Thinking about buying a home in Pasadena this year? You’re not alone. Prices remain high, selection is tight, and the best homes still draw attention. The good news: if you prepare well and time your search, you can find value in today’s market. In this guide, you’ll see current prices, how fast homes are moving, what to expect by property type, and smart steps to compete with confidence. Let’s dive in.
Pasadena snapshot: prices and pace (early 2026)
Citywide prices sit near the low $1.2M range. As of January 2026, Redfin reports a median sale price of $1,195,000 and describes Pasadena as somewhat competitive. Zillow’s Home Value Index shows $1,171,418 through January 31, 2026. Realtor.com’s December 2025 snapshot shows a median listing price around $1,199,500. These figures cluster tightly, which helps you set expectations early. Redfin’s Pasadena market page and Zillow’s Pasadena home values provide the latest citywide snapshots.
Homes are selling at a healthy clip. Redfin shows a median sale-to-list price near 101.9% in January 2026, with roughly 33% of sales closing above list. That means well-priced, move-in-ready homes can still spark competition. Pasadena also remains a higher-cost submarket within the LA metro. For context, Redfin reports the City of Los Angeles at about $975,000 in January 2026, below Pasadena’s medians.
Inventory, speed, and timing
Supply is limited by historical standards. Zillow counted about 271 active listings in Pasadena on January 31, 2026, while Realtor.com showed around 298 active listings in December 2025. Inventory varies by day and by portal, so treat these as snapshots rather than fixed numbers. Expect more new listings as spring approaches. You can check live city snapshots on Zillow’s Pasadena home values and Realtor.com’s Pasadena overview.
Plan for a wide range on speed because publishers measure it differently. Recent snapshots show: Redfin median days on market near 66 days in January 2026, Zillow’s median days to pending around 41 days as of January 31, 2026, and Realtor.com’s average days on market near 80 days in December 2025. The range reflects definitions. Zillow tracks time to pending for homes that went under contract, while other portals report total days a listing is active. For method notes, see Zillow’s data definitions.
Seasonal rhythm to expect
- Listings typically rise from late January through April. That adds choices as spring unfolds, but it also draws more buyer competition.
- Realtor.com’s timing research highlights mid spring as a strong window for sellers, which often means quicker decisions and cleaner offers for buyers then. See the seasonal overview in Realtor.com’s timing guide.
- A practical planning range for buyers: 2 to 8 weeks from list to accepted offer for a well-priced home, depending on price point and condition.
What to expect by property type
Single-family homes
Single-family homes remain the strongest segment. Prices often run above the city median, and well-presented properties can still earn multiple offers. Redfin’s local numbers, including the recent sale-to-list average above 100%, back up that competitive behavior for move-in-ready homes. Track current figures on Redfin’s Pasadena market page.
Buyer tip: Have your financing fully underwritten and your inspection plan ready. This helps you move quickly when a standout SFR hits the market.
Townhomes
Townhomes often sit between condos and SFRs on both price and speed. City snapshots typically show median prices below many single-family homes but above many condos. Time-to-contract often falls in the middle as well. If you want a lower-maintenance option with a bit more space than a condo, townhomes can offer a good blend of value and convenience.
Buyer tip: Review monthly HOA dues, coverage, and reserves so you understand total monthly costs compared with a similarly priced SFR.
Condos and co-ops
Condos softened relative to houses in many markets during 2025, creating more negotiating room for some buyers. A Redfin analysis reported that condo buyers captured the largest discounts versus list nationally, the biggest in 13 years. See the coverage of that trend in this Nasdaq summary of Redfin’s report.
In California, rising HOA master-policy insurance premiums and special assessments have added cost pressure in some communities, which can affect demand and pricing. Learn why this matters in CoverageCat’s overview of HOA insurance trends.
Buyer tip: Build careful HOA due diligence into your timeline. Review budgets, reserves, recent meeting minutes, and the master insurance policy before finalizing your offer terms.
Offer strategy for Pasadena buyers
You can win without simply offering the highest price. Prepare a strong, complete package and match terms to what the seller values most.
- Get a fully underwritten pre-approval from a responsive local lender. Sellers prioritize certainty. See practical pointers in Realtor.com’s winter homebuying guide.
- Tighten timelines you can manage, and know which contingencies you can shorten versus those you will keep. Appraisal and inspection timing can make a difference.
- Consider an escalation clause when you clearly expect multiple offers. Use it carefully and set a firm ceiling. For general bidding tips, read Redfin’s winning strategies overview.
- Boost certainty with flexible terms. A convenient closing date, short rent-back, or quick escrow can be worth more to some sellers than a small price bump.
- For condo purchases, request HOA financials and insurance details early. If documents show risk, adjust price expectations or terms accordingly.
Affordability and rates in February 2026
Rates have eased from prior peaks, improving buying power. Industry reporting placed the 30-year fixed average near the high 5s to low 6s in early February. One weekly snapshot showed about 6.09% on February 12, 2026. You can review the context in this mortgage rate update. Lower rates can help your budget, and they also support buyer demand, which influences competition levels.
Neighborhood nuance and reading the data
Pasadena is diverse across price points and timelines. Some neighborhoods sit well above the city median, while certain ZIP codes show lower medians and slower speeds. When you get serious about a property, ask for ZIP-level comps and days-on-market data from the local MLS for the most accurate, real-time picture. For city-level context and historical trends, reference Zillow’s Pasadena home values.
Also remember that each portal defines metrics differently. Zillow’s “days to pending” is not the same as “days on market,” and reporting periods vary. Always check the source and date on any stat you rely on, and use local MLS data to sharpen your offer strategy.
Your next step
If Pasadena is on your list, start now so you are ready as spring inventory arrives. Get pre-approved, set up alerts, and talk through offer terms that fit your risk tolerance. When the right home in Pasadena, Old Pasadena, South Pasadena, or nearby San Marino appears, you will be ready to act with clarity.
Have questions or want local, ZIP-level numbers before you tour? Connect with Tony Dowdy for a focused plan that fits your timeline and budget.
FAQs
What are Pasadena home prices in early 2026?
- Citywide medians cluster near the low $1.2M range: Redfin’s January 2026 median sale price is $1,195,000 and Zillow’s ZHVI is $1,171,418 as of January 31, 2026.
How fast are homes selling in Pasadena right now?
- Recent snapshots show a wide range due to different methods: roughly 41 days to pending on Zillow (Jan 31, 2026), about 66 median days on market on Redfin (Jan 2026), and around 80 average days on Realtor.com (Dec 2025).
How competitive is Pasadena for buyers in 2026?
- Moderately competitive: Redfin shows sale-to-list near 101.9% and about one-third of sales closing above list in January 2026, with multiple offers common on well-priced, move-in-ready homes.
When does Pasadena inventory usually increase?
- Listings typically pick up from late January through April, which adds options but can also bring more buyer competition according to seasonal guidance from Realtor.com.
Are condos a good opportunity compared with houses?
- Many buyers found more negotiating room on condos in 2025–2026, supported by Redfin’s national data, but you should weigh HOA reserves, insurance costs, and potential assessments before deciding.
How are mortgage rates affecting my budget now?
- Early February 2026 averages hovered near the low 6s, improving affordability relative to prior peaks and supporting buyer demand; check current weekly updates before you write an offer.
