The San Carlos Real Estate Week in Review: 1/12/26
January 12, 2026
The Recap:
As I predicted in last week's update, the rate of new listings gathered a little steam last week in San Carlos. There were 5 listings to jump back into the active category, but two of them were homes that are taking their second shot at the market after not selling on the first try last year before the holidays.
That little bit of activity effectively tripled the number of homes for sale in San Carlos right now, but that number is still in the single digits, at only nine. More of the same should be on tap in the coming weeks as the launch of new listings will build the inventory back up into the teens and twenties, which is more typical for this time of year.
Last week, I posted an important update that impacts nearly all homeowners in San Carlos regarding the plan to ban the installation of new gas-powered water heaters in residential homes starting next year. If you didn't see it, it's worth a few minutes to check it out, because every house that currently has a gas water heater will need some amount of retrofit to comply with the new regulations that are set to take place next year (which will be here before you know it).
Here are the numbers from last week's market:
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At A Glance
This is a high-level view of the market performance for single-family residences (SFR's) in San Carlos. This data is for the 7 days ending Sunday 1/11/2026:| San Carlos SFR Data | 1/11/26 | Previous Week |
|---|---|---|
| Number of Closed Sales: | 3 | 1 |
| Average Sold Price: | $2,125,000 | $3,568,000 |
| Median Sold Price: | $2,000,000 | $3,568,000 |
| Average % Sold vs Orig List Price: | 111% | 108% |
| Average Days Listed of Closed Sales | 7 | 11 |
| Average $/Sq Foot (Sold) | $1,272 | $1,341 |
| Listings Put Under Contract: | 0 | 0 |
| Total Homes Under Contract: | 2 | 5 |
| New Listings: | 5 | 1 |
| Total Active Listings: | 9 | 3 |
| Average Price of Active Listings: | $3,599,111 | $3,026,000 |
| Median Price of Active Listings: | $3,088,000 | $3,500,000 |
| Average Days of Active Listings: | 24 | 44 |
| Average $/Sq Foot (List) | $1,274 | $1,312 |
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San Carlos Single-Family Homes Sold
Below is a list of the single-family home contracts that closed escrow this past week in San Carlos. Click on the address of each home to see more details and photos:| Address | Sold Price | Orig. List | Over/Under List | $/sq foot | Days Listed |
|---|---|---|---|---|---|
| 1945 Arroyo Avenue | $2,575,000 | $2,198,000 | +377,000 (+17.2%) | $1,148 | 9* |
| 16 Granite Court | $2,000,000 | $1,768,000 | +$232,000 (+13.1%) | $1,205 | 3 |
| 1833 Brittan Avenue | $1,800,000 | $1,775,000 | +$25,000 (+1.4%) | $1,463 | 9 |
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San Carlos Single-Family Homes Pending Sale
The following single-family homes were put under contract in San Carlos last week. Click on the address of each home to see more details and photos:| Address | List Price | Days Listed |
|---|---|---|
*Designates that the home was either listed or sold off of the public-facing MLS.
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New San Carlos Single-Family Home Listings
Below are the new listings that hit the MLS this past week in San Carlos. Click on the address of each home to see more details and photos:| Address | List Price | BR/BA | Sq Ft (home/lot) | $/Square Foot | Listed By |
|---|---|---|---|---|---|
| 1 Lewis Ranch Road | $6,895,000 | 6BR/6.5BA | 5,640/37,228 | $1,223 | Compass |
| 289 Kings Court | $5,788,000 | 4BR/3.5BA | 5,570/26,087 | $1,039 | Compass |
| 941 Walnut Street | $3,088,000 | 3BR/2.5BA | 2,040/6,000 | $1,514 | KW |
| 181 Coronado Avenue | $2,798,000 | 4BR/2.5BA | 2,840/11,237 | $985 | Christies |
| 1621 Elm Street | $2,695,000 | 3BR/2.5BA | 1,780/6,875 | $1,514 | Sothebys |
- Disclaimer: The “San Carlos Week in Review” series is a summary of new listings and home sales in San Carlos for the prior week. The data provided in this report is strictly for informational purposes only, and should not imply that the author was involved in either side of the transaction unless explicitly stated otherwise. The source of this data is the Multiple Listing Service (MLS), so the author is in no way responsible for the accuracy of the data from this source.
Posted in:
Hi Chuck, I did read your recent missive about gas water heaters and such. Your article was very informative and helpful when planning for the future. You do an amazing amount of research for your articles. I appreciate it. I do question where the State is going to acquire additional electricity to power appliances, autos and how to heat our homes during power outages. But that is another issue. As times change I do see more home owners installing gasoline generators which may defeat the whole purpose of going electric and reducing air pollution.
Thank you.
Bruce
Thanks for your comment, Bruce. Those are very good points. In addition to being able to supply electricity during an outage, there’s even a question as to whether the current power transmission infrastructure will be able to handle the increased electrical demand once these new electrical appliances hit the grid.