More closings, flatter pricing: El Dorado Hills heading into winter
By Jon Yoffie, Yoffie Real Estate Group · MetroList data through October 31 · AreaPro data through November 9, 2026
El Dorado Hills closed 60 home sales in October 2026, up from 44 a year earlier and tied with 2021 for the busiest October since 2020. Pricing went the other direction. Sold homes averaged $361 per square foot, down from $367 last October, and the average home spent 55 days on market, the longest October in our records going back to 2019. Demand has improved this fall. Buyers are using that to negotiate, and the sellers reaching the closing table are the ones priced to recent closed sales.
Closed sales, October 60 Oct 2025: 44 | Months of supply 3.0 Oct 2025: 4.1 | Active listings 178 Oct 2025: 180 | Avg. price per sq. ft. $361 Oct 2025: $367 |
Avg. days on market 55 Oct 2025: 52 | Sold vs. original list 95% Oct 2025: 94% | Median sold price $920K Oct 2025: $1.029M | Closed sales, Jan to Oct 595 2025: 529 |
Want the read on your own home? Request a Smart Pricing Analysis →
For the charts behind this report, including sales and pricing back to 2019, see our El Dorado Hills live market dashboard. It updates every month when new MetroList numbers land.
Sales are running ahead of last year
Through ten months, 595 homes have closed in El Dorado Hills. That is 12.5% more than the 529 at this point in 2025 and the highest January-to-October total since 2022. Sellers have been busier as well, with 1,045 new listings so far this year, the most since 2019.
Because buyers have kept pace with that new supply, inventory has stayed level. There were 178 homes for sale at the end of October against 180 a year ago, while months of supply tightened from 4.1 to 3.0.
Prices are holding, with more negotiation built in
Average price per square foot slipped to $361 from $367 a year ago, a drop of 1.6%. The average sold price was $1.113 million, 3.5% below last October. The median fell further, to $920,000 from $1.029 million, but the median shifts with whatever mix of homes closes in a given month. Over the past three months, 55% of El Dorado Hills sales were under $1 million, which pulls the midpoint down. Price per square foot is the steadier gauge, and it shows values roughly flat to slightly lower.
The negotiation shows up between the first list price and the last one. Across the last three months, homes listed at an average of $1,163,680, were reduced to $1,134,448, and sold for $1,110,339. Sellers received 98.3% of their final asking price and 95.9% of where they started, so most of the discount is happening through reductions before an offer arrives.
Two markets, split at $2 million
Below $2 million, El Dorado Hills is close to balanced and leans toward sellers in the lower bands. There are 139 active listings and 36 pending sales, and about 52 homes a month have closed over the past quarter, which works out to 2.7 months of supply. Between $2 million and $5 million, 37 homes are listed, two are pending, and fewer than four a month have sold. That is roughly 10 months of supply.
| Price band | Active | Pending | Sold, last 3 mo. | Months of supply | Pending ratio |
|---|---|---|---|---|---|
| Under $750K | 31 | 9 | 42 | 2.2 | 29% |
| $750K to $1M | 43 | 15 | 50 | 2.6 | 35% |
| $1M to $1.25M | 20 | 6 | 33 | 1.8 | 30% |
| $1.25M to $1.5M | 25 | 4 | 15 | 5.0 | 16% |
| $1.5M to $2M | 20 | 2 | 16 | 3.8 | 10% |
| $2M to $3M | 18 | 1 | 6 | 9.0 | 6% |
| $3M to $5M | 19 | 1 | 5 | 11.4 | 5% |
Source: AreaPro (REMO) market overview, trailing three months, data as of November 9, 2026. Band counts read from AreaPro band charts and rounded. The $5M+ segment (4 active listings) is left out because the sample is too small to read.
What the price bands show
The busiest part of the market sits between $750,000 and $1 million, with 43 listings, 15 pending, and 50 closings in three months. The tightest is $1 million to $1.25 million, at 1.8 months of supply with 6 of its 20 listings under contract.
One band up, the picture changes quickly. The $1.25 million to $1.5 million range has 25 homes for sale and only 4 pending, close to five months of supply. That jump is the sharpest shift in buyer behavior anywhere under $2 million. At the upper end, $2 million to $2.5 million has 14 homes on the market, none pending, and two closings over the past quarter.
How October compares with the season
Fall typically brings fewer new listings, and October followed that pattern with 79, down from 93 in September. Pending sales eased to 51 from 60, in line with 51 in October 2024 and 47 in October 2025. Inventory barely moved, 179 to 178. AreaPro showed 38 homes under contract as of November 9, which points to a lighter closing count in November and December, as is normal for the holidays.
Days on market is the one number running against the seasonal pattern. At 55 days, October was 3 days slower than last year and well above the 20 to 42 days recorded in each October from 2019 through 2024.
For sellers
List price is the decision that carries the most weight right now. Active listings average $1.58 million, while homes that sold over the past three months averaged $1.11 million, and the reductions in between show buyers anchoring to closed sales. Under $1.25 million, a home priced to recent comps has a good chance of going under contract in a normal timeframe. Above $1.25 million, plan for a longer runway and start at a price you can support with closed sales, since reductions are where most of this market's discounting happens.
For buyers
Your leverage is in the upper bands. With about five months of supply from $1.25 million to $1.5 million and roughly 10 above $2 million, buyers in those ranges have time and room to negotiate. Under $1.25 million, pending ratios run between 29% and 35%, and well-priced homes there do not sit long.
Frequently asked questions
Is El Dorado Hills a buyer's or seller's market in November 2026?
It depends on price. Under $2 million, El Dorado Hills has about 2.7 months of supply, which is balanced to slightly seller-leaning, and the $1 million to $1.25 million band is tighter at 1.8 months. Between $2 million and $5 million, supply runs about 10 months, which gives buyers the advantage.
Are home prices falling in El Dorado Hills?
Prices are roughly flat to slightly lower. The average price per square foot on October 2026 sales was $361, down 1.6% from $367 in October 2025. The median sold price fell further, to $920,000 from $1,029,000, and the median moves with whatever mix of homes closes in a given month.
How long does it take to sell a home in El Dorado Hills right now?
Homes that sold in October 2026 averaged 55 days on market, the longest October in our tracking going back to 2019. Over the last three months, sold homes averaged 50 days, and active listings had been on the market an average of 74 days as of November 9, 2026.
How many homes are for sale in El Dorado Hills?
MetroList showed 178 homes for sale at the end of October 2026. AreaPro showed 180 active listings and 38 pending sales as of November 9, 2026.
Every pricing conversation we have starts with the closed sales in your price band. Request a Smart Pricing Analysis and we will show you how your home lines up against this month's numbers. Request a Smart Pricing Analysis →Or let's connect · Jon Yoffie, 916.941.6566 |
Methodology. Monthly figures come from Yoffie Real Estate Group's El Dorado Hills tracking sheet, built from MetroList data, January 2019 through October 2026. Price band figures come from the AreaPro (REMO) El Dorado Hills market overview, covering the trailing three months with data as of November 9, 2026. Median active price is not used in this report because its source changed in October 2026 and is not comparable with prior months. Information is deemed reliable but not guaranteed.
Published November 10, 2026 · Current numbers always live on the El Dorado Hills market dashboard
