The Winter Market Overview
The San Bernardino County housing market has seen a significant shift in February 2025, with housing demand up and expected market time down. In January 2025, the housing market in San Bernardino County was uncharacteristically slow to recover after the holiday season. However, in February 2025, housing demand has quickly warmed. Meanwhile, the expected market time has declined considerably. The Winter Market, which runs from mid-January through mid-March, plays a crucial role in setting the stage for the busier Spring Market.
Key trends observed in the 2025 Winter Market so far include:
- Housing demand has increased quickly, leading to increased pending sales.
- The supply of homes has seen little change, with new listings being quickly absorbed.
- Expected market time is dropping, indicating a faster-paced market compared to the beginning of the year.
Housing Demand Up, Expected Market Time Down
With the holiday season over, many buyers who had postponed their home search have reentered the market. This has led to a sharp increase in demand. Over the past two weeks, demand climbed from 1,060 to 1,280 pending sales, a 21% increase. Demand will likely continue to rise through February and March, peaking around April or May. Compared to last year, demand remains slightly lower, but it aligns with the levels seen in 2023 and 2024.
At the same time, expected market time, which measures how long it takes for all available homes to sell at the current pace of sales, has been dropping rapidly. The Expected Market Time dropped from 135 to 112 days over the past two weeks. While still slower than last year’s market, this marks the fastest decline in market time since early 2020. The market is expected to continue accelerating as housing demand remains strong and supply struggles to keep up.
Housing Market and Inventory Trends
While buyer activity is increasing, the number of homes available for sale remains relatively unchanged. The active housing inventory in San Bernardino County increased by just one home in the past two weeks, now standing at 4,779 homes. Many new listings, particularly those in turn-key condition and homes that are listed at the right price, are selling quickly, often receiving multiple offers! However, homes that require maintenance and repairs, homes that are overpriced, or are in less desirable locations tend to stay on the market much longer. Compared to last year, inventory is up by 31%, but it remains in line with pre-pandemic levels. Meanwhile, the median sold price in San Bernardino County, CA, stands at $530,207 as of February 2025, according to Rocket.
Luxury Home Market Performance
The luxury housing segment of the market, which includes homes priced above $800,000, has also seen notable changes:
- Luxury home inventory rose by 2%, from 806 to 824 homes.
- Demand for luxury homes increased by 23%, adding 32 pending sales.
- The Expected Market Time for luxury homes fell from 175 to 145 days, though it remains slower than last year’s 121-day pace.
- The highest-priced homes (above $1.5 million) saw their market time decrease from 604 to 420 days, indicating improved conditions but still a long wait for sellers in this price range.
Winter Housing Market Predictions
The Winter Market has proven to be an active period, with rising demand and declining market time. However, challenges remain. Mortgage rates, currently around 7%, continue to influence buyer behavior. The Federal Reserve's economic policies and upcoming inflation reports will play a critical role in shaping mortgage rate trends. If mortgage rates drop, demand could increase further, accelerating the market even more.
As San Bernardino County transitions into the Spring Market, inventory is expected to grow at a faster rate, and competition among buyers will likely intensify. Sellers looking to list their homes may find favorable housing market conditions in San Bernardino County, particularly if they price their properties competitively and ensure they are in excellent, turn-key condition. To help sellers determine the right price for their homes in a competitive housing market, you can use the Perrie Mundy Realty Group's free home valuation tool to find out what your home is worth right now.