Tulare County Market Report for September 2025 - David Haun with Real Brokerage Technologies

Welcome back to the market report for September, 2025. It's been a while since we've done this, but I'm super excited to dive back in with the rates dropping as we head into fall buyer activities picking up, and we're starting to see the market heat up. Let's take a look at the last few months and see what's been going on. So this chart is super confusing. We've got for sale, sold pending and new listings. If you look at this one right here, this shorter bar, this is our current sold number of sold properties. This is our number of properties on the market. You see the red line here? That's the number of pending properties and the blue line is the number of new listings. Now looking at this chart, it's pretty complicated. It's hard to tell what's going on. So we're going to look at the data here in the next couple of pages.

The number of homes for sale in August of 2025 was 938. That's a 1.6% increase from the previous month at 923. However, year over year we're up from 674 a year ago, which is a 22.8% increase. So inventory is definitely increasing, there's no doubt about that. The number of homes sold over the last month went from 3 37 down to 2 89. That's a 14.2% decrease and a 9.7% decrease year over year. So while the number of new listings coming on the market seems to be increasing, or at least the number of properties on the market's increasing the number of homes selling AKA buyer activity has actually been decreased. The number of pending properties over the last month has increased from 3 0 2 to 3 35, which actually shows an increase in buyer activity over the last month, and we're up from 2 96 last year, which is a 13.2% increase.

So compared to a year ago, buyer activity seems to be a little bit higher than what we would expect. Even though there's a lot more properties on the market, the number of new listings on the market over the last month has increased from four 14 to four 30, that's a 3.9% increase, and we're up from only 4 28 a year ago, which is a very, very small increase. Basically standing pat as far as the number of new listings. So as the rates start to drop, more sellers are going to be willing to enter the market because a lot of sellers right now have low interest rates and they don't really want to go and sell their four or 5% interest rate to go buy at six and sevens. Now that we're getting down into the high fives or getting there, I think it's going to start opening things up a little bit.

Taking a look at average list price versus average sale price. So if you look at average list price, that's that green line here. It's sitting in the low five hundreds over the last year or so, looking at average sold price. You've seen definitely some waves We dropped off this last month, but if you look at the previous month, it was pretty high. So somewhere kind of median is probably where we're really at. Obviously month to month, depending on which properties sell, it's going to affect these numbers. So since last month, last month it was 509,000 was the average list price and we're up to 511,000, a very small increase. However, we're down 1.4% from the previous year. So sellers are starting to adjust a little bit and understand that the slower buyer market is going to force them to price a little bit more competitively.

The average sale price is down 10% from last month. Again, this could just be based on the particular properties that were sold this month versus last month. Maybe some bigger homes were sold, but still important numbers to look at. I think year over year is probably a better indication where again, we're down 4.3% from a year ago at 397 k average sale price, and again, that kind of tells us that sellers are having to adjust a little bit to where buyers are. Average price per square foot. So right now we're sitting right at $240 per square foot. That's down from 2 49 last month. Again, probably based on the homes that sold last month versus this month, but year over year we're up 1.3%. So we're down a little bit in average sale price up a little bit in price per square foot. So things are kind of standing pat for sellers right now. And again, as the market starts to heat up, we may see those prices start to climb again.

The number of days on market, this chart's showing you days on market. We're right over 50. It looks like it says 52 in August, up from 50 last month. That's a 4% increase and a 15.6 increase from last year. So homes of city on the market a little bit longer, which again can lead to those price decreases. The overall number of months of inventory. This is one of my favorite charts because this kind of tells us whether it's a buyer's market or a seller's market, and traditionally, five or six months has been kind of the teetering point of whether it's a buyer seller's market. Five or six months is about that neutral zone, but I kind of feel like right now we're sitting at 3.2 months of inventory. This kind of feels like the neutral zone. Buyers are able to negotiate a little bit, get some closing costs, things like that. Sellers are still able to sell their homes if you price correctly. So you're still getting multiple offers. So very much dependent on how you're pricing your home and your pricing strategy. But the overall months of inventory are as high as they've been in the last year.

So again, we're up 18.3% from last month. A significant increase of inventory month over month and up 33.5% from a year ago. So that's a lot more inventory when you think about it compared to a year ago, and we were at all time lows during the pandemic, and it's slowly been climbing up since then. So in summary, the number of closed transactions is down 9.7% year over year. While the number of homes on the market is up 22.8% over that span of time, the number of pending homes is up 13.2% though, which gives us the confidence that the market is rebounding as rates are dropping. As we head into fall of 2025, the number of new listings is up 0.5% year over year, which is essentially no movement from last year. But as rates drop, we should see more sellers into the market and we'll definitely see more buyers into the market.

Average list price is down 1.4% year over year, while average sale price is down 4.3%. Again, sellers are accepting that the frenzy market during the pandemic is behind us, and now we've got to price a little bit more competitively to get our home sold. Average price per square foot is up 1.3% year over year. Considering the other stats in the market that we're climbing out of though, that actually looks really good and promising. As we head into the fall, total months of inventory is up 33.5% year over year. Now we're somewhere between a buyer's market and a seller's market at this time, at 3.2 months. Again, as a buyer, you can get some concessions right now. It's actually a good time to get in the market. As the rates are coming down, we can get some closing costs out of these sellers, but as rates continue to drop and more buyers into the market, it could drive prices up.