El Dorado Hills · May 2026 Market Report
El Dorado Hills Market Report May 2026: The Luxury Market Just Split in Two
By Shannon and Jon Yoffie · Yoffie Real Estate Group | Updated May 22, 2026 · Data: May 21, 2026
The El Dorado Hills housing market shows 197 active listings and 78 pending contracts as of May 21, 2026, with a 40% market-wide pending ratio and 3.1 months of supply. Those headline numbers look balanced. What's happening inside them is not.
Above $2 million in El Dorado Hills, two completely different markets are running in the same week. The $2M–$2.5M band has a 60% pending ratio and 2.9 months of supply. Three of five active listings are already under contract. The $3.5M–$4M band has nine active listings, zero pending contracts, zero sales in the past three months, and an average of 130 days on market.
Jon Yoffie and Shannon Yoffie of Yoffie Real Estate Group break down where buyers are concentrated, where inventory is stacking up, and what the data means for sellers and buyers across every price band in El Dorado Hills in May 2026.
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Market Snapshot · Point-in-Time: May 21, 2026 |
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197
Active
Listings |
40%
Pending
Ratio |
3.1
Months
Supply |
191
Homes Sold
(90 days) |
98.8%
Avg % of
List Price |
34
Avg Days
on Market |
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Point-in-time figures as of May 21, 2026. Sold data covers the trailing 90-day period: February 22 – May 21, 2026. |
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What the May 21 Numbers Show
The overall market is in better shape than it was 90 days ago. Active inventory ticked up from 191 to 197, pending contracts jumped from 70 to 78, and the pending ratio moved from 37% to 40%. Months of supply held near equilibrium at 3.1. These are signal-not-noise moves.
- 197 active listings as of May 21, 2026 — up from 191 on May 10
- 78 pending contracts (40% pending ratio) — up from 70 (37%) on May 10
- 3.1 months of supply market-wide — down from 3.2 on May 10
- 191 homes sold in the trailing 90-day period (February 22 – May 21, 2026)
- 98.8% average sale-to-list ratio across all closed transactions
- 34 average days on market for homes that sold
- Average active list price: $1,521,793 vs. average sold price: $1,107,103 — a $415K gap driven by unsold luxury inventory sitting at the top
El Dorado Hills Demand Bands — May 21, 2026
The table below shows where buyers are active and where they're not. Each row is a price band; the highlighted totals show the combined conditions for homes under $2M, between $2M and $5M, and the full market.
| Price Range | Active | Pending | Pending % | Sold (90 days) | % of List | Mo. Supply |
|---|---|---|---|---|---|---|
| Under $750K | 33 | 27 | 82% | 45 | 99.0% | 2.2 |
| $750K – $1M | 56 | 21 | 38% | 64 | 99.0% | 2.6 |
| $1M – $1.25M | 25 | 10 | 40% | 24 | 97.7% | 3.1 |
| $1.25M – $1.5M | 24 | 9 | 38% | 28 | 100.3% | 2.6 |
| $1.5M – $1.75M | 11 | 3 | 27% | 13 | 99.9% | 2.6 |
| $1.75M – $2M | 12 | 3 | 25% | 4 | 97.5% | 9.2 |
| Under $2M Total | 161 | 73 | 45% | 178 | 99.1% | 2.7 |
| $2M – $2.5M | 5 | 3 | 60% | 5 | 97.0% | 2.9 |
| $2.5M – $3M | 7 | 0 | 0% | 5 | 96.0% | 4.1 |
| $3M – $3.5M | 8 | 2 | 25% | 2 | 84.3% | 11.4 |
| $3.5M – $4M | 9 | 0 | 0% | 0 | n/a | — |
| $4M – $5M | 4 | 0 | 0% | 1 | n/a | — |
| $2M – $5M Total | 33 | 5 | 15% | 13 | 94.6% | 7.7 |
| $5M+ | 3 | 0 | 0% | 0 | n/a | — |
| Market Total | 197 | 78 | 40% | 191 | 98.8% | 3.1 |
Source: Remine AreaPro Market Report · El Dorado Hills, CA · Data as of May 21, 2026. Active, pending, and months-of-supply figures are point-in-time. Sold data reflects the trailing 3-month period (Feb 22 – May 21, 2026). Gold highlight = notable outlier in that column.
Where Demand Is Concentrating in El Dorado Hills
Under $1.5M, El Dorado Hills is a seller's market by any measure. The under-$750K band is running an 82% pending ratio with just 2.2 months of supply. The $750K–$1M band has 56 active listings, 21 pending contracts, and a 38% ratio. The $1M–$1.25M band is showing 40% pending at 3.1 months of supply.
The $1.25M–$1.5M band produced the highest sale-to-list ratio in the entire market: 100.3%. Sellers in that range averaged more than list price over the past 90 days. The $1.5M–$1.75M band isn't far behind, posting a 99.9% ratio with 2.6 months of supply.
Taken together, the under-$2M segment has 161 active listings, 73 pending contracts (45% pending ratio), and 2.7 months of supply. Sellers with well-priced homes in this range are finding an active, competitive market.
The Luxury Market Above $2 Million Just Split in Two
For months, the story above $2M in El Dorado Hills was consistent: inventory building, buyers patient, few closings at the top. The May 21 numbers are more specific than that.
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$2M – $2.5M 60% Pending Ratio 5 active · 3 pending · 2.9 mo. supply |
$3.5M – $4M 0% Pending Ratio 9 active · 0 pending · 130 avg. days |
The $2M–$2.5M band has a 60% pending ratio right now. Three of five active listings are under contract. That's tighter than the $750K–$1.5M range. Three homes have closed above $3M in the past 90 days, and the $3M–$3.5M band has 2 more pending today.
Then there's the $3.5M–$4M band. Nine active listings. Average 130 days on market. Zero pending. Zero sold in three months.
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The dividing line isn't drawn at $3M. It's drawn at pricing. The homes that closed above $3M this quarter were priced where buyers are. The nine listings sitting at 130 days were priced somewhere else. |
The average sale-to-list ratio across the $2M–$5M segment is 94.6%. That means buyers above $2M are negotiating, not competing. The exception is the $2M–$2.5M band, where sellers at 97% of list and a 2.9-month supply are in genuinely competitive conditions. Pricing within that band still requires precision. But it's a different conversation from the bands above it.
Is El Dorado Hills a Buyer's or Seller's Market in May 2026?
El Dorado Hills is a seller's market under $2 million and a buyer's market above it, with one clear exception.
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Seller's Market Under $2M 2.7 months of supply · 45% pending ratio 99.1% average sale-to-list ratio Well-priced homes are selling competitively, often at or above list price. |
Buyer's Market $2M – $5M 7.7 months of supply · 15% pending ratio 94.6% average sale-to-list ratio Exception: $2M–$2.5M runs seller-favorable at 60% pending and 2.9 months. |
The $1.75M–$2M band deserves a separate note. Its 9.2 months of supply is the highest in the under-$2M segment by a significant margin. Only 4 homes sold in 90 days from 12 active listings. If you own in this range, the conditions at the top of your band look closer to the luxury market above than to the bands below.
The $415K gap between average active list price ($1,521,793) and average sold price ($1,107,103) tells the same story from a different angle. Unsold luxury inventory is pulling the active average up. What buyers are actually paying is centered far below the list-price average. That gap closes when sellers price to the demand band, not to aspiration.
What This Means If You Own Above $2 Million in El Dorado Hills
If you own in the $2M–$2.5M range and have been watching the market, May 2026 is the most active month for your band in recent memory. A 60% pending ratio at 2.9 months of supply is a genuine seller's window. Pricing to the current demand band, not to the ceiling of your range, is what keeps you on the right side of that ratio.
If you own in the $3.5M–$4M range, the data shows nine homes competing for a buyer pool that has not made a single offer in three months. Average days on market in that band: 130. The homes that have sold above $3M in this cycle were priced into an active demand zone. The nine that haven't sold were not.
The Smart Seller Pricing System™ Yoffie Real Estate Group uses for luxury listings is built around exactly this kind of band-specific analysis. Knowing where the buyers are, what they're actually paying, and how your home compares to the pending contracts in your range gives you the information to make a confident pricing decision before you list.
Frequently Asked Questions
What is the El Dorado Hills housing market doing in May 2026?
The El Dorado Hills housing market has 197 active listings and 78 pending contracts as of May 21, 2026, with a 40% market-wide pending ratio and 3.1 months of supply. The overall market is balanced to slightly seller-favored, but conditions split sharply by price band. Demand is strongest under $1.5M and in the $2M–$2.5M luxury range, while the $3.5M–$4M band is showing no buyer activity.
How many homes are currently for sale in El Dorado Hills?
There are 197 active listings in El Dorado Hills as of May 21, 2026, across all price ranges from under $750K to above $5M. Of those, 78 are under contract (pending), leaving approximately 119 homes actively available for buyers without an accepted offer.
Which price range is selling fastest in El Dorado Hills right now?
The under-$750K band has the highest pending ratio in El Dorado Hills at 82%, with 2.2 months of supply. Among higher price ranges, the $1.25M–$1.5M band is producing the best sale-to-list ratio in the market at 100.3%. The standout in the luxury segment is the $2M–$2.5M range, which is running a 60% pending ratio at just 2.9 months of supply.
What is happening in the El Dorado Hills luxury market above $2 million in May 2026?
The El Dorado Hills luxury market above $2M has split into two distinct conditions as of May 21, 2026. The $2M–$2.5M band has a 60% pending ratio with 2.9 months of supply and three closings in the past 90 days. The $3.5M–$4M band has nine active listings, an average of 130 days on market, zero pending contracts, and zero closed sales in the same period. The $3M–$3.5M band shows signs of life with 2 pending contracts and 2 recent closings, but at an 11.4-month supply and an 84.3% sale-to-list ratio, it's a buyer's negotiating environment.
How long does it take to sell a home in El Dorado Hills in 2026?
Homes in El Dorado Hills sold in an average of 34 days from February 22 through May 21, 2026, with an average sale-to-list ratio of 98.8%. Speed varies significantly by price band. Well-priced homes under $1.5M are selling in competitive conditions. Overpriced homes in the $3.5M–$4M range are averaging 130 days on market with no offers.
Is El Dorado Hills a buyer's or seller's market right now?
El Dorado Hills is a seller's market under $2 million, with 2.7 months of supply and a 45% pending ratio across 161 active listings. Above $2M, it shifts to a buyer's market with 7.7 months of supply and a 15% pending ratio across 33 listings. The exception is the $2M–$2.5M band, which has tighter, seller-favorable conditions at a 60% pending ratio and 2.9 months of supply.
The Bottom Line for El Dorado Hills in May 2026
The 40% market-wide pending ratio in El Dorado Hills as of May 21, 2026 is the best signal to start with. It tells you the market is active. What it doesn't tell you is that the conditions producing that number are split almost entirely by price band.
Under $2M: sellers with accurately priced homes are competing well. The $1.25M–$1.5M band is producing sale prices above list. The $750K–$1.5M range overall has more pending contracts than at any point this year.
Above $2M: pricing is the entire game. The $2M–$2.5M band proves it in one direction. Three of five listings in that range are pending because they found the price where buyers are. The $3.5M–$4M band proves it in the other. Nine listings. 130 average days. Zero movement. Same city, same week.
The market will tell you where it's going. The data from May 21 is already telling it. The question is whether your listing is positioned where the buyers are.
Evidence, Not Opinion
Where does your home sit inside today's demand bands?
A band-specific pricing analysis from Jon and Shannon Yoffie shows you exactly what buyers in your price range are doing in El Dorado Hills right now, and what that means for your number before you list.
Request a Smart Pricing AnalysisYoffie Real Estate Group · El Dorado Hills, CA · (916) 941-6566
Data source: Remine AreaPro Market Report · El Dorado Hills, CA · Data as of May 21, 2026.
Active, pending, and months-of-supply figures are point-in-time snapshots. Sold data (volume, sale-to-list ratio, days on market) reflects the trailing 3-month period: February 22 – May 21, 2026.
Data compiled and reported by Yoffie Real Estate Group. Jon Yoffie, CA DRE# 02030510 · Shannon Yoffie, CA DRE# 01803503.
