Published October 1, 2026 in Market Update

Inventory is down across The Valley / West Side, even with sales nearly flat

By Daniel Lowe

Real estate, The Valley / West Side

The one fact that changes what a homeowner should do right now: there are fewer homes competing with yours. The Real Estate Data Aggregator counted 1,410 homes for sale across The Valley / West Side in the three months ending July 31, 2026. That is down 9.5% from the same three months a year before. Fewer choices for buyers can help a well-priced listing stand out.

Nationally, the picture looks different. Realtor.com reported that active listings grew 5.5% year over year, topping 1.16 million homes for sale across the country. Our local market moved the other way. That gap matters: buyers here have fewer options than the national headlines suggest.

Sales were nearly flat. The Real Estate Data Aggregator counted 866 homes sold across these ZIP codes, up just 0.2% from a year ago. Demand held steady while supply shrank. That combination kept the market from loosening up.

Rates are adding friction for buyers

Mortgage rates are not helping buyers move quickly. CNBC reported the average 30-year fixed rate at 7.30% for conforming loan balances as of September 30, 2026. Mortgage News Daily put the rate even higher, at 7.58%, on that same day. Realtor.com noted rates topped 7% in September 2026. Higher rates mean higher monthly payments, which slows some buyers down.

For buyers who are ready, that slowdown can be an opening. Less competition from other buyers is one real benefit of a higher-rate market.

Price cuts are rising nationally, but not evenly here

Realtor.com reported that 20.8% of listings nationally saw a price reduction in September 2026, the highest share since 2018. That is a national figure. The ZIP-by-ZIP story in The Valley / West Side is more mixed, as you will see below.

How each ZIP code read in the three months ending July 31, 2026

Not every ZIP moved the same way. Here is what the Real Estate Data Aggregator counted for each one.

The median price swings are wide. ZIP 91364 rose 20.2% while ZIP 91316 fell 36%, according to the Real Estate Data Aggregator. A falling median does not always mean individual homes lost value. It can reflect a shift in what types of homes sold. One street can read very differently from the whole ZIP code.

Speed: how fast did homes go under contract?

ZIP 91367 led the market. The Real Estate Data Aggregator counted 35% of homes there going under contract within two weeks of listing, up 6 points from a year before. ZIP 91364 was close behind at 32.2%, up 17.8 points. ZIP 91356 sat at the other end, at 21.1%, down 9 points from a year ago.

Days on market varied a lot by ZIP code

ZIP 91367 was the fastest, at 42 days, down 8 days from a year before. ZIP 91356 took the longest, at 68 days, which was 20 days longer than a year ago. Not every home sold fast, and ZIP 91356 shows that clearly.

How close to list price did homes sell?

ZIP 91364 averaged exactly 100% of list price, up 3.5 points from a year before, per the Real Estate Data Aggregator. ZIP 91356 averaged 97.3%, down 1.8 points. Pricing right still matters. A small gap from list price can mean real money at these price levels.

Months of supply: how long would it take to sell every home listed?

ZIP 91403 had 7.4 months of supply, the highest in the market, up 0.1 months from a year before. ZIP 90402 had the least, at 3.3 months, down 0.4 months. ZIP 90049 saw the sharpest drop, down 2.7 months to 5.3 months, all per the Real Estate Data Aggregator.

The national price trend adds context

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month, prices rose 0.3% in July on a seasonally adjusted basis. The S&P Case-Shiller index, as reported by CNBC, put national prices up 1.9% in July compared with July 2025. Those are national figures. Local ZIP codes here moved in both directions.