Q1 2026 Market Report
Monterey Peninsula delivered a strong start to the year Q1 2026 marking its best first quarter since 2022! In total, 217 ed across the Peninsula, with an average sales price of $2 5M sales volume reaching an impressive $471M
Carmel-by-the-Sea saw a meaningful increase in high-end activity, with 30% of all sales closing above $5M, while Pebble Beach welcomed the return of ultra-luxury demand, including two sales above $20M Pebble Beach also recorded its first quarter with no sales under $2M, a notable signal of strength at the top of the market
Even with stronger sales activity, average days on market rose to 64, the highest first-quarter level since 2022, underscoring how deliberate buyers remain in today’s environment Well-priced homes continued to attract attention, with properties selling at or above list price averaging 28 days on market, compared with 82 days for homes that sold below asking.
This Quarter was also a meaningful reminder of the privilege we have in supporting clients across the Peninsula at every stage of their next chapter
Looking ahead, the market appears well-positioned for a strong April and an active 2026 For both buyers and sellers, success will depend on thoughtful strategy, precise timing, and a clear understanding of each micro-market
If you or someone you know is curious about the market or contemplating a move, I would be honored to help! More than half of MY sales last year were repeat clients, a reflection of the trust and relationships built over time
All my best,
TABLE OF CONTENTS
Carmel by the Sea
Greater Carmel
Carmel Valley
Pebble Beach
Monterey
Pacific Grove
Seaside
Marina
Corral & San Benancio
2 4 6 8 10 12 14 16 18
Carmel - by - the - Sea
Carmel-by-the-Seaentered2026withstrengthas averagesalespriceroseto$4.7M,up27%fromQ4 and43%yearoveryear.Althoughclosedsalesfellby fourhomesfromthepriorquarter,totalvolumestill edgedup2%to$81M.ComparedtoQ12025, volumesurged62%whilehomesalesincreased13%.
Averagedaysonmarketcameinat56,up33%from lastquarterbutdown33%fromayearago
Thequarteralsoreinforcedafamiliarpattern:wellpricedhomesthatsoldatorabovelistmoved quickly,averaging25daysonmarket,whilemore aspirationallypricedlistingstook112daystosell.
Overall,Q1reflectedahealthymarketmarkedby strongerpricing,improvedabsorption,andsteady demandforwell-positionedproperties.
Greater Carmel
Greater Carmel opened 2026 on steady footing. The average sales price settled at $3.2M down 4% from Q4 and 6% year over year while the median price climbed to $2.85M, up sharply from last quarter and 4% above Q1 2025. Twenty-six homes closed in the quarter, with unit and dollar volume running slightly behind both Q4 and the prior year.
Market pace showed meaningful improvement, with days on market falling 41 days from Q4 to 65 nearly in line with Q1 2025. Homes are moving faster, and the market is absorbing inventory with more conviction.
S A L E S B Y S E G M E N T
Q1 reflected a healthy, measured market with firmer median pricing and home sales increasingly concentrated above $2M.
Carmel Valley
CarmelValleybegan2026withfirmerpricing, althoughoverallactivityremainedmeasured. Averagesalespriceroseto$1.8M,up21%fromQ4 and3%yearoveryear,whilethemedianprice increasedto$1.6M,up43%fromlastquarterand7% fromQ12025.With15sales,closingsweredown, drivingtotalvolumedown14%.Howevever, comparedtoQ12025,volumerose28%asunitsales increased25%.
MarketpacewasunchangedfromQ4butimproved fromayearago,withaveragedaysonmarketdown 14%fromQ12025.
Overall,Q1reflectedasteadierstarttotheyear,with improvedpricingbutcontinuedbuyerselectivity.
Pebble Beach
PebbleBeachopened2026withapronouncedrise inpricing,drivenbythreeultra-luxurysales.Average salespriceclimbedto$6.7M,up92%fromQ4and 105%yearoveryear,whilethemedianpriceroseto $405M,up59%fromlastquarterand45%fromQ1 2025 Notably,thiswasthefirstquarteronrecord withnosalesbelow$2M!
Althoughclosingsweredown,totalvolumestillrose 28%quarteroverquarterand94%yearoveryear, reflectingthestrengthofthehighendsales.The quarteralsopointedtoamoreselectivemarket,with daysonmarketholdingessentiallyflatat90and sellersreceiving96%oflistpriceonaverage.
Overall,Q1markedastrongreboundfromthesofter finishto2025andamateriallystrongerluxury showingthanayearago.
Monterey
MontereysawsofterpricinginQ1,thoughsales activityremainedstrongerthanayearago.Average salespricecameinat$1.3M,down14%fromQ4and 11%fromQ12025.With30homesales,closings weredown13fromQ4,drivingtotalvolumedown 40%to$40M Yearoveryear,homesalesrose30% whiletotalsalesvolumeincreased17%
Daysonmarketroseto67,upslightlyfromQ4and 43%aboveayearago,whilesellersreceived97%of listpriceonaverage,downfromMonterey’s standout101%sale-to-listratioinQ12025.
Overall,Q1reflectedaslowerstarttotheyear,with softerpricingandlongermarkettimes,though underlyingdemandremainedhealthierthanayear ago.
Pacific Grove
PacificGrovesawaquieterstartto2026,withboth pricingandactivityeasingfromthestrongerpaceof late2025.Averagesalespricecameinat$1.5M, down14%fromQ4and15%fromQ12025,whilethe medianpricerose6%fromlastquarter,but remained7%belowayearago.With23sales, volumefell50%fromQ4and32%yearoveryearto $34M,whileclosingsdeclined43%fromlastquarter and21%fromQ12025.
Despitethesoftermarket,salepaceimproved meaningfully,withdaysonmarketfallingto26, down36%fromQ4and25%fromayearago.On average,Sellersachieved98%oftheirlistpriceas 43%ofhomessoldaboveaskinginjust10days Overall,Q1reflectedaslowerbutstillcompetitive market,wherewell-pricedhomescontinuedtomove quickly.
Seaside
Seasidepostedafairlysteadyfirstquarter,with pricingholdingsomewhatfirmdespitesofteractivity. Averagesalespricecameinat$851K,essentiallyflat yearoveryearanddown10%fromQ4,whilethe medianpriceroseto$860K,up6%frombothlast quarterandQ12025.With29sales,closingswere down10,or26%fromQ4,drivingvolumedown33%, thoughcomparedtoayearago,bothsalesandtotal volumeweremodestlyhigher.
Marketconditionsremainedrelativelystable,with daysonmarketat45,nearlyunchangedfromQ4 andonlyslightlyaboveQ12025.
Overall,Q1reflectedabalancedmarket,with resilientpricingandsteadydemanddespiteaslower paceofsalesthanlate2025.
Marina
Marinapostedasolidfirstquarter,withbothpricing andsalesactivityimprovingfrom2025.Average salespriceroseto$1M,up3%fromQ4and7%year overyear.With36sales,closingswereupsixfrom lastquarter,or20% andeightfromayearago,or 29%drivingtotalvolumeto$37M.
Themarketalsomovedmorequickly,withdayson marketfallingto29,down38%fromQ4and25% fromQ12025.
PricingheldsteadyasSeller’sachieved99%oflist price,with42%ofhomessellingaboveaskinginjust 21days.
Overall,Q1reflectedahealthyandcompetitive market,definedbystrongerdemand,firmerpricing, andfasterabsorption.
Corral&San Benancio
The93908areabegan2026onasofternote,with bothpricingandactivityeasingfrom2025.Average salespricecameinat$1.1M,down10%fromQ4and 15%fromQ12025.With23sales,totalvolumefell 23%fromlastquarterand25%yearoveryear.
Themarketalsobecamemoremeasured,withdays onmarketrisingto65,up60%fromQ4andslightly aboveQ12025.Sellersstillachieved98%oflistprice onaverage,buttheslowerpacepointstoamore selectivebuyerpool
Overall,Q1reflectedapullbackfromthestronger momentumseenthrough2025,withsofterpricing, lowervolume,andlongermarkettimes.
