Published November 1, 2026 in Market Update

North / Northeast Valley listings fell, but pending sales barely moved

By Shane Marechal

Real estate, North / Northeast Valley

Here is the one thing that matters most. The Real Estate Data Aggregator counted 575 homes for sale across North / Northeast Valley in the three months ending August 31, 2026. That is down 6.4% from the same months in 2025. Meanwhile, pending sales across the same eight ZIP codes slipped just 0.2%, landing at 510. Listings shrank. Buyer interest held. That gap is what you need to understand before you price anything.

The National Association of Realtors reported that national inventory rose to 1.60 million homes in September 2026. Here, inventory went the other direction. That contrast matters. When your neighbors are not listing, a well-prepared home has less competition.

Rates are not helping buyers stretch. Realtor.com reported mortgage rates topped 7% in September 2026. That is real pressure on what buyers can afford. Price your home wrong and it sits. Price it right and the 510 pending sales across this market tell you buyers are still moving.

What each neighborhood showed

The numbers move differently street by street. Here is what the Real Estate Data Aggregator counted for each area in the three months ending August 31, 2026.

Where buyers moved fastest

Mission Hills had the shortest median time on market: 24 days, according to the Real Estate Data Aggregator. That is 10 days shorter than the same period last year. Half of Mission Hills homes sold above list price. Supply there fell to just 2 months. That is a tight market.

Sun Valley also moved quickly. The Real Estate Data Aggregator put the median at 35 days, 12 days shorter than last year. More than half of Sun Valley homes, 55.3%, sold above list price. That share rose 5.3 points from 2025.

Where prices moved up and where they dipped

Not every area moved the same way on price. The Real Estate Data Aggregator shows Sylmar's median slipped 9.4% to $750,000, and Granada Hills dropped 5.7% to $1,027,500. Pacoima held flat at $760,000. On the other side, San Fernando rose 6.4% to $750,000, and Panorama City gained 5.1% to $725,000. Same market, different results.

What the speed-to-contract numbers say

The share of homes going under contract within two weeks of listing tells you how sharp buyers are. The Real Estate Data Aggregator counted 41.4% in Mission Hills and 36% in San Fernando. Pacoima dropped 12.4 points to 26.5%. Sun Valley fell 18.4 points to 31.6%. Speed is still real in this market, but it is not automatic.

The national picture and what it means here

The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. Month over month, they rose 0.3% in August, seasonally adjusted. That is a slow, steady national climb. Here, some ZIP codes beat it and some did not.

The National Association of Realtors reported existing-home sales reached 3.99 million units in September 2026, up 1.5% from the prior month. Nationally, more buyers closed. Here, fewer homes were available to buy. That is the tension you are working with.