Published November 1, 2026 in Market Update

Topanga moved slower, but sellers still found buyers

By Shane Marechal

Real estate, Topanga

Topanga is a buyer's market right now. The Real Estate Data Aggregator counted 12.1 months of supply in ZIP 90290 for the three months ending August 31, 2026. Six months is roughly balanced. Twelve is firmly in buyer territory. That means if you are selling, buyers are comparing your home against a lot of others. Price and condition matter more than they did a year ago.

Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. More choice everywhere means buyers arrive with options and patience. Topanga's 67 homes for sale, per the Real Estate Data Aggregator, puts local buyers in the same mindset.

What actually sold

Seventeen homes closed in Topanga during those three months. That is down 5.6% from the same period in 2025, according to the Real Estate Data Aggregator. Not a collapse. A step back. And 16 homes are currently pending, so the pipeline is still moving.

The price picture

The Real Estate Data Aggregator put the median sale price in ZIP 90290 at $1,287,500 for the three months ending August 31, 2026. That is down 18.9% from the same period in 2025. That is a real drop. It does not mean every home lost that much. It can mean the mix of homes that sold shifted. But a seller needs to know the number before picking a list price.

For context, the Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. Topanga's 18.9% drop runs the other direction from the national trend. That gap is worth understanding before you list.

How fast and at what price

The median home in Topanga sat on the market 66 days before going under contract, per the Real Estate Data Aggregator. That is actually 20 days shorter than the same period in 2025. Slower than some markets, but improving here. Homes sold at 94.8% of list price on average, up 0.1 points year over year. That is a small move, but it held steady.

Only 5.9% of homes sold above list price. That is down 5.2 points from a year ago. Bidding wars in Topanga are rare right now. And just 6.3% of homes went under contract within two weeks of listing. Buyers are taking their time.

What the rate environment adds

Rates are not helping. Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. At $1,287,500, a Topanga buyer is already carrying a large loan. A rate above 7% adds real cost. If you are buying here, get your financing sorted early. Get your insurance quotes early too. Topanga sits in fire-prone terrain. Availability and cost of homeowners insurance can change whether a deal works. You may need the California FAIR Plan plus a wraparound policy. Find that out before you fall in love with a property.