently listed for sale is $1,568,962, which reflects unsold higher-end inventory more than what’s actively trading under $2M.
How long does it take to sell a home in El Dorado Hills right now?
Sold homes in El Dorado Hills averaged 33 days on market over the trailing three months ending July 7, 2026, down from 43 days reported in June. Under $2M, the $0-$750K and $750K-$1M bands are moving fastest at 33 and 29 days respectively. Above $3M, sold homes are averaging well over 30 days, and several active listings in that range have sat for more than 150 days.
Is El Dorado Hills a buyer’s market or seller’s market in July 2026?
Below $2M, El Dorado Hills is a seller-leaning market with 2.3 months of supply and a 44% pending ratio as of July 7, 2026. From $2M to $5M, it’s a buyer-leaning market with 9.1 months of supply, though that segment tightened from June’s 10.6 months. Whether the market favors you depends entirely on which price band you’re in.
Which El Dorado Hills price band is performing best right now?
The $1.5M-$1.75M band is July’s strongest, closing at 100.3% of list price with a 56% pending ratio and 2.4 months of supply, up from 99.0% and a 36% pending ratio in June. The $750K-$1M band is also notably tight at 1.9 months of supply and a 51% pending ratio.
Why is the $3M-$3.5M price range in El Dorado Hills still struggling?
The $3M-$3.5M band posted 15.7 months of supply and an 89.0% list-to-sale ratio in July 2026, barely changed from June’s 20.0 months and 89.4%. Unlike the rest of the market, this band did not seasonally correct, which is why we flagged it as a structural, not seasonal, issue in the June report. Jon Yoffie of Yoffie Real Estate Group recommends a Smart Pricing Analysis for any listing in this range to see where actual buyer demand sits today.
The Bottom Line for July 2026
June asked a real question: was El Dorado Hills genuinely slowing down, or just going through its normal end-of-school-year pause? July answered it. Inventory pulled back, days on market dropped, and sub-$2M supply tightened past where it stood even in May. The exception is the market above $3M, where the same problem from June is still sitting there, unresolved by the calendar.
If you’re a homeowner deciding whether to list this summer, the data says the window under $2M is still open, and it’s getting tighter by the month. Jon Yoffie and Shannon Yoffie of Yoffie Real Estate Group publish this El Dorado Hills market report monthly using the Smart Seller Pricing System™ framework, because a single month of data, in either direction, rarely tells the whole story on its own.
Evidence, not opinion.
Get a band-specific view of your home’s true market range before you list.
Data source: AreaPro Market Reports for El Dorado Hills, CA, as of July 7, 2026, and the Yoffie Real Estate Group El Dorado Hills Market Report published June 8, 2026. Active, pending, and months-of-supply metrics are point-in-time. Sold price, days on market, percent of list, and sold-per-month metrics represent the trailing 3-month period (April 8, 2026 – July 7, 2026) unless otherwise noted as sourced from the June report’s trailing 6-month window.
About the author: Jon and Shannon Yoffie are co-founders of Yoffie Real Estate Group at 4359 Town Center Blvd, Ste 217, El Dorado Hills, CA 95762. He publishes the El Dorado Hills market report monthly and developed the Smart Seller Pricing System™ used by the team. Reach them at (916) 941-6566 or theyoffies@yoffierealestate.com.
