Carmichael Housing Market Report – July 2026
Here's a look at how the Carmichael, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 65
- Median Sale Price: $530,000
- Average Sale Price: $579,440
- Average Price Per Sq Ft: $331
- Average Days on Market: 75
- Sale-to-List Price Ratio: 102.7%
Month-Over-Month Trends
Compared to June, the median sale price in Carmichael moved 10.2% down (from $589,888 to $530,000). The number of homes sold was 1.6% up compared to the prior month (64 vs. 65). Average days on market shifted 13.6% up (66 days to 75 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 11.9% down (from $601,344 to $530,000). Sales volume is 4.8% up year-over-year.
What This Means
Carmichael's housing market is cooling noticeably as we head into late summer. The median price dropped 10.2% month-over-month to $530,000, continuing a downward trend that's been unfolding over the past year—prices are down nearly 12% annually. While sales volume ticked up slightly to 65 homes, the uptick appears modest and doesn't signal renewed momentum. More telling is the rising inventory: 198 active listings now sit on the market, suggesting sellers are finally facing real competition. Days on market stretched to 75 days, a meaningful jump from 66 days last month, indicating homes aren't moving as quickly.
The silver lining is that sellers are still getting their asking prices. The sale-to-list ratio of 102.7% means homes are selling for slightly above asking, which is unusual in a cooling market. However, this likely reflects a lag between asking price adjustments and actual offers. With active listings sporting a median asking price of $609,950—well above closed deal prices—there's a disconnect suggesting more price corrections are coming. For buyers, the window of negotiating power is definitely widening. The market remains firmly seller-friendly by historical standards, but the trajectory clearly favors buyers right now.
Carmichael Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95608 | 65 | $530,000 | $331 | 75 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 51 | $539,000 | $334 |
| CONDOS | 4 | $334,250 | $243 |
| LAND | 3 | $349,000 | N/A |
| MULTI_FAMILY | 3 | $630,000 | $511 |
| TOWNHOMES | 3 | $335,000 | $255 |
| OTHER | 1 | $625,000 | $193 |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $200K - $299K | 1 |
| $300K - $399K | 10 |
| $400K - $499K | 17 |
| $500K - $749K | 25 |
| $750K+ | 12 |
Current Active Listings
As of this report, there are 198 active listings in Carmichael with a median asking price of $609,950 and an average of 66 days on market.
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