What does the October 2026 95746 market update mean for buyers and sellers?
The latest 95746 numbers point to a balanced-leaning market, not a runaway one. Recent local market data shows a median sale price of $1,202,500 and a median of 55 days on market, as of October 2026. Those figures should anchor your Hills Real Estate Decisions, whether you're pricing a listing or writing an offer. An area median is a starting point, though, and your own address is what a local pricing review actually settles.
Key Takeaways
- Recent local market data for 95746 shows a median sale price of $1,202,500 across 88 homes sold in roughly the last 90 days, as of October 2026.
- The median home in 95746 took 55 days to sell, which rewards sellers who price accurately at launch instead of testing the market.
- With 75 active listings and 28 new listings in the last 30 days, supply works out to roughly two and a half months by simple arithmetic, a balanced-leaning market rather than a frantic one.
- Broader El Dorado Hills data for the three months ending August 2026 showed a 99.0% sale-to-list ratio, so asking price and final sale price are not interchangeable.
- Tiegen's published 103%-of-list performance claim is a self-published marketing figure, not an independently audited statistic or a promise for your home.
What do the latest 95746 numbers actually say?
They say the market is active but not rushed. Homes are selling, inventory is available, and the typical sale takes nearly two months. Here's the snapshot from recent local market data (aggregated public listing data, trailing roughly 90 days, as of October 2026).
Measure | 95746 figure |
|---|---|
Median sale price | $1,202,500 |
Median days on market | 55 |
Active listings for sale | 75 |
New listings (last 30 days) | 28 |
Homes sold (last ~90 days) | 88 |
Treat the median as an area-level number. It's the midpoint of everything that closed, so it says nothing certain about a specific house. Condition, lot, build year, and street all move an individual value well away from it.
How tight is supply in 95746?
Supply is moderate. Eighty-eight sales over about 90 days works out to roughly 29 sales a month, and 28 new listings in the last 30 days means new inventory is arriving at about the pace homes sell. Against 75 active listings, that's around two and a half months of supply. This is Tiegen's arithmetic on the figures above, not a separate reported statistic, but it explains why neither side holds all the leverage.
Why does the El Dorado Hills citywide figure look so different?
Because it measures a different geography over a different period. A California Housing Market News report covering the three months ending August 2026 put the El Dorado Hills median sale price at $904,401, down 7.7% year over year. It also reported 231 sales, 507 active listings, 32 days on market, and a 99.0% sale-to-list ratio.
That's a portal-style, secondary source, so use it as directional context only. It ended in August 2026, and it isn't a 95746 figure. Don't line it up against the 95746 numbers and conclude one is wrong. The takeaway is the 99.0% ratio: the typical home sold close to its list price, not far above it.
How should you price in 95746 when homes take 55 days to sell?
Price to the evidence from day one. When the median home needs 55 days, a launch price set optimistically costs you the first-weeks attention that matters most. Tiegen's view is that setting a price the data supports at the start beats chasing the market down with reductions later. Agents who price too high learn this the slow way.
Here's how Tiegen walks sellers through it:
- Pick truly comparable closed sales. Similar size, age, lot, and condition, not just similar zip code.
- Separate active competition from closed sales. Active listings show what buyers can choose from, but closed sales show what buyers actually paid.
- Account for condition and improvements honestly. Updates help only where buyers in your price band value them.
- Set an initial price that draws the right buyer pool. A number just above a common search threshold can quietly shrink your audience.
- Watch showings and offer quality early. Weak feedback in the first stretch is information, so adjust quickly instead of waiting.
For a deeper look at how value is built for a specific property, see what your El Dorado Hills home value looks like in 2026. If you're selling at the higher end, Tiegen's luxury selling guide covers how pricing changes for estate-level homes.
What does "103% of asking price" actually mean?
It means the final sale price was 3% above the list price. Tiegen's website states that his listings sell at 103% of list price and 31% faster than the El Dorado Hills market average. That's a self-published performance claim. The page doesn't spell out the transaction sample, date range, or how "market average" is defined, so read it as his stated track record and not an audited statistic.
It also isn't a forecast. A well-priced home can sell above, at, or below list depending on demand for that specific property, and the 99.0% citywide sale-to-list ratio is a good reminder of that. What the claim does reflect is an approach: price with discipline, then let buyer competition do the work.
How should buyers and sellers use this data in their Hills Real Estate Decisions?
Use it to set expectations, then get a number for your own address or target home. The same market reads differently depending on which side of the table you're on.
If you're selling
- Don't anchor on a neighbor's asking price. Anchor on what similar homes actually closed for.
- Expect a sale timeline measured in weeks, with a median near 55 days in 95746.
- Plan your next purchase around that timeline. Should you buy or sell first in El Dorado Hills? walks through the tradeoffs.
If you're buying
- With 75 active listings, you have room to compare instead of rushing the first showing.
- Homes that have sat longer often come with more negotiating room on price or terms, but that varies home by home.
- Lean on your agent's read of each listing's history, not just the list price.
If you're searching broadly, what to expect when searching houses for sale in El Dorado Hills covers prices and inventory across the area.
How does this compare with Folsom?
Folsom is its own market, and ZIP-level medians can hide wide differences inside it. Two areas Tiegen serves show how much the figures can vary by location:
Area | Median Sale Price | Median Days on Market |
|---|---|---|
Empire Ranch | $835,000 | 46 |
Folsom Ranch | $835,000 | 46 |
These are two named areas, not whole cities, and they don't describe every home nearby. The point is that a single median never tells the whole story. Your Hills Real Estate Decisions should rest on comparable homes in your price band, not on a headline number.
You can read what past clients say about working with Tiegen on Google and Zillow.
FAQ
Is 95746 still a seller's market in October 2026?
It leans balanced, not strongly in sellers' favor. Recent local market data shows 75 active listings, 28 new listings in the last 30 days, 88 sales in about 90 days, and a 55-day median on the market. Well-priced homes still sell, but sellers have less room to overreach than in a bidding-war market.
Are homes in 95746 selling above asking price?
Some are, but the typical home isn't selling far above list. The broader El Dorado Hills figure for the three months ending August 2026 was a 99.0% sale-to-list ratio. Whether a particular home goes above asking depends on its price, condition, and buyer demand.
How should I price my home if nearby listings are sitting longer?
Price against recent closed sales, not against the listings that haven't sold. Homes sitting on the market show what buyers are declining at that price. A local pricing review that separates active competition from closed comparables is the way to find the number that draws offers early.
Should I buy now in El Dorado Hills or wait for prices to change?
Nobody can time prices reliably, so base the decision on your finances and your plans. The upside of buying in this market is choice: 75 active listings in 95746 gives you room to compare homes. Check your payment with your lender, then decide whether a specific home fits your timeline.
What does "103% of asking price" actually mean for a seller?
It means a home closed at 3% above its list price. Tiegen publishes that figure for his own listings, but the sample and methodology aren't disclosed on the page, so it isn't an audited number. It's a statement of his track record, not a guarantee of what your home will sell for.
What should you do with the 95746 market update?
Treat the numbers as a map and your address as the destination. A $1,202,500 median and 55 days on market tell you the pace and price level of the area, but they can't tell you what your home is worth or what a particular listing should cost. Tiegen builds that answer from comparable sales, active competition, and your home's condition, so your Hills Real Estate Decisions rest on real evidence. Ready for a number specific to your home? Get a free home valuation and book a consultation with Tiegen.
Equal Housing Opportunity. Tiegen Boberg, Broker Associate, Nick Sadek Sotheby's International Realty; Member, MetroList MLS (Sacramento Region); regulated by the California Department of Real Estate. This article is general information, not legal, tax, or financial advice. Confirm your own numbers with your closing agent, tax advisor, or lender.
