A Shift Toward Balance as 2025 Winds Down

As we move into the final month of the year, Tulare County’s real estate market is showing signs of a seasonal cool-down combined with a broader market shift. For the past few years, low inventory and rising prices defined the landscape. But now, we’re starting to see a more balanced market take shape with increased inventory, slightly lower prices, and more room for negotiation.

Here’s what the latest numbers from the Tulare County Association of REALTORS® and MLS tell us about where we stand and where we may be headed.

📊 Key Market Stats – November 2025 (Year-over-Year)

November 2025 Tulare County Market Snapshot

💬 What the Numbers Tell Us

🔻 Prices Have Softened—But Not Collapsed

The median home price fell slightly to $370,000, down 2% from this time last year. This is a modest correction, not a crash, more of a natural adjustment following the intense appreciation during the pandemic years. Buyers have become more cautious, and sellers are beginning to meet the market.

📈 Inventory Is Climbing—And That’s a Good Thing

One of the biggest shifts we’re seeing is in inventory levels. With 706 active listings (up 17.3%) and months of inventory increasing to 3.01, Tulare County is moving closer to a balanced market. More homes on the market means buyers have more options and less pressure, while motivated sellers still have a solid chance to close at a strong price if they position their property correctly.

🟢 Buyer Activity Is Holding Strong

Despite the softening in price, buyer demand remains steady. Pending sales are up 8.4% year-over-year, showing that qualified buyers are still active—and likely responding to the increased selection and negotiation flexibility.

⏱️ Homes Are Selling Faster—If Priced Right

One surprising trend: average days on market dropped to 54 days, 5 days quicker than last year. This signals that well-presented, competitively priced homes are still moving quickly, even as the broader market normalizes.

👩‍💼 Advice for Sellers: Lean Into Market Momentum

If you're thinking about listing your home, don’t let the slight dip in pricing throw you off. There’s still strong buyer activity, and homes that are priced appropriately are selling faster than last year. The key is strategic positioning.

🛠️ Seller Tips:

• Price strategically: Base your list price on comparable sales—not wishful thinking.

• Invest in presentation: With more inventory, curb appeal and staging matter more than ever.

• List sooner rather than later: Beat the seasonal spring surge when competition increases.

🧠 Advice for Buyers: This May Be Your Window

Buyers are in a stronger position today than they’ve been in recent years. With more listings, lower prices, and longer negotiations, there’s room to shop smarter and negotiate better.

🔑 Buyer Tips:

• Get pre-approved early: Homes are still moving quickly when priced right. Financing in place gives you the edge.

• Watch for value: With the average sale closing at 75.5% of list, there’s real negotiating power.

• Act before rates or prices climb: If you're waiting for the “perfect” time, this may be as close as it gets.

📌 Bottom Line: A More Balanced Market is Emerging

November 2025 confirms what we’ve been seeing over the past few months: the Tulare County housing market is transitioning. It’s no longer the intense seller’s market of the past few years, but it’s also not a full buyer’s market. Instead, we’re landing somewhere in between—a healthier, more stable real estate environment.

This market rewards preparation, pricing precision, and local expertise. Whether you’re buying your first home, moving up, or thinking about selling, the right strategy can make all the difference.

🤝 Ready to Make a Move?

I’m here to guide you through every step of your real estate journey—from market analysis and pricing to negotiation and closing. Let’s talk about how today’s conditions align with your goals.