In January 2026, 63% of homes in San Bernardino County sold below their original asking price. That single statistic highlights how sensitive today’s market is to initial list price decisions. Sellers who rely on current data rather than assumptions are better positioned to shorten their time on market and protect their final sales price in the Spring 2026 Housing Market. The latest numbers reveal patterns every homeowner should evaluate before listing. Selling efficiently in today’s environment requires disciplined preparation, awareness of market timing, and alignment with informed buyer expectations.

Closed vs. Original List Price: What the Data Shows

Recent closing data underscores how important it is to begin with the right strategy heading into Spring. Nearly two-thirds of January 2026 sales closed below their original asking price. While 25% sold above asking and 12% sold exactly at list price, the majority of sellers ultimately adjusted expectations. Buyers are analyzing comparable sales closely and responding quickly to homes that appear overpriced. When a home enters the market above its competitive range, the consequences are measurable. Extended exposure often leads to price reductions, which can weaken negotiating leverage and reduce final proceeds.

Sellers who closed below their original asking price experienced:

• A median time on market of 65 days

• A median sales-to-original-list-price ratio of 95%

• An average $25,000 reduction on a $500,000 home

By contrast, homes that sold at or above asking price had a median time on market of just 15 days.

Price reductions further illustrate the impact of initial positioning:

• 39% of January 2026 closed sales reduced their asking price

• Those homes had a median time on market of 85 days

• Even after reducing, they sold for a median of $5,000 below the final list price

• Homes that did not reduce were exposed for a median of 21 days and sold at 100% of their last list price

The data confirms that aligning the initial list price with verified market evidence reduces unnecessary delays and minimizes later concessions.

Inventory, Demand, and Expected Market Time

Beyond individual pricing decisions, broader market conditions directly influence seller outcomes. Inventory levels, buyer demand, and mortgage rates determine negotiating strength and expected time on market. Over the past two weeks, inventory increased modestly while demand rose at a slightly faster pace. This shift lowered the Expected Market Time, which measures how long it would take to sell all current listings at today’s buying pace. Although activity has improved compared to last year, demand remains below pre‑COVID averages.

Current market data includes:

• Active inventory increased by 96 homes (up 2%) to 4,867

• Demand rose by 72 pending sales (up 5%) to 1,402

• Expected Market Time dropped from 108 days to 104 days

Compared to one year ago:

• Inventory is slightly lower than the 4,950 homes recorded last year

• Demand is slightly higher than last year’s 1,349 pending sales

• Expected Market Time last year was 110 days

Mortgage rates recently declined to 5.99%, down from 6.89% a year ago. That nearly 1% drop translates to roughly a 10% increase in buyer purchasing power. Improved affordability is gradually strengthening demand as the market transitions toward Spring.

Seasonality must also be considered. The Winter Market typically moves faster due to limited competition. As the Spring 2026 Housing Market approaches, new listings historically increase. While buyer activity often rises, added inventory can create greater competition among sellers. Entering the market earlier in the year may reduce competitive pressure, while later listings require sharper positioning.

Prep & Pricing for Spring 2026 Housing Market

Execution at the property prep, pricing, and presentation levels ultimately determines results. Buyers are informed and deliberate. They study comparable sales, examine listing history, and scrutinize online presentation before scheduling showings. The first days on the market often generate the strongest activity. Homes that present well and enter at a competitive price tend to attract early interest and, in some cases, multiple offers. Properties that appear dated, overpriced, or poorly presented typically experience slower traffic and a greater likelihood of reductions. Buyers prioritize homes that require minimal additional investment and reflect current design expectations. Homes that consistently perform well share several characteristics:

• Pricing supported by recent closed and pending sales

• Move-in ready condition

• Updated interiors and maintained systems

• Professional photography and strong digital presentation

• Clean landscaping and curb appeal

Strategic preparation strengthens buyer confidence and increases the probability of stronger offers within a shorter timeframe. Selling a home involves more than just listing it on the market. Careful preparation is key to maximizing your home’s value and attracting the right buyers. Our seller’s checklist walks you through essential steps, from enhancing curb appeal and staging your home to handling inspections and closing.

Data-Driven Approach for Success

The San Bernardino County housing market remains active but selective. A majority of homes are not selling above their original asking price, and delayed pricing adjustments often extend marketing time and reduce net proceeds. At the same time, improving demand and stable inventory levels provide an opportunity for sellers who enter the market prepared. Sellers who evaluate current data, understand seasonal timing, position their home competitively from day one, and present it in strong condition are best positioned to protect equity and close efficiently in the Spring 2026 Housing Market. A disciplined, data-driven approach remains the most reliable path to achieving a successful sale.