A practical look at where pricing pressure is showing up.
When pricing feels uncertain, I look first at what the market has already accepted. In Encino, CA May 2026, last month's typical sold price of $1,483,750 sits well below the typical list price of $1,999,000, and that difference is the clearest guide I have.
The market is giving me a straightforward message list price alone is not the whole story. Median days in RPR was 42 last month, which tells me buyers are still taking time to compare and sellers need to price with intent.
That matters because a home that begins too far above recent closings can lose attention before it ever gets serious traction. In Encino, CA, I would rather launch at a number the market can defend than spend weeks correcting it.
Use the sold price as the anchor. Watch how long similar homes stay active. Adjust early if the first response is soft.
