July 2026 | 8 Markets at a Glance
How is your local market behaving?
People ask me every month what’s happening in the local housing market and where it’s heading. That’s exactly what this report is designed to explore.
Each month, I ask the market a series of questions. What does today’s inventory tell us? What do pending sales suggest about buyer activity? What can price reductions and market time tell us about seller behavior? By comparing those answers month after month, patterns begin to emerge.
Those patterns help explain how the market is behaving, not just what happened. They also help answer the questions buyers, sellers, and homeowners are already asking. For instance, why are sellers in one community reducing their asking prices much sooner than sellers in another? Let’s see what else July’s market had to say.
How Did our Foothill CommunityMarkets Behave in July?
July did not produce one single market story. Inventory expanded sharply in Lake View Terrace, Pasadena 91104, Shadow Hills, and Sunland-Tujunga, while Glendale 91208 and La Cañada Flintridge had fewer homes available.
More inventory did not automatically mean fewer sales. Sunland-Tujunga and Lake View Terrace both added substantial inventory and still recorded more closed sales. In other markets, buyers chose fewer homes but acted quickly when a property matched their expectations.
Price reductions became more meaningful when paired with market time. The reduced listings in each community generally had longer accumulated market times, but the timing varied considerably from one local market to another.
Pending sales continue to provide some of the earliest clues about where a market may be heading. This is especially important for homeowners preparing to list a home for sale because today’s pending activity shows which price points buyers are choosing before those purchases appear in next month’s closed sales.
The clearest conclusion is that these eight communities were not moving in one direction. Hyper-local inventory, pricing, market time, and pending activity created a different set of conditions in every area.
La Crescenta-Montrose
La Crescenta-Montrose | July 2026 Market at a Glance
Inventory increased, but fewer homes closed or moved into escrow. Buyers also took longer to commit, and the median price of the homes going pending was well below the median price of the available inventory. Twenty of the 38 active listings had reduced their asking price, and those homes had accumulated an average of 111 days on the market. More choices did not stop buyers, but July’s pending activity shows they were becoming more selective.
Glendale 91208
Glendale 91208 | July 2026 Market at a Glance
Glendale 91208 had fewer homes available, yet closed sales increased, the average sold price rose, and sold homes moved faster than they did in June. Pending activity softened only slightly, while the median price of the homes going pending moved higher. Four of the 16 active listings had reduced their asking price, with an average market time of 69 days after excluding an obvious MLS price-entry error. Buyers continued rewarding well-positioned homes despite having fewer choices.
La Cañada Flintridge
La Cañada Flintridge | July 2026 Market at a Glance
Fewer homes were available and fewer sales closed, but pending activity increased and shifted toward a higher median price. Homes that closed also sold a little faster than they did in June. Eight of the 31 active listings had reduced their asking price after one obvious MLS error was removed from the calculation; those reduced listings included several properties with very long accumulated market times. July’s pending activity suggests buyers were still engaging with La Cañada’s upper price ranges.
Lake View Terrace
Lake View Terrace | July 2026 Market at a Glance
Lake View Terrace added considerably more inventory, but buyer activity strengthened at the same time. Closed sales increased, pending sales rose from 10 to 17, and pending homes reached agreement in about half the time they did in June. Eight of the 32 active listings had reduced their asking price, and those homes had been on the market an average of 122 days. More inventory created more choice without slowing the homes buyers were ready to purchase.
Pasadena 91103
Pasadena 91103 | July 2026 Market at a Glance
Pasadena 91103 had fewer active, closed, and pending homes in July. The sharp change in average sold price reflects a different mix of properties closing, while the homes going pending included more higher-priced inventory and took longer to secure a buyer. Nine of the 16 active listings had reduced their asking price, representing about 56% of the available inventory, with an average market time of 83 days. Fewer buyers were choosing homes, but the pending selections reached into higher price points.
Pasadena 91104
Pasadena 91104 | July 2026 Market at a Glance
Inventory increased by 50%, while closed and pending sales both declined. Even so, the homes buyers selected moved into escrow faster, with pending market time dropping from 32 days to 19 days. Ten of the 33 active listings had reduced their asking price, and those homes had accumulated an average of 118 days on the market. Buyers chose fewer homes, but they acted quickly when a property met their expectations.
Shadow Hills
Shadow Hills | July 2026 Market at a Glance
Shadow Hills added inventory while closed and pending counts remained unchanged. Buyers reached agreements faster, but more than half of the active inventory had already reduced its asking price. Twelve of the 22 active listings had reductions, and those homes had been on the market an average of 103 days. The market remained active, but extended market time continued to put pressure on seller pricing.
Sunland-Tujunga
Sunland-Tujunga | July 2026 Market at a Glance
Sunland-Tujunga added 23 active listings while closed sales rose from 34 to 55. The average sold price and sold market time remained remarkably steady, but pending buyers continued concentrating below the median price of the available inventory. Twenty-two of the 80 active listings had reduced their asking price, with an average market time of 73 days. More inventory expanded buyer choice, yet demand remained strong enough to produce substantially more closed sales.
Questions I’d Be Asking if I Were Watching This Market
What should homeowners preparing to sell study first?
Start with the homes currently going pending, not only the homes still available. Pending sales show which price points buyers are choosing, how long those homes took to secure an offer, and whether buyers are moving toward smaller, lower-priced, or higher-priced properties.
What do price reductions reveal?
A price reduction has more meaning when it is considered alongside market time. Across these eight communities, reduced listings generally had longer market exposure, but the timing varied significantly by neighborhood and price range.
Where did buyers gain more choices?
Lake View Terrace, Pasadena 91104, Shadow Hills, and Sunland-Tujunga all added inventory in July. More choices can create opportunities, but well-positioned homes may still move quickly when buyers recognize value.
Which markets showed buyers acting faster?
Pending market time improved in Lake View Terrace, Pasadena 91104, Shadow Hills, and Sunland-Tujunga. Even where fewer homes went pending, the properties buyers selected often reached agreement more quickly.
Why do pending sales matter to homeowners getting ready to list?
Pending sales provide a current look at buyer choices before those transactions become closed sales. They can show whether buyers are moving toward a different price range, taking more time to decide, or acting quickly on homes that are positioned well.
It Starts With a Conversation
Every market has its own pace, buyer pool, and pricing behavior. If you have questions about your home, your neighborhood, or what July’s patterns may mean in your local market, reach out anytime. No agenda. Just a conversation.
Robbyn Battles, The House Agent
Call or Text 818-388-1631