Avg Sold Listings (27) is 75% of its Sep Avg of 36
Avg SoldSep Avg 36SFRs
Showing Composite Average
Market snapshot
Composite Average · September 2026
vs Aug 2026
vs Sep 2025
$587,000
−0.2%
0.7%
Sold
26.8
−4.2%
−7.5%
$591,700
−0.2%
−0.3%
-$4,700
−$100
$5,800
Composite Average
0 S · 2 B · 0 N
Sellers / Buyers / Neutral
Sacramento County
2 S · 0 B · 0 N
Sellers / Buyers / Neutral
Placer County
2 S · 0 B · 0 N
Sellers / Buyers / Neutral
El Dorado County
1 S · 1 B · 0 N
Sellers / Buyers / Neutral
- Composite Average: 0 Sellers, 2 Buyers, 0 Neutral
- Sacramento County: 2 Sellers, 0 Buyers, 0 Neutral
- Placer County: 2 Sellers, 0 Buyers, 0 Neutral
- El Dorado County: 1 Sellers, 1 Buyers, 0 Neutral
Median and 12-MMA are price levels and are not counted. Tallies count Divergence and Median Þ only. Read them with price level and the major forces — not as a forecast and not as a decision.
Composite Average
Permalink /averages| Metric | ||||
|---|---|---|---|---|
| COMPOSITE VALUE | $587,000 | $591,700 | -4,700 (▼) | -0.4 (UP) |
| — | — | BUYERS | BUYERS | |
| — | — | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | pos = SELLERS · 0 = NEUTRAL · neg = BUYERS | |
| Rank | — | — | — | — |
| Lows / Highs | — | — | — | — |
| Summary | Composite Average shows 0 metrics favoring Sellers, 2 favoring Buyers, and 0 Neutral. Median is below its 12-MMA. Median and 12-MMA are price levels, not stance gauges (0 Sellers / 2 Buyers / 0 Neutral). | |||
Composite Lows/Highs
Month-matching-month: this September versus the prior 12 Septembers (2014–2025). Sep Avg is the mean of those 12 Septembers, not a 12-month moving average. A 12-yr Sep low or high is the current print in that window.
12-yr Sep lows
None flagged
12-yr Sep highs
None flagged
vs vs
Composite (52-zip average) · 8 years. Dollars on the left. Þ on the right (zero = no force).
Highest Median Price is $1,305,000 in Granite Bay 95746
Lowest Median Price is $345,000 in Pollock Pines 95726
Composite Average Median Price is $587,000
Highest Median Price 12-MMA is $1,265,000 in Granite Bay 95746
Lowest Median Price 12-MMA is $357,000 in Arden 95815
Composite Average Median Price 12-MMA is $591,700
Highest Median Price Momentum is 6.4 in Roseville 95661
Lowest Median Price Momentum is -10.6 in West Sac 95605
Composite Average Median Price Momentum is -0.4.
Where this month sits
Composite Average average sold count of the tracked zips, September 2026: 26.8
Dashed line is the average, 29.7. Yellow dot is September 2026. Months before the first sold count are not on the chart.
6.3 low
29.7 avg
26.8 now
59.7 high
| Low | 6.3 | January 2009 |
|---|---|---|
| This month | 26.8 | September 2026 |
| Average | 29.7 | April 2003 – September 2026 |
| High | 59.7 | June 2004 |
282 months on this chart. September 2026 is 2.9 under the average. 160 months were higher. 120 were lower. 1 other month also sold 26.8.
Among 24 Septembers, 15 were higher and 8 were lower. The September average is 31.4.
26.8 is 20.5 above the low and 32.9 below the high. Not a forecast.
Each element
Composite Average. September 2024 – September 2026. The bar runs from the low to the high of the months on record. The gold mark is this month. The tick in the middle of the bar is the average. Not a forecast.
Activity
Sold
26.8
on record
26.8 is above the on record average of 26.4. Low 17, January 2026. High 33, June 2026.
Price
Median
$587,000
on record
$587,000 is below the on record average of $591,800. Low $576,000, November 2025. High $612,000, June 2025.
Median 12-month average
$591,700
on record
$591,700 is even with the on record average of $591,544. Low $585,700, February 2026. High $596,600, July 2025.
Divergence™
-$4,700
on record
-$4,700 is below the on record average of $256. Low -$14,000, November 2025. High $18,000, March 2025.
Metric charts · Composite (52-zip average)
One chart per stance metric for this geography. Hover a point for the value.
Highest Median Price Divergence™ is 170,500 in Land Park 95818
Lowest Median Price Divergence™ is -137,300 in Arden 95864
Composite Average Median Price Divergence™ is -4,700.
Highest Median Price Momentum is 6.4 in Roseville 95661
Lowest Median Price Momentum is -10.6 in West Sac 95605
Composite Average Median Price Momentum is -0.4.
Distribution by metric
in Composite Average
(52 zipcodes). Tap a bar to open that geography.
Highest Median Price is $1,305,000 in Granite Bay 95746
Lowest Median Price is $345,000 in Pollock Pines 95726
Composite Average Median Price is $587,000
Highest Median Price 12-MMA is $1,265,000 in Granite Bay 95746
Lowest Median Price 12-MMA is $357,000 in Arden 95815
Composite Average Median Price 12-MMA is $591,700
Highest Median Price Divergence™ is 170,500 in Land Park 95818
Lowest Median Price Divergence™ is -137,300 in Arden 95864
Composite Average Median Price Divergence™ is -4,700.
Highest Median Price Momentum is 6.4 in Roseville 95661
Lowest Median Price Momentum is -10.6 in West Sac 95605
Composite Average Median Price Momentum is -0.4.
Composite momentum
Price momentum (Þ) across 52 zip codes · 09-26
- Up
- 28
- Down
- 19
- Above zero
- 21
- Swing
- 9
- Average Þ
- -0.40
- Spread
- 17.0
54% of zips
37% of zips
positive Þ
28 up / 19 down
buyer
max 95661 · min 95605
Monthly tally of zip codes — Up, Down, No Change. Not an average. 8 years.
09-26: 28 Up (27 last month, 19 last year). 19 Down (24 last month, 32 last year). 5 NC. Swing 9 (28 Up, 19 Down). 52 zips tracked.
Last Up high 48 (05-21). Last Up low 1 (08-06). Last Down high 48 (12-22). Last Down low 4 (05-21).
Zip codes with positive median Þ (Þ > 0) vs the 52-zip average median. Positive Þ favors Sellers. 8 years.
Average median $587,000, -0.7% MoM, 0.7% YoY, peaked 05-22. 21 zips in the Buy Zone (Þ > 0).
Last Buy Zone high 52 (10-22). Last Buy Zone low 0 (02-10).
Major forces
Macro inputs used alongside local MLS composites. Tap a navy term? for the definition. Each series has its own chart.
6.89%
08-26
89.4
08-26
51.7
08-26
35
08-26
552
08-26
Sac/Roseville employment
1,109.0k
08-26
847.0k
08-26
263.0k
08-26
808
07-26 · last month
81,771
07-26 · last month
28
08-26
31k
06-26 · 2 months ago
−50.8% MoM · +338.5% YoY
-26k
06-26 · 2 months ago
+76.1% MoM · +83.8% YoY
Zip detail
52 rows · Sellers, Buyers, and Neutral are the favoring tallies (Median and 12-MMA are not counted) · tap a header to sort · tap a row to open its geography report
| 95746 | Granite Bay 95746 | PL | 2 | 0 | 0 | $1,305,000 | $1.26M | 2.3 | |||||
| 95762 | El Dorado Hills 95762 | ED | 1 | 1 | 0 | $978,000 | $939k | -3.2 | |||||
| 95818 | Land Park 95818 | SA | 2 | 0 | 0 | $961,000 | $791k | 5.3 | |||||
| 95650 | Loomis 95650 | PL | 0 | 2 | 0 | $935,000 | $946k | -1.7 | |||||
| 95630 | Folsom 95630 | SA | 1 | 1 | 0 | $778,000 | $772k | -1.9 | |||||
| 95819 | East Sac 95819 | SA | 1 | 1 | 0 | $765,000 | $787k | 0.6 | |||||
| 95831 | Pocket 95831 | SA | 2 | 0 | 0 | $742,000 | $694k | 4.6 | |||||
| 95765 | Rocklin 95765 | PL | 1 | 1 | 0 | $740,000 | $739k | -1.6 | |||||
| 95816 | Downtown 95816 | SA | 0 | 2 | 0 | $712,000 | $728k | -4.7 | |||||
| 95661 | Roseville 95661 | PL | 1 | 1 | 0 | $706,000 | $736k | 6.4 | |||||
| 95864 | Arden 95864 | SA | 1 | 1 | 0 | $700,000 | $837k | 4.7 | |||||
| 95757 | Elk Grove 95757 | SA | 1 | 1 | 0 | $695,000 | $689k | -3.5 | |||||
| 95603 | Auburn 95602+95603 | PL | 2 | 0 | 0 | $687,000 | $673k | 0.6 | |||||
| 95677 | Rocklin 95677 | PL | 0 | 2 | 0 | $685,000 | $698k | -0.2 | |||||
| 95608 | Carmichael 95608 | SA | 2 | 0 | 0 | $675,000 | $599k | 2.2 | |||||
| 95682 | Cameron Pk 95682 | ED | 1 | 1 | 0 | $650,000 | $689k | 2.2 | |||||
| 95628 | Fair Oaks 95628 | SA | 1 | 1 | 0 | $650,000 | $662k | 5.0 | |||||
| 95747 | Roseville 95747 | PL | 1 | 1 | 0 | $649,000 | $655k | 1.8 | |||||
| 95624 | Elk Grove 95624 | SA | 0 | 2 | 0 | $630,000 | $634k | -2.6 | |||||
| 95648 | Lincoln 95648 | PL | 1 | 1 | 0 | $625,000 | $627k | 0.2 | |||||
| 95742 | Rancho Cordova 95742 | SA | 1 | 1 | 0 | $616,000 | $612k | -1.6 | |||||
| 95835 | Natomas 95835 | SA | 2 | 0 | 0 | $593,000 | $585k | 2.4 | |||||
| 95678 | Roseville 95678 | PL | 1 | 1 | 0 | $590,000 | $569k | -3.8 | |||||
| 95758 | Elk Grove 95758 | SA | 1 | 1 | 0 | $578,000 | $576k | -1.9 | |||||
| 95829 | Vineyard 95829 | SA | 0 | 2 | 0 | $565,000 | $588k | -2.2 | |||||
| 95825 | Arden 95825 | SA | 2 | 0 | 0 | $540,000 | $508k | 2.4 | |||||
| 95662 | Orangevale 95662 | SA | 0 | 2 | 0 | $525,000 | $570k | -1.9 | |||||
| 95833 | Natomas 95833 | SA | 2 | 0 | 0 | $525,000 | $495k | 3.6 | |||||
| 95691 | West Sac 95691 | YO | 1 | 1 | 0 | $523,000 | $580k | 1.5 | |||||
| 95610 | Citrus Heights 95610 | SA | 1 | 1 | 0 | $510,000 | $528k | 1.1 | |||||
| 95667 | Placerville 95667 | ED | 1 | 1 | 0 | $508,000 | $564k | 2.1 | |||||
| 95821 | Arden 95821 | SA | 0 | 2 | 0 | $497,000 | $523k | -0.9 | |||||
| 95826 | College Greens 95826 | SA | 1 | 1 | 0 | $495,000 | $485k | -0.7 | |||||
| 95670 | Rancho Cordova 95670 | SA | 0 | 2 | 0 | $490,000 | $505k | -1.8 | |||||
| 95834 | Natomas 95834 | SA | 0 | 2 | 0 | $490,000 | $492k | -6.5 | |||||
| 95843 | Antelope 95843 | SA | 0 | 2 | 0 | $482,000 | $503k | -1.6 | |||||
| 95621 | Citrus Heights 95621 | SA | 1 | 1 | 0 | $475,000 | $475k | -1.0 | |||||
| 95822 | Greenhaven 95822 | SA | 1 | 1 | 0 | $475,000 | $453k | -0.4 | |||||
| 95605 | West Sac 95605 | YO | 1 | 1 | 0 | $465,000 | $465k | -10.6 | |||||
| 95673 | Rio Linda 95673 | SA | 1 | 1 | 0 | $455,000 | $458k | 1.7 | |||||
| 95823 | Franklin 95823 | SA | 2 | 0 | 0 | $450,000 | $441k | 0.2 | |||||
| 95827 | Rosemont 95827 | SA | 0 | 2 | 0 | $450,000 | $477k | -1.7 | |||||
| 95828 | Florin 95828 | SA | 0 | 2 | 0 | $443,000 | $465k | -2.7 | |||||
| 95841 | North Sac 95841 | SA | 0 | 2 | 0 | $423,000 | $460k | -0.1 | |||||
| 95842 | Foothill Farms 95842 | SA | 0 | 2 | 0 | $415,000 | $430k | -1.8 | |||||
| 95817 | Oak Park 95817 | SA | 0 | 2 | 0 | $405,000 | $495k | -4.3 | |||||
| 95838 | Del Paso Hts 95838 | SA | 1 | 1 | 0 | $395,000 | $393k | -1.1 | |||||
| 95660 | North Highlnds 95660 | SA | 0 | 2 | 0 | $392,000 | $394k | -1.0 | |||||
| 95815 | Arden 95815 | SA | 1 | 1 | 0 | $382,000 | $357k | -0.6 | |||||
| 95824 | Fruitridge 95824 | SA | 1 | 1 | 0 | $380,000 | $385k | 1.4 | |||||
| 95820 | Elder Creek 95820 | SA | 0 | 2 | 0 | $377,000 | $408k | -0.4 | |||||
| 95726 | Pollock Pines 95726 | ED | 0 | 2 | 0 | $345,000 | $374k | -5.3 | |||||
| Subtotal | 43 | 61 | 0 | ||||||||||
Glossary
Hover or tap a navy-highlighted term (dashed yellow underline + yellow “?”) for the definition. Terms are part of the published app. Additions, edits, and deletes are made in Build Mode, not on this page.
- Wise Market Intelligence System™
- Emerson Real Estate’s proprietary read of Sacramento Metro housing from Metrolist data across 3 counties and 52 zip codes. Not a prediction and not legal advice.
- Median Price
- Closed median sale price from Metrolist. Distressed sales excluded. A price level, not a buyer/seller stance gauge.
- Median Price 12-MMA
- 12-month moving average of median price. Smooths one-month noise so Divergence and Momentum have a baseline. A price level, not a stance gauge.
- Median Price Divergence™
- Median minus 12-MMA, in dollars. Positive favors Sellers, zero is Neutral, negative favors Buyers. The ▲/▼ count is consecutive months on that side of the 12-MMA.
- Median Price Momentum™
- Direction and force of the 12-MMA change (Þ). Positive favors Sellers, zero Neutral, negative Buyers. UP/DN is the latest monthly move of Þ, not the sign of Þ itself.
- Momentum Swing Indicator™
- Monthly tally of zip codes whose median Þ moved Up, Down, or No Change. Not an average. Swing is the gap between Up and Down counts that month.
- Momentum Buy Zone
- Count of zip codes with positive median Þ (Þ > 0). That count is the Buy Zone — it favors Sellers. Plotted against the 52-zip average median.
- 12-year MMM
- Month-matching-month. This September versus the prior 12 Septembers (2014–2025). Sep Avg is the mean of those 12 Septembers. A 12-yr Sep low or high is the current September print in that window — not a 12-month moving average.
- Composite Average
- Equal-weight average of the 52 tracked zip codes (not a sales-weighted metro median). Used as the baseline row in every geography report.
- Favoring
- Which side of the market that metric currently supports: SELLERS (green), BUYERS (red), or NEUTRAL. Divergence and Median Þ are the stance gauges. Median and 12-MMA are price levels and do not favor a side.
- Gauge
- The decision rule for that metric’s Favoring call. Same rule at zip, county, and composite.
- 30-year mortgage rate
- Average 30-year fixed contract rate. Cost of money. Higher rates typically cool buyer demand and stretch affordability. Freddie 30 yr fixed (http://www.mortgagenewsdaily.com/mortgage_rates/charts.asp)
- Consumer Confidence Index
- Conference Board household-outlook index. Rising confidence supports housing demand; falling confidence weighs on it. (https://www.conference-board.org/topics/consumer-confidence)
- Consumer Sentiment
- University of Michigan consumer sentiment. A second household-mood series used with CCI, not a local MLS metric. (http://www.sca.isr.umich.edu/)
- Housing Market Index
- NAHB builder sentiment (present sales, traffic, future sales). Leading read on new-home supply. (https://www.nahb.org/News-and-Economics/Housing-Economics/Indices/Housing-Market-Index)
- New Home Permits
- Building permits authorized. Leading indicator of future new-home supply, lagged before closings. SAC RSVL Metro (http://www.census.gov/construction/bps/msamonthly.html)
- Private employment
- Private-sector jobs in the Sacramento-Roseville MSA, thousands. Strips out government payroll. SMU06409000500000001 (http://data.bls.gov/cgi-bin/srgate)
- Government employment
- Government jobs in the Sacramento-Roseville MSA, thousands. A large local payroll share. SMU06409009000000001 (http://data.bls.gov/cgi-bin/srgate)
- Single-family starts
- Single-family housing starts. New construction pace feeding future inventory. (https://www.nahb.org/News-and-Economics/Housing-Economics/Indices/Housing-Market-Index)
- Construction spending
- Construction spending series used as a major-force input alongside local MLS composites. (https://www.census.gov/economic-indicators/econ/currentdata/?programCode=VIP&startYear=2002&endYear=2026&categories[]=00XX&dataType=T&geoLevel=US&adjusted=0¬Adjusted=1&errorData=0#table-results)
- New Homes Sold
- New homes sold in the major-forces sheet. Thin local new-home activity vs resale stock. (https://www.census.gov/economic-indicators/econ/currentdata/?programCode=RESSALES&startYear=2000&endYear=2026&categories[]=SOLD&dataType=COMPED&geoLevel=US&adjusted=0¬Adjusted=1&errorData=0#bar077)
- Nonfarm payrolls
- National nonfarm payroll change, in thousands of jobs. The 3rd estimate for that month. June 2026 is +31k, half of May and a small gain against a June 2025 loss. Not a Sacramento MLS print. NFP 3rd OTM (https://www.bls.gov/web/empsit/cesnaicsrev.htm)
- NFP revision
- Later correction to the nonfarm payroll change, in thousands of jobs. Negative means the first report was too high. June 2026 is −26k, a smaller cut than May (−109k) and June 2025 (−160k). NFP 3rd OTM Rev (https://www.bls.gov/web/empsit/cesnaicsrev.htm)
Metrolist (distressed sales excluded from housing composites). Figures compiled from Metrolist for Sacramento, Placer, and El Dorado counties (52 tracked zip codes). Not a prediction and not legal advice. Jay Emerson, Broker, Emerson Real Estate — Cal DRE# 01788488.