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Featured local agent — Lebec, CA
Sarah Mitchell
Compass Real Estate · Lebec, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Lebec, CA Housing Market
The typical home in Lebec, CA is worth $369,416, fell 2.2% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $327,000, -49.3% year over year (through May 2026). With 6.0 months of supply and homes going under contract in about 216 days, Lebec is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $369,416 home is about $1,899/mo in principal and interest.
Key numbers for Lebec, CA
Typical home value
$369,416
-2.2% in 12 months
Zillow, July 2026
Median sale price
$327,000
-49.3% year over year
Redfin, through May 2026
Days on market
216
Slow-moving
Redfin, through May 2026
Active listings
6
6.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Sale-to-list ratio
99.4%
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 Lebec a buyer's or seller's market?
Lebec, CA is a buyer's market, based on 6.0 months of supply and homes selling in about 216 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Lebec housing market data show?
Every row below is Redfin's final published month for Lebec, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $327,000 |
| Year-over-year price change | -49.3% |
| Median price per sq ft | $169/sq ft |
| Median days on market | 216 days |
| Active inventory | 6 listings |
| Months of supply | 6.0 months |
| Sale-to-list price ratio | 99.4% |
| Homes sold (that month) | 1 |
| Listings with a price cut | 16.7% |
| 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 Lebec is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Lebec 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 Lebec home prices moved?
Across the 36 months we hold for Lebec, CA, the median sale price fell 3.8%, from $340,000 in April 2021 to $327,000. The live Zillow value series has fell 2.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. 16.7% of Lebec 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 6.0 months while the sale-to-list ratio slips below its current 99.4%. 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 Lebec?
Priced off the typical home value of $369,416 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% | $73,883 | $295,533 | $1,899/mo |
| 5% | $18,471 | $350,946 | $2,255/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 $1,899, that implies roughly $81,393 a year before you add taxes and insurance. We do not hold a Census income figure for Lebec, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Lebec in the next 12 months?
Tell us your timeline. We send the Lebec 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 Lebec?
Zillow does not publish a rent index (ZORI) for Lebec, 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 Lebec?
Active listings in Lebec, CA went from 2 in March 2024 to 6 in May 2026, a +200.0% 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 |
|---|---|---|
| May 2024 | 1 | not published |
| August 2024 | 3 | not published |
| September 2024 | 4 | 1 |
| October 2024 | 4 | 2 |
| December 2024 | 1 | not published |
| May 2025 | 8 | 3 |
| July 2025 | 5 | 1 |
| September 2025 | 3 | 1 |
| November 2025 | 6 | 2 |
| December 2025 | 5 | 1 |
| March 2026 | 8 | 3 |
| May 2026 | 6 | not published |
Redfin, through May 2026
How does Lebec compare to California and the U.S.?
Lebec homes sell for $327,000 — 63% below the California median of $887,400. Against the national median of $410,700, Lebec runs 20% lower. Year-over-year, Lebec moved -49.3% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Lebec, CA | $327,000 | -49.3% | 216 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 Lebec
What buyers should watch
- Months of supply, currently 6.0. 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 16.7%. 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 $356 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 $369,416 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 Lebec listing goes under contract in 216 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 99.4% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved -2.2% 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 Lebec varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Lebec
There are currently 6 homes listed for sale in Lebec, California.
Active listings
6
Homes on market
Avg. days on market
216
Days until sale
How much do homes cost in Lebec by property type?
How the Lebec, 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 | $327,000 | $169/sq ft | 1 | 216 days |
Who lives in Lebec?
American Community Survey estimates for Lebec. U.S. Census ACS, 2023
Population
867
Households
440
Median age
42.4 years
Owner-occupied
70.9%
Median home value
$350,000
Mean commute
22.4 min
70.9% of occupied homes in Lebec 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 $350,000 against Zillow's $369,416 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Lebec?
2 schools tracked · 460 students
The largest public schools serving Lebec, 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.
Frazier Mountain High
Grades 9-12 · 242 students
El Tejon Elementary
Grades 5-8 · 218 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 Lebec, CA?
Ordered by distance from Lebec, not by size. Compare Lebec side by side with any of them.
Lebec housing market FAQ
Is Lebec a buyer's or seller's market?
Lebec, CA is currently a buyer's market. That read comes from 6.0 months of supply, homes going under contract in about 216 days, and sellers getting 99.4% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Lebec?
The typical home in Lebec, CA is worth $369,416 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $327,000, about $169 per square foot.
Is Lebec cheaper than the rest of California?
Lebec's median sale price of $327,000 is 63% lower than the California statewide median of $887,400, and 20% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Lebec?
Homes in Lebec, CA spent a median of 216 days on market before going under contract, versus 33 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Lebec?
At the current 30-year fixed rate of 6.66%, 20% down on a $369,416 home is about $1,899 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $81,393 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Lebec?
The typical home value in Lebec, CA fell 2.2% over the last 12 months, from $377,631 to $369,416 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Lebec?
Lebec 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 Lebec?
That depends on your timeline, not on a headline. What the data says today: Lebec, CA is a buyer's market with 6.0 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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