If you own a condo or townhome in Los Angeles County, or you’re thinking about buying one, the July 2026 Los Angeles County condo market gave us some interesting numbers to work with.
During July, Los Angeles County recorded 1,932 new listings, 868 pending sales, and 1,039 closed sales for attached condominiums and townhomes. The data also shows a $660,000 median sales price, while the average percent of original price received was 97.1%.
A note on terminology: the $660,000 figure is a median sales price, not an average. The 97.1% figure is an average percent of original price received. Those are different measures and I’ve labeled each one as it appears in the source data rather than blending them.
I’m Christine Almarines with CA Real Estate Group | Caliber Real Estate, a real estate agent helping buyers and sellers in Los Angeles County, California. I use market data like this to help clients understand the broader market, then narrow the conversation down to the specific property, community, and location that actually matters to them.
That last part is especially important. Los Angeles County is enormous. A countywide condo or townhome statistic cannot tell you exactly what your property is worth or exactly what you should offer on a home.
For attached condominiums and townhomes in Los Angeles County, the July 2026 data shows:
| Metric | July 2026 |
|---|---|
| New listings | 1,932 |
| Pending sales | 868 |
| Closed sales | 1,039 |
| Median sales price | $660,000 |
| Average percent of original price received | 97.1% |
These numbers give buyers and sellers a snapshot of the broader Los Angeles County condo market. But don’t make the mistake of assuming a countywide number tells you what will happen with one individual property. It doesn’t.
If you own an attached condo or townhome in Los Angeles County, the number I want you to pay particular attention to is 97.1%. That’s the average percent of original price received in July 2026 — we’re comparing the eventual closed sales price with the property’s original asking price.
But here’s what that number does not mean. It doesn’t mean your property will sell for exactly 97.1% of what you ask. It doesn’t mean you should automatically price 2.9% higher to compensate. And it doesn’t mean every condo and townhome in the county behaved the same way.
It’s an average across the market represented by this data. For homeowners, I think there’s a much more useful lesson: your original pricing strategy matters.
It’s tempting to turn 97.1% into a simple headline that says “condos are selling below asking.” But real estate isn’t quite that simple.
An average combines many individual transactions. Some properties can sell much closer to their original asking price. Some may sell above it. Others may require reductions or ultimately close further below their original price.
That’s why I wouldn’t use 97.1% to predict what will happen to your property. Instead, I’d ask: why did some properties perform better than others? That’s where we start looking at the individual property, and it’s the same reason overpricing costs sellers more than they expect.
If this is the question you’re asking, don’t use one countywide number to answer it.
The July data shows a $660,000 median sales price for attached condominiums and townhomes. That’s useful for understanding the broader Los Angeles County condo market. It’s not a valuation of your home.
Los Angeles County includes an enormous range of condo and townhome communities. Your property’s value can be affected by its city, neighborhood, square footage, bedroom and bathroom count, condition, upgrades, location within the development, parking, outdoor space, amenities, recent comparable sales, and current competition.
With an attached property, we also need to pay attention to something else: the HOA and the individual community. HOA dues, amenities, assessments, community condition, insurance considerations, and other property-specific factors can matter to buyers.
That’s why a countywide price shouldn’t be your answer to “What is my Los Angeles County condo worth?” Your property deserves its own analysis. Get your free Home EPIC Value Report to start with a property-specific number.
The Los Angeles County condo market added 1,932 new attached listings in July 2026. For sellers, new inventory means competition. But your real competition isn’t necessarily all 1,932 properties.
If I’m helping you prepare your home for sale, I want to know what a buyer comparing your property is seeing:
That’s much more useful than simply saying “there were 1,932 new listings.” The county tells us what’s happening broadly. Your competition tells us how to position your property.
When you’re selling an attached home, buyers may be able to make very direct comparisons. They might see another unit in your community, or another condo with similar square footage nearby. If one property appears to offer significantly more value, buyers can notice.
That’s why I don’t like starting with “How high can we price it?” I’d rather start with “How do we position this property so the right buyers see the value?”
That includes price, but it can also include preparation, presentation, marketing, timing, and understanding the competing inventory. Remember, the July average percent of original price received was 97.1%. That gives us another reason to take the original list price seriously.
If you’re considering selling but aren’t ready to put a sign up tomorrow, that’s okay. Preparation can start before the listing appointment — that’s why I created my Sure Seller Course.
Now let’s switch sides. The Los Angeles County condo market recorded 1,932 new attached listings during July, alongside 868 pending sales and 1,039 closed sales. Those numbers tell us transactions are happening.
But buyers shouldn’t assume that 1,932 new listings means they’ll have 1,932 realistic choices. You probably aren’t shopping across every community, price point, and city in Los Angeles County. Once we narrow the search to your budget, location, bedrooms, bathrooms, commute, HOA range, amenities, and other requirements, the number of properties that actually fit can become much smaller.
Price matters, but it isn’t the only thing. When you’re purchasing an attached property, you’re not only evaluating the inside of the home. You’re also evaluating the community.
That means considering HOA dues, community amenities, property condition, potential assessments, parking, community rules, and available HOA documentation, depending on the property.
The goal isn’t to make buying a condo complicated. It’s to make sure you understand what you’re buying. A beautiful kitchen doesn’t tell you everything you need to know about an attached property.
Here’s where that 97.1% average becomes interesting again. A buyer might see that number and think “Great, I’ll just offer 2.9% below asking.” That’s not how I would approach it.
Remember, 97.1% is an average. It is not an automatic discount formula. Your offer strategy should depend on the individual property:
One condo could warrant an aggressive offer. Another could give a buyer more negotiating room — there are situations where an offer below asking price makes complete sense, and situations where it costs you the property. The countywide average gives us context. The individual property determines the offer strategy.
Start before you find the property you love. Understand your financing. Know what monthly payment you’re comfortable with. Remember to consider HOA dues as part of your housing expenses. Know your priorities. Understand the buying and escrow process. And have a strategy before you’re under pressure to write an offer.
That’s one reason I created my Buyers’ Boot Camp. You can also contact me for a buyer strategy session so we can talk about your particular situation.
The seller. Imagine two similar townhomes enter the market in the same general area. One owner looks at a broad county statistic, picks a price, and lists. The other first examines recent comparable sales, current competition, property condition, HOA considerations, and how buyers are responding to similar properties. Those two sellers start in the same Los Angeles County condo market, but they aren’t following the same strategy. That’s the difference between knowing the market statistic and applying it.
The buyer. Now imagine you’re shopping for a condo. You find one that looks perfect online. Then you find another at a similar price with different HOA dues, amenities, condition, parking, and recent comparable sales. The list price alone doesn’t tell you which represents the better opportunity. You aren’t buying the Los Angeles County average. You’re buying one home.
You can find real estate statistics online. You don’t need to hire an agent simply to read them to you. The value comes from understanding what those numbers mean for the property you’re selling or buying.
I’m Christine Almarines with CA Real Estate Group | Caliber Real Estate, helping buyers and sellers navigate real estate throughout Los Angeles County. I look at the broader market for context. Then we narrow it down: your city, your community, your property, your HOA, your comparable sales, your competition, your price range, your goals.
That’s where a useful real estate strategy begins.
There were 1,932 new attached condominium and townhome listings in Los Angeles County during July 2026 according to the market data reviewed for this update.
There were 1,039 closed sales of attached condominiums and townhomes, alongside 868 pending sales.
The July 2026 source shows a median sales price of $660,000 for Los Angeles County attached condominiums and townhomes. That countywide median should not be interpreted as the value of an individual property.
The average percent of original price received was 97.1% for Los Angeles County attached condos and townhomes in July 2026. That does not mean every property sold for 97.1% of its original asking price.
The July data shows an average percent of original price received of 97.1%, but individual transactions vary. Buyers and sellers should evaluate the particular property and its local comparable sales rather than applying the countywide average to every transaction.
A countywide statistic cannot accurately value an individual condo or townhome. Your specific location, community, floor plan, size, condition, upgrades, HOA, amenities, comparable sales, and competition can all matter. For a property-specific starting point, get your free Home EPIC Value Report.
Start by understanding your property value, competition, preparation needs, and selling process before choosing a listing strategy. Start the Sure Seller Course.
Get your financing and budget organized, understand how HOA dues affect your housing expenses, identify your priorities, and learn the purchase process before you find the property you want. Start the Buyers’ Boot Camp.
The July 2026 Los Angeles County condo market update gives us valuable context. There were 1,932 new listings, 868 pending sales, and 1,039 closed sales, with a $660,000 median sales price and a 97.1% average percent of original price received.
But those numbers can’t tell us exactly what your home is worth. And they can’t tell a buyer exactly what to offer. Los Angeles County is far too large and diverse for that.
The next step is narrowing the data down to your property, your community, and your goals.
Market statistics referenced in this article are for Los Angeles County residential attached condominiums and townhomes for July 2026. Los Angeles County contains many different local real estate markets. Individual home values, sales prices, market times, HOA characteristics, and transaction results vary by property and location. Countywide statistics should not be interpreted as an individual property valuation or guarantee of future results.
Christine Almarines
Real Estate Agent | CA Real Estate Group | Caliber Real Estate
714-476-4637
christine@carealestategroup.com
DRE #01412944
Christine Almarines is a top real estate agent in Buena Park and Cerritos helping homeowners sell in Orange County and Los Angeles County.
If you’re thinking about buying or selling a condo or townhome in Cerritos, California, the July 2026 Cerritos condo market numbers tell an important story.
During July 2026, five new attached condos and townhomes came on the market in Cerritos, three went pending, and five closed. The average closed sale price was $616,000, while the average days active in the MLS was 58 days.
Those numbers matter, but they don’t tell you what your condo or townhome is worth, how quickly your property might sell, or what you should offer on a particular home. That takes a closer look.
I’m Christine Almarines, a real estate agent with CA Real Estate Group serving Cerritos, California, and the surrounding communities. I help buyers and sellers understand the numbers behind the local market so they can make decisions based on their specific property, finances, goals, and timeline.
For this market update, I’m looking specifically at residential attached condominiums and townhomes in Cerritos, not detached single-family homes.
| Metric | July 2026 |
|---|---|
| New listings | 5 |
| Pending sales | 3 |
| Closed sales | 5 |
| Average closed sale price | $616,000 |
| Average days active in the MLS | 58 days |
One thing I want homeowners and buyers to understand immediately about the Cerritos condo market is that Cerritos has a relatively small number of attached-property transactions in a given month.
With only five closed sales in this July data set, one particularly expensive or inexpensive property can have a noticeable effect on the average.
That’s why I would never tell a Cerritos homeowner, “Condos are worth $616,000,” simply because that was the July average. Your property could be worth considerably more or less depending on the community, location, size, condition, floor plan, upgrades, HOA, comparable sales and other factors.
The same applies if you’re buying. The average gives us context. The individual property determines the strategy.
The biggest thing I see in these numbers is a market where buyers and sellers need to be property-specific rather than headline-specific.
Five attached properties were newly listed during July. Three went pending, while five transactions closed. Meanwhile, attached homes that closed were averaging 58 days active in the MLS.
That doesn’t mean every Cerritos condo or townhome will take 58 days to sell. Some properties can move faster. Others can take considerably longer. The condition of the property, asking price, location within Cerritos, HOA considerations, buyer demand, financing and competition at the exact time a property hits the market can all change the outcome.
For sellers, this means pricing and preparation matter. For buyers, it means you shouldn’t assume that a home that’s been available for several weeks automatically means something is wrong with it, or that the seller will accept any offer. You need to look at the individual situation.
If you’re considering selling a condo or townhome in Cerritos, I wouldn’t build your strategy around the $616,000 average alone. The Cerritos condo market is small enough that the average is a starting point, not a valuation. I’d start with your property.
That’s because five closed attached sales is a small sample, and attached properties can be very different from one another. Two properties can both be called “Cerritos condos” and still have different values because of square footage, bedrooms and bathrooms, upgrades, location, amenities, HOA fees and restrictions, parking, garage configuration, condition and recent comparable sales.
This is probably the biggest takeaway for a Cerritos seller. An average sales price is useful for understanding the overall market. It isn’t a home valuation.
If your neighbor’s property sold for one amount, that doesn’t automatically mean yours will sell for the same amount either. Overpricing a Cerritos home is one of the most expensive mistakes a seller can make, and it’s usually paid in time on market rather than in a single obvious moment.
Before I recommend a pricing strategy, I want to see what’s actually happening around your property. What has recently sold? What’s currently competing against you? What went pending? How does your home compare? And perhaps most importantly, how will buyers see the value when your home hits the market?
That’s the information that should help determine your listing strategy — there’s more on that in my Cerritos home pricing strategy breakdown.
The average days active in the MLS for Cerritos attached condos and townhomes was 58 days in July 2026.
If you’re a seller, don’t interpret that as permission to put the home on the market and figure everything out afterward. I’d do the opposite. Your preparation should happen before the property goes live.
That may include decluttering, addressing appropriate repairs, preparing the home for photography, reviewing comparable sales and deciding how you want to position the property against competing listings. A pre-listing inspection often belongs on that list too.
You don’t get to recreate your first week on the market. Buyers who are actively watching Cerritos listings may notice your property very quickly. You want the price, presentation and marketing to make sense when they first see it.
Before putting your condo or townhome on the market, I’d want answers to a few basic questions:
This is why I offer homeowners a home value evaluation and a listing strategy session. The goal isn’t just to come up with a number. It’s to create a plan.
For homeowners who aren’t quite ready for a one-on-one conversation, I also have a seller course that can help you understand the selling process and start preparing before you list.
Now let’s look at the same numbers from the other side.
If you’re trying to buy an attached condo or townhome in Cerritos, there were only five new listings during July 2026 in the data we’re reviewing.
That’s important. The Cerritos condo market doesn’t hand you hundreds of new listings every month. Depending on your budget, desired floor plan, community and other requirements, your actual selection may be even smaller. So being prepared matters.
I don’t want my buyers figuring out their financing and offer strategy after they find a property they love. I’d rather have those conversations beforehand:
Those questions can make a huge difference once the right Cerritos property appears. Getting mortgage preapproval sorted early is part of it.
That’s one of the reasons I offer a buyer strategy session as well as my Buyers’ Boot Camp. I want buyers to understand the process before they’re under pressure to make a decision.
Not necessarily. This is where market statistics can get people into trouble.
The July average was 58 days active in the MLS, but that doesn’t mean every property sat for 58 days. And it definitely doesn’t mean every seller will negotiate heavily.
Imagine two Cerritos townhomes. One is priced appropriately, shows beautifully and has features buyers have been waiting for. Another comes onto the market at an aggressive price and needs work. Both contribute to the overall market data, but the buying strategy for those two properties could be completely different.
That’s why I don’t recommend making an offer based solely on a citywide statistic. We look at the property, its history, comparable sales, current competition and the seller’s situation when that information is available. Then we decide how to approach the offer.
For the attached Cerritos properties that closed in July 2026 in this data set, the average closed sales price was $616,000.
But I want to be careful with that number. There were only five closed sales represented in the July data. That makes this useful market information, but it should not be treated as a universal price for Cerritos condos and townhomes.
If you’re a seller asking “How much is my Cerritos condo worth?”, I need to evaluate your actual property and relevant comparable sales. If you’re a buyer asking “How much does it cost to buy a condo in Cerritos?”, we need to look at what is actually available within your criteria and what comparable properties have recently sold for.
Same Cerritos condo market. Two very different questions.
The seller. Suppose you’re thinking about selling an attached home in Cerritos and you see the $616,000 July average. It’s tempting to immediately compare your property to that number. But let’s say your home has a different bedroom count, more square footage, a garage configuration buyers value, significant upgrades, or sits in a community with different HOA costs and amenities than the properties that recently sold. Suddenly the citywide average isn’t enough. That’s why my first conversation isn’t “Here’s the average price.” It’s “Let’s look at your home.”
The buyer. Now imagine you’re waiting for the perfect Cerritos townhome. Only five new attached listings came on during July. You see one that fits your needs, but you haven’t fully worked through financing, your comfortable monthly payment, your offer strategy, or what you need to investigate about the HOA. You’re now trying to learn everything while making one of the biggest financial decisions of your life. That’s not how I want my clients approaching a purchase.
Preparation gives you the ability to make a thoughtful decision when the right property comes along.
The average closed sales price for the attached Cerritos condominiums and townhomes represented in this July 2026 data was $616,000. Five attached properties closed during the month, so individual property values can vary substantially from the average.
The July 2026 data shows an average of 58 days active in the MLS for attached condos and townhomes in Cerritos. That’s an average, not an expected selling time for every property.
There were five new attached condominium and townhome listings in Cerritos during July 2026 according to the data reviewed for this market update.
The data shows three pending sales for attached condos and townhomes in Cerritos during July 2026.
There were five closed sales in the July 2026 Cerritos attached condo and townhome data.
That depends on your finances, goals, available inventory and the specific property you’re considering. Citywide numbers provide context, but a buyer should evaluate the individual property, comparable sales, HOA information, financing and personal budget before deciding.
It could be, but the answer depends on your property and your reason for selling. A home value evaluation and property-specific analysis can help determine your likely price range, competition and appropriate listing strategy.
A Cerritos condo market update is a starting point. Your decision should be personal.
I’m Christine Almarines with CA Real Estate Group, a real estate agent serving Cerritos, California, and surrounding communities. I help Cerritos buyers and sellers understand what the local market means for their specific situation rather than relying on generic housing headlines.
The July numbers tell us what’s happened in the market. Your next move requires a strategy built around you.
Market data referenced in this article is for residential attached condominiums and townhomes in Cerritos, California, for July 2026. Real estate conditions and individual property values vary by property, location, condition, community, HOA, financing, timing and other factors. Market statistics are informational and should not be interpreted as a valuation or guarantee of future results.
Christine Almarines
Real Estate Agent | CA Real Estate Group | Caliber Real Estate
714-476-4637
christine@carealestategroup.com
DRE #01412944
Christine Almarines is a top real estate agent in Buena Park and Cerritos helping homeowners sell in Orange County and Los Angeles County.
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