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Featured local agent — Choctaw Valley, CA
Sarah Mitchell
Compass Real Estate · Choctaw Valley, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Choctaw Valley, CA Housing Market
The last median sale price Redfin published was $705,000 (through May 2026). With 2.0 months of supply and homes going under contract in about 4 days, Choctaw Valley is a strong seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $705,000 home is about $3,624/mo in principal and interest.
Key numbers for Choctaw Valley, CA
Median sale price
$705,000
Last published period
Redfin, through March 2026
Days on market
4
Fast-moving
Redfin, through March 2026
Active listings
2
2.0 months of supply
Redfin, through March 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$96,300
Home costs 7.3x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.7%
Selling above asking
Redfin, through March 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Choctaw Valley a buyer's or seller's market?
Choctaw Valley, CA is a strong seller's market, based on 2.0 months of supply and homes selling in about 4 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Choctaw Valley housing market data show?
Every row below is Redfin's final published month for Choctaw Valley, CA. Redfin, through March 2026
| Metric | Value |
|---|---|
| Median sale price | $705,000 |
| Median price per sq ft | $403/sq ft |
| Median days on market | 4 days |
| Active inventory | 2 listings |
| Months of supply | 2.0 months |
| Sale-to-list price ratio | 100.7% |
| Homes sold (that month) | 1 |
| Market condition | Strong seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Choctaw Valley is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Choctaw Valley is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Choctaw Valley home prices moved?
Across the 16 months we hold for Choctaw Valley, CA, the median sale price rose 29.4%, from $545,000 in May 2021 to $705,000. For prices to fall meaningfully from here, supply would have to keep building past 2.0 months while the sale-to-list ratio slips below its current 100.7%. Watch those two together — they move before the median does.
Redfin, through March 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Choctaw Valley?
Priced off the median sale price of $705,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $141,000 | $564,000 | $3,624/mo |
| 5% | $35,250 | $669,750 | $4,304/mo |
Redfin, through March 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $3,624, that implies roughly $155,332 a year before you add taxes and insurance. The median household in Choctaw Valley earns $96,300, about $59,032 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 7.3x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Choctaw Valley in the next 12 months?
Tell us your timeline. We send the Choctaw Valley market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Choctaw Valley?
Zillow does not publish a rent index (ZORI) for Choctaw Valley, CA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Choctaw Valley?
Active listings in Choctaw Valley, CA went from 1 in September 2021 to 2 in March 2026, a +100.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| January 2022 | 1 | not published |
| July 2022 | 5 | 3 |
| December 2022 | 4 | 1 |
| January 2023 | 4 | 1 |
| April 2023 | 5 | not published |
| August 2023 | 4 | not published |
| November 2023 | 2 | 1 |
| February 2024 | 2 | 1 |
| May 2024 | 3 | not published |
| June 2025 | 2 | 2 |
| February 2026 | 3 | 2 |
| March 2026 | 2 | not published |
Redfin, through March 2026
How does Choctaw Valley compare to California and the U.S.?
Choctaw Valley homes sell for $705,000 — 21% below the California median of $887,400. Against the national median of $410,700, Choctaw Valley runs 72% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Choctaw Valley, CA | $705,000 | not published | 4 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through March 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Choctaw Valley
What buyers should watch
- Months of supply, currently 2.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $680 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $705,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Choctaw Valley listing goes under contract in 4 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.7% of asking. Price at the number you want and let competition do the rest.
- Comparable ZIP-level pricing inside Choctaw Valley varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Choctaw Valley
There are currently 2 homes listed for sale in Choctaw Valley, California.
Active listings
2
Homes on market
Avg. days on market
4
Days until sale
How much do homes cost in Choctaw Valley by property type?
How the Choctaw Valley, CA market breaks down across single-family homes, condos and townhouses. Redfin, through March 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $705,000 | $403/sq ft | 1 | 4 days |
Who lives in Choctaw Valley?
American Community Survey estimates for Choctaw Valley. U.S. Census ACS, 2023
Population
62
Households
38
Median income
$96,300/yr
Median age
66 years
Owner-occupied
100.0%
Median home value
$653,200
100.0% of occupied homes in Choctaw Valley are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Choctaw Valley, CA?
Ordered by distance from Choctaw Valley, not by size. Compare Choctaw Valley side by side with any of them.
Choctaw Valley housing market FAQ
Is Choctaw Valley a buyer's or seller's market?
Choctaw Valley, CA is currently a strong seller's market. That read comes from 2.0 months of supply, homes going under contract in about 4 days, and sellers getting 100.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Choctaw Valley?
The median sale price in the last month Redfin published was $705,000, about $403 per square foot.
Is Choctaw Valley cheaper than the rest of California?
Choctaw Valley's median sale price of $705,000 is 21% lower than the California statewide median of $887,400, and 72% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Choctaw Valley?
Homes in Choctaw Valley, CA spent a median of 4 days on market before going under contract, versus 33 days statewide. Under three weeks means well-priced listings move before most buyers can schedule a second showing. (Redfin, through May 2026.)
What income do you need to buy a home in Choctaw Valley?
At the current 30-year fixed rate of 6.66%, 20% down on a $705,000 home is about $3,624 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $155,332 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $96,300.
Are home prices rising in Choctaw Valley?
We do not hold a complete 12-month value series for Choctaw Valley, CA yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Choctaw Valley?
Choctaw Valley ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Choctaw Valley?
That depends on your timeline, not on a headline. What the data says today: Choctaw Valley, CA is a strong seller's market with 2.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $705,000, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.