If you are trying to make sense of Altadena’s housing market, a few key numbers can help you cut through the noise. Prices, inventory, and speed-to-sale each tell part of the story, but you need to know how to read them. Whether you are planning to list soon or preparing to buy, understanding the basics will help you act with confidence.
In this guide, you will learn the core metrics that matter in Altadena, why they matter in a foothill community with varied homes and lot sizes, and how to use them when you set a price or write an offer. You will also find trusted places to pull up-to-date local data. Let’s dive in.
Key metrics at a glance
Use this quick list as your market dashboard. Compare each metric month to month and year over year to spot seasonal patterns and real shifts.
- Median sale price vs. average price
- Price per square foot
- Active listings and months of supply
- Days on market and median days to contract
- Sale-to-list price ratio
- New pendings vs. closed sales
Price metrics explained
Median vs. average price
Median sale price is the middle sale when you line up recent closings from lowest to highest. Average price is the arithmetic mean. In a market like Altadena, where homes range from compact cottages on flat streets to large hillside properties, the median usually reflects the “typical” sale better than the average.
Why it matters: If the median rises while the average leaps higher, a few high-end sales may be pulling the average up. Cross-check with days on market and the sale-to-list price ratio to confirm whether demand is broad or concentrated in one price band.
Where to find it: Your agent can pull an Altadena snapshot from the local MLS. Statewide context is available through the California Association of Realtors market data and MLS overviews like the CRMLS market statistics page.
Price per square foot
Price per square foot divides the sale price by the living area. It helps you compare similarly sized homes within the same micro-area and condition. In Altadena, lot size, topography, and renovation level can make this metric unreliable if you are comparing a remodeled flat-lot home to an original-condition hillside property.
How to use it: Compare like with like. Focus on single-family vs. single-family, same general elevation zone, similar lot size, and similar level of updates within the last 90 days.
Inventory and supply
Active listings
Active listings are the number of homes for sale at a point in time. Low inventory often favors sellers because buyers have fewer choices. When active listings rise steadily, buyers gain leverage and pricing can flatten or soften.
How to interpret change: If active listings rise but homes still go under contract quickly, demand may still be strong. If listings rise and days on market lengthen, the market may be rebalancing.
Months of supply
Months of supply compares how many homes are for sale to how quickly recent sales have occurred. Many analysts view 4 to 6 months as roughly balanced. Below that range often favors sellers, while above it can favor buyers.
Why it matters: Months of supply blends inventory and sales pace into one number. It is more helpful than a raw listing count when you are deciding how aggressive to be with pricing or offers.
Where to find it: Your agent can calculate months of supply directly from the MLS. County and statewide patterns are also published by C.A.R. market statistics.
Speed and competition
Days on market
Days on market measures the time from listing to contract. Shorter times usually signal stronger demand or sharper pricing. Longer times can suggest a pricing mismatch or softening demand.
How to use it: Review median days on market for Altadena overall and for your property type and price band. Homes in turnkey condition often move faster, especially in spring.
Sale-to-list price ratio
This ratio is the final sale price divided by the list price, expressed as a percentage. Over 100 percent often indicates multiple offers and strong competition. Below 100 percent may signal room for negotiation.
How to interpret: Watch the trend. A rising ratio alongside steady or falling inventory suggests tightening conditions. Pair it with days on market to gauge how aggressive you should be.
Pendings vs. closings
Pending listings are homes under contract that have not yet closed. When pending counts rise while active listings fall or stay flat, it points to increasing near-term demand.
How to use it: Look at new pendings week by week to see momentum before it shows up in closing stats.
Market composition
Property type mix
Altadena is primarily single-family homes, with fewer condos and townhomes than denser nearby areas. Trends can diverge by type, so check stats for single-family homes first, and review condo-specific numbers separately if that is your focus.
New construction vs. resales
Altadena is a built-out community, so supply mostly comes from resales rather than large new developments. Renovation and ADU potential can play a bigger role in value than in a new-build-heavy market.
Cash and investor activity
Cash buyers can increase competition in certain segments. Ask your agent for the recent share of cash closings in your price band to set expectations about appraisal and loan contingencies.
Affordability and payments
Income vs. home price
Comparing median household income to median home price provides long-term context for affordability. It does not tell you what to offer next weekend, but it helps you understand how sensitive the market might be to rate changes.
Where to find it: Use the U.S. Census Bureau’s American Community Survey for income benchmarks and MLS data for home prices.
Mortgage rates and monthly payments
Interest rates have an outsized impact on your buying power. A one-point rate change can shift your monthly payment enough to alter your price range. If you are a seller, small rate moves can expand or shrink your buyer pool.
How to use it: Model your monthly payment at the current Altadena median price for a few down payment scenarios, then re-run it if rates change before you write an offer or set your list price.
Local risks and carrying costs
Property taxes
California’s Prop 13 ties annual property tax to the assessed value and limits annual increases. When a home sells, the assessed value resets to the purchase price, so a buyer’s tax bill will likely be higher than the seller’s. For property record details, visit the Los Angeles County Assessor.
Insurance and hazard zones
Altadena’s foothill location means wildfire risk varies by micro-area. Some hillside and canyon parcels may also intersect flood or debris flow zones. These factors can affect insurability, premiums, and lender requirements.
Where to check: Review Cal Fire’s Fire Hazard Severity Zone Viewer and the FEMA Flood Map Service Center. If a property is in a higher-risk area, budget extra time for insurance quotes and consider mitigation or hardening costs.
HOA dues and special assessments
Most Altadena single-family homes do not have HOA dues, but certain developments may. Special taxes or assessments can appear on the tax bill. Ask for a full property tax profile during your inspection period.
Altadena specifics to watch
Topography and lot differences
Flat-lot homes and hillside properties behave differently. Larger hillside parcels may require geotechnical studies, specialized inspections, and longer time to sell. Price per square foot can also diverge because buildability and usability vary.
Older and historic homes
Many homes in Altadena are older. Condition, permitted work history, and any historic considerations can affect value and timing. If you plan changes, understand how historical status can shape approvals.
Unincorporated status
Altadena is unincorporated, so permits and code enforcement run through Los Angeles County. That can affect timelines for remodels and ADUs. For land use and permitting, consult the LA County Department of Regional Planning.
Commute and amenities
Proximity to Pasadena’s job centers, main arterials, and transit options can influence buyer demand for specific pockets. If schools are part of your search, review current boundary maps and neutral third-party resources, and verify details directly with the district.
How to use the numbers
For buyers: making smart offers
- Anchor your search with median price and recent price per square foot for homes like the one you want.
- Check months of supply and days on market in your price band. If supply is tight and DOM is short, be ready to move quickly.
- Watch sale-to-list price ratio. If it trends above 100 percent, plan for strong first offers and clean terms.
- Verify wildfire and flood exposure early. Get preliminary insurance quotes before you remove contingencies.
What this means for you: If months of supply is low and DOM is short, focus on pre-approval, quick showings, and well-supported comps so you can act decisively.
For sellers: pricing and prep
- Review 12 to 24 months of median price and DOM to avoid overreacting to a single month.
- Pair list price strategy with condition. If you want multiple offers, invest in presentation and pricing that matches the most recent comps.
- Track pendings weekly. Momentum in your micro-area can guide the best timing to launch.
- If your property is in a higher-risk zone, prepare disclosures, brush clearance, and insurance information to reduce buyer uncertainty.
What this means for you: If sale-to-list ratios are rising and inventory is tight, a polished launch with strategic pricing can maximize response and shorten time on market.
Where to find reliable local data
- Local MLS via your agent: Most accurate and timely for Altadena-specific metrics. Your agent can pull custom reports by neighborhood and price band from CRMLS.
- CRMLS market statistics: Regional MLS overviews and tools.
- California Association of Realtors market data: County and statewide trends for price, sales, and inventory.
- Los Angeles County Assessor: Property records and assessed values.
- LA County Department of Regional Planning: Zoning, land use, and permitting resources.
- Cal Fire FHSZ maps: Wildfire hazard severity zones.
- FEMA Flood Map Service Center: Flood risk maps.
- U.S. Census Bureau ACS: Demographic and income benchmarks for affordability context.
Ready to talk strategy?
If you want a clear read on your Altadena micro-market, ask for a custom MLS snapshot that breaks down price, DOM, months of supply, and sale-to-list for your street and property type. With local expertise, careful comps, and presentation that highlights the right features, you can move with confidence whether you are buying or selling. To start a conversation, reach out to Unknown Company. Let’s connect.
FAQs
Is Altadena a buyer’s or seller’s market right now?
- Look at months of supply, days on market, and the sale-to-list price ratio. Under roughly 3 months of supply with short DOM and ratios near or above 100 percent often favors sellers, while higher supply and longer DOM can tilt toward buyers.
How should I use price per square foot in Altadena?
- Compare only similar homes in the same micro-area and condition within the last 90 days. In Altadena, topography, lot size, and remodel level can make cross-neighborhood comparisons misleading.
How fast do homes sell in Altadena?
- Check median days on market for your price band and property type. Spring is often faster, and move-in-ready homes typically go under contract sooner than homes needing significant updates.
What extra costs should I budget for in Altadena?
- Plan for a property tax reassessment at purchase, homeowners insurance that reflects wildfire or flood exposure if applicable, potential mitigation or hardening costs, and any HOA dues or special assessments where relevant.
Where can I verify wildfire or flood risk for a property?
- Use Cal Fire’s Fire Hazard Severity Zone Viewer and the FEMA Flood Map Service Center. Pair these with insurance quotes early in your due diligence.
How do interest rates affect my buying power or sale strategy?
- A small rate change can alter monthly payments and the size of the active buyer pool. Buyers should model payments at current rates before offering, and sellers should watch rate trends when choosing a list date and pricing strategy.
