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Featured local agent — Rio Oso, CA
Sarah Mitchell
Compass Real Estate · Rio Oso, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Rio Oso, CA Housing Market
The typical home in Rio Oso, CA is worth $649,820, rose 8.9% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $1.05M, +154.2% year over year (through May 2026). With 1.0 months of supply and homes going under contract in about 17 days, Rio Oso is a seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $649,820 home is about $3,341/mo in principal and interest.
Key numbers for Rio Oso, CA
Typical home value
$649,820
+8.9% in 12 months
Zillow, July 2026
Median sale price
$1.05M
+154.2% year over year
Redfin, through October 2025
Days on market
17
Fast-moving
Redfin, through October 2025
Active listings
1
1.0 months of supply
Redfin, through October 2025
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$172,500
Home costs 3.8x income
U.S. Census ACS, 2023
Sale-to-list ratio
87.5%
Selling below asking
Redfin, through October 2025
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 Rio Oso a buyer's or seller's market?
Rio Oso, CA is a seller's market, based on 1.0 months of supply and homes selling in about 17 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Rio Oso housing market data show?
Every row below is Redfin's final published month for Rio Oso, CA. Redfin, through October 2025
| Metric | Value |
|---|---|
| Median sale price | $1.05M |
| Year-over-year price change | +154.2% |
| Median price per sq ft | $420/sq ft |
| Median days on market | 17 days |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 87.5% |
| Homes sold (that month) | 1 |
| Market condition | 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 Rio Oso is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Rio Oso 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 Rio Oso home prices moved?
Across the 9 months we hold for Rio Oso, CA, the median sale price rose 366.7%, from $225,000 in December 2021 to $1.05M. The live Zillow value series has rose 8.9% 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 1.0 months while the sale-to-list ratio slips below its current 87.5%. Watch those two together — they move before the median does.
Redfin, through October 2025 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Rio Oso?
Priced off the typical home value of $649,820 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% | $129,964 | $519,856 | $3,341/mo |
| 5% | $32,491 | $617,329 | $3,967/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 $3,341, that implies roughly $143,174 a year before you add taxes and insurance. The median household in Rio Oso earns $172,500, about $29,326 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 3.8x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Rio Oso in the next 12 months?
Tell us your timeline. We send the Rio Oso 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 Rio Oso?
Zillow does not publish a rent index (ZORI) for Rio Oso, 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 Rio Oso?
Active listings in Rio Oso, CA went from 2 in December 2021 to 1 in October 2025, a -50.0% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| December 2021 | 2 | 1 |
| July 2022 | 2 | 1 |
| October 2024 | 1 | 1 |
| June 2025 | 3 | 3 |
| September 2025 | 1 | not published |
| October 2025 | 1 | not published |
Redfin, through October 2025
How does Rio Oso compare to California and the U.S.?
Rio Oso homes sell for $1.05M — 18% above the California median of $887,400. Against the national median of $410,700, Rio Oso runs 156% higher. Year-over-year, Rio Oso moved +154.2% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Rio Oso, CA | $1.05M | +154.2% | 17 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through October 2025 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Rio Oso
What buyers should watch
- Months of supply, currently 1.0. 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 $626 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 $649,820 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 Rio Oso listing goes under contract in 17 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 87.5% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- Your equity moved +8.9% 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 Rio Oso varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Rio Oso
There are currently 1 homes listed for sale in Rio Oso, California.
Active listings
1
Homes on market
Avg. days on market
17
Days until sale
How much do homes cost in Rio Oso by property type?
How the Rio Oso, CA market breaks down across single-family homes, condos and townhouses. Redfin, through October 2025
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $1.43M | $482/sq ft | 1 | 60 days |
Who lives in Rio Oso?
American Community Survey estimates for Rio Oso. U.S. Census ACS, 2023
Population
421
Households
122
Median income
$172,500/yr
Median age
36.1 years
Owner-occupied
88.5%
Median home value
$478,800
Mean commute
27.9 min
88.5% of occupied homes in Rio Oso 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 $478,800 against Zillow's $649,820 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Rio Oso?
1 schools tracked · 132 students
The largest public schools serving Rio Oso, 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.
Browns Elementary
Grades K-8 · 132 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 Rio Oso, CA?
Ordered by distance from Rio Oso, not by size. Compare Rio Oso side by side with any of them.
Rio Oso housing market FAQ
Is Rio Oso a buyer's or seller's market?
Rio Oso, CA is currently a seller's market. That read comes from 1.0 months of supply, homes going under contract in about 17 days, and sellers getting 87.5% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Rio Oso?
The typical home in Rio Oso, CA is worth $649,820 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $1.05M, about $420 per square foot.
Is Rio Oso cheaper than the rest of California?
Rio Oso's median sale price of $1.05M is 18% higher than the California statewide median of $887,400, and 156% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Rio Oso?
Homes in Rio Oso, CA spent a median of 17 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 Rio Oso?
At the current 30-year fixed rate of 6.66%, 20% down on a $649,820 home is about $3,341 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $143,174 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $172,500.
Are home prices rising in Rio Oso?
The typical home value in Rio Oso, CA rose 8.9% over the last 12 months, from $596,944 to $649,820 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Rio Oso?
Rio Oso 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 Rio Oso?
That depends on your timeline, not on a headline. What the data says today: Rio Oso, CA is a seller's market with 1.0 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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