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%.
Key takeaways from the July 2026 Los Angeles County condo market
- 1,039 attached properties closed countywide — a far larger sample than any single city.
- $660,000 median sales price (a median, not an average — see the note below).
- 97.1% average percent of original price received — an average, not an automatic discount formula.
- Attached properties carry HOA considerations that detached homes don’t — compare against the July 2026 LA County detached single-family update.
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.
Los Angeles County Condo Market at a Glance: July 2026
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.
What the Los Angeles County Condo Market Means for Owners
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.
Are Los Angeles County condos selling below asking price?
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.
How Much Is My Los Angeles County Condo or Townhome Worth in 2026?
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.
What Do 1,932 New Listings Mean for Sellers?
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:
- What similar homes are available nearby?
- How are they priced?
- How does their condition compare with yours?
- What are their HOA dues?
- What features do they offer?
- Have similar properties recently gone pending?
- What have comparable properties actually sold for?
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.
Why pricing matters when selling an attached home
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.
What the Los Angeles County Condo Market Means for Buyers
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.
What should I look for when buying a condo or townhome?
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.
Should buyers offer below asking price?
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:
- How long has it been available?
- Has the seller already changed the price?
- What have similar units sold for?
- What’s the condition?
- How does the HOA compare with competing communities?
- Is there other buyer interest?
- Was the property priced realistically in the first place?
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.
How can I prepare to buy?
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.
Common Mistakes in the Los Angeles County Condo Market
- Using a countywide price as a home valuation. The $660,000 median sales price isn’t automatically the value of your property.
- Ignoring competition within your own community. Buyers compare, and with condos and townhomes they can make very close comparisons between similar units.
- Assuming the 97.1% average means your sales price is predetermined. It isn’t. The average describes what occurred across the transactions in the data. Your outcome depends on your individual circumstances.
- Underestimating preparation. Pricing, presentation, condition, marketing, and understanding the local competition all deserve attention before your property goes live.
Two Real-World Scenarios
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.
Why Work With an Agent Who Studies the Los Angeles County Condo Market?
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.
Los Angeles County Condo Market FAQ
How many condos and townhomes were listed in Los Angeles County in July 2026?
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.
How many Los Angeles County condos and townhomes sold in July 2026?
There were 1,039 closed sales of attached condominiums and townhomes, alongside 868 pending sales.
What was the Los Angeles County condo sales price in July 2026?
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.
What was the average percent of original asking price received?
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.
Are Los Angeles County condos selling below 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.
How much is my Los Angeles County condo worth?
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.
How do I prepare to sell my condo or townhome?
Start by understanding your property value, competition, preparation needs, and selling process before choosing a listing strategy. Start the Sure Seller Course.
How do I prepare to buy a condo or townhome?
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.
Buying or Selling a Condo or Townhome in Los Angeles County?
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.
- Homeowners: Get your free Home EPIC Value Report
- Sellers: Take the Sure Seller Course
- Buyers: Start the Buyers’ Boot Camp
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.