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Featured local agent — Pauma Valley, CA
Sarah Mitchell
Compass Real Estate · Pauma Valley, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Pauma Valley, CA Housing Market
The typical home in Pauma Valley, CA is worth $821,573, rose 1.7% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $459,000 (through May 2026). With 3.0 months of supply and homes going under contract in about 151 days, Pauma Valley is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $821,573 home is about $4,224/mo in principal and interest.
Key numbers for Pauma Valley, CA
Typical home value
$821,573
+1.7% in 12 months
Zillow, July 2026
Median sale price
$459,000
Last published period
Redfin, through May 2026
Days on market
151
Slow-moving
Redfin, through May 2026
Active listings
3
3.0 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
95.6%
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 Pauma Valley a buyer's or seller's market?
Pauma Valley, CA is a leaning buyer's, based on 3.0 months of supply and homes selling in about 151 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 Pauma Valley housing market data show?
Every row below is Redfin's final published month for Pauma Valley, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $459,000 |
| Median list price | $919,000 |
| Median price per sq ft | $198/sq ft |
| Median days on market | 151 days |
| Active inventory | 3 listings |
| Months of supply | 3.0 months |
| Sale-to-list price ratio | 95.6% |
| Homes sold (that month) | 1 |
| New listings (that month) | 2 |
| Market condition | Leaning buyer's |
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 Pauma Valley is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Pauma 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 Pauma Valley home prices moved?
Across the 9 months we hold for Pauma Valley, CA, the median sale price fell 53.0%, from $977,000 in June 2022 to $459,000. The live Zillow value series has rose 1.7% in the last 12 months, which is the more current read now that Redfin's series has stopped. For prices to fall meaningfully from here, supply would have to keep building past 3.0 months while the sale-to-list ratio slips below its current 95.6%. 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 Pauma Valley?
Priced off the typical home value of $821,573 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% | $164,315 | $657,259 | $4,224/mo |
| 5% | $41,079 | $780,494 | $5,016/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 $4,224, that implies roughly $181,017 a year before you add taxes and insurance. We do not hold a Census income figure for Pauma Valley, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Pauma Valley in the next 12 months?
Tell us your timeline. We send the Pauma 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 Pauma Valley?
Zillow does not publish a rent index (ZORI) for Pauma 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 Pauma Valley?
Active listings in Pauma Valley, CA went from 1 in January 2024 to 3 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 |
|---|---|---|
| January 2024 | 1 | not published |
| April 2024 | 1 | 1 |
| June 2025 | 2 | not published |
| August 2025 | 3 | not published |
| April 2026 | 1 | not published |
| May 2026 | 3 | 2 |
Redfin, through May 2026
How does Pauma Valley compare to California and the U.S.?
Pauma Valley homes sell for $459,000 — 48% below the California median of $887,400. Against the national median of $410,700, Pauma Valley runs 12% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Pauma Valley, CA | $459,000 | not published | 151 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 Pauma Valley
What buyers should watch
- Months of supply, currently 3.0. 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 $792 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 $821,573 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 Pauma Valley listing goes under contract in 151 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 95.6% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Pauma Valley added 2 new listings against 1 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +1.7% 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 Pauma Valley varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Pauma Valley
There are currently 3 homes listed for sale in Pauma Valley, California. The median listing price is $919K.
Active listings
3
Homes on market
Median list price
$919K
Avg. days on market
151
Days until sale
New this week
2
Newly listed
How much do homes cost in Pauma Valley by property type?
How the Pauma Valley, 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 |
|---|---|---|---|---|
| Condo / co-op | $459,000 | $198/sq ft | 1 | 151 days |
Which public schools serve Pauma Valley?
1 schools tracked · 260 students
The largest public schools serving Pauma Valley, 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.
Pauma Elementary
Grades K-8 · 260 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 Pauma Valley, CA?
Ordered by distance from Pauma Valley, not by size. Compare Pauma Valley side by side with any of them.
Pauma Valley housing market FAQ
Is Pauma Valley a buyer's or seller's market?
Pauma Valley, CA is currently a leaning buyer's. That read comes from 3.0 months of supply, homes going under contract in about 151 days, and sellers getting 95.6% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Pauma Valley?
The typical home in Pauma Valley, CA is worth $821,573 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $459,000, about $198 per square foot.
Is Pauma Valley cheaper than the rest of California?
Pauma Valley's median sale price of $459,000 is 48% lower than the California statewide median of $887,400, and 12% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Pauma Valley?
Homes in Pauma Valley, CA spent a median of 151 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 Pauma Valley?
At the current 30-year fixed rate of 6.66%, 20% down on a $821,573 home is about $4,224 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $181,017 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Pauma Valley?
The typical home value in Pauma Valley, CA rose 1.7% over the last 12 months, from $807,709 to $821,573 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Pauma Valley?
Pauma 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 Pauma Valley?
That depends on your timeline, not on a headline. What the data says today: Pauma Valley, CA is a leaning buyer's with 3.0 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 $821,573, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.