As of August 30, 2026, the Scotts Valley real estate market has seen a change from a hot seller market to still a strong market, but one that favors buyers a little more. Homes are taking longer to sell, buyers are moving more cautiously, and the days of expecting multiple offers within the first weekend are no longer the norm.
However, this does not mean home values are falling apart or sellers must give their homes away. In fact, the numbers show that homes are still selling remarkably close to their asking prices. The biggest change isn’t necessarily price, it’s time.
How Active Is the Market Today?
As of August 30th, 2026, there are currently 75 single-family homes, condominiums, and townhouses on the market in Scotts Valley. Of those:
* 61 are active without an accepted offer.
* 14 are in contingent or pending status.
* Approximately 18.7% of the overall inventory is under contract.
That means fewer than one in five properties currently on the market has an accepted offer.
For perspective, a pending-sale ratio of approximately 25% to 28% generally represents a fairly healthy market—about one in four homes under contract. For many years, Scotts Valley frequently experienced ratios of 33% to 35%, meaning approximately one in every three homes had already received an accepted offer.
Today’s 18.7% ratio shows us that the market is slower and buyers have more choices. That percentage could rise quickly if we experience even a modest surge in buyer activity, but as of today, it gives buyers a slight advantage.
Single-Family Homes
There are currently 62 single-family homes on the market in Scotts Valley:
* 51 are active without an accepted offer.
* 11 are contingent or pending.
* Approximately 17.7% are under contract.
The 51 active homes have an average asking price of $2,096,823 and have been on the market for an average of 59 days.
That is nearly two months without an accepted offer, which is considerably longer than what we have grown accustomed to seeing in Scotts Valley.
The 11 homes currently under contract have an average asking price of $1,483,455. That is approximately $613,368 below the average asking price of the homes that remain active.
This does not mean higher-priced properties cannot sell. A home at 21 Kite Hill Road, listed at $2,995,000, is currently pending. I also recently sold a new home at 223 Sandraya Heights Road for the full asking price of $3,195,000.
However, the numbers indicate that much of today’s activity is concentrated around $1.5 million and below.
How Long Are Homes Taking to Sell?
The 11 pending single-family homes took an average of 87 days to receive an accepted offer. However, that figure is heavily influenced by one property at 1239 La Madrona Drive that spent 349 days on the market.
When that one property is removed, the remaining pending homes have:
* An average asking price of $1,471,900.
* An average of 61 days on the market before receiving an offer.
Even after removing the outlier, 61 days is more than double the approximately 21 to 28 days we have often seen in stronger markets.
Condominiums and Townhouses
The condominium and townhouse market is moving even more slowly.
There are currently 13 condos and townhouses on the market:
* 10 are active without an accepted offer.
* Three are contingent or pending.
* Approximately 23.1% are under contract.
The 10 active properties have an average asking price of $815,990 and have been on the market for an average of 73 days.
There are only three pending sales, and their individual market times vary dramatically:
* One received an offer after three days.
* One received an offer after 39 days.
* One received an offer after 258 days.
With only three pending properties, the sample is too small—and too heavily affected by the 258-day sale—to produce a meaningful average. Based on the current market, I believe sellers should generally expect a properly priced condo or townhouse to take approximately 30 to 45 days to receive an offer, and possibly as long as 60 days. Occasionally, an exceptional property will sell much faster.
What Recent Closed Sales Tell Us
To better understand today’s market, I reviewed properties that received accepted offers beginning May 1 and subsequently closed escrow. I chose May 1 because the market at that time was relatively similar to what we are experiencing today, although I believe the current market is slightly slower.
Condos and Townhouses Since May 1
Thirteen condominiums and townhouses received offers on or after May 1 and have since closed escrow.
Their averages were:
* Original list price: $858,846.
* Sales price: $847,538.
* Days on market: 48.
* Sales-price-to-list-price ratio: 98.7%.
The average property sold for only $11,308 below its asking price.
This confirms an important point: condos and townhouses are taking longer to sell, but they are still selling relatively close to their asking prices.
Single-Family Homes Since May 1
Fifty single-family homes received offers on or after May 1 and subsequently closed escrow.
Their averages were:
* List price: $1,618,420.
* Sales price: $1,597,040.
* Days on market: 33.
* Sales-price-to-list-price ratio: 98.7%.
The average home sold for $21,380 below its asking price.
Once again, values have remained relatively strong. The primary change is that sellers generally need to wait longer for the right buyer.
The Complete 2026 Year-to-Date Market
Single-Family Homes
From January 1 through August 30, 105 single-family homes have closed escrow in Scotts Valley.
Their averages were:
* List price: $1,610,123.
* Sales price: $1,602,143.
* Sales-price-to-list-price ratio: 99.5%.
The average single-family home sold for only $7,980 below its asking price.
Condos and Townhouses
During that same period, 23 condominiums and townhouses closed escrow.
Their averages were:
* List price: $891,522.
* Sales price: $885,413.
* Days on market: 36.
* Sales-price-to-list-price ratio: 99.3%.
The average condo or townhouse sold for only $6,109 below its asking price.
These year-to-date figures show that sellers are still receiving very close to their asking prices. Buyers have more negotiating power than they did previously, but this is not a market in which sellers are routinely giving their properties away.
Why Is the Condo and Townhouse Market Slower?
I have not seen the Scotts Valley condo and townhouse market move this slowly in quite some time, and I believe there are several reasons.
Mortgage rates are higher than the historically low rates buyers became accustomed to. When buyers combine a mortgage rate in the mid-6% range with monthly homeowners association dues, the total payment can become difficult to justify.
Additionally, some larger and beautifully updated Scotts Valley townhouses are priced between approximately $1.1 million and $1.15 million. At that point, buyers may feel they can spend a little more and purchase a single-family home without HOA dues.
That does not mean condos and townhouses are losing their value. The 99.3% year-to-date sales-price-to-list-price ratio shows that they are still selling close to asking price. They are simply taking longer to attract the right buyer.
The Exceptional Homes Still Move Quickly
Even in a slower market, certain properties will generate immediate excitement.
• This home at 14 Purple Hills Court sold for $131,000 over the asking price on August 13, 2026
I recently sold 14 Purple Hills Court for $131,000 over asking after receiving five offers. It was a beautiful, single-level home in a great location, a type of property that does not become available very often.
The new home I sold at 223 Sandraya Heights Road went under contract almost immediately and closed at the full asking price of $3,195,000.
I also have a five-bedroom home coming soon near Skypark. It is beautifully updated, located on a cul-de-sac, adjacent to a greenbelt, and has an incredible backyard. Five-bedroom homes like that are rarely available in Skypark, so I expect it to attract considerable attention.
These are what I call “unicorn” properties. They offer a combination of features, location, condition, or scarcity that buyers have been waiting for. Those homes can still sell very quickly and sometimes generate multiple offers.
Premium Home Development Sandraya Heights
Scotts Valley’s Growing Luxury Market
Three Scotts Valley homes have already closed above $3 million in 2026 YTD through August 31, 2026. Last year at the same time there were five closings at that price point and higher, but this year I attribute it to the market right now not as active as last year.
There was a time when a million-dollar Scotts Valley home turned heads. Then we began seeing more homes sell above $2 million. Today, while $3 million is certainly not the average price, sales at that level are becoming more accepted as larger, newer, and more luxurious properties enter the market with a new development in Scotts Valley called Sandraya Heights setting a trend in that price point for premium and luxury homes of 3,800-4,000 square feet, on 1/2 acre flat lots
Buyers certainly do not have to spend $3 million to purchase a home in Scotts Valley. There are still opportunities closer to $1.1 million, $1.2 million, $1.3 million, and beyond. But buyers searching for newer construction, larger lots, more space, and higher-end finishes now have more options in the luxury price range.
Is This a Buyer’s Market?
In my opinion, Scotts Valley has moved slightly into a buyer’s market, but just barely.
This is not a strong buyer’s market, and it is certainly not a distressed market. It is closer to a balanced market than anything we have experienced in a long time, with only a slight advantage going to buyers.
Buyers have more choices, more time to evaluate properties, and somewhat more negotiating power. But sellers are still receiving approximately 99% of their asking prices on average.
If mortgage rates begin moving lower, even modestly, I believe we could see buyer activity increase relatively quickly. More buyers have not disappeared; many are simply waiting for the right property or a reason to move forward.
What Sellers Should Expect
The message for sellers is straightforward: be patient and do not panic if your home does not receive multiple offers during its first few days on the market.
Today’s buyers are more careful. They are taking longer to evaluate their choices and are not always rushing to make an offer the moment a home is listed. That does not necessarily mean they will not pay a strong price.
For a successful sale in today’s market, three things are critical:
1. Your home must show at its absolute best.
2. It must be priced correctly from the beginning.
3. It must be marketed aggressively and effectively by an agent who understands the local market.
If those three elements are in place, and you are willing to be patient, your home has an excellent opportunity to sell for a strong price. The statistics show that sellers are still receiving very close to asking price, even though it may take longer to get there.
You do not need to give away the farm, and you do not necessarily need to make drastic decisions simply because your home does not sell during its first weekend.
The Scotts Valley real estate market is slower, more selective, and more balanced than it has been in years. But well-presented, properly priced, and heavily marketed homes are still selling—and the truly special ones can still sell very quickly and for exceptional prices.
As always…
Happy selling and happy buying!
Robert Aldana
REALTOR® since 1986
DRE # 00921165
Keller Williams Realty
831-252-3959 Direct Line
[email protected]
www.robertaldana.com
ABOUT ROB: Robert Aldana is a 40 year licensed real estate veteran with Keller Williams Realty, and also a long-term resident and homeowner in Scotts Valley. Robert is the agent chosen by more Scotts Valley home sellers than any other agent or team and is the verified top ranked REALTOR® in all Santa Cruz County.