El Dorado Hills Real Estate
Market Report
Data-driven analysis from 7 years of monthly MLS tracking | Updated February 2026
Last Updated: — by Shannon & Jon Yoffie
The El Dorado Hills housing market in early 2026 is at an inflection point. Median sold prices remain above $1 million — roughly 53% higher than pre-pandemic levels — yet the pace of sales has slowed dramatically. Active inventory, while recovering from historic lows, is still 28% below where it was in January 2019. This is not a crash. It's a recalibration. And the data tells you exactly where the opportunities are.
This report is based on MLS data that Yoffie Real Estate Group has tracked monthly since January 2019 — seven full years of hyperlocal El Dorado Hills market intelligence. Every number below comes directly from this dataset. No estimates, no Zestimates, no national averages applied locally.
Long-Term Shifts: 2019–2026
1. The Inventory Collapse Never Fully Recovered
In January 2019, El Dorado Hills had 135 homes for sale. By December 2020, that number had fallen to just 45 — a 67% drop. Even now, seven years later, active inventory sits at approximately 97 homes, still 28% below pre-pandemic levels. The market structurally lost a third of its available supply and never got it back.
2. Price Per Square Foot Tells the Real Story
Average price per square foot climbed from $251 in January 2019 to a peak of $384 in May 2022 — a 53% increase in just over three years. After pulling back, it has settled into the $350–$395 range through most of 2024–2025. The correction gave back about 10% of those gains. The other 90% is permanent.
3. The Bidding Wars Are Over — But Bargains Haven't Arrived
During the frenzy of mid-2021 through early 2022, El Dorado Hills homes sold at 103–105% of list price, meaning buyers routinely paid above asking. By late 2022 that ratio dropped to 96–97%. Through 2024–2025, it has stabilized at 97–99% — essentially at or just below asking. Sellers can't expect bidding wars, but deeply discounted offers aren't landing either.
4. Days on Market Have Tripled — and Nobody's Talking About It
Average DOM was as low as 10 days in mid-2021. By late 2024 and into 2025, it had climbed to 34–65 days. Cumulative days on market (CDOM) — which includes time from relists — hit 124 days in January 2026. If your home hasn't sold in two weeks, that's not a failure. It's the new normal.
5. Median Sold Price Plateaued at a Dramatically Higher Baseline
Median sold price ranged from $655K–$740K throughout 2019. It surged to $1,100K by March 2022. After turbulence, it stabilized between $856K and $1,075K through 2024–2025. The median has settled 40–50% above pre-pandemic levels. A "starter home" in El Dorado Hills now means something very different than it did seven years ago.
| Metric | Jan 2019 | Peak | Recent (Mid-2025) | Change vs. 2019 |
|---|---|---|---|---|
| Median Sold Price | $655,000 | $1,100,000 (Mar '22) | $1,005,000 | +53% |
| Avg Price / Sq Ft | $251 | $384 (May '22) | $374 | +49% |
| Active Inventory | 135 | 262 (Jun '19) | ~97 | -28% |
| Avg DOM | 46 days | 10 days (Jun '21) | 30–65 days | Varied |
| Months of Inventory | 3.5 | 0.5 (Apr '21) | 2.1–4.4 | Transitional |
| Sold / List Ratio | 98% | 105% (Jun '21) | 97–99% | Normalized |
What's Happening Right Now
6. New Listings Are Surging — A Supply Wave Is Building
New listings in mid-2025 spiked significantly: 116 in May, 128 in June, 104 in August. Compare that to the same months in 2024, when May had 80, June had 107, and August had 94. Year-over-year, new listing activity is up 30–45% in key spring/summer months. Sellers are coming off the sidelines.
7. The Gap Between Asking and Selling Prices Has Never Been Wider
Average active listing prices in 2025 have ranged from $1,200K to $1,682K, while average sold prices have come in at $967K–$1,229K. That's a gap of $200K to $450K+ between what sellers are asking and what buyers are paying. In 2021, that gap was minimal. The disconnect signals widespread overpricing.
8. CDOM Is Spiking — Stale Listings Are Piling Up
Cumulative days on market surged through 2025: 56 days in March, 73 in April, 62 in June, 78 in October. Then it jumped to 124 days in January 2026 — more than double the January 2025 figure of 58 days. This signals homes being pulled, relisted, and still struggling. The "relist and pray" strategy is showing up clearly in the data.
Where El Dorado Hills Is Headed in 2026
The data signals a clear trajectory: El Dorado Hills is transitioning from a post-pandemic seller's market into a negotiation market — and the shift is accelerating.
The long-term story is one of permanent price elevation — median sold prices sit 40–50% above 2019 — with structurally lower inventory than pre-pandemic norms. Prices are not crashing and are unlikely to. The floor is real.
But the recent data tells a more nuanced story. Supply is rising for the first time in years. Absorption is slowing. Days on market are climbing. The gap between asking and selling prices is widening. And CDOM spikes suggest a growing pool of mispriced inventory.
Sellers who price accurately and present well will still transact efficiently. Overpriced sellers will be punished more severely than at any point since 2019. Buyers have more leverage than they've had in five years — but not enough to expect deep discounts.
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