Live Oak Housing Market Report – July 2026
Here's a look at how the Live Oak, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 4
- Median Sale Price: $359,000
- Average Sale Price: $406,375
- Average Price Per Sq Ft: $212
- Average Days on Market: 134
- Sale-to-List Price Ratio: 83.6%
Month-Over-Month Trends
Compared to June, the median sale price in Live Oak moved 14.5% down (from $420,000 to $359,000). The number of homes sold was 63.6% down compared to the prior month (11 vs. 4). Average days on market shifted 97.1% up (68 days to 134 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 11.4% down (from $405,000 to $359,000). Sales volume is 20.0% down year-over-year.
What This Means
Live Oak's housing market is experiencing a significant cooling spell in July, with activity dropping sharply compared to recent months. Sales volume plummeted 63.6% month-over-month, though this dramatic decline likely reflects normal summer seasonality rather than a sudden market crash—July is typically a slower period as families settle into routines and fewer sellers list properties. More telling is the median price drop of 14.5% to $359,000, suggesting sellers are adjusting expectations downward amid reduced buyer demand.
The extended time on market is a notable red flag. Homes now linger for 134 days on average, nearly double the 68-day average from June. Paired with the 83.6% sale-to-list price ratio, this indicates a definite shift toward a buyer's market. Sellers are increasingly negotiating below asking prices, and inventory isn't moving quickly. The 39 active listings sitting with an 85-day average DOM confirms properties are backing up on the market.
While the year-over-year price decline of 11.4% isn't alarming by regional standards, the trajectory is worth monitoring. Interest rates and broader economic uncertainty likely dampening buyer enthusiasm, particularly for a smaller rural market like Live Oak where cash reserves and financing flexibility tend to be more constrained. For buyers, this slower market offers negotiating power.
Live Oak Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95953 | 4 | $359,000 | $212 | 134 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 3 | $413,000 | $277 |
| MOBILE | 1 | $20,000 | $14 |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| Under $100K | 1 |
| $300K - $399K | 1 |
| $400K - $499K | 1 |
| $750K+ | 1 |
Current Active Listings
As of this report, there are 39 active listings in Live Oak with a median asking price of $399,900 and an average of 85 days on market.
Thinking About Selling Your Live Oak Home?
If you're a homeowner in Live Oak considering selling, you have options. While the traditional market is one route, selling directly for cash can save you time, commissions, and the hassle of repairs and showings. We buy houses in Live Oak and throughout Sutter County — get a no-obligation cash offer today.
Thinking of selling in Live Oak? Get a cash offer.
Takes about 30 seconds. No obligation.