Inventory dropping? Is it even a good time to buy or sell?? - Nov 2025 Monthly Update

Sacramento’s real estate market is softening—more than sellers like, less than buyers want—creating a stubborn gap that’s widening into the holiday season. Traditionally slow with lower volume and caution, this year’s economic volatility amplifies uncertainty. Sellers fear underselling if 2026 rebounds; buyers dread overpaying if rates or prices drop. Mixed signals confuse even 25-year pros.

The result? Homes sit, prices get cut, but many sellers aren’t desperate—they cancel listings, rent out, or wait for spring. Active inventory is down 12.2% from July’s 10-year high. Cancellations/expirations spiked May–August, then eased in September, possibly due to falling mortgage rates and FED cuts. Buyers see lots of inventory in the market, but it doesnt feel like GOOD inventory. Basically: picky demand meets stubborn supply.

*Tri-County (Oct vs. Sept):*
Homes available: –5%
Sales: –4.7%
Pended: +2.1% (suggesting high cancellations)
Days on Market: 50 → 51
List-to-Sale: 96% (stable)
Median SOLD: $575K (+0.9%)
Inventory: 2.6 months (flat)

*Placer County:*
Actives: –10.6%
Pended: –7%
Sales: –0.8%
Days on Market: 55 → 53
Sale Ratio: 96%
Median SOLD: $639K (+0.5%), just $1K above last year
Inventory: 2.4 months (down from 3.2 in June)

Placer sellers are pulling homes to retry post-holidays—expect a March 2026 inventory surge, but will it be desirable? The market’s flat, cooling, and hyper-local. Timing isn’t about “the market”—it’s about your needs. Growing family? Health issues? Life changes override “what-ifs.” Rates won’t hit 4% or 8% tomorrow (99.9% sure), but in 12 months? Then who knows! A lot can change in 12 months.

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