The San Bernardino County housing market has shifted gears this year. Expected Market Times have skyrocketed. Pricing your home realistically is the main solution. Although plenty of homes are available, the issue holding buyers back isn’t inventory — it’s affordability. High mortgage rates and stubbornly high home prices have created a market where many homes sit for months before receiving serious interest. The key to success in this environment isn’t just listing a property, marketing it, and hoping for the best. It’s pricing it right, being realistic about buyer demand, and knowing what today's market is really telling us. The real estate experts, your real estate broker, and the cold and concrete market data are correct. Listen to them.
Why Are Homes Taking So Long to Sell?
With affordability squeezed, fewer buyers are actively shopping, and the competition among sellers has intensified. Sellers who insist on top dollar or hesitate to make strategic adjustments are finding themselves stuck on the market much longer than they expected.
Here’s why homes are sitting:
- Affordability concerns: High interest rates have made monthly payments harder to manage.
- Buyers are cautious: With fewer bidding wars and more inventory, buyers are taking their time.
- Overpricing hurts: Sellers pricing high to "leave room for negotiations" are being overlooked.
- Condition matters: Homes needing updates or lacking curb appeal lag behind the competition.
- Seller patience is crucial: This is a wait-and-see market, not a quick-flip season.
Real Estate Market Times in San Bernardino County
The numbers from the latest San Bernardino County housing data show just how long homes are taking to sell. Even in the most affordable ranges, properties are sitting for two months or more. And clearly, even higher-end homes are far from immune to this slowdown. In fact, they’re often the hardest hit. The following are the Expected Market Times for active listings by price range within San Bernardino County:
Homes in the $0–$300k range:
- 79% have been listed for over 30 days
- 60% over 60 days
- Avg. market time: 150 days
Homes in the $300k–$500k:
- 69% over 30 days
- 48% over 60 days
- Avg. market time: 125 days
Homes in the $500k–$650k:
- 68% over 30 days
- 47% over 60 days
- Avg. market time: 116 days
Homes in the $650k–$800k:
- 63% over 30 days
- 43% over 60 days
- Avg. market time: 125 days
Homes in the $800k–$1M:
- 66% over 30 days
- 46% over 60 days
- Avg. market time: 136 days
Homes in the $1M–$1.5M:
- 72% over 30 days
- 50% over 60 days
- Avg. market time: 195 days
Homes in the $1.5M+:
- 79% over 30 days
- 61% over 60 days
- Avg. market time: 565 days
How to Sell or Buy a Home in the 2025 Market
In a market with high inventory, buyers struggling to afford inflated prices and high mortgage rates, and subsequently long market times, what can we even do? Well, one thing you can't do is pretend it's 2021. This is 2025. It. Is. A. Buyer's. Market. Listen to today's market and be realistic. Here is what the housing market and the real estate experts have to say:
For Sellers:
- Price accurately from the beginning — don’t list high and hope to adjust later.
- Make sure the home is showing in its best possible light: curb appeal, staging, and cleanliness matter more than ever. Follow the seller's checklist.
- Consider offering buyer incentives, such as interest rate buydowns or closing cost credits.
For Buyers:
- You may find more room to negotiate, but don’t expect massive discounts — realistic sellers are still getting close to list price.
- Focus on homes that have been sitting — you may be able to strike a better deal or negotiate terms.
- Be ready to act quickly on well-priced, move-in-ready homes — they still sell fast.