The Arcadia Market

Prices are holding at about twice the regional median.

The typical Arcadia single-family home sold for about $2.0 million this summer (July through September), up from about $1.82 million a year earlier. Across all of CRMLS, the single-family median has barely moved, holding near $925,000.

Arcadia only has 15 to 35 sales a month, so one month's median can swing a lot. September's $2.215 million is real, but we would not call it a new normal yet. The chart smooths each line into a 3-month average for that reason.

Bigger homes are selling. The price per foot is not rising.

Here is the detail most reports miss. Over the last 12 months, Arcadia's median price went up 4.6% while its price per square foot went down 4.7%, from $785 to $748.

That means the mix of homes selling shifted toward larger houses. The same house is not worth 4.6% more than last year. If you are pricing your home off a neighbor's headline sale, the price per foot is the fairer comparison.

More homes are coming to market. Fewer are going into escrow.

From July through September, 144 Arcadia homes were newly listed, up from 133 the same months last year. Only 72 went pending, down from 97.

When new listings run ahead of new escrows, inventory builds and buyers get more choice. September's pending count (11) is likely to be revised up as late entries come in, but the gap has been widening all summer.

Months of supply: who holds the cards.

Under 4 months of supply usually favors sellers. Between 4 and 6 is balanced. Above 6, buyers have the edge.

Arcadia spent this past winter in seller territory (2.8 months in February and March) and climbed into balanced territory through the summer. It reached 5.2 months in September, close to the 5.5-month peak of June 2025. The region as a whole has stayed between 2.2 and 4.3 months the entire time.

Your home is worth what the market pays, not what an app says.

Over the last 12 months, Arcadia sellers averaged 97.7% of their original asking price. Only 3 of those 12 months reached 100%. Across all of CRMLS, single-family sellers averaged 99.2%, so Arcadia buyers are negotiating harder than most.

This past winter was the low point: 93.3% in January 2026. On a $1.8 million home, that is about $120,000 below the first asking price.

The gold line shows what sellers got compared to their final list price. In September, Arcadia homes sold at 98.0% of their last price but only 96.5% of their original one. That gap is price reductions. Homes priced right on day one tend to land close to asking. Overpriced homes end up chasing the market down.

When the Arcadia market actually moves.

Across 2023 to 2025, homes that sold in April and May got the most for their sellers: 101.7% and 100.3% of original list on average, with a median of just 13 to 14 days on market.

For sellers, that points to listing in late February or March, so you are in escrow during that spring window. For buyers, January has been the most negotiable month, averaging 95.8% of original list. Homes that sat through the winter and closed in March also sold well under their first price, at 96.1%.