(Data Captured from MLS Featuring Single-Family Residences; Comparing Jan–Aug of 2025, to Jan-Aug of 2024)
Agoura Hills is steady and active. A few more homes sold, prices are a touch higher, and price per square foot rose faster than prices. There are more homes for sale than last year, so buyers have more choice and a little more leverage. Well-priced homes still sell near asking; reachy ones take an extra month or two.
TLDR
- More sales, more dollars: 185 closings (+4.5%) and $318.2M in volume (+5%). Demand is real, not theoretical.
- Prices up slightly: Median sold $1.45M (+~3%); average sold $1.72M (flat).
- Price-per-foot increased: Closed $636.72/sf (+~6%). Buyers are paying for quality/condition and efficient footprints.
- More choice for buyers: Actives 364 (+24%), pendings 152 (+4%). That cooler mix gives buyers negotiating room.
- Negotiation widened a hair: Average sale-to-list 97.4% (was 98.3%). Most “give” shows up on $/sf, not the headline price.
The big picture (what changed and why it matters)
Demand & dollars
- Closings: 185 (vs 177).
- Sold volume: $318.2M (vs $302.5M).
What this means: Buyers didn’t step back; more deals actually finished. If you’re selling, there are real buyers. If you’re buying, expect competition on well-priced homes.
Pricing level vs pricing logic
- Median sold: $1.45M (up).
- Average sold: $1.72M (flat).
- Closed $/sf: $636.72 (up ~6%).
What this means: The “typical” sale price nudged higher, but price-per-foot rose more. That usually means buyers chose homes that were a bit smaller, better updated, or better located—paying more per foot for quality while keeping the total price manageable.
Supply and leverage
- Actives: 364 (vs 294).
- Pendings: 152 (vs 146). Roughly 4 pendings for every 10 actives now (last year was about 5 for every 10).
What this means: Inventory grew faster than demand. Buyers can compare more options and negotiate with data. Sellers face more competition and need to price with precision.
List prices vs what buyers just paid
- Active list $/sf: $690.64 (vs $643.63)
- Closed $/sf: $636.72 (vs $598.63)
- Gap (active vs closed $/sf): ~8.5% (vs ~7.5%) Sellers are asking about 8.5% more per square foot than buyers have been paying lately (last year it was about 7.5%). That suggests list prices are more “aspirational” now, and buyers are negotiating them back toward recent sold numbers.
What this means: Many sellers are listing above the line buyers just paid. Buyers are steering offers back toward recent sold comps. Price to the closed line and you move; price to the active line and you wait.
What sold (and what that tells us)
Key stats (Jan–Aug 2025):
- Average days to sell: 37 (was 38).
- Median list of what sold: $1.475M; median sold: $1.45M → ~1.7% give at the median. (Last year the median sold slightly beat the median list, so this is a flip toward buyers.)
Price bands:
- Under $1M: 25 sales (vs 24) — slightly more, especially $800–900k.
- $1–$2M: 112 (vs 116) — still the core of the market.
- $2–$3M: 34 (vs 22) — Highest increase range.
- $3M+ tiers: flat to slightly lower in count.
How long it took to sell
- Within 30 days: 89 sales (fewer instant wins than last year).
- 31–60 days: 50 sales (more than last year).
- 61–90 days: 17 sales (more than last year).
- 91–120 days: 8
- 120+ days: 7 (fewer long-tail stragglers than last year).
What this means: The market shifted toward “normal” timelines. Well-priced homes still move fast; over-priced homes usually settle into that 1–3 month window before adjusting.
Advice for Buyers and Sellers
If you’re buying
- Use sold comps, not wishful list prices. The active market is asking about 8.5% more per foot than buyers just paid. That’s your negotiating map.
- Move on the good ones. When a listing is priced to recent sold numbers, expect strong interest and near-ask outcomes.
- Ask what you’re paying for. A smaller, nicely updated home in a better pocket may justify a higher price per foot than a larger but dated one.
If you’re selling
- Price to the closed line. In many pockets, a fair target is ~$635–$640 per sq ft for typical condition, then adjust for renovation, lot, views, and street.
- Win the first month. Nearly half of sales still happen within 30 days. Launch clean (prep/photos) and be the obvious value against your direct comps.
- Plan for ~2–3% negotiation. Starting right usually nets you more than starting high and chasing later.
Bottom line
Agoura Hills is healthy. A little more sales volume, slightly higher prices, and a clear shift toward price-per-foot value—buyers rewarding condition and location. Inventory is up, so buyers have options, but well-priced homes still sell near asking and within a normal window. Price precisely, present well, and you’ll do fine in this market.
Thinking about buying or selling a home? Shen Realty pairs neighborhood expertise with clear, data-backed guidance to help you price right, prepare smart, and negotiate with confidence. With over 20 years of experience we offer the services on the best Agoura Hills real estate agent can offer