Episode Details

Welcome back to the show! I am Connor with Honor, and today is May 28th, 2026! We are diving deep into the exact real estate data and pipeline numbers for the Santa Clarita Valley and the North San Fernando Valley! If you are a seller right now, you need to pay very close attention because the San Fernando Valley market is moving at lightning speed—specifically, an eight-day gap faster than Santa Clarita! It is the exact same buyers, the same lenders, and the same interest rates, but the numbers tell us a completely different story!

Let's get into the data, the pricing strategies, and why 55 properties completely FAILED to sell this week!

📉 The 1.2 Month Absorption Rate Reality

Let me throw a little bit of knowledge your way. Right now, we are sitting at a historically tight 1.2-month absorption rate! I have been in this beloved industry for 28 years (since 1998!), and I have seen various markets, including those heavy periods where we had six full months of inventory.

What does 1.2 months actually mean? At the current rate of sale, if absolutely no other properties came onto the market, it would take just 1.2 months to deplete the inventory entirely to zero! Even though inventory has increased at least 20% since February, supply is still incredibly scarce. In just the last week, 307 properties moved from active status into some form of escrow!

🥊 The Showdown: San Fernando Valley vs. Santa Clarita Valley

We are tracking the eight most active cities in the Santa Clarita Valley and the eight cities in the North end of the San Fernando Valley. Here is the breakdown of single-family residences over the last seven days:

• Santa Clarita Valley (SCV): We saw 48 closed properties in the last seven days! The median close price averaged out to $739,995. The median days on the market out here is currently 22.5 days.
• San Fernando Valley (SFV): We had 36 closed properties in the North Valley! The median close price is substantially higher at $905,000!
• The Speed Gap: Properties are picking up and selling much faster in the San Fernando Valley, showing an eight-day speed advantage over the Santa Clarita Valley! Historically, it has always been that way; the closer you get to Los Angeles, things tend to move a little faster due to a larger influx of people.
• The Pipeline: For properties under contract that will close in the next 30 to 60 days, we have 45 spoken for in SCV and 30 in SFV! That is a pipeline of 75 homes moving toward the finish line!

🛑 Why Are 55 Listings FAILING in a Hot Market?!

Even at one-fifth of normal supply, listings do still die! In the past seven days, 55 listings across these areas failed to sell—they were either canceled, expired, withdrawn, or put on hold. SCV had 29 failed listings (a 16% failure rate), while SFV had 26 fail (a 20% failure rate)! Here is why real sellers are missing the mark:

• Wrong Price Out of the Gate: The absolute biggest issue. Sometimes waiting without reducing the price pays off, as a $10,000 to $15,000 reduction only extrapolates out to a few months of payments, but price heavily dictates the timeline!
• Weak Prep & Bad Photos: People look at real pictures! Walking into a house loaded with a seller's family photographs makes it incredibly difficult for buyers to unpack their mental curtains and imagine themselves living there.
• Rushed Releases: Some agents are in such a hurry to list that they release a home into the wild before professional photography or drone shots are ready! It is better to hold it as "coming soon" with one front snap until everything is fully prepared.
• Vanishing Agents: Some agents simply disappear when a house isn't selling, perhaps out of embarrassment, instead of doing the hard work and having a mature discussion about strategy.
• Buyer Sabotage: Sometimes buyers ruin th