Eldorado Real Estate Report – August 2022 – January 2023

Eldorado Real Estate Report – August 2022 – January 2023

Here is the Eldorado Real Estate Report for the last six months – August 2022 through January 2023. It is a mixed bag, but overall it looks like the dip is over and Eldorado is back on buyer’s radar.
Based on the number of buyer inquiries I receive – which have certainly increased in the last couple of weeks – Eldorado remains a sought-after neighborhood for buyers from around the U.S. Sellers who properly prepare their properties for sale and price it correctly, will still likely realize a fairly quick sale at a sales price at or close to the listing price.
The other change remains buyer behavior. Inspections continue to be challenging for both parties. Buyers are now requesting just about EVERYTHING in the inspection report be addressed with either a repair, closing cost credit or a price reduction. Then it’s back to the table for buyers and sellers to hash it out. For buyers getting a loan, lenders now see the repair list – which was never the case. So the fewer repairs the better.
If you are planning to list in the next year or so, please prepare your property for sale. Roof, stucco, septic, yard, windows, deep clean etc…it will alleviate the heartbreak of a contract termination during the inspection period. Better yet, get a pre-listing inspection – it will be the best $600 you can invest in the sale of your property. Then you can get ahead of not only major items, but the long list of minor items buyers will request to be addressed anyway.
In January:
7 Active Listings
12 Under Contract

7 Sold

$342 was the average price per square foot last month. This number depends on such a wide range of factors –  the size of the house, age, quality of the finishes, views, heating, construction, etc.. and is not a fully accurate measure of value, just one tool of many. The larger the house, the lower the price per square foot. The smaller the house, the higher the price per square foot. This has ranged from $308 – $343 in the last six months.

51 – were the average days on the market in January. This is the number of days it took for sellers to accept a contract, not to close. This is the highest it has been in the last six months. Should start decreasing as we head into the Spring market.

93% – is the average of what sellers received on their listing price last month.This is based on the original price of the property, not the reduced price. This has ranged from 92% – 98% in the last six months. This should start increasing now that the dip is over.

683K – average listing price

592K – average sold price

1 Month of Inventory – Months of inventory means the length of time it would take to sell all the homes listed in Eldorado at the current rate of sales. This has begun to decrease as we head into Spring.

If you would like to discuss the current state of the Eldorado market or have questions about this wonderful neighborhood, please don’t hesitate to contact me. 

Sotheby’s is proud to be the

Eldorado Market Leader for 2020 – 2022.


Number of Homes For Sale vs. Sold vs. Pended (Aug. 2022 – Jan. 2023)


Average Price per SQFT (Sold) (Aug. 2022 – Jan. 2023)


Avg Days On Market & SP/Orig LP % (Aug. 2022 – Jan. 2023)


Average Price of For Sale and Sold (Aug. 2022 – Jan. 2023)


Months of Inventory Based on Closed Sales (Aug. 2022 – Jan. 2023)