Published October 6, 2026 in Market Update

Some Valley pockets are still moving fast and over asking

By Shane Marechal

Real estate, West San Fernando Valley

Nationally, Realtor.com counted 20.8% of listings with price cuts in September. That is the highest September share since 2018. But that number does not describe every street in the West Valley. Some pockets here are still getting multiple offers and closing above list.

These numbers come from the Real Estate Data Aggregator for the three months ending July 31, 2026. They cover 11 ZIP codes across the West San Fernando Valley. The spread between them is wide.

Where buyers are still competing

ZIP 91307 is the clearest example. The Real Estate Data Aggregator counted 52.3% of homes there selling above list price in the three months ending July 31, 2026. That share jumped 21.9 points from the same period a year before. And 43.6% of homes went under contract within two weeks of listing, up 13.4 points year over year. The median sale price there was $1,042,500, essentially flat from a year ago.

ZIP 91306 ran close. The Real Estate Data Aggregator showed the average sale price at 101.5% of list, up 1.6 points from a year ago. There, 43.8% of homes sold above list and 41.1% went under contract in two weeks. Pending sales jumped 36.4% year over year. The median sale price held nearly flat at $850,000, down just 0.4%.

ZIP 91324 also showed strength. The Real Estate Data Aggregator put the median sale price at $1,010,000, up 10.7% from a year before. Nearly half of homes there, 48.5%, sold above list. That share rose 13.5 points year over year.

Where sellers have less room

ZIP 91311 is a different picture. The Real Estate Data Aggregator counted only 17.9% of homes selling above list there, down 4.8 points from a year ago. The median was 55 days on market, 5 days longer than last year. The median sale price slipped to $940,000, down 0.5%.

ZIP 91326 also softened. The above-list share fell 11.6 points to 27.4%. Days on market stretched 7 days longer. The median sale price dropped 5.7% to $1,230,000. More inventory is sitting there too. Homes for sale rose 2.5% year over year.

ZIP 91303 had the lowest median sale price in the group, $725,000, and it fell 8.8% from a year ago. Homes there took a median of 50 days to sell, 7 days longer than last year. Still, 42.3% sold above list, up 6.6 points, and pending sales rose 10.3%. The story there is mixed.

Above-list share by ZIP code

How fast homes went under contract

Median sale price and days on market by ZIP

The whole West Valley together

Across all 11 ZIP codes, the Real Estate Data Aggregator counted 812 homes sold in the three months ending July 31, 2026. That is up 6% from the same period a year before. Pending sales rose 5.9% to 904. Homes for sale dipped 2.8% to 1,068. More buyers are active, and the shelf is a little thinner.

One number to keep in mind

CNBC reported mortgage rates above 7.5% as of October 3, 2026. That is the highest level in three years. Higher rates change what buyers can afford. They also change how many buyers show up for a given home. In slower ZIP codes, that matters more. In the faster ones, demand is absorbing it so far.

The Federal Housing Finance Agency put national year-over-year price growth at 2.6% through July 2026. The West Valley has pockets running well above that, and pockets running below it. The ZIP code is doing more work than the headline number.

One street can read differently from the whole ZIP code. These numbers are a starting point, not a final answer for your address.