Waterford Housing Market Report – May 2026
Here's a look at how the Waterford, CA real estate market performed in May 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 10
- Median Sale Price: $485,500
- Average Sale Price: $510,566
- Average Price Per Sq Ft: $332
- Average Days on Market: 71
- Sale-to-List Price Ratio: 100.0%
Month-Over-Month Trends
Compared to April, the median sale price in Waterford moved 5.3% down (from $512,500 to $485,500). The number of homes sold was 25.0% up compared to the prior month (8 vs. 10). Average days on market shifted 7.8% down (77 days to 71 days).
Year-Over-Year Comparison
Compared to May 2025, the median sale price is 5.8% down (from $515,250 to $485,500). Sales volume is 66.7% up year-over-year.
What This Means
Waterford's housing market is showing mixed signals this May, with some encouraging momentum offset by softening prices. Sales activity picked up nicely month-over-month, though we should note that earlier data collection issues mean year-over-year volume comparisons may reflect improved reporting rather than a genuine surge. What's more telling is that homes are selling faster—down to 71 days on market from 77—suggesting genuine buyer interest despite the season.
The price picture is less rosy. The median sale price dropped 5.3% from April and 5.8% year-over-year, landing at $485,500. Interestingly, homes are still hitting their asking prices (100% of list), so the decline reflects where sellers are actually listing, not negotiating weakness. With 31 active listings sitting around $499,490, the inventory level is modest but growing, which may be putting downward pressure on prices.
Overall, Waterford feels like a buyer's market gaining traction. Faster sales paired with falling prices suggest sellers are finally adjusting expectations to match reality. It's a healthy correction rather than a red flag, especially as spring momentum typically carries through summer.
Waterford Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95386 | 10 | $485,500 | $332 | 71 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 7 | $475,000 | $306 |
| MULTI_FAMILY | 2 | $686,250 | $423 |
| LAND | 1 | $530,000 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $300K - $399K | 1 |
| $400K - $499K | 5 |
| $500K - $749K | 3 |
| $750K+ | 1 |
Current Active Listings
As of this report, there are 31 active listings in Waterford with a median asking price of $499,490 and an average of 180 days on market.
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