Inventory in Carmel Valley is relatively limited, with 46 homes on the market and 60 new listings in February 2026. Even with new supply coming in, only 40 homes went under contract, and pending sales are down sharply from a year ago. Compared with the broader San Diego city inventory of 1,838 homes, this neighborhood feels tighter, which supports its current Seller's Market reading.
Pricing is responding in complex ways to this mix of slower contracts and constrained supply. The typical home value is about $1,710,000, well above the San Diego city average of $930,000, and it has jumped 26.67 percent month over month even while sitting 13.55 percent lower than a year ago. List prices are also moving up, with the median list price at roughly $1,674,000 in February and projected to rise to around $1,776,000 next month as inventory edges up to an expected 56 homes.
Time on market has stretched, with homes now taking a median of 36 days to go under contract, up both month over month and more than 70 percent year over year. Only about 20.75 percent of recent sales closed above list price, and the average sale-to-list ratio sits just under full price at 0.98, indicating buyers have a bit more room to negotiate than before. Whether you are a buyer trying to interpret these shifting signals or a seller aiming to price correctly in this evolving environment, Agent Pronto can connect you with an agent who understands Carmel Valley’s trends.
