Healdsburg single-family homes are moving decisively into buyer’s-market territory in September 2026. Months of inventory jumped 21.95% in a single month to 7.5, up 27.8% year-over-year, while the median sold price slipped 6.8% to $1,130,000. Sellers received 95.9% of asking price on average, and homes that sold spent a median of 63 days on the market. New pending contracts collapsed 64.7% month-over-month to just 6, the clearest sign yet that buyer urgency has cooled even as more homes sit unsold.
The pullback isn’t uniform. New listings actually surged 64.3% to 23 properties, and active inventory grew to 90 homes, so sellers are still testing the market even as fewer buyers commit. That combination (more supply, fewer contracts) is exactly what pushes months-of-inventory higher and hands negotiating leverage back to buyers.
What Are the Current Average Prices of Single Family Homes in Healdsburg?
The median sold price for single-family homes in Healdsburg in September is $1,130,000, based on 11 MLS-recorded closed transactions, down 6.8% from August. Sellers received a median of 95.9% of their asking price. Public records show a slightly lower median of $1,090,000 across 8 recorded sales.
| Segment | Median Price | # of Properties | Median $/Sqft |
|---|---|---|---|
| Active Listings | $2,200,000 | 90 | $1,040 |
| New Listings (Aug) | $1,300,000 | 23 | $805 |
| New Pending | $912,500 | 6 | $554 |
| Sold (MLS) | $1,130,000 | 11 | $736 |
| Sold (Public Records) | $1,090,000 | 8 | $655 |
| Median Estimated Value | $1,017,990 | — | — |
The gap between the median active list price ($2.2M) and the median closed price ($1.13M) is nearly $1.1M, a reminder that what’s listed and what’s actually selling in Healdsburg are two different markets. The median estimated property value of $1,017,990, up a modest 0.1% for the month but still up 3.2% year-over-year, is the steadier number to watch if the headline sold-price swing looks dramatic.
Healdsburg Single-Family Price Trends
Where Prices Stand Right Now
The 12-month change of +3.2% in median estimated property value shows Healdsburg single-family homes have held their value over the past year even as month-to-month sold prices swing with a thin sample size (11 closings in August), per data reported by Realtors Property Resource®. For buyers weighing Healdsburg against the neighboring valley, see Sonoma vs. Napa for a Second Home: Which Wine Country Market Wins in 2026?
Key trend data from the current report:
- New listings entered September with a median list price of $1.3M, down 2.1% from July, even as the number of new listings jumped 64.3% to 23 properties — sellers are pricing more conservatively to compete for a smaller pool of buyers
- Active inventory climbed to 90 properties with a total listed value of $302.2M — up 13.6% month-over-month — at a median list price of $2.2M, up 2.3%
- Months of supply at 7.5 is up 22% from July and up 27.8% year-over-year, confirming Healdsburg has moved past balanced territory into a buyer’s market
- Sold volume totaled $19.95M across 11 transactions, down 28.3% from July
Price Per Square Foot
MLS-recorded sales are $736/sqft in September, up 4.5% from July even as the median sold price fell, a sign the homes that did sell were smaller. Public records data shows $655/sqft across 8 properties. Active listings carry a median of $1,040/sqft, well above where deals are actually closing.
Inventory and Supply Analysis
Active single-family inventory grew to 90 properties in September, up 12.5% month-over-month, with a combined listed value of $302.2M. The median active listing has been on the market for 118 days, up 25.5% from July, meaning a growing share of Healdsburg’s active inventory is aging without finding a buyer.
New pending activity told the opposite story: only 6 homes went under contract in August, down 64.7% from July, with total pending volume down 83.6% to $5.43M. At a median pending price of $912,500 and $554/sqft, both well below the sold and active medians, the handful of buyers who did commit in August negotiated hard.
With just 6 new pendings against 90 active listings, the pending-to-active ratio has fallen to roughly 7% — a sharp drop from the ~24% pace seen earlier in 2026, and the clearest evidence that buyer activity has slowed even as sellers keep listing.
The year-over-year inventory increase of 27.8%, paired with a 21.95% jump in just the past month, is the most significant structural shift in this report. If you’re weighing whether now is the time to buy in this window, How to Buy Off-Market Homes in Healdsburg (Without Losing a Bidding War) covers how to move on the right property before it hits this growing pool of active listings.
What This Market Means for Buyers
The September 2026 single-family data gives buyers real leverage, but it comes with caveats:
- 7.5 months of inventory is a genuine buyer’s market. Sellers are competing against a growing shelf of 90 active listings.
- Sold-to-list ratio of 95.9% still leaves modest negotiating room, and that room is likely to widen if inventory keeps climbing.
- 118 median days on market for active listings (up 25.5% MoM) means a large share of what’s listed has been sitting, a strong signal to look for price-reduction candidates.
- Only 6 new pending contracts in August means less competition from other buyers on any given home.
- The $554/sqft median for pending homes versus $1,040/sqft for active listings shows just how much room exists between asking prices and what buyers are actually agreeing to pay.
If you’re new to the area or evaluating Healdsburg for the first time, see First-Time Homebuyer in Healdsburg: What the 2026 Market Actually Looks Like. Considering a second home or investment property? Why Healdsburg Is One of California’s Best Places to Buy a Second Home in 2026 and Healdsburg Vacation Rental Rules 2026 are both worth reading before you make an offer.
What This Market Means for Sellers
For sellers, September´s data is a clear signal to adjust expectations:
- The median sold price of $1.13M, down 6.8% in a single month, is a real shift, not just noise from a small sample size.
- Months of inventory jumping 22% in one month means every new listing is competing against more homes than it was 30 days ago.
- Only 6 homes went under contract in August against 90 active listings. Pricing at or near the $2.2M active median is increasingly unrealistic without a standout property.
- Homes are sitting a median of 118 days before going pending. Sellers who price against last spring’s numbers risk becoming part of that aging inventory.
Sellers who price against the current $1.13M median sold, not against the $2.2M median list, will be the ones who actually close in this environment.
Healdsburg Single Family Homes Are in a Buyer’s Market Heading Into Fall
August 2026 marks a real turning point for Healdsburg single-family homes. Months of inventory jumped 22% in a single month to 7.5 — 27.8% higher than a year ago — while the median sold price slipped to $1,130,000. Active listings climbed to 90 properties even as new pending contracts fell 64.7%, the clearest sign that buyer demand has cooled faster than seller supply.
For buyers, that combination means real leverage: more homes to choose from, more room to negotiate below the $2.2M active median, and less competition from other buyers on any given property. For sellers, it means the $2.37M-style aspirational pricing that worked earlier in the cycle is increasingly out of step with where deals are actually closing — pricing against the current $1.13M median, not last spring’s numbers, is what will move a listing through this market.
Whether you’re buying or selling, the data points to the same conclusion: this is a market that rewards accurate pricing and local, transaction-level knowledge over guesswork. Contact Emily Martin for a read on where your specific situation stands in this shifting market.
Why choose Top Healdsburg Realtor Emily Martin?
Top Healdsburg Realtor Emily has called California home for over a decade and likes to think of herself as a California “native.” Learning from her mother, Linda K. Martin, a top-producing real estate agent for over 45 years, Emily has been immersed in real estate her entire life. As a homeowner in her early 20s in Manhattan’s Gramercy Park, followed by San Francisco, and now Healdsburg, Emily understands the intricacies of homeownership in highly sought-after regions such as Manhattan, San Francisco, Sonoma County, Napa Valley, and her beloved hometown of Healdsburg, California.
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