The pool of homes for sale in West Sacramento continued to thin over the spring, with active inventory down 11.7% from a year earlier, according to newly released data from Redfin. For the three months ending June 2026, the city counted 197 homes on the market, down from 223 in the same period of 2025 — a squeeze that has kept competition brisk in this city of roughly 55,900 residents even as prices have held largely flat.

A tight market for buyers

At the current sales pace, West Sacramento has about 2.0 months of supply — the amount of time it would take to sell every listing if no new homes came on the market. Anything under roughly four months is generally considered a sellers’ market, and West Sacramento sits well inside that range, leaving buyers with limited choice.

The tightness shows up in how homes are selling. Median days on the market fell to 18 in the three months ending June, down from 21 a year earlier, meaning homes are finding buyers about three days faster than last spring. More than a third of homes — 38.5% — sold above their list price, up from 33.0% a year ago, and the typical home sold at 99.5% of its asking price. Still, homes are moving more slowly than they did two years ago, when the median time on market was just 12 days.

Sales activity picked up as well. Buyers closed on 101 homes over the period, up 14.8% from the 88 sold a year earlier and up 7.5% from the three months ending May. That said, transaction volume remains below the 115 homes sold in the same stretch of 2024 and well under the 158 recorded five years ago.

Prices hold steady

The median sale price reached $534,709, up 2.3% from $522,500 a year earlier. On a month-over-month basis, the median slipped 2.8% from $550,000 in the period ending May — a modest pullback that leaves prices roughly in line with where they stood a year ago rather than signaling a broader shift.

The price-per-square-foot figure tells a slightly different story. At $315, it fell 4.4% from $330 a year earlier, even as the median sale price rose. That divergence suggests buyers may have been paying for somewhat larger homes, pulling the headline median up while the cost of each square foot eased.

Over a longer horizon, West Sacramento prices have risen 11.4% over the past five years, from a median of $480,000 in the three months ending June 2021. Prices remain below their two-years-ago peak of $570,000 recorded in mid-2024.

Affordability and borrowing costs

Even with prices roughly flat, affordability remains stretched. At the current median price, a home costs about 5.7 times the city’s median household income of $93,188, as reported by the U.S. Census Bureau — well above the threshold of about three times income generally considered affordable.

Mortgage rates offered a small measure of relief. The 30-year fixed rate averaged 6.49% in June 2026, according to Freddie Mac, down from 6.82% a year earlier. Combined with the modest price increase, that leaves the monthly principal-and-interest payment on a median-priced home at about $2,701, assuming 20% down — roughly $30 less per month than a year ago. That payment still consumes an estimated 34.8% of the median household’s monthly income.

Nationally, home prices continued to edge higher, with the S&P/Case-Shiller U.S. National Home Price Index up modestly from a year earlier.

Where things stand

Taken together, the data points to a market that remains firmly tilted toward sellers. Fewer homes are available than a year ago, buyers are closing faster and more often above asking, and prices have held their ground year over year. New listings offered only limited relief: 143 homes came to market in the three months ending June, down from 155 in the same period of 2025, though up slightly from 137 in the period ending May. With supply still constrained and demand steady, West Sacramento buyers continued to face a competitive environment through the early summer.