About Half the Homes for Sale in Long Beach and the Surrounding Area are Selling Below List Price

After years in real estate, I’ve seen markets swing in every direction — from overheated bidding wars to quiet stretches when buyers take their time. Right now, we’re in a more balanced market, and that’s not a bad thing. But if you’re still pricing your home with 2021 expectations, it’s time for a reality check.

From Frenzy to Balance

According to recent data from Cotality, a very reputable real estate data informatics company, about half of all homes are currently selling below their asking price.
That might sound discouraging, but it actually signals a healthy return to normal.

Let’s look at some perspective for our area:

• 2018–2019: Roughly 50–55% of homes sold under asking — that was typical.
• 2021–2022: Only about 25% sold under asking, fueled by record-low interest rates and a wave of urgent buyers.
• 2025: We’re back to around 50% under asking, which means the market has stabilized.

The pandemic-era frenzy was never built to last. What we’re seeing now is a more sustainable environment where fair pricing, good presentation, and smart marketing make all the difference.

Why This Matters for Today’s Sellers

If you’re preparing to sell in Long Beach or anywhere in Southern California, pricing your home correctly is becoming a key differentiator from the start. Gone are the days when you could test a high number and still count on multiple offers. Today’s buyers are cautious, budget-conscious, and informed.

Your first two weeks on the market are “the make-or-break” window. That’s when the most qualified, serious buyers will see your home — and decide whether it’s worth their attention. Miss that window by overpricing, and your listing can quickly lose momentum. Once it sits, buyers start to wonder what’s wrong, and offers tend to come in well below asking.

The Winning Formula

The sellers who succeed in today’s market are the ones who embrace reality — and plan accordingly.

Here’s are things we recommend that will give your home the best shot at selling at or above asking:

1. Prep before you list.
   Handle the repairs, freshen the paint, and create a great first impression. Buyers want a move-in ready feel, and even small touch-ups can boost perceived value.
2. Price strategically, not emotionally.
   Forget what you wish your home was worth. Instead, lean on an agent who studies actual sold data — not just active listings. The market will reward accuracy over optimism.
3. Be ready to negotiate.
   Flexibility doesn’t always mean lowering your price. Sometimes it means covering a closing cost, adjusting the timeline, or handling a repair credit. Collaboration often leads to better outcomes and selling experience.

The Bottom Line

Half the homes in today’s market may be selling under asking — but that means the other half aren’t. Those are the homes priced in the proverbial “Sweet Spot”, presented beautifully, and marketed strategically from day one.

If you’re thinking about selling in Long Beach, Seal Beach, Los Alamitos, or anywhere in North Orange County, now is the time to align your strategy with the market we’re in — not the one we remember.

Let’s talk about what home buyers in our local market are paying today, what will make your home stand out, and how to position it to sell confidently and successfully.

Curious what your home might sell for in today’s market? Give us a call, text me, email me, DM me.  I’m always available.