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Featured local agent — Lake Arrowhead, CA
Sarah Mitchell
Compass Real Estate · Lake Arrowhead, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Lake Arrowhead, CA Housing Market
The typical home in Lake Arrowhead, CA is worth $528,485, fell 4.5% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $575,000, -2.4% year over year (through May 2026). With 14.6 months of supply and homes going under contract in about 60 days, Lake Arrowhead is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $528,485 home is about $2,717/mo in principal and interest.
Key numbers for Lake Arrowhead, CA
Typical home value
$528,485
-4.5% in 12 months
Zillow, July 2026
Typical asking rent
$2,707/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$575,000
-2.4% year over year
Redfin, through May 2026
Days on market
60
Average pace
Redfin, through May 2026
Active listings
483
14.6 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$88,147
Home costs 6.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
95.9%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and 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 Lake Arrowhead a buyer's or seller's market?
Lake Arrowhead, CA is a buyer's market, based on 14.6 months of supply and homes selling in about 60 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Lake Arrowhead housing market data show?
Every row below is Redfin's final published month for Lake Arrowhead, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $575,000 |
| Median list price | $649,000 |
| Year-over-year price change | -2.4% |
| Median price per sq ft | $341/sq ft |
| Median days on market | 60 days |
| Active inventory | 483 listings |
| Months of supply | 14.6 months |
| Sale-to-list price ratio | 95.9% |
| Homes sold (that month) | 33 |
| New listings (that month) | 134 |
| Listings with a price cut | 24.6% |
| Market condition | Buyer'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 Lake Arrowhead is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Lake Arrowhead 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 Lake Arrowhead home prices moved?
Over the last three years the median sale price in Lake Arrowhead, CA fell 10.2%, from $640,000 to $575,000. The live Zillow value series has fell 4.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 24.6% of Lake Arrowhead listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 14.6 months while the sale-to-list ratio slips below its current 95.9%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Lake Arrowhead?
Priced off the typical home value of $528,485 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% | $105,697 | $422,788 | $2,717/mo |
| 5% | $26,424 | $502,060 | $3,226/mo |
Zillow, July 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 $2,717, that implies roughly $116,441 a year before you add taxes and insurance. The median household in Lake Arrowhead earns $88,147, about $28,294 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 6.0x — 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 Lake Arrowhead in the next 12 months?
Tell us your timeline. We send the Lake Arrowhead 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 Lake Arrowhead?
Typical asking rent in Lake Arrowhead, CA is $2,707/mo, against a typical home value of $528,485. That is a price-to-rent ratio of 16.3x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $2,717 a month — $10 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, July 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Lake Arrowhead?
Active listings in Lake Arrowhead, CA went from 525 in May 2025 to 483 in May 2026, a -8.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 513 | 89 |
| July 2025 | 533 | 104 |
| August 2025 | 520 | 85 |
| September 2025 | 487 | 69 |
| October 2025 | 448 | 73 |
| November 2025 | 398 | 52 |
| December 2025 | 325 | 39 |
| January 2026 | 294 | 45 |
| February 2026 | 308 | 63 |
| March 2026 | 363 | 120 |
| April 2026 | 422 | 121 |
| May 2026 | 483 | 134 |
Redfin, through May 2026
How does Lake Arrowhead compare to California and the U.S.?
Lake Arrowhead homes sell for $575,000 — 35% below the California median of $887,400. Against the national median of $410,700, Lake Arrowhead runs 40% higher. Year-over-year, Lake Arrowhead moved -2.4% against California's +3.4% — a smaller swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Lake Arrowhead, CA | $575,000 | -2.4% | 60 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Lake Arrowhead
What buyers should watch
- Months of supply, currently 14.6. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 24.6%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $509 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 $528,485 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 Lake Arrowhead listing goes under contract in 60 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 95.9% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Lake Arrowhead added 134 new listings against 33 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -4.5% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Lake Arrowhead varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Lake Arrowhead
There are currently 483 homes listed for sale in Lake Arrowhead, California. The median listing price is $649K.
Active listings
483
Homes on market
Median list price
$649K
Avg. days on market
60
Days until sale
New this week
134
Newly listed
How much do homes cost in Lake Arrowhead by property type?
How the Lake Arrowhead, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $575,000 | $341/sq ft | 31 | 60 days |
| Condo / co-op | $534,500 | $408/sq ft | 2 | 181 days |
| Townhouse | $231,000 | $139/sq ft | 1 | 6 days |
Who lives in Lake Arrowhead?
American Community Survey estimates for Lake Arrowhead. U.S. Census ACS, 2023
Population
10,746
Households
4,461
Median income
$88,147/yr
Median age
48.4 years
Owner-occupied
82.8%
Median home value
$545,100
Median gross rent
$1,739/mo
Mean commute
38.3 min
82.8% of occupied homes in Lake Arrowhead 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. The Census self-reported median home value is $545,100 against Zillow's $528,485 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,739/mo, below Zillow's $2,707/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Lake Arrowhead?
5 schools tracked · 2,019 students
The largest public schools serving Lake Arrowhead, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Rim of the World Senior High
Grades 9-12 · 897 students
Mary P. Henck Intermediate
Grades 6-8 · 582 students
Lake Arrowhead Elementary
Grades K-5 · 422 students
Rim Virtual Academy
Grades K-12 · 83 students
Mountain High
Grades 9-12 · 35 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Lake Arrowhead, CA?
Ordered by distance from Lake Arrowhead, not by size. Compare Lake Arrowhead side by side with any of them.
Lake Arrowhead housing market FAQ
Is Lake Arrowhead a buyer's or seller's market?
Lake Arrowhead, CA is currently a buyer's market. That read comes from 14.6 months of supply, homes going under contract in about 60 days, and sellers getting 95.9% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Lake Arrowhead?
The typical home in Lake Arrowhead, CA is worth $528,485 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $575,000, about $341 per square foot.
Is Lake Arrowhead cheaper than the rest of California?
Lake Arrowhead's median sale price of $575,000 is 35% lower than the California statewide median of $887,400, and 40% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Lake Arrowhead?
Homes in Lake Arrowhead, CA spent a median of 60 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Lake Arrowhead?
At the current 30-year fixed rate of 6.66%, 20% down on a $528,485 home is about $2,717 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $116,441 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $88,147.
Are home prices rising in Lake Arrowhead?
The typical home value in Lake Arrowhead, CA fell 4.5% over the last 12 months, from $553,581 to $528,485 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Lake Arrowhead?
Lake Arrowhead 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 Lake Arrowhead?
That depends on your timeline, not on a headline. What the data says today: Lake Arrowhead, CA is a buyer's market with 14.6 months of supply, the 30-year fixed rate is 6.66%, and the price-to-rent ratio of 16.3x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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