Alamo Real Estate Market Report
| Metric | Value | Note |
|---|---|---|
| Median sale price | $3,200,000 | Trailing 90 days, single-family detached |
| Median price / sq ft | $884 | Single-family detached |
| Average days on market | 23 | Median 16 days, all property types |
| Active listings | 26 | Snapshot 2026-10-12; 13 pending |
| Homes sold (90 days) | 45 | 43 detached, 2 condo/townhouse |
| Sale-to-list ratio | 102.2% | Average sale price ÷ final list price |
How is the Alamo real estate market right now?
As of October 2026, Alamo’s median single-family sale price is $3.2M. Homes closed in the last 90 days averaged 23 days on market (median 16), and 26 listings are active against 45 closed sales — about 1.7 months of supply, which favors sellers.
As of October 2026, the median sale price in Alamo is $3.2M ($884 per square foot), per McDaniel Real Estate Group's analysis of MLS closed sales.
Alamo homes that closed in the 90 days to 2026-10-12 averaged 23 days on market, per McDaniel Real Estate Group's analysis of MLS closed sales.
Active inventory in Alamo stands at 26 homes as of 2026-10-12 — roughly 1.7 months of supply at the current sales pace of 15 closings a month, per McDaniel Real Estate Group's analysis of MLS closed sales.
What the numbers say this month
- 40% of sales closed above the final list price, and the average sale came in at 102.2% of final list (101.1% of the original list price).
- 49% of homes went pending within two weeks. The other half of the story: 16% of closed sales took at least one price reduction before they sold.
- 13 homes are pending against 26 active listings — 50% of inventory is already spoken for.
By price band (closed sales, last 90 days):
- Under $2.65M (15 sales): sold at 105.3% of list after 20 days on average.
- $2.65M–$3.6M (15 sales): sold at 104.2% of list after 16 days on average.
- $3.6M and up (15 sales): sold at 97.1% of list after 32 days on average.
What we’re seeing inside transactions
The Alamo market is two markets. Prepared, correctly priced homes on usable lots are drawing multiple offers and closing above list within two weeks; everything else sits, takes a reduction, and closes under the original ask. The gap between those two outcomes is wider in Alamo than anywhere else on the corridor because comparable sales are so scarce — a buyer cannot “see the market” from Zillow, so condition and pricing discipline carry the whole negotiation.
Estate properties above the top price band remain negotiable: fewer buyers, longer timelines, and appraisal gaps that sellers are increasingly asked to meet halfway.
What this means if you’re selling
Pricing discipline matters more than the season this month. The homes taking reductions were not bad homes; they were priced to a neighbor’s 2024 sale instead of to today’s buyer pool. Preparation that returns more than it costs — paint, landscaping, decluttering, a pre-listing inspection — is still the highest-return work before listing. Start with a free valuation.
What this means if you’re buying
Leverage lives in the listings past 30 days and in the top band, where the buyer pool thins. Well-prepared homes under the median are still competitive, so a clean, fast offer with a realistic appraisal plan wins more often than a high number with contingencies. Talk strategy in a buyer consultation.