Want a quick, confident read on Felton’s market without getting lost in jargon? If you are thinking about buying or selling in the San Lorenzo Valley, you need to know how supply, speed, and pricing work here. This snapshot explains the core stats that matter, why Felton behaves the way it does, and how to use the data to plan your next move. You will leave with clear definitions, local context, segment-by-segment examples, and a simple playbook you can act on. Let’s dive in.
What the core stats mean
Active inventory and months supply
Active inventory is the number of homes for sale right now. Months of inventory, or months supply, compares that supply to the pace of recent sales. It is a gauge of balance between buyers and sellers. The National Association of REALTORS explains how months supply signals market type, with lower supply favoring sellers and higher supply favoring buyers. For methodology basics, see the NAR overview of market metrics at nar.realtor.
- Under 3 months supply suggests a seller’s market.
- Between 3 and 6 months suggests a balanced market.
- Over 6 months suggests a buyer’s market.
Days on market (DOM)
Days on market tracks how long it takes a home to go from listing to an accepted offer. Median DOM gives you a stable read in smaller markets like Felton. Short DOM signals strong demand and fast decisions. Longer DOM can point to price, property-specific issues, or a smaller buyer pool. The California Association of REALTORS publishes definitions and statewide context at car.org.
List-to-sale price ratio
This ratio compares the final sale price to the last list price. Over 100 percent means buyers are bidding above list. Around 98 to 100 percent means homes are landing near list. Under 98 percent suggests buyers often negotiate below list.
Why Felton behaves differently
Housing mix and supply limits
Felton is a small, semi-rural town framed by redwoods and sloped terrain. You see everything from vintage cabins and compact single-family homes to mid-size houses on wooded lots, with a handful of properties that include acreage. Condos and townhomes are limited. Topography, parcel constraints, and tree cover naturally restrict large-scale new development, which limits how fast inventory can grow.
Buyer demand patterns
Buyer pools include local workers, Santa Cruz and Silicon Valley commuters, retirees, and second-home seekers who prize nature and privacy. Lifestyle demand is steady, but rate changes can shift affordability. Seasonality also matters, since spring and summer often bring more listings and more touring activity.
Local risks and timelines
Mountain towns have added factors that can affect DOM and pricing.
- Wildfire exposure and insurance availability can narrow the buyer pool or lengthen closings. Review hazard mapping and mitigation resources at CAL FIRE.
- Septic systems and private wells can add steps to inspections and may influence negotiations or escrow timelines. For county programs and permitting information, start with Santa Cruz County.
- Access and private road conditions can reduce appeal for some buyers at certain price points.
How to read Felton by segment
In a small market, one sale can swing the averages. Use a 90-day view for near-term tone, and a 12-month rolling view for stability. The examples below are hypothetical to show how you would interpret real MLS numbers before you decide.
Entry-level single-family under $800k (hypothetical)
- Months supply: 1.5
- Median DOM: 10 days
- List-to-sale: 102 percent What it means: Tight supply and quick decisions. Multiple offers are common. Sellers can price to attract competition. Buyers need pre-approval in hand and a clear offer plan. Keep critical inspections, but streamline timelines where possible.
Mid-tier homes $800k to $1.5M (hypothetical)
- Months supply: 3 to 4
- Median DOM: 20 to 35 days
- List-to-sale: 99 to 100 percent What it means: Balanced conditions. Well-presented homes that are priced right move within a few weeks. Sellers should focus on presentation and realistic pricing. Buyers can negotiate on condition and timing.
Rural acreage and higher-end $1.5M+ (hypothetical)
- Months supply: 6 to 12+
- Median DOM: 45 to 120+ days
- List-to-sale: 95 to 98 percent What it means: Smaller buyer pools. Property-specific details like access, fire clearance, septic, and wells carry more weight. Sellers should be candid with disclosures and pricing. Buyers have room to negotiate, but should perform thorough due diligence.
Felton vs nearby towns
Felton’s neighbors in the San Lorenzo Valley often move differently. Ben Lomond, closer to Hwy 17 and Santa Cruz, can show slightly different pricing dynamics because of commute access. Boulder Creek and Brookdale tend to be more rural and can see longer DOM for certain property types, especially acreage.
Data as of: 01/06/2026
| Submarket | Active listings | 90-day closed sales | Months supply | Median DOM | Median sale price |
|---|---|---|---|---|---|
| Felton | 8 | 4 | 6 | 26 | $1,112,000 |
| Ben Lomond | 16 | 8 | 6 | 26 | $977,500 |
| Boulder Creek | 32 | 16 | 6 | 31 | $780,000 |
| SLV total | 56 | 28 | 6 | ------ | $867,500 |
90-day vs 12-month view
- 90-day window: Good for tone. You feel the current pace of new listings, pendings, and closings. In small markets, though, a single outlier can skew medians.
- 12-month rolling: Best for trend. It smooths small-sample swings and helps you price or plan with more confidence. For Felton, lean on the 12-month view for pricing conversations, then cross-check with the 90-day snapshot for momentum.
Seasonality to watch
Felton and nearby mountain communities often see more listings and touring in spring and summer. Winter can bring fewer new listings and longer DOM. If you are timing a sale, aim to be ready early in the spring cycle. If you are buying, off-season months can present opportunities, especially for homes with longer DOM.
Buyer and seller playbook
For sellers
- Price to the segment. Compare your home to recent sales in your price band and property type, not the entire town.
- Lead with presentation. High-quality media and property prep reduce days on market and support stronger offers.
- Disclose early. Septic, well details, fire-hardening steps, and access notes build trust and reduce renegotiations.
- Plan for pace. In tight segments, be ready for quick showings and a short escrow. In looser segments, set expectations for a longer runway.
For buyers
- Get pre-approved early. You will be able to move fast when the right home appears.
- Know your band. Entry-level homes can require competitive offer terms. Higher-priced or acreage properties often allow more negotiation, but due diligence is essential.
- Balance risk and speed. Streamline timelines where needed, but retain key inspections so you understand site-specific factors.
- Watch list-to-sale ratios. If they are over 100 percent in your target band, plan for competition. Near 98 to 100 percent, focus on value and condition rather than bidding tactics.
How we keep you current
Data accuracy matters in small markets. We base our snapshots on local MLS exports for Felton and the San Lorenzo Valley, then layer context from county records and statewide resources. For methodology and statewide trends, you can explore car.org. For hazard awareness and mitigation resources that can influence insurability and timelines, review CAL FIRE and county programs at santacruzcountyca.gov.
Ready to talk through your specific property or search plan in Felton? Reach out for a tailored read on your price band, a curated list of comparable sales, and a clear strategy for timing and terms. Connect with the local, concierge team at Desantis Realty Group to get started.
FAQs
Is Felton a buyer’s or seller’s market right now?
- It depends on months supply and median days on market for the recent timeframe; under 3 months supply with short DOM favors sellers, while over 6 months with long DOM favors buyers.
How long will it take to sell my Felton home?
- Use your home’s price band and type to read median DOM in both 90-day and 12-month views; unique features like acreage, septic, or wells can add weeks or require extra due diligence.
Should I expect multiple offers in Felton?
- If list-to-sale ratios are over 100 percent and inventory is tight in your segment, multiple offers are more likely; balanced ratios near 98 to 100 percent suggest pricing near list.
How should buyers structure offers in Felton?
- Get pre-approved, use clear timelines for earnest money and inspections, consider escalation clauses in hot segments, and keep critical inspections to manage site-specific risks.
Do Felton homes sell for more or less than Santa Cruz city?
- Pricing patterns differ due to lot types and commute factors; compare rolling 12-month medians for Felton and Santa Cruz city in the same timeframe and property type for an accurate gap.
How do wildfire, septic, or insurance issues affect deals?
- These factors can lengthen DOM, reduce the buyer pool, or prompt concessions; early disclosures, mitigation steps, and thorough inspections help manage both timeline and price.
