Carmel Valley Market & Community Update – Early November 2025
Welcome to our latest Carmel Valley Market & Community Update. Below is a current snapshot of detached home activity, pricing trends, and what we’re seeing on the ground as the fall market rounds out and we look ahead to the close of 2025.
Our Expert Insight
As of November 10th, there are 37 active listings in Carmel Valley and 14 pending. Over the past 14 days, the market recorded 9 new listings, 6 pendings, and 14 closings. Expanding to the past 30 days, there have been 16 new listings, 17 pendings, and 16 closings—showing that despite seasonal slowdowns, buyer demand remains steady enough to absorb available inventory.
Inventory has increased slightly since late October, but the rise has been modest and balanced by continued contract activity. Many buyers who stepped back during the late summer are now re-engaging, encouraged by stabilized rates and a sense that the market has found its footing heading into year-end.
Pricing Trends
2,000–3,000 SQFT homes: averaged $825/SQFT over the past 90 days
3,000–4,000 SQFT homes: averaged $796/SQFT
Compared to the previous 90 days, the average price per square foot is down 3.9%, signaling mild but ongoing price pressure as the market adjusts to longer days on market. The softening has been more noticeable among homes in the 3,000–4,000 SQFT range, while smaller homes have held value slightly better.
Even with these modest shifts, prices remain near historic highs, reflecting Carmel Valley’s limited supply and strong long-term desirability.
Interest Rates & Buyer Behavior
Mortgage rates have continued trending down, with most 30-year fixed loans now hovering near 6%. Expectations for further easing into the mid-5% range in 2026 are fueling optimism among both buyers and sellers.
While affordability challenges persist, improving rate sentiment is leading to renewed buyer activity, particularly among those who had been waiting for a clearer direction on the economy and rates. Sellers who align pricing with current market conditions continue to find success.
On-the-Ground Insight
After slowing in mid-August, the market has shown a clear uptick in open house traffic over the last 30 days. Buyers remain cautious, often hoping to find a “deal,” but the reality is that Carmel Valley home values remain historically strong, and inventory has stabilized rather than expanded.
Homes that show well and are priced competitively continue to draw multiple interested parties, while listings that need updates or overreach on price are taking longer to move. Seller flexibility and property presentation remain key differentiators in this phase of the market.
Key Takeaway
The Carmel Valley housing market remains stable and active, even as we approach the quieter holiday season. Slight pricing adjustments and modestly longer marketing times reflect normalization rather than weakness. With steady rates, consistent demand, and strong fundamentals, this remains an opportune moment for buyers seeking value and sellers offering upgraded, move-in-ready homes.
The Moore Realty Group
Your trusted Carmel Valley real estate experts
