Lake Arrowhead Housing Market Report – July 2026
Here's a look at how the Lake Arrowhead, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 66
- Median Sale Price: $614,000
- Average Sale Price: $676,504
- Average Price Per Sq Ft: $483
- Average Days on Market: 134
- Sale-to-List Price Ratio: 96.5%
Month-Over-Month Trends
Compared to June, the median sale price in Lake Arrowhead moved 3.3% down (from $635,000 to $614,000). The number of homes sold was 8.2% up compared to the prior month (61 vs. 66). Average days on market shifted 27.6% up (105 days to 134 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 19.7% down (from $765,000 to $614,000). Sales volume is 78.4% up year-over-year.
What This Means
Lake Arrowhead's real estate market is showing mixed signals as we head into late summer. While sales volume jumped nearly 8 percent month-over-month to 66 homes sold, the more telling story is hiding in the price data and timing metrics. The median sale price dipped 3.3 percent to $614,000, and homes are now lingering on the market for an average of 134 days—a concerning 27.6 percent increase from June. This slowdown likely reflects the seasonal summer lull combined with broader economic headwinds affecting mountain communities. Even so, the sale-to-list price ratio of 96.5 percent suggests sellers aren't desperate; buyers are just taking their time.
The year-over-year comparison is more dramatic and revealing. At nearly 20 percent below July 2025's median price of $765,000, Lake Arrowhead has experienced a substantial cooling from the previous year's market conditions. The high inventory of 787 active listings, many priced near the current median, indicates an oversupply relative to current demand. For buyers, this represents opportunity—more selection and negotiating power. For sellers, patience is essential. The market has shifted decisively in favor of purchasers, particularly those with flexibility on timing.
Lake Arrowhead Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 92352 | 64 | $614,500 | $489 | 129 |
| 92317 | 1 | $490,000 | $265 | 151 |
| 92391 | 1 | $419,000 | $325 | 339 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 56 | $607,000 | $466 |
| OTHER | 4 | $499,500 | N/A |
| LAND | 3 | $45,000 | N/A |
| CONDOS | 2 | $1,487,500 | $773 |
| CONDO | 1 | $700,000 | $815 |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| Under $100K | 3 |
| $100K - $199K | 3 |
| $200K - $299K | 2 |
| $300K - $399K | 6 |
| $400K - $499K | 7 |
| $500K - $749K | 30 |
| $750K+ | 15 |
Current Active Listings
As of this report, there are 787 active listings in Lake Arrowhead with a median asking price of $629,950 and an average of 149 days on market.
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