Market Intelligence | El Dorado Hills | May 2026
The Headline Number Is 33%. Ignore It.
If someone told you El Dorado Hills has 192 homes for sale and about a third of them are under contract right now, you'd probably shrug and say "okay, normal market." And you'd be wrong — or at least, incomplete.
Here's what's actually going on. Depending on your price range, you're either in a market where buyers are fighting over homes, or a market where sellers are quietly pulling listings because they can't get what they want. Same city. Same spring. Completely different realities.
We've been tracking El Dorado Hills every month since January 2019. The gap between price bands right now is as wide as we've seen it. So let's walk through each one — what's happening, and how we are advising clients in your shoes.
Want to know exactly where your home sits in all this? We can pull your specific price range and tell you what I'm actually seeing right now.
Get a Pricing AnalysisFirst, the overall picture — and why it's kind of useless on its own
Since mid-March, the number of homes for sale in El Dorado Hills went from 147 to 192. That's a 31% jump in seven weeks. The share of those homes with accepted offers dropped from 44% down to 33%. On paper, that sounds like the market is cooling off.
But here's the thing — in the under-$750K range, the share of homes under contract actually went up over the same period. That band is tighter today than it was in March. So the "cooling" story is really just what's happening at the top of the market bleeding into the overall numbers.
The city-wide average is mixing together markets that have nothing in common. Honestly, the only number that matters is the one that describes your price range. Here's the breakdown.
Where things stand — April 30, 2026
MLS data, Yoffie Real Estate Group. April 30, 2026.
Now let's talk about your actual market
Under $750,000
Still a seller's market — and getting tighter
Since mid-March: Share with buyers 53% → 52% | Months of inventory 2.9 → 2.4 | Getting closer to asking price 97.8% → 98.4%
More than half the homes in this range already have a buyer. That dipped to 40% for a few weeks in early April — buyers blinked, maybe thought they had more options — then snapped right back. The supply of available homes is actually smaller now than it was in March. This band just isn't softening the way the headline number implies.
If you're buying
Stop waiting. This band has had half its listings under contract for months straight. The window you're hoping for — where prices dip and competition eases — the data says it's not forming here. Get pre-approved (we have a great lender!), know your number, and be ready to move fast when something good comes up.
If you're selling
You're sitting in the strongest band in town. Price it right and you'll get multiple looks in the first weekend. Don't test the ceiling — at 52% under contract, buyers have a few options and will walk away from the one that feels overpriced. Get in, price sharp, and let the demand do the work.
$750,000 – $1,000,000
More competition, but sellers are still winning
Since mid-March: Homes for sale 44 → 60 (+36%) | Share with buyers 39% → 33% | Getting closer to asking 98.2% → 98.3%
This is the busiest price range in El Dorado Hills — highest transaction volume, and it's where most of the spring inventory landed. A lot more homes came on the market in the past seven weeks. Buyers noticed and started taking their time. But — and this is the part that matters — sellers are still getting nearly full asking price, and homes are still selling in 43 days. The market isn't soft here. It's just not the feeding frenzy it was two months ago. The difference between a smooth sale and a slow one right now is almost entirely how it's priced walking in the door.
If you're buying
You have more options than you did in March — use that. Take a breath, compare a few homes, and don't feel like you have to bid before you've even seen the place. But don't drag your feet either. The homes priced right are still going fast. The ones sitting are sitting for a reason.
If you're selling
You can still get a great outcome — but this isn't the market where you can float a wish price and wait for someone to bite. Buyers have 60 options in front of them. If your home feels overpriced compared to two or three others they've seen, they'll pass. Price it to compete, not to negotiate down from.
$1,000,000 – $1,250,000
The market that changed the most since March
Since mid-March: Share with buyers 72% → 29%
In mid-March, 72% of homes in this range had buyers. Three out of four. Seven weeks later it's down to 29%. That's the biggest shift in the entire market.
Here's what happened. In late winter, barely anything was for sale in this range — and there were plenty of buyers looking. If you listed in February or early March, you probably had multiple offers within a week. Then spring hit, more sellers came on the market all at once, and suddenly buyers had real choices. The urgency evaporated. It's still a market that sells — 2.5 months of supply means homes are moving — but the days of fielding multiple offers on the first weekend are gone for now, at least until inventory tightens back up.
If you're buying
This is actually a good window for you right now. You're not competing against nine other people the way buyers were in March. Take the time to look at a few homes, ask questions, and write a reasonable offer. The sellers who listed expecting a bidding war haven't adjusted mentally yet — that's worth knowing going in.
If you're selling
If you listed in March and it went smoothly — great timing. If you're listing now, don't price based on what your neighbor got in February. That market is gone for this season. Come in priced for today and you can still get a strong result. Come in priced for February and you'll sit while the well-priced homes around you sell.
$1,250,000 – $1,500,000
Two very different outcomes hiding in the same data
Since mid-March: Share with buyers 71% → 30% | Homes for sale 14 → 23 | Days to sell 76 → 48 | Getting closer to asking 98.3% → 99.8%
This one's a little confusing until you see what's underneath. On the surface, fewer homes have buyers than in March. But the homes that are selling are getting almost exactly what they're asking — and selling faster than they were two months ago. What's happening is the band has split in two. The homes priced right are moving quickly and cleanly. The ones that came on too high are sitting there making the average look worse. I'd bet on pricing as the explanation for almost every "why is this one still sitting?" conversation in this range right now.
If you're buying
There are 23 homes to look at — more than there were in March. But watch the days on market. Anything sitting 60-plus days probably came on too high and the seller knows it. That's a negotiation. Anything new and priced fairly? Move quickly, because someone else is watching the same thing you are.
If you're selling
The sellers getting 99.8% of asking price in this range are not lucky — they're priced correctly. That's the whole story. Come in right and you'll sell in about 48 days. Come in high and you'll sit next to the overpriced ones while buyers walk past. There's no in-between in this band right now.
$1,500,000 – $1,750,000
A small band that's actually getting better for sellers
Since mid-March: Getting closer to asking 95.6% → 98.0% | Share with buyers holding between 60–75%
Only 8 homes for sale, 6 of them with buyers already. A word of caution — when a range is this small, one or two transactions can make everything look better or worse than it is. That said, this is the one band above $1.25M that's genuinely improving for sellers. The amount sellers are getting relative to asking price went from 95.6% in March to 98% now. That's a real move. In April for a week it was 100% — every single listing was under contract. Something about this range is working right now.
If you're buying
Slim pickings — 8 homes, 6 already spoken for. If you're serious about this price range, get in front of these now. Don't wait for next month's new listings because there may not be many. When a band this tight gets moving, it moves.
If you're selling
The window here is real. Six of eight homes already have buyers and sellers are getting close to full price — that's a tight market. If you've been on the fence, this is a better moment than most of what you'll find above $1.25M right now.
$1,750,000 – $2,000,000
The market that fell off a cliff since March
Since mid-March: Homes for sale 3 → 13 | Share with buyers 100% → 15% | Months of inventory 6.0 → 16.3
In March, every home in this range had a buyer. 3 for sale, 3 under contract. Today there are 13 for sale and only 2 with buyers. That's not a softening — that's a different market entirely.
Here's what happened. March had almost nothing for sale in this range, and the few listings that existed flew. Spring unlocked a wave of sellers all at once — four times as many homes came to market — and the buyer pool didn't grow to match. At 16 months of supply, this is a buyer's market. Someone priced at $1,799,000 is in a fundamentally different situation than someone priced at $1,521,000, even though they're not that far apart. The $1.75M line is the dividing line in this market right now.
If you're buying
You have leverage here. Thirteen homes, two buyers. Sellers in this range have been watching their neighbors sell quickly for two years and listed expecting the same. Take your time, compare carefully, and know that asking price is a starting point in this range right now — not a ceiling.
If you're selling
I'd make sure my home absolutely shines here. You're competing against 12 other homes for 2 active buyers. That's not impossible, but you need to be the most compelling option — not the highest-priced one. If your timeline is flexible, pricing right and being patient is the play. If you need to move this summer, price to be the obvious choice.
Above $2 million: three very different stories
The luxury market isn't one thing. Depending on where you are in the $2M-plus range, you're in a functioning market, a slow-but-real market, or something closer to a parking lot. Here's the picture.
$2,000,000 – $2,500,000
The luxury band that's actually working
Since mid-March: Days to sell 46 → 23 (twice as fast) | Share with buyers recovered to 29% after dipping to 14%
This is the one luxury range where I'd say deals are actually happening with some momentum. The homes that sold recently closed in 23 days — half the time it took in March. The share of homes with buyers dipped in mid-April and came back. It's still technically more of a buyer's market (6 months of supply), but the pace of transactions is picking up. That's the metric I'd watch.
If you're buying
Deals are closing here — and closing fast when they close. Two of 7 homes already have buyers. If you've been watching a specific property, don't assume you have unlimited time. This range is quieter than under $1.5M, but the right home priced right still moves quickly.
If you're selling
There are buyers here. Not a lot of them, but they're active and they're moving when they find the right home. Your job is to be the right home — condition, presentation, and price all need to be right. Nail those three and you've got a good shot at a clean sale.
$2,500,000 – $3,000,000
Slow, but things are moving
Since mid-March: Two homes under contract — stable for 6 weeks | Supply unchanged at 8.6 months
6 homes, 2 under contract — not much to look at, but not dead either. Homes have sold here recently at nearly full price, which tells you buyers exist and they'll pay for the right property. This is a patient market though. Deals happen on the buyer's timeline, not the seller's, and they don't happen because someone got desperate. They happen when the right buyer finds the right home.
If you're buying
The inventory is thin but two homes are already in play. If you see something you like, don't assume you have months to think about it — in a range this small, one other buyer is enough to change your situation. Make your decision and act on it.
If you're selling
This is a sale that takes patience and a great home. You're not selling to the market — you're selling to one specific buyer who decides this is the right house at the right price. Price it honestly, present it beautifully, and give it time. Don't pull it after 60 days and relist at the same number.
$3,000,000 and Above
You're not selling to the market — you're waiting for one buyer
There's a home in this range that's been on the market for 281 days. That number tells you most of what you need to know. Above $3M in El Dorado Hills, you're not competing in a normal supply-and-demand market. Homes that sell here sell because one specific buyer showed up at the right moment. The two homes that sold in the $3.5M–$4M range in the past six months both took nearly three months to close and sold for 93 cents on the dollar. That's not a disaster — it's just the honest math.
If you're buying
You have real leverage above $3M. Sellers in this range have generally been patient for a long time already. Come in with a serious, well-structured offer and you'll find motivated sellers — even if they haven't admitted it publicly. Don't lowball, but don't assume asking price is sacred either.
If you're selling
I'll be straight with you: if you need to sell in the next 90 days, price it to be the most compelling home in your range — not the most expensive. If your timeline is flexible, price it honestly and accept that this will take months. The worst outcome is pricing it high, sitting on the market, and eventually selling for less than you would have if you'd priced it right from day one.
So what does this mean for you?
The EDH-wide numbers tell you there are 192 homes for sale and a third of them have buyers. That's true and it's basically useless for making a real decision. What matters is the 10, 20 or 30 homes that are your actual competition — or your actual options — depending on which side of the transaction you're on.
Every buyer and seller conversation we're having right now starts with one question: which band are you actually in? Because the answer to that determines everything — how to price, when to list, whether to make an offer today or take another week, whether you have leverage or your buyer does.
If you want to talk through your specific situation, we're always happy to pull the data for your price range and just walk you through what we're seeing. No pitch, no pressure — just the honest picture.
What does your price range look like right now?
I'll pull the numbers for your specific band and give you a straight read on where things stand — pricing, timing, what to expect.
Get a Pricing AnalysisQuestions people usually ask
What's the pending ratio and why do you keep talking about it?
It's the percentage of active listings that have a buyer. If there are 10 homes for sale and 4 are under contract, the pending ratio is 40%. I like it because it tells you what's happening right now — not six months ago. Most official stats are calculated using past closed sales, which means by the time they're published, the market has already moved. The pending ratio is the freshest signal you have for whether buyers are active and motivated.
Is it a buyer's market or seller's market in El Dorado Hills right now?
Both, depending on what your home is worth. Under $1.25M, sellers are still largely in control — low supply, buyers competing, homes going for close to full price. Above $1.75M, buyers have more leverage — lots of homes to choose from, less urgency, more room to negotiate. The range in between is genuinely contested and comes down almost entirely to how the home is priced.
How long does it actually take to sell a home in El Dorado Hills right now?
On average, 47 days — but that average isn't very helpful. Under $1.25M, correctly priced homes are going in 43–54 days. In the $3.5M–$4M range, the homes that did sell took about 83 days. One home above $6M has been sitting for 281 days. Your price range and how you're priced within it will tell you a lot more than the city average.
Why did the $1M–$1.25M range change so much since March?
In late winter, almost nothing was for sale in that range. Buyers who needed a home in that price band had very few options, and competition was fierce. Then spring hit — which always brings more sellers to market — and suddenly buyers had real choices. The urgency faded. There are still buyers out there and homes are still selling, but the dynamic shifted pretty quickly once supply came back.
What's actually happening in the El Dorado Hills luxury market above $2 million?
The $2M–$2.5M range is the most active and is actually picking up pace — homes that sold recently closed twice as fast as they did in March. The $2.5M–$3M range is slow but functional — deals happen, just on the buyer's timeline. Above $3M, you're essentially waiting for one specific buyer to show up. Two homes sold in the $3.5M–$4M range over the past six months. It's not a market you can plan around a deadline.
Shannon and Jon Yoffie run the Yoffie Real Estate Group, ranked top 5 in El Dorado Hills. They have been tracking El Dorado Hills MLS data every week since January 2019 and uses that 7-year dataset to help buyers and sellers understand exactly what market they're actually in.
CA DRE# 02030510.
4359 Town Center Blvd, Ste 217, El Dorado Hills, CA 95762 | (916) 941-6566 | theyoffies@yoffierealestate.com
Data sourced from MLS reports provided by Yoffie Real Estate Group. Statistics reflect active and pending market conditions as of April 30, 2026. Sold data covers the trailing 6-month window ending April 30, 2026. All figures are market-wide for El Dorado Hills, CA.
