The Spring Market, as It Actually Feels in the Santa Cruz Mountains

There’s a moment that happens almost every time I run into someone at the store or at school pickup.

We say hello, talk about how the fog sat low in the trees this morning, how the sun took its time coming through.

And then it comes. “How’s the market?”

It’s a simple question, but it doesn’t really have a simple answer. Not up here.

Most of what people hear comes from national headlines. Big numbers, broad trends, things that flatten everything into one story. But the Santa Cruz Mountains have never really fit into one story. A home tucked into the redwoods off a narrow road moves differently than something with open sun and a wide driveway just a few minutes closer to town.

So the honest answer is still the same. It depends who you are, and where you are.

What I can do is share what the numbers are showing right now, and how that actually feels when you’re out looking at homes or getting ready to sell one.

Inventory

Right now, there are approximately 70 active listings across the Santa Cruz Mountains, depending on how you define the area. At this same time last year, it was closer to 45 to 55 meaning inventory is up year over year.

You notice it in small ways. A few more signs along the road. A listing you saw last week still being there when you pass by again.

It doesn’t feel crowded. It just feels like there’s a little more room.

For buyers, that shows up as choice. You can see a home, go home, think about it, and come back without feeling like it will disappear overnight.

For sellers, it means pricing matters more than it did a couple of years ago. Homes that come on aligned with the current market tend to move. The ones that stretch tend to sit for a bit before adjusting.

Prices

In the last 6 months single family homes in the Santa Cruz Mountains sold on average for $802,500, up from $782,228 compared to this time last year. It’s steady. Not dramatic.

But averages don’t tell the full story up here.

A home with all day sun, usable land, and easier access can still push well above the median and attract strong interest. Another home, even just a few minutes away but with more shade or a steeper road, might land below that range and take longer to find the right fit.

It’s less about prices moving in one direction, and more about each property settling into where it belongs.

For buyers, it means you’re not walking into the intensity of 2021. For sellers, it means value is still there, but it asks to be grounded in today’s conditions.

Days on Market

Homes are taking a little longer to sell than they were a year ago. The average days on market right now is around 60 days. Last spring, it was closer to 45 days. Things have slowed and you can feel it. Listings stay long enough for a second showing. There’s time to notice how the light shifts in the afternoon or what the road feels like at different times of day.

Homes that are well prepared and priced thoughtfully still move within the first couple of weeks.

Others take their time.

And sometimes that time is what allows the right buyer to find it.

Interest Rates

Interest rates are still part of the conversation. Most buyers right now are seeing rates in the mid 6 percent range, sometimes a little higher depending on the situation.

This time last year, rates were closer to the high 6s to low 7s. So there has been some easing, but not a dramatic shift and what it means in real life is that buyers are paying closer attention to monthly payments. A difference of even half a percent changes how a home feels financially.

But what I see more often is people adjusting around that.

Buying a home that fits their life now, knowing the financial side can shift over time.

The Bottom Line

If you’re thinking about selling, homes are still moving. Especially the ones that feel aligned with where the market is right now. Pricing, presentation, and understanding how your specific property fits into the landscape matters more than it used to.

If you’re thinking about buying, there’s more space to move at your own pace. You can pay attention to the things that matter up here. Sun. Road. Water. How it actually feels when you’re standing there.

And for most people, it comes back to something simpler than the numbers.

Whether this is the kind of life you’re ready to step into.

The quiet mornings. The space between neighbors. The way time stretches a little differently when you’re surrounded by trees.

If you’ve been wondering what that might look like for you, I'm happy to walk you through what's happening in your specific price range and neighborhood. The market isn't one-size-fits-all, and neither is my advice.

📍 Work with me — We'll talk about your situation and what makes sense right now.

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