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

810 active listings valley-wide as of this morning, August 24, 2026. Behind the actives, 127 homes are active under backup offer (a deal is already agreed and the seller is simply taking backups in case it falls through, the real estate version of keeping a plus-one on standby after the invitations already went out), and 174 homes are in escrow, with 12 more coming soon.

Closed business over the trailing week: 38 homes closed escrow. Over the trailing 30 days, 192 homes closed. Canyon Country showed zero brand-new listings on this morning's earliest pull, but that is a one-hour snapshot, not a signal, check the live count any time at santaclaritaopenhouses.com for the real-time number.

*"Santa Clarita (proper)" is a small 3-sale sample this period, and the label itself is an MLS quirk worth understanding: when an agent outside our local CRMLS feed lists a home and enters it into their own MLS, that listing often gets ascribed to the generic city name instead of the correct neighborhood, so it shows up here even though it never appears as a choice inside our local system. Treat that $1,450,000 figure as a sample-size artifact, not a trend.

Property type breakdown valley-wide over the trailing 30 days: single family homes carried a median of $884,000, condos $465,000, and townhomes $595,000. Condos are consistently the slowest-moving of the three property types to find a buyer.

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

Take the 810 active listings and divide by the roughly 192 that closed in the last 30 days, and you land on 4.2 months of supply, just above the highest point of the pure seller's-market range. Under 4 months, sellers hold the leverage. Between 4 and 6, the market is balanced and negotiation gets real. Over 6, buyers run the table. At 4.2, Santa Clarita is standing right on the doorstep between a seller's market and a balanced one, which is exactly why this week is not a "hot" or "cold" market story. It is a split market story, and the price cut data proves it.

Why are 60 homes cutting their price while only 5 are raising it?

Here is the split in one stat: 60 Santa Clarita Valley listings cut their asking price this week. Only 5 raised it. That is a 12-to-1 ratio, and it is the clearest signal in the entire dataset of where sellers guessed wrong on day one. Valencia alone accounted for 19 of those cuts, totaling $431,244 in combined price reductions. A single listing out in Agua Dulce came down by $667,500 on its own.

It is the real estate version of pricing a garage sale item at full retail and being shocked nobody bites, then marking it down by half and watching it walk out the door within the hour. Over the trailing 30 days, 30.2% of Santa Clarita sellers closed over their asking price for a median premium of $11,000, in a median of just 23 days. Another 20.3% closed exactly at asking. And 49.5%, essentially half the market, closed under asking for a median concession of $19,000, sitting a median of 41 days first, an 18-day gap that separates the sellers who got paid from the sellers who got graded down in public.

Castaic has the clean example of doing it right this week: a 4-bedroom, 1,705-square-foot home on Daisy Court hit the market and sold in 7 days for $600,175. Price correctly on day one and the market rewards speed. Price at the number a neighbor bragged about years ago, and every week you sit, the eventual buyer discounts you harder on the other end.

Canyon Country deep dive: how can one city be fast and frozen at the same time?

Canyon Country has 82 homes active right now. I pulled a working sample of 60 of them and sorted by how long each has sat. Nineteen of those 60, almost 1 in 3, have been sitting past 60 to 90 days. That sounds like a slow city. But over the trailing 90 days, 34.5% of Canyon Country's closings went out over asking, the second-highest share anywhere in the valley behind Castaic, closing in a median of just 13 days. Those two facts are not a contradiction. They are two different markets living inside one city limit, averaged together into a number that makes the whole city look slow when half of it is on fire.

The pattern shows up by price band. A concrete condo in the Canyon Park neighborhood has been asking $494,900 for 169 days. A condo in American Beauty/Soledad has been asking $350,000 for 158 days. Meanwhile the starter-to-mid single family band, roughly $700,000 to $800,000, is the segment closing in 13 days and over asking. Condos and the million-dollar-plus custom homes are the ones parked past four months. It is the exact same split we found in Castaic last week, wearing a different price tag. Before you list, or before you decide a "slow market" means nobody is buying, find out which lane your specific home is parked in.

Who is actually closing fastest, and does that matter to sellers?

Across financing types valley-wide this year: VA buyers close in a median of 27 days, tied with cash-to-new-loan buyers, the fastest close in the market. Conventional loans close around 29 days, cash purchases around 33 days, and FHA buyers around 37 days. VA buyers make up only 5.4% of this market but consistently close the fastest, worth knowing the next time a seller assumes a VA offer means a slower escrow.

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

Freddie Mac has the 30-year fixed at 6.65% and the 15-year at 5.95%, both down for a second straight week, with the next fresh read due this Thursday. The Federal Reserve held its benchmark rate at 3.50% to 3.75% at its July meeting, and three of the twelve voting members actually wanted to raise it, not cut.

The Jackson Hole symposium runs Wednesday through Friday this week in Wyoming, the first one under new Fed Chair Kevin Warsh (phonetically, "Warsh") since he took the seat in May. Whatever he signals there tends to move mortgage pricing before the next official Fed meeting even happens. If you are floating a rate lock this week, that is the window to watch.

What is happening nationally and statewide?

Existing home sales nationally came in at 4.06 million for July, down 1.7% from June, with a national median price of $431,400 and 4.6 months of supply, almost identical to our own 4.2. The country as a whole is tracking Santa Clarita closely on inventory; the real difference is the price point, a national median under half a million against our $700,000 to $800,000 range, so a national headline about "improving affordability" means something very different once you are actually shopping in this valley.

California's statewide median sits at $887,680. LA County's median is around $849,450, and Greater Southern California overall is at $899,000, with the state as a whole running 3.4 months of supply, nearly a full month tighter than us. More relative supply here means more sellers competing for the same buyer, which is exactly why 60 of them cut their price this week.

Why isn't this a repeat of the 2008 crash?

China offers the real contrast. A court there sentenced the founder of Evergrande, the developer whose collapse started the country's ongoing property crisis, to life in prison last week, and some analysts believe Chinese home prices still need to fall another 40% before finding a floor. That is what a market looks like after a multi-year, multi-decade structural unwind with no natural floor left holding prices up.

Santa Clarita is nowhere near that. A 12-to-1 price cut ratio and 4.2 months of supply describe a market that still negotiates, not one that has stopped functioning. It is the difference between your car making a weird noise and your car being on fire. One means you take it to the shop. The other means you are not driving it anywhere. Ours is making a noise.

What should I watch for next?

Jackson Hole runs Wednesday through Friday, with Chairman Warsh's keynote and Freddie Mac's next rate survey both landing this week. On the local board, watch whether Canyon Country's split (fast starter homes, stalled condos and luxury) shows up again in other cities' own numbers next week, since one quiet week does not make a pattern, but a second one starts to.

A slow market does not mean nobody is buying. It means somebody is overpricing. Write that one down before you set your number.

For more on how this week's pricing psychology plays out for sellers specifically, see yesterday's breakdown of the sellers who gave back $19,000 and the five questions Santa Clarita sellers are asking most in 2026. If you want a sellers-only agent handling the pricing decision instead of guessing, start at sellersonlyagent.com.

Frequently asked questions

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

810 active listings valley-wide as of August 24, 2026. 127 are active under backup offer and 174 are in escrow, with 12 more coming soon.

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

The valley sits at 4.2 months of supply, just barely on the seller side of the line between a seller's market (under 4 months) and a balanced market (4 to 6 months).

Why are so many Santa Clarita homes cutting their price?

60 homes cut their asking price this week against only 5 increases, a 12-to-1 split showing sellers priced ahead of where buyers actually are. Valencia alone accounted for 19 of those cuts.

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.

Is the Canyon Country real estate market slow right now?

Not evenly. Nearly 1 in 3 sampled Canyon Country listings have sat past 60-90 days, mostly condos and higher-end custom homes, while 34.5% of its closings went out over asking in a median of 13 days, mostly in the $700,000-$800,000 starter-to-mid band.

Is the Santa Clarita real estate market crashing?

No. A 12-to-1 price cut ratio and 4.2 months of supply describe a market that still negotiates, nothing like the multi-decade structural collapse underway in China's property market.

What are current mortgage rates?

Freddie Mac has the 30-year fixed at 6.65% and the 15-year at 5.95%, both down for a second straight week.

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 661-400-1720.

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