Today's valley numbers, straight off CRMLS

• 805 active listings, down slightly from yesterday
• 113 in backup
• 170 in escrow
• 15 coming soon
• 63 closed in the last 7 days
• 234 closed in the last 30 days
• 3.4 months of supply valley-wide
• 2 new listings valley-wide so far today

This is an up-and-down market and it has been for weeks. Inventory ticks up one day and back down the next. Right now we are hovering somewhere in the 810 to 830 range on active listings, and today we sit at 805. That count includes single-family residences, townhomes, and condominiums across all Santa Clarita Valley cities, plus Acton and Agua Dulce.

Two new listings for an entire valley in a day is low, but do not read too much into it. Agents close up shop around eight or nine at night, and listings get entered at all hours depending on who is still awake. It is worth noting, not worth panicking over.

What "3.4 months of supply" actually means

Months of supply is the amount of time it would take to sell through every listing currently on the market at the current rate homes are selling, if nothing new were ever listed again. At 3.4 months, that is where the Santa Clarita Valley would run dry.

Is that going to happen? No. People are still listing and people are still buying. It is a measure of absorption pace, not a prediction. But it is trickling down ever so slightly, and that direction matters more than the number itself.

Castaic is tighter than the rest of the valley

I break these down city by city so I stay current on all of it. Castaic is running about 2.4 months of supply, meaningfully tighter than the valley's 3.4.

• 49 active
• 8 in backup
• 15 in escrow
• 20 closed in the last 30 days
• 117 closed in the last 6 months

Very few condos out there and effectively no townhomes currently for sale in Castaic.

The number sellers need to sit with: 1 in 5

Do the math on the valley. 170 homes in escrow against 805 active listings. That is roughly one in five listings actually moving. The other four are sitting there competing with each other.

That is the entire pricing argument in one statistic. In a market where 80% of the inventory is competing rather than selling, the listings that move are the ones priced against reality, not against hope. Everything else becomes the comp that makes the next correctly-priced house look like a deal.

Buyers: if you are writing under list, bring your work

This is straight from my mouth to your ears. If you are writing an offer on a property and your number does not match the listing price, include the comps and include your reasoning. Even if you are convinced the home is not worth the ask, send something with it.

An offer that arrives with verification behind it means dramatically more to a seller than a bare lowball. Sending a number in with no support is bad form, and it gets treated like bad form. If your agent says "we will just send the offer," push back and ask them to attach something. You can pull that information all day long. Use it.

Open house this Saturday: 27728 Wilderness, Castaic

I have one I would like you to see. 27728 Wilderness in Castaic, 91384, in Ridgewood at Northlake. Open Saturday, July 25, from 11:00 to 3:00.

• $859,000
• 4 bedrooms, 3 bathrooms, 2,358 square feet, built 1999
• Paid-off Tesla solar, with batteries. Not just solar. Batteries.
• Full bathroom downstairs plus a full downstairs flex space. No closet, so it is not technically a bedroom, but it is outfitted as one for all practical purposes
• Under-stair storage access, which a lot of people run as a pantry
• Kitchen fully dolled up, including a pot filler on the back wall
• Massive loft upstairs
• Primary suite with a barn door and an exposition-style Hollywood shower
• Pizza oven out back, and the view behind the property is genuinely gorgeous

The owners have taken very good care of it and the upgrades are real. Come stand in it Saturday between 11 and 3.

Coming soon: 14 homes pre-marketed right now

There are 14 homes currently pre-marketed as coming soon across the valley. You can see every one of them on the site. If one interests you, reach out to your agent and have them make the call to find out whether it can be shown while it is still in coming-soon status. Some can, some cannot, depending on the seller's instructions. Let your agent run that play for you.

By Friday we will likely be looking at 260 to 270 open houses scheduled for the weekend. Today is Tuesday, so check back as the week fills in.

Why the search on this site works the way it does

I built this myself. This is not an IDX template handed to me by some vendor. Those drove me nuts, and the reason is simple: they exist to capture you, not to help you.

So on Santa Clarita Open Houses you can search everything currently listed for sale without registering, without a forced signup, and without being harassed. You will barely even find a photo of me on it. If you want to talk, there is a contact link right there. If you do not, search in peace.

A few things worth knowing about:

• Market Stats breaks the whole valley down by city and by property type. Click a city, then a type, and it pulls up everything currently active including the coming-soon listings.
• There is a live map so you can search visually.
• Eleven and a half years of sold inventory is in there. Go to the sold view, set your time frame, and double-click any neighborhood to see exactly what sold and when. If you are thinking about selling, that is how you get an honest read on your own street.

Frequently asked questions

How many homes are for sale in Santa Clarita right now?

As of July 21, 2026, there are 805 active listings across the Santa Clarita Valley, including single-family homes, condominiums, and townhomes in all SCV cities plus Acton and Agua Dulce. The number moves daily; the live count is on the market stats page.

What is months of supply in Santa Clarita?

3.4 months valley-wide as of July 21, 2026, and 2.4 months in Castaic. It measures how long it would take to sell all current inventory at the present sales pace if no new listings were added.

Is Santa Clarita a buyer's market or a seller's market right now?

It is neither cleanly. With 170 of 805 active listings in escrow, roughly one in five homes is actually moving. Correctly priced homes still sell; overpriced homes sit and compete. That rewards prepared sellers and prepared buyers, and punishes guessing on either side.

Should I include comps with a below-asking offer?

Yes. An offer under list that arrives with comparable sales and written reasoning is taken seriously. A bare lowball with no support reads as bad form and usually gets treated that way. Ask your agent to attach the justification.

Can I see a coming-soon listing before it goes active?

Sometimes. It depends on the seller's instructions on that specific listing. Have your agent call the listing agent and ask. There are 14 homes pre-marketed as coming soon in the valley right now.

Connor MacIvor, The Sellers Only Agent, full-service listing model, Santa Clarita Valley. Daily SCV market updates, live CRMLS data, and no forced signup at santaclaritaopenhouses.com.

Connor T. MacIvor · CalDRE #01238257 · Sync Brokerage, Inc. · DRE #02031490