Now is not the time to play pricing games. If you’re listing your home and thinking, “Let’s go high and leave room to negotiate,” it’s time for a reality check.
Buyers don’t shop for homes the way they haggle over used cars. Just like no one pulls into the gas station charging $2 more per gallon because they hope to talk the clerk down, buyers aren’t rushing to overpay for your home because you “might” come down later.
Today’s market – especially in our mountain communities – is leaning slightly in favor of buyers. That means sellers need to sharpen their pricing strategy. According to Altos Research, as of Aug. 6, 2025, zip code 92352 (Lake Arrowhead area) has 411 active listings with a median new listing price of $599,000 – and nearly half of those homes have already had at least one price reduction. In Running Springs (92382), 136 properties are on the market with a median price of $354,499, and 38 percent have seen price cuts. Crestline (92325) shows similar patterns with 164 homes listed, a median price of $310,000, and 42 percent showing reductions.
The absorption rate in all three zip codes reflects a slight buyer’s market, with more than six months of inventory available. In plain terms: If not a single new home were listed starting today, it would still take half a year or more to sell through what’s already on the market. So, if you’re pricing high and waiting for someone to chase you, chances are, they won’t.
Your best move? Price just under the market and let competition work in your favor. A home priced right will attract more eyes, more tours and more offers. If it’s overpriced, you’re likely to sit for months and end up chasing the market down – spending more in mortgage payments, taxes and insurance than you would have “lost” by simply pricing it correctly from the start.
Also, condition matters. Don’t assume a “carpet allowance” or “fixer-upper” vibe is going to fly. Buyers want move-in ready. Even small improvements – fresh paint, clean landscaping, polished curb appeal – can go a long way. Make your house stand out for the right reasons, not because it’s been sitting unsold with a price slashed more than once.
Here’s a good rule of thumb: If your home has been listed for over 45 days without an offer, it’s time for a serious talk with your agent. Are you priced to sell – or are you the highest bidder on your own house?
If you’d like to stay informed with real-time market data specific to your neighborhood, just email me and I’ll set you up with a free custom update.
When it comes to selling your home, work with facts, not feelings. The right price, at the right time, will always beat wishful thinking.
Theresa Grant is a real estate broker and columnist covering Lake Arrowhead, Crestline, Running Springs and the surrounding mountain communities. Reach her at (909) 442-1345, visit www.HomesInLakeArrowhead.com and follow her on social media, @theresagrantrealtor. Theresa is a Broker Associate with REAL Broker Technologies. DRE#01202881.
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