Prices are steady, sales are strong, and the market’s still got some kick.

Hey everyone, Adam Walters here with Sierra Real Estate, bringing you the October 2025 Tulare County Market Snapshot. If you’ve been keeping an eye on homes in Visalia, Tulare, Porterville, or anywhere in the Central Valley, things are looking pretty healthy — and just a little spicy.

Real estate right now feels like that one friend who’s always "so chill" until you see them on the freeway — steady, but still moving fast.

🏠 Median Sales Price: $380,000 (Up 2%)

The median home price in Tulare County hit $380,000, up 2% from last year. That’s a small but meaningful climb, showing the market’s staying strong even with more homes hitting the MLS.

For sellers, that’s great news — you’re holding your value and then some. For buyers, don’t stress. A 2% increase is pretty manageable, especially when you consider rent prices are still marching upward faster than your coffee bill.

If you’re on the fence about selling, you might be sitting on a little more equity than you think. And if you’re buying? Getting in now means riding that appreciation wave before it gets higher.

💵 Sales Dollar Volume: $100 Million (Up 4%)

That’s $100 million in homes sold across Tulare County in October — up 4% year-over-year. Confidence is back, and people are closing deals.

This uptick means buyers aren’t hesitating. They’re seeing value in Tulare County compared to the pricier neighboring areas like Fresno and Bakersfield. It’s the classic Central Valley advantage: more home, more yard, less debt.

🔑 Closed Sales: 240 (Up 4.3%)

We saw 240 closed sales last month, up over 4%. That’s solid movement. Buyers are serious, and sellers are pricing smart.

In short, this isn’t the wild pandemic frenzy anymore — it’s a balanced, data-driven market. Think of it as “calm but competitive.” If you list your home right now, expect attention. If you’re a buyer, you’ll still face competition, but not the “20 offers in 2 days” madness we saw a few years ago.

🏡 Inventory and Listings

• New Listings: 268 (Up 12%)

• Active Listings: 736 (Up 11%)

• Months of Inventory: 3.19 months (Up 0.4)

Finally, a little breathing room! With inventory rising, buyers have more homes to choose from. Three months of inventory still puts us in a seller’s market, but we’re edging toward balance — where both sides have a fair shot.

If you’ve been waiting to buy, now’s a great time to start looking before interest rates shift again. And sellers, take note — competition is picking up. Presentation matters more than ever. Professional photos, clean staging, and a competitive price will get you noticed faster.

Pro tip: homes priced right from day one typically sell for more than those that chase the market down later. Don’t test the market — meet it head-on.

⏱ Average Days on Market: 57 (Down 9 Days)

Homes are selling nine days faster than last year, averaging just 57 days on market. That’s basically one less weekend of open houses and lawn sign selfies.

What this means: buyers are acting quickly when they find something they like. It also means that homes sitting longer probably need a refresh — either in price or presentation. In today’s market, you’ve got about two weeks to make a strong first impression. After that, your listing starts collecting virtual dust.

💰 Average Close-to-List Price: 81.3% (Up from 79.7%)

Sellers are getting closer to their asking prices again. The average close-to-list ratio rose to 81.3%, showing that realistic pricing pays off.

If your list price matches the market, you’ll get solid offers. Overprice it, and you might end up doing more price cuts than a Black Friday sale. The key is positioning your home where it attracts attention — not shrugs.

🔍 What This Means for Buyers and Sellers

For Sellers:

• Inventory is up, but demand remains steady.

• Price right and stage well — buyers notice the details.

• Homes that look move-in ready still pull top dollar.

For Buyers:

• More options than last year, but good homes move quickly.

• Get pre-approved before you shop — it’s your ticket to serious offers.

• Partner with an agent who knows the local market (hi, that’s me).

🌆 The Bigger Picture: Why Tulare County Still Wins

The Central Valley continues to be one of the most affordable and desirable regions in California for homeowners and investors alike. With lower prices per square foot, strong agricultural and healthcare job markets, and steady population growth, Tulare County offers long-term stability.

Cities like Visalia and Tulare remain hotspots for families seeking value without sacrificing amenities. Commutes are easier, neighborhoods are safer, and you get that small-town feel with city-level convenience.

And yes, your dollar still stretches further here — both in home size and burrito quality. (Seriously, try finding a better breakfast burrito north of the Grapevine.)

🏁 Final Thoughts

The Tulare County housing market is healthy, active, and trending in the right direction. Prices are stable, inventory is growing, and both buyers and sellers have opportunities to win.

If you’re thinking about making a move — buying, selling, or just curious about your home’s value — let’s connect. I can provide a free, no-obligation home valuation and a personalized game plan for your goals.

Real estate’s a lot like dating: timing matters, confidence helps, and first impressions are everything. Whether you’re buying or selling, I’ll help you make the right move — no swiping required.