How many homes are for sale in the Santa Clarita Valley right now?

807 active listings valley-wide as of the morning of August 23, 2026, pulled straight off the live CRMLS feed. That breaks down to 463 single family homes, 207 condominiums, 118 townhomes, and 19 mobile homes and multi-unit properties. Behind the actives, 174 homes are in escrow and another 126 are active under backup offer, meaning a deal is already agreed and the listing is simply waiting to flip status on the feed.

Closed business over the trailing week: 38 homes closed escrow, down 14 from the week before. Over the trailing 30 days, 200 homes closed. Week over week, actives fell by 23 and escrows rose by 14. Read those three arrows together and the read is simple: supply is tightening while demand steps in, and the week-to-week wobble in closings is normal noise, not a trend. One quiet week does not make a pattern. Three would.

Valencia carries the flag on both sides of the ledger, the busiest market in the valley for both active inventory and closings. Saugus is worth watching: 104 actives against only 3 closings last week is thin for a city that size.

Four brand new listings hit the feed this Sunday morning: Juniper Springs in Canyon Country, a Riverview Lane property in Valencia, a Gold Canyon Drive listing in Saugus, and a condo on Trumpet in Newhall. A Sunday launch is a tell. An agent who lists on a Sunday is aiming at the Monday morning search-alert wave, and that is exactly how I would play it.

Is Santa Clarita a buyer's market or a seller's market right now?

Take the 807 active listings and divide by the 200 that closed in the last 30 days, and you land on right about 4 months of inventory. That phrase, months of inventory, is the single most useful number in residential real estate, because it answers one question: if not one more home came on the market, how long would it take to sell through everything currently for sale at the current pace of buying?

Under 4 months, sellers hold the leverage and buyers compete. Between 4 and 6, the market is balanced and negotiation gets real. Over 6, buyers run the table and prices start to sag. Santa Clarita is sitting almost exactly on that first line today, standing right on the doorstep between a seller's market and a balanced one. That is precisely why the next number matters as much as it does.

Why did some sellers get paid over asking while others gave back $19,000?

This is the number that should stop every seller mid-coffee. Over the last 30 days, 30.2% of Santa Clarita sellers closed over their asking price, with a median premium of $11,000. Another 20.3% closed exactly at asking. And 49.5%, essentially half the market, closed under asking, with a median concession of $19,000. Same valley, same month, and the outcomes split almost perfectly down the middle.

The sellers who got paid over asking went into contract in a median of 23 days. The sellers who gave back $19,000 sat for a median of 41 days. Go back 90 days and the split gets sharper still. And across everything that closed in the last 30 days, 44.3% took at least one price reduction from the original list price before it found a buyer.

A Spinnaker Point townhome on Victoria Lane in Valencia is the clean example of doing it right. Listed, gone in 7 days at $610,000. Price it correctly on day one and the market rewards you inside three weeks, sometimes with a bidding premium attached. Price at the number your neighbor bragged about back in 2022 and you sit, and every week you sit the eventual buyer discounts you harder on the other end, until you have given back $19,000 and six weeks of your life for nothing. Pricing is not a guess anymore. The feed grades it in public, and the CRMLS data makes the grade visible to anyone who knows where to look.

What are mortgage rates doing, and what happens at Jackson Hole this week?

Freddie Mac has the 30-year fixed at 6.65%, down from 6.67% and the second straight weekly decline. The 15-year sits at 5.95%. Daily rate trackers are quoting closer to 6.76%.

The Federal Reserve held its rate at 3.50 to 3.75% in July, but the minutes released the following Wednesday showed three regional bank presidents dissented in favor of a hike rather than a cut. The case for a hike is inflation: July's Consumer Price Index came in at 3.4% annual, cooling but still well above target. The case against it is the labor market: the July jobs report showed the economy lost 23,000 jobs, the first outright monthly decline in years.

That tug of war gets its next round Thursday through Saturday at the Jackson Hole symposium in Wyoming, where new Fed Chair Kevin Warsh gives his first keynote Friday morning, three weeks ahead of the September rate decision. Markets are pricing roughly in line with a hold. If Warsh leans hawkish Friday, mortgage rates will feel it by that afternoon.

What is happening nationally and statewide?

Existing home sales nationally are running a 4.06 million annual pace, and national supply sits at 4.6 months, meaning the country as a whole flipped into balanced territory before Santa Clarita did. Builders are struggling too: housing starts fell 12.4%, builder confidence reads 35 out of 100, and 35% of builders are cutting prices with an average cut of 6%. Redfin reports new listings just hit a three-month national high, and the national median asking price fell year over year for the first time since January.

A piece of industry history closed this week as well. The federal appeals court affirmed the big commission lawsuit settlement, ending a seven-year legal fight. Buyer representation now runs on a written agreement signed before touring any residence, with everything negotiated in the open. Good sunlight suits this business.

California's statewide numbers landed Monday. The statewide median slipped to $887,680, below $900,000 for the first time in months, down 1.9% from June. The LA Metro median sits around $849,450, and Southern California overall is at $899,000. Statewide supply is 3.4 months, tighter than the nation and tighter than us. Santa Clarita, at roughly 4 months, has more relative selection than the state average, which is exactly why buyers here have recovered a little leverage while half of our sellers are still negotiating.

One more item with a real deadline attached: California's FAIR Plan, the state's insurer of last resort, now covers more than 668,000 homes and rolls out overhauled rates on October 15. Roughly half of policyholders are looking at increases in the 30 to 50% range, while about a quarter are getting decreases. If your home sits anywhere in a brush zone, get your insurance quote before you list. Escrows die over insurance surprises in this county every year.

If layoffs speed up, how fast does that turn into foreclosures?

This is the question I get some version of at nearly every open house, so let us argue it from data instead of vibes. Nationally, 227,548 properties had a foreclosure filing in the first half of 2026, up 21% from last year, and still only about 1 in every 640 homes in America, well under a 1% margin. Locally it is thinner than that. This is not 2008 arriving. It is distress creeping up from a historic floor.

The stress lives in specific pockets. FHA loans, the lowest down payment product, are running an 11.79% delinquency rate nationally. VA loans sit at 4.89%. Across all mortgage types, 4.37% are behind, up almost half a point in a year.

Follow the chain forward: jobs turn negative, which July did. A laid-off household burns savings, then misses payment one, then two. At 90 days late, the lender can file a notice of default, starting the legal clock: notice, auction date, and if nobody bids, the bank takes the property back as an REO.

Here is the number worth remembering: 563 days. That is the current average time from first filing to a finished foreclosure, the fastest that pipeline has moved since 2013, over a year and a half faster than the slow years. With the system running this uncrowded, stress-test it: if defaults doubled or tripled, that pipeline does not speed up, it seizes. Courts backlog, trustees backlog, evictions queue for months, and in the last cycle some states blew past a thousand days. Borrowers learn the math and simply stay, mortgage unpaid, because nobody is coming for the house anytime soon. Call it the frozen pipeline: the point where the volume of defaults outruns the machinery of enforcement. Homes stop moving to market, and the distress hides inside occupied houses instead of showing up in active inventory. That is the actual mechanism worth watching, not a headline foreclosure count.

Why isn't this 2008 again?

Equity. The average American homeowner with a mortgage is sitting on six figures of it, and in Santa Clarita that cushion runs fatter, because even our struggling sellers, the half who closed under asking, still closed at 97.5% of their original asking price. A homeowner with real equity who loses a job does not get foreclosed. They sell. They walk with a check, and that shows up as a normal listing, not a bank sale.

A foreclosure wave requires two ingredients at once: job loss and negative equity. Right now this market has plenty of the first ingredient starting to show up and almost none of the second. Watch three gauges each month: the FHA delinquency number, the monthly jobs print, and whether that 563-day foreclosure clock starts to stretch. Those move first. Prices move last.

What is happening in housing markets around the world?

In China, a court sentenced Evergrande's founder to life in prison Thursday for fraud, with more than 50 executives sentenced alongside him and the company fined roughly $1.3 billion. Evergrande was the most indebted property developer on earth, and Beijing is letting it liquidate with no bailout after a five-year slide. That is what a housing market looks like when it runs on borrowed speculation instead of owner-occupant equity. Ours does not.

In the UK, Rightmove logged the biggest August asking-price drop in eight years, down 2% in a single month to about £365,000, while the average UK mortgage rate climbed to 5.09%. Sellers there are leaning on the same lesson with a British accent: when the cost of money moves, the asking price is not a wish list. It is a claim you have to defend.

What should I watch for next?

Two dates mark the week ahead. Tuesday brings the Case-Shiller home price index for July. Friday morning brings the Jackson Hole keynote from new Fed Chair Kevin Warsh, the single event most likely to move your rate quote this week.

Nobody drowns owing money on a house that is worth more than the loan, and the Santa Clarita Valley is nowhere near that line.

Frequently asked questions

How many homes are for sale in Santa Clarita right now?

807 active listings as of August 23, 2026: 463 single family homes, 207 condominiums, 118 townhomes, and 19 mobile homes or multi-unit properties. 174 are in escrow and 126 more are active under backup offer.

Is Santa Clarita a buyer's market or a seller's market?

The valley sits at almost exactly 4 months of supply, the line between a seller's market (under 4 months) and a balanced market (4 to 6 months). Under 4, sellers hold leverage. Over 6, buyers run the table.

What percentage of Santa Clarita sellers are getting less than asking price?

49.5% of sellers who closed in the last 30 days took less than their asking price, a median concession of $19,000. 30.2% closed over asking for a median premium of $11,000, and 20.3% closed exactly at asking.

What is the difference between sellers who get paid over asking and sellers who don't?

Pricing on day one and speed to contract. Sellers who closed over asking went into contract in a median of 23 days. Sellers who gave back money sat a median of 41 days, and 44.3% of everything that closed took at least one price reduction first.

Are foreclosures rising in Santa Clarita and across the country?

Nationally, foreclosure filings are up 21% year over year but still under 1% of all homes. The pipeline from first filing to finished foreclosure now averages 563 days, the fastest since 2013. Homeowner equity, not job losses alone, is what keeps this from becoming a repeat of 2008.

What are current mortgage rates?

Freddie Mac has the 30-year fixed at 6.65%, down from 6.67% and the second straight weekly decline. The 15-year sits at 5.95%. Daily trackers are quoting closer to 6.76%.

What is the median home price in California and Los Angeles County right now?

California's statewide median is $887,680, below $900,000 for the first time in months. The LA Metro median is around $849,450, and Southern California overall sits at $899,000.

Connor MacIvor, The Sellers Only Agent, full-service listing representation, Santa Clarita Valley. Thinking about selling, or want tomorrow's numbers sent to your phone? Start at santaclaritaopenhouses.com or sellersonlyagent.com, or text HOUSE to (661) 888-4983.

Connor T. MacIvor · CalDRE #01238257 · Sync Brokerage, Inc. · DRE #02031490. General information, not legal, tax, or financial advice.