Published October 11, 2026 in Market Update

One part of the Primary market is moving much faster than another

By Steph Baker

Real estate, Primary market

The Real Estate Data Aggregator counted months of supply as low as 1.3 in ZIP 95831 and as high as 6.8 in ZIP 95811, for the three months ending August 31, 2026. That is a wide gap. It means the same plan will not work in both places.

For context, the National Association of Realtors put the national supply level at 4.9 months. Most of this market sits below that. One ZIP sits well above it.

Supply by ZIP code

The tightest ZIP: 95831

ZIP 95831 had 1.3 months of supply, according to the Real Estate Data Aggregator. That is the lowest in this market. Homes here sold in a median of 12 days. Nearly half, 46.9%, sold above list price. More than half of all listings, 55.8%, went under contract within two weeks.

In 95831, buyers may need cleaner offers. Homes are selling above asking price at a real rate. There is not much room to wait.

The slowest ZIP: 95811

ZIP 95811 had 6.8 months of supply, the Real Estate Data Aggregator counted. That is above the national figure from the National Association of Realtors. The median sale price here was $500,000, down 22.5% from a year ago. Homes sat a median of 25 days before selling.

In 95811, sellers may need sharper pricing. More supply and a lower median price mean buyers have more room to negotiate. Not every home here is sitting idle, but the market is slower.

The ZIPs in between

Most ZIP codes in this market sit between 1.5 and 3.7 months of supply. ZIP 95816 is a good example. The Real Estate Data Aggregator counted 3.7 months of supply there. Yet 37.1% of homes sold above list price, and 51.1% went under contract within two weeks. The median price was $795,000, nearly flat from a year ago.

ZIP 95822 tells a similar story. Supply was 1.5 months. The median price was $450,000, unchanged from a year ago. More than 4 in 10 homes, 43.3%, sold above list price.

What mortgage rates mean right now

Freddie Mac put the average 30-year fixed rate at 7.40% as of October 8, 2026. The 15-year averaged 6.73%. Realtor.com reported rates surged nearly 40 basis points in September. That adds cost for buyers in every ZIP code here.

Higher rates put pressure on buyers everywhere. In tight ZIPs like 95831, buyers still competed. In slower ZIPs like 95811, rates gave buyers one more reason to wait.

The whole market together

Across all 13 ZIP codes together, the Real Estate Data Aggregator counted 965 homes sold in the three months ending August 31, 2026. That is up 16.4% from a year ago. Homes for sale fell 4.9% to 778. New listings rose 2.4% to 1,134.

One street can read very differently from the whole ZIP code. The numbers above are a starting point, not the final word on your home.