The real estate market in Carmel, CA, is showing a fascinating trend in 2025, and both buyers and sellers are wondering: Are prices continuing to rise, or are we seeing the start of a market stabilization? Based on recent sales data and market snapshots, there's strong evidence pointing to a mix of price appreciation and buyer negotiation tactics shaping the landscape.
1. Rising List Prices Signal Seller Confidence
The median list price has jumped 16%, reaching $4 million, indicating that sellers are optimistic about the market. This aligns with broader trends where high-demand areas, particularly luxury coastal markets like Carmel, are experiencing continued appreciation.
However, list price increases don't always translate into higher final sale prices. The recent Sold Price Analysis Report (August 2024 – January 2025) reveals that in many cases, homes are selling below their original asking prices, suggesting that buyers are pushing back and negotiating better deals.
2. Average Sales Price Drops Slightly – A Market Correction?
While list prices have surged, the average sales price in Carmel has actually dipped by 6%, settling at $3.2 million. This could indicate:
- A shift in buyer power – More buyers are negotiating and refusing to pay inflated prices.
- Market correction – After years of rapid appreciation, the market may be stabilizing, creating a more balanced environment.
Looking at the sold price data, some properties still closed above asking price (113%-125% of list in certain neighborhoods), but others saw deep discounts, selling for as low as 73%-84% of their original price. This variability underscores the importance of strategic pricing when listing a home.
3. Strong Buyer Demand Driving Sales & Competition
Despite the dip in average sales price, demand remains robust.
- Number of properties sold jumped by 88% – This significant increase suggests buyers are still eager to invest in Carmel, even if they are pushing for better deals.
- Sales Price to List Price Ratio is up 2% (now at 95.8%) – Buyers may be negotiating, but properties are still closing close to asking price, meaning sellers who price their homes competitively are seeing success.
4. Lower Inventory Could Push Prices Up Again
One of the most telling metrics is Months Supply of Inventory, which dropped by 10% to 4.6 months. Lower inventory means fewer choices for buyers, which historically leads to upward price pressure. If inventory continues to tighten, we could see prices begin to climb again as buyers compete for a limited number of homes.
Conclusion: A Market in Transition
So, are prices continuing to rise, or are we stabilizing? The answer is both.
- List prices are rising, showing seller confidence.
- Sales prices have slightly dipped, reflecting buyer negotiation and possible market correction.
- Demand remains high, with an 88% increase in sales activity.
- Inventory is tightening, which could drive prices back up in the coming months.
What This Means for You:
📌 For Sellers: Pricing strategically is key. Overpricing may lead to a longer time on the market and potential price reductions.
📌 For Buyers: This could be a window of opportunity before inventory shrinks further and competition heats up again.
The 2025 market is dynamic, and every move counts. Whether you're looking to buy or sell, working with an expert can help you navigate these shifting trends.
🔎 Thinking of buying or selling in Carmel? Let’s talk strategy—reach out today!
