Peterson Team Real Estate Blog

Is El Dorado Hills Real Estate Hot or Cooling? This Week, It Was Both

El Dorado Hills market update — June 26th 2026

If you’ve been trying to read the El Dorado Hills real estate market lately, you’re not crazy — it genuinely depends on which house you’re standing in front of. This week in 95762, one home went pending in a single day while two dozen sellers reached for the price-cut button. Both things are true at once, and where your home falls on that line decides everything.

Let’s get into what actually happened.

The Fastest Sale of the Week Happened in 24 Hours

A 3-bedroom on 6504 Primavera Lane in the Heritage 55+ community went pending in one day. One. It was priced to move — and the second a well-located, sensibly-priced home hits this market, buyers are still pouncing like it’s 2021. The lesson isn’t “everything’s flying off the shelf.” It’s that correctly priced homes still command urgency. The buyers are there. They’re just disciplined.

Meanwhile, 27 Sellers Cut Their Price

Here’s the other half of the story: 27 price reductions rolled across El Dorado Hills this week. The biggest belonged to 2467 Highland Hills Drive — the original estate of the Highland Hills enclave, sitting on 3.5 private acres — which dropped a jaw-loosening $400,000, from $2.0M to $1.6M. When a legacy property with that much land trims six figures, it’s not desperation. It’s a seller who finally decided to meet the market instead of arguing with it.

That’s the theme underneath everything right now: the homes that move are the ones whose sellers stopped guessing and started pricing.

This Week’s Top 5 El Dorado Hills Listings

⚡ Fastest Pending — 6504 Primavera Ln

Pending in 1 day. 3 bed, 1,650 sqft, $600,000. Proof that the right home at the right number still disappears overnight.

View details

💸 Largest Price Drop — 2467 Highland Hills Dr

−$400,000 (now $1,600,000). 3.5 acres, 5,687 sqft, the original Highland Hills estate. A rare canvas for a buyer ready to reimagine a legacy property.

View details

👑 Highest-Priced New Listing — 2571 Highland Hills Dr

$2,999,000. Behind private gates on 1.22 acres, with nearly $2 million in bespoke upgrades, a striking new façade and roof. The kind of offering that rarely reaches the open market.

View details

📏 Best Value ($/SqFt) — 3033 Sherman Way

$265/sqft. $925,000 for 3,487 sqft in a gated community, with a Next-Gen suite built for multigenerational living. The most square footage per dollar of any active home this week.

View details

🔥 James’s Top Pick — 1386 Lakehills Dr

$1,298,000. A rare estate-sized parcel backing directly to Folsom State Recreation Area — with private lake access right out the back door. The 3-bed could use some updating, but that’s almost beside the point: you’re buying a piece of land you genuinely cannot replicate in El Dorado Hills. Bring the vision; the location is already perfect.

View details

Market Pulse

A few numbers worth your attention — not a data blast, just the ones that mean something:

• 211 active homes are on the market in El Dorado Hills right now. See them all here.

• 27 price reductions this week. Sellers are recalibrating, and buyers in the move-up tier suddenly have room to negotiate they didn’t have 60 days ago.

• 3 homes went pending in under a week — every one of them sensibly priced. Speed in this market is bought with the list price, not the listing photos.

• 13 active or pending homes are sitting above $1.5M. The luxury shelf is full, which is exactly why the price cuts are concentrated up top.

The takeaway: this isn’t a hot market or a cooling one. It’s a disciplined one. Buyers will still move fast — but only for homes that respect their intelligence on price.

Thinking About Making a Move?

Whether you’re weighing a sale and want to know what your home would realistically command in this market — or you’re hunting for the kind of value that’s quietly opening up in the move-up tier — that’s exactly the conversation I have every day in El Dorado Hills.

Reach out to James Peterson at (916) 500-4410 for the full breakdown of this week’s listings, pendings, and price cuts — including every address. Peterson Team Real Estate — your EDH market experts.

This Finished El Dorado Hills New Build Just Cut $200K — And the View Comes With a Catch

El Dorado Hills real estate, week of June 19, 2026 market update — 95762

Here's the tension running through El Dorado Hills this week: a $650K house disappeared in 48 hours, while a beautiful $1.8M new build in Promontory just sliced $200K off its price. The buyers chasing the first one didn't so much as glance at the second. That's not a contradiction — that's a market sorting itself into two very different conversations. And if you own a home here, you want to know which one you're in.

We pulled the full 95762 hotsheet (217 active listings) and put the standouts through our weekly Top 5. Here's what's actually moving.

Market Pulse: Two Markets, One ZIP Code

The story this week isn't a number — it's a split. At the entry level (under $750K), homes are going pending in single-digit days; several went under contract in 5 days or fewer. Meanwhile, the price-reduction list is stacked at the top: nearly every meaningful cut this week landed on homes priced $1M and up.

Translation: demand is deep where the buyer pool is widest, and thinner where the air gets rare. Luxury isn't crashing — it's negotiating. The sellers adjusting early are the ones keeping leverage. The ones holding out are quietly funding next month's "price improved" email.

⚡ Fastest Pending: 7124 Pismo Dr — $649,900

Two days. That's how long this 3-bed, 1,712 sqft home lasted before going pending. No bidding-war theatrics — just the right house at the right number in the part of the market where buyers are actually transacting. If anyone tells you EDH is "slow," show them this one.
🔗 https://petersonteamre.com/property/226073170

💸 Largest Price Drop: 950 Belfiore Ct — $1,799,000 (was $1,995,000)

A clean $200K off a finished contemporary new build in Promontory — and this one's genuinely beautiful: glass garage doors, stacked-stone columns, the whole modern-luxe package. The cut tells you the seller is serious. The setting tells you to go see it in person and judge the surroundings for yourself before you fall in love with the floor plan. Every property has a story; this one's worth hearing in full.
🔗 https://petersonteamre.com/property/226051765

👑 Highest Price New Listing: 612 Thalassa Ct — $4,147,444

Six beds, eight baths, 5,943 sqft, with Folsom Lake stretched across the horizon. The most expensive new listing to hit El Dorado Hills this week and the ceiling everyone else gets measured against. Aspirational by design.
🔗 https://petersonteamre.com/property/226077718

📏 Best Value: 5001 Estero Way — $999,000

At $252.91/sqft, this is the lowest price-per-foot in the active and pending set this week — and it's a 3,950 sqft, 5-bedroom home that slipped in under a million. For buyers doing the math on space-per-dollar, this is the line item that stands out.
🔗 https://petersonteamre.com/property/226017607

🔥 James's Top Pick: 988 Villa Del Sol — $2,925,000

This is the one I'd walk you through first. A 4,750 sqft home on just over an acre (45,302 sqft), with a backyard that looks toward Folsom Lake at sunset — infinity-edge pool, spa, covered patios, the works. It's luxury that's actually usable: room to breathe, room to entertain, and a view that does half the selling. Not a $4M unicorn — just a genuinely excellent home at a price that makes sense.
🔗 https://petersonteamre.com/property/226076246

What This Means for You

If you're a seller in the $1M+ range, the market is rewarding realistic pricing and punishing wishful thinking. If you're a buyer, the entry level demands you move fast and the luxury tier is finally giving you room to negotiate. Either way, the right move depends on your specific street — not the headline number.

Want the full breakdown for your neighborhood, or a straight answer on what your home would actually sell for today? Let's talk.

James Peterson | Peterson Team Real Estate
📞 (916) 500-4410
🔍 Search every EDH listing: petersonteamre.com/edh-home-search/

This EDH Home Sold $100,000 Over Asking in ONE Day. Here’s What It Had That 21 Price-Cutting Sellers Didn’t.

Last week in El Dorado Hills, a home on Pescara Place listed for $1.1 million. One day later, it closed at $1.2 million — 109% of asking. One day. No marathon of open houses, no price “refreshes,” no quiet desperation. Just done.

The same week, 21 other El Dorado Hills sellers cut their prices. One of them cut by $545,000.

Same zip code. Same week. Same 95762 market. So which one is the real story? Both — and if you own a home here or want to, understanding why is worth more than any headline number.

The Tale of Two Markets in El Dorado Hills

Here’s what the June 2026 market update data actually shows. There are 218 active listings in El Dorado Hills right now, and 66 homes sold in the last 30 days. That works out to about a 30% absorption rate — roughly 3.3 months of inventory at the current sales pace.

Translation: this is not a frenzy, and it is not a slump. It’s a market with a memory. Buyers have enough options to skip anything overpriced, but not so many that great homes linger. The result is a split: homes that are priced right and show well are moving in days, while everything else slowly collects price reductions like parking tickets.

This week’s activity makes the split impossible to ignore. Thirty homes hit the market. Eighteen went pending — five of those in seven days or less. Sixteen closed, for roughly $19.7 million in volume. And 21 listings took a price cut, including two that have now cut twice in two weeks.

What the Pescara Sale Teaches Every EDH Seller

The Pescara Place home didn’t sell $100,000 over asking by accident, and it didn’t sell because the market is “hot.” Twenty-one price cuts in one week says the market is not universally hot. It sold because it entered the market priced at — maybe slightly under — the number buyers already believed it was worth. That created competition on day one, and competition does what competition does.

Meanwhile, the homes cutting prices this week mostly share a pattern: they launched at aspiration, sat, and are now negotiating against their own days-on-market counter. In a 3.3-month-supply market, buyers can smell a stale listing from across Folsom Lake. The first two weeks decide everything.

The Top 5 Listings in El Dorado Hills This Week

Fastest Pending — 5000 Klondike Way, $587,000. Pending in three days. Entry-level EDH remains the fastest lane in the market. (https://petersonteamre.com/property/226071979)

Largest Price Drop — 2155 Salmon Valley Ln, now $5,950,000. A $545,000 reduction on a 9,800 sqft lakefront estate on 48 acres, after 253 days sitting on the market. When luxury repricing happens, it happens in six figures. (https://petersonteamre.com/property/225117785)

Highest Price New Listing — 200 Klee Ct, $12,900,000. A 10,588 sqft resort-scale compound on 5.6 acres at $1,218 per square foot — one of the biggest listings EDH has seen in a long time. (https://petersonteamre.com/property/226074091)

Best Value — 3201 Montrose Way, $965,000. Nearly 4,000 square feet at $244 per square foot — the lowest on the entire weekly report — and it just took a $20,000 reduction. (https://petersonteamre.com/property/41134699)

James’ Top Pick — 3950 Errante Dr, $2,886,000. Modern single-level architecture, stone and glass against an oak hillside, on a half acre. The best-looking debut of the week, full stop. https://petersonteamre.com/property/226074000

What This Means If You’re Buying or Selling in 95762

Sellers: the market is paying premiums for preparation and punishing optimism. Price to the buyer’s reality on day one and you can be the Pescara story. Price to your hopes and you’ll be funding the next price-cut statistic — and possibly the one after that.

Buyers: 218 active listings and 21 fresh price cuts means leverage exists — but only on the listings that have aged. The well-priced new arrivals are still moving in under a week, so waiting around on a sharp listing is how you end up writing one of those over-asking offers yourself.

Want the Full Breakdown?

I track every listing, pending, price cut, and closing in El Dorado Hills weekly — so you don’t have to. If you want the full list of this week’s activity, a no-pressure valuation of where your home actually sits in this split market, or a buyer strategy session, reach out.

James Peterson — Peterson Team Real Estate • (916) 500-4410 • petersonteamre.com • Browse all 218 active EDH listings: petersonteamre.com/edh-home-search/

El Dorado Hills Real Estate Market Update — June 2026: EDH Is the #1 Luxury Market in the Sacramento Region

If you own a home in El Dorado Hills and you’ve been wondering what the market is doing — here’s the short answer: it’s split. The well-priced homes are flying. The overpriced ones are sitting and cutting. And the luxury market? According to data from SacramentoAppraisalBlog.com, EDH just ranked #1 in the entire Sacramento region for home sales above $1.25M in 2026 — 74 sales, ahead of Sacramento, Granite Bay, Rocklin, and everyone else.

Here’s what the 95762 market looked like this week.

EDH Market Pulse: Week of June 5, 2026

The numbers from this week’s hotsheet tell a clear story. 220 homes are currently active in El Dorado Hills real estate. 31 new listings hit the market this week. 20 homes went pending — including three that were under contract in 5 days or less. 32 sellers made price reductions. And 17 homes closed, including a $2.9M sale that closed at 100% of list price.

The broader May 2026 market data adds useful context. Average days on market came in at 23, down 23% from the prior month. Homes are selling at 99% of original list price on average. Inventory is up slightly year-over-year, but buyer demand has kept pace — 73 homes went under contract in May alone, matching year-ago levels despite rising rates.

What this tells me: the EDH 95762 market in June 2026 is a tale of two markets. Priced right, your home sells fast and close to ask. Overpriced, you’re in that pile of 32 weekly price cuts.

This Week’s Top 5 Notable Listings

⚡ Fastest Pending: 837 Royal Troon Pl | $1,480,000 | DOM 5

A 3-bed, 4-bath home at $1.48M went pending in 5 days. That’s the market telling you something. View it here: https://petersonteamre.com/property/226066483

💸 Largest Price Drop: 1780 Dove Tail Ln | $2,499,000 | $251K reduction

5,697 SF on 10+ acres. Seller just dropped $251,000. This is a serious estate at a recalibrated price. Full details: https://petersonteamre.com/property/226035935

👑 Highest Price New Listing: 6630 Western Sierra Way | $3,998,000 | DOM 0

A spec build listed today at nearly $4M. 4,468 SF, 4 beds, 6 baths. For the buyer who wants to be in from the ground up on a premium build. https://petersonteamre.com/property/226070162

📏 Best Value ($/SF): 8020 Damico Dr | $949,900 | $287/SF | DOM 1

3,313 SF, listed yesterday, lowest price-per-square-foot of any new listing this week. Flexible floor plan with 4-8 bedroom configurations. https://petersonteamre.com/property/226069694

🔥 James’ Top Pick: 1000 Aqua Haven Ct | $3,495,000 | 5 Acres | Vineyard

Originally listed at $4,995,000 nearly two years ago. Just re-listed after expiring — now at $3,495,000. Five acres. A working vineyard. 6,400 SF. If you’ve been watching this one, now is the time to look. https://petersonteamre.com/property/226071842

The Bigger Picture: EDH and the Sacramento Luxury Market

Here’s the stat worth sitting with. According to Sacramento appraiser Ryan Lundquist at SacramentoAppraisalBlog.com, El Dorado Hills leads the entire Sacramento region with 74 home sales above $1.25M so far in 2026. That’s more than Sacramento’s city proper (59), more than Granite Bay (53), and more than Rocklin, Loomis, and Folsom. Combined.

This isn’t a blip. EDH has quietly become the premier destination for buyers who want space, quality schools, community, and a lifestyle that doesn’t require a Bay Area price tag — just a Sacramento-adjacent one.

Want the Full List or a Home Value?

Browse all 220 active El Dorado Hills homes at petersonteamre.com/edh-home-search/ or drop “EDH” in the comments/DMs for the full breakdown. For a free home value estimate, reach out directly: James Peterson, Peterson Team Real Estate | (916) 500-4410 | petersonteamre.com

Data sources: MetroList MLS hotsheet (pulled 6/5/2026), Trendgraphix May 2026 Market Summary, SacramentoAppraisalBlog.com.

They Spent $650K to Make Sure Their EDH Home Wouldn't Last a Week. It Didn't.

El Dorado Hills Real Estate | 95762 Market Update | Week of May 22-29, 2026

If you needed proof that the El Dorado Hills market still rewards sellers who actually prepare their home — and punishes the ones who don't — you got it this week.

There are 214 active single-family homes on the market in El Dorado Hills today. Of those, 88 saw real movement this week — new listings, price changes, status updates. Thirty-three brand new listings hit the market. Nineteen price cuts. Twenty closings. And one $1.65M home that went pending in three days because the seller did something the rest of the market keeps forgetting to do: they invested in the product before they listed it.

Let's dig in.

Market Pulse — Week of May 22–29

The headline story isn't a single number, it's the contrast. Sellers in EDH this week split into two camps. The ones who priced right and showed well moved their homes in days. The ones who didn't are cutting prices — 19 of them, including a $204,000 reduction on a $2.8M Bordeaux estate that's been sitting for 113 days.

Here's what the data told us:

• 214 active homes for sale in EDH right now — see the live list here
• 33 new listings hit the market this week — a healthy spring inflow
• 19 price decreases — 12 of them on listings that have been sitting 60+ days
• 10 went pending, 20 closed — sale-to-original-list ratio on closings averaged 99%, with 18 of 20 closing at or above original list
• Pending in under 7 days: 2 — both at the upper end of the market ($1.65M and $1.475M)
• Luxury activity ($1.5M+): 15 listings — 10 active, 2 pending, 3 sold
• Average DOM on active inventory: 29 days
  
  

The takeaway: this isn't a soft market. It's a selective one. Move-in ready and properly priced is flying off the shelf. Tired, overpriced, or under-prepped is sitting — and the sellers are finally starting to flinch.

⚡ Fastest Pending: 1330 Wheeler Peak Ct — $1,650,000 (Pending in 3 Days)

Hidden Ridge community. Single-story. 3,013 square feet on a quarter-acre lot. Listed Friday May 22, pending by Tuesday May 26.

Here's why it moved: the seller put over $650,000 in builder upgrades into the home before listing. Resort-style pool, in-ceiling surround sound, 42" fireplace, the works. Then they priced it where the upgrades supported the number.

This is the playbook for selling a $1.6M home in three days in 2026: don't ask the buyer to do the math on what it would cost to bring it to their standard. Do the math for them, build it in, and price it accordingly.

View Listing →

💸 Largest Price Drop: 3268 Bordeaux Dr — Now $2,595,000 (-$204,000)

A custom Mediterranean estate in Serrano. 5,084 square feet. Sunset views. Three levels of covered terraces and balconies.

And 113 days on market.

This week the seller took $204,000 off the price — a 7% cut on what was originally a $2.799M list. It's the biggest dollar reduction we tracked in EDH this week, and it tells you everything you need to know about where luxury negotiation has landed: even well-built, view-corridor estates in Serrano are no longer immune to price discovery if they start too high.

For buyers in the $2.5M range, this one's now worth a look.

View Listing →

👑 Highest Price New Listing: 3526 Greenview Dr — $4,498,000

Just listed two days ago. Single-story custom in Serrano Golf & Country Club. 6,231 square feet on over four acres. Center courtyard with fountain, 8-inch wide-plank white oak floors, Alder furniture-grade cabinetry.

The "single story on 4+ acres" combination is genuinely rare at any price point in EDH. At $4.5M, this is the kind of property that resets the comp set for what a Serrano custom can command — assuming it finds its buyer.

View Listing →

📏 Best Value $/SqFt: 3045 Latham Ln — $685,000 ($254/sf)

Six bedrooms. 2,698 square feet. Governor's Village. Custom-built by an original owner who "painstakingly overbuilt with quality and longevity in mind" — central atrium, three-car garage with RV access, corner lot on nearly 14,000 sf.

At $254 per square foot, this is the lowest $/sf of any brand new listing this week. And it's not a dated ranch — it's a six-bedroom custom on a corner lot. For families needing real bedroom counts in EDH under $700K, this is one to see before it's gone.

View Listing →

🔥 James's Top Pick: 2400 Highland Hills Dr — $1,498,600

Listed yesterday. 3,261 square feet on .81 acres.

I picked this one because it's the EDH lifestyle property in miniature: saltwater pool with waterfall, spa, seasonal creek running through the lot, fire pit, parklike grounds. Extended front porch with dormers and curb appeal that actually delivers. The interior is Feng Shui-inspired and the outdoor space is designed for entertaining large groups.

It's not the biggest, not the most expensive, not the cheapest per square foot. But for buyers who want the "EDH dream" — privacy, usable outdoor space, mature landscaping, a pool you'd actually swim in — this checks every box at a price point that doesn't require Serrano membership dues.

View Listing →

What This Week Tells Us

If you're a seller in EDH right now, the message is simple: the market is open for business, but it's reading your homework. Move-in ready homes at fair prices are moving in days. Everything else is sitting until the seller meets the market.

If you're a buyer, the 19 price reductions this week are your opportunity. Especially in the $1M–$3M range, where leverage is shifting.

If you'd like to browse all 214 active EDH homes — including the ones we didn't feature here — see the full live list here. Or if you want to talk through whether this is the right time to list yours, call (916) 500-4410.

— James Peterson | Peterson Team Real Estate | Keller Williams El Dorado Hills

El Dorado Hills Real Estate: When Rates Spike, the Market Tells the Truth — May 2026 Market Update

If you wanted a perfect snapshot of how local real estate responds to global news, the week of May 14–21 in El Dorado Hills just handed us one.

Mortgage rates spiked to a 9-month high this week. According to Mortgage News Daily, the average 30-year fixed rate climbed to 6.75% mid-week — about 0.75% above the pre-Iran-war low. By Wednesday, peace agreement reports pulled rates back to 6.67%, but the damage to buyer purchasing power was already in motion.

Here in 95762, the response was immediate and measurable: 21 sellers cut a combined $1.49 million off their asking prices in seven days.

What Actually Moved in El Dorado Hills This Week

Let's get specific. Here's the activity breakdown for El Dorado Hills (95762) for the week of May 14–21, 2026:

• 35 new listings hit the market
• 21 homes went pending
• 21 active listings reduced their price
• 6 properties came back on market
• 12 closed sales
• 8 new luxury listings priced over $1.5M

The average price reduction was $71,000. One home alone — a Folsom Lake view estate at 101 Powers — slashed half a million dollars off its asking price in a single move, dropping from $3,950,000 to $3,450,000 after 111 days on market.

The Top 5 Notable Listings This Week

🏃 Fastest Pending: 3891 Meadow Wood Drive

$969,000 · 4 BR / 3 BA · 2,401 sqft · Pending in 2 days

The fastest legitimate pending of the week. This home was listed for the first time in decades — meticulously maintained, thoughtfully updated, and priced where it needed to be from day one. Listed Wednesday, under contract by Friday. When sellers and agents do the work upfront — accurate pricing, clean preparation, professional presentation — 48-hour pending isn't luck. It's expected.

💸 Biggest Price Cut: 101 Powers

$3,450,000 (down from $3,950,000) · 7 BR / 8 BA · 9,421 sqft · 111 days on market

The $500,000 reduction was the single largest price cut in EDH this week. It's also a near-perfect illustration of the dynamic playing out across the market: after 111 days of no movement, the sellers finally adjusted. This is a Folsom Lake view luxury estate on a 33,000+ sqft lot — the kind of property that, in a different rate environment, would have sold months ago.

👑 Most Expensive New Listing: 6522 Western Sierra Way

$5,490,000 · 6 BR / 6 BA · 6,500 sqft · 1 acre

This week's top-dollar new listing — a modern build with Folsom Lake views. Buyers and agents shopping this one should request unedited photos directly from the listing agent; the primary marketing image is flagged as digitally altered.

📏 Best Value Per Square Foot: 5009 Whistlers Bend Way

$935,000 · 5 BR / 6 BA · 3,863 sqft · $242/sqft

When the EDH average price per square foot is sitting near $390, finding a 3,800+ square foot home priced at $242/sqft is statistically rare. Whether the value holds in inspection is another conversation, but on paper, this is the deal of the week.

🔥 James' Pick of the Week: 5001 Bent Creek Ct

$2,998,000 · 5 BR / 5 BA · 5,368 sqft · ~1 acre · Guard-gated Serrano

Brand new to market this week. A French country estate at the end of a cul-de-sac in guard-gated Serrano, on nearly an acre. The remarkable feature here is the backyard: a multi-tier pool and spa with cascading waterfalls and color-changing LED lighting. The drone photography looks more like a luxury resort listing than a residential property. At just under $3M for what you're getting, this is a notable entry point into the upper-tier Serrano market.

What This Week Actually Means

The headline number — $1.49 million in price reductions — is real, but it's the wrong number to anchor on if you're a buyer or seller making decisions this week. Here's the more useful read:

Buyers didn't disappear. They got sharper. Twenty-one homes still went under contract in the same week that 21 sellers cut prices. The pattern is consistent with how this market responds to rate shocks: demand recalibrates, it doesn't evaporate. The listings that moved this week were the ones that already priced for the current rate environment. The listings that sat — and ultimately cut — had not.

Average days-on-market to pending climbed. Pending DOM averaged 47 days this week versus about 36 the week prior. That's not a slowdown story on its own; it suggests older inventory is finally clearing as sellers concede on price.

If you're thinking about selling this summer, here's the data point that matters: the homes that are transacting are the ones that priced to today's rate environment, not last summer's. Pricing aspirationally and waiting for the buyer to catch up is, statistically, not the strategy working in this cycle.

Want the Full Breakdown?

This is a high-level summary. The full list of every active, pending, closed, and price-changed home in 95762 this week is available on request.

📩 Schedule a 15-minute consultation to talk through what this means for your specific situation — whether you're considering selling, buying, or just trying to time the next move.

📞 Or call/text directly: (916) 500-4410

— James Peterson, Broker Associate Peterson Team Real Estate · Keller Williams El Dorado Hills

23 El Dorado Hills Homes Went Pending This Week.
The Fastest One Took 24 Hours.

El Dorado Hills real estate update — May 15th 2026 

If you've been waiting for the EDH market to "slow down," this week's hotsheet has bad news. Twenty-three homes went pending in seven days. Eighteen closed. Five came back on market after a break. The fastest pending? One day. Not one week — one day.

But the headline isn't just speed. It's what the speed is telling us about buyer psychology right now in 95762.

The Market Pulse — what's actually happening underneath

This week, the average days-on-market for newly pending listings was 36 days. That's the average. The median is misleading though, because the distribution is split: a handful of homes are moving in under a week, and a different group is sitting for two-to-six months before catching a buyer. EDH isn't one market right now. It's two, layered on top of each other.

Seven closings sold over asking this week, including one Angels View home that closed at 105.7% of list — about $85,000 over. That's not a slow market. That's competition for the right homes.

Meanwhile, sixteen sellers cut prices. Most of those cuts were small (1-3%), but two were meaningful: $100,000 off a $3.95M home on Da Vinci Drive, and $75,000 off a 3-acre property on Easy Lane. Luxury sellers above $1.5M are testing the ceiling and learning where it actually sits.

The pattern: buyers are rewarding well-priced homes with backyards, views, and usable land. They're punishing aspirational pricing on everything else.

The Top 5 — what stood out this week

⚡ Fastest Pending — 3086 Pescara Pl (Serrano) ($1,100,000 | 4BR/4BA | 3,444 SF) One day on market. Pending. The primary photo answers why immediately: a backyard pool with a sculpted stone waterslide and waterfall set against terraced landscaping. This is the home buyers fight for in spring — move-in ready, resort-style outdoor space, priced right. Going pending in 24 hours isn't luck. It's signal. 🔗 petersonteamre.com/property/226054110

💸 Largest Price Drop — 5331 Da Vinci Dr (Serrano) ($3,850,000 | 6BR/5BA | 5,868 SF) A $100,000 reduction off the $3.95M original ask. This matters beyond one listing. The same week 5331 dropped, a new listing went up at 5138 Da Vinci asking $3,099,000 ($706/SF), and a recent close at 5021 Da Vinci hit $666/SF. Da Vinci Drive is recalibrating in real-time, and the sellers who move first will keep the most leverage. 🔗 petersonteamre.com/property/226027474

👑 Highest Price New Listing — 6522 Western Sierra Way (Serrano) ($5,490,000 | 6BR/6BA | 6,500 SF) A $5.49M asking price on a brand-new listing — $845/SF on an acre lot in the Western Sierra luxury corridor. For context: this is more than the combined sale prices of the three homes that closed at the top of the regular market this week. Whoever buys this sets a new comp. 🔗 petersonteamre.com/property/226060442

📏 Best Value ($/SqFt) — 3201 Montrose Way (Stonebriar) ($1,000,000 | 5BR/3BA | 3,954 SF) At $252.91 per square foot, this is the lowest-priced new listing on a per-foot basis in EDH this week. A million dollars for nearly 4,000 square feet in 95762 is a number worth pausing on. Whether it stays at that price after showings begin is the question. 🔗 petersonteamre.com/property/41134699

🔥 James' Top Pick — 1345 Easy Ln (Salmon Falls) ($1,675,000 | 4BR/3BA | 2,631 SF on 3 acres) This is the most interesting listing on the board this week and it's not even close. Three acres with a Folsom Lake-adjacent view in the aerial photo, private sport court, gazebo, and mature oak landscaping — the kind of setting most EDH buyers fly to Lake Tahoe to find. And the seller just cut $75,000 (4.3%) off the asking price this week. View, land, recreation, and motivation in one package. 🔗 petersonteamre.com/property/226025350

What this means if you're thinking about buying or selling

If you're a buyer: the homes you actually want are moving in days, not weeks. The ones sitting are sitting for a reason — usually pricing. Get pre-approved before you start touring, because by the time you "think about it overnight" on the right home, someone else has written an offer.

If you're a seller: EDH rewards correct pricing immediately and punishes optimism slowly. The week-one and week-two strike zone is where buyer attention lives. After that, you're chasing the market down in $25K-$100K increments — which is exactly what the price-drop side of the data shows.

If you're luxury ($1.5M+): the rules are different. Days on market run longer, buyer pools are smaller, and pricing precision matters more than at any other tier. Three luxury cuts this week alone underline it.

Want the full list of this week's 23 pendings, 18 closes, or the active inventory in your favorite EDH neighborhood? Send me a message — happy to pull a custom report or set up a private consultation.

James Peterson — Broker Associate, Keller Williams 📞 (916) 500-4410 📧 james.peterson@kw.com 🔗 petersonteamre.com

Wow! I can’t believe 2023 is almost over; it’s been quite the year, but we are looking ahead and very much looking forward to 2024.

I hope 2023 was great for you. I know a lot of friends, clients, and colleagues who had a great year, but many did not reach their goals as they had hoped in Real Estate or Professionally. Let’s start out 2024 on a positive note! Let’s focus on the great things happening around us, believe in ourselves, improve and shine in the new year.

Where can YOU make an impact on your family and wealth in 2024?

Some amazing things are happening locally and in the Real Estate market that will impact our lives and home values. Let me know what you think of these topics:

Locally in El Dorado Hills and Folsom: 

UC Davis and Prominent Developer AKT filed application documents for a massive 200-acre medical complex surrounded by 4,000 new homes in Folsom and 4,000 more in El Dorado Hills, focusing mainly on serving older populations and 'healthy aging.' In my opinion, as a local El Dorado Hills resident, while yes, this will certainly impact the traffic and utilities for the area, we can look forward to so much growth and demand! With the massive Folsom Ranch development and this development, there will be tons of new jobs and opportunities.

Read more

Real estate sales and prices are pointing UP!

I am constantly reviewing and studying data to ensure our clients are well informed. I see it all- the optimists and the doomsayers and everything in between. The most consistent, best information doesn’t come from either extreme but more from the boring, nerdy data guys like myself :). One of the most consistently correct analysts would be Logan Mohtashami, Lead Analyst for Housing Wire, whom I pay very close attention to and would advise all my clients to do the same. I do however realize that reviewing data isn't everyone’s cup of tea, so I am more than happy to do that for you! To save you from a long boring email on all the market data that goes into the forward-looking trends, I’m just going to say, all signs point to a strong real estate market for 2024! If you want to discuss it in detail, I’d love to talk! Give me a call.

What are your goals for 2024?  

Let’s make 2024 Great! HAPPY NEW YEAR!!

INVEST IN REAL ESTATE

In Search of the Perfect Property? Try our easy to use FAST property search!

Curious about what's happening in your neighborhood? You can create a custom market report to see what's active, under contract, and sold in your neighborhood!

Considering selling or refinancing your home? Get an INSTANT property valuation now!

Contact us today to find how we can be of assistance to you!

Real estate investing is a complex and demanding field, requiring more than just a solid plan and efficient systems. As Gary Keller insightfully remarks in 'Millionaire Real Estate Investor,' the key to success lies in the strength of your network. Behind every triumphant investor is a team of skilled individuals contributing to their success.

Recognizing the importance of having the right resources is crucial when building a flourishing real estate investment business. Without a supportive network, you risk navigating this journey alone, limiting your access to expert advice and potential opportunities.

Gary Keller's framework in the MREA book outlines three pivotal levels of your professional network, positioning you, the investor, at the core:

1. Inner Circle: This group is akin to an informal board of directors, deeply invested in your financial success. They include professionals like real estate agents, contractors, and property managers, distinguished not just by their professional roles but by their personal commitment to offering leadership and advocacy.

2. Support Circle: Comprising key fiduciary individuals, this circle ensures your interests are safeguarded, particularly in transactional details. It includes:

• Real Estate Agents
• Lenders
• Investors
• Attorneys
• Accountants
• Property Managers
• Contractors

3. Service Circle: This layer consists of specialized independent contractors and freelancers providing specific services for your properties and transactions. The caliber of their work can significantly impact your deals. Members of this circle include:

• Inspectors
• Title Companies
• Appraisers
• Leasing Agents
• Insurance Agents
• Concrete Companies
• Plumbers
• Builders
• Cleaners
• Lawn Service Providers
• Flooring Companies
• Carpenters
• Roofers
• Electricians
• Painters

Your network plays a defining role in your real estate investment success. As Tim Sanders aptly puts it, "Your network is your net worth." To become a highly successful real estate investor, surround yourself with advisors, mentors, and service providers who align with your ambitions.

Join our Work Network and embrace the power of networking. Don't hesitate to ask, "Who do you know that I should know?"

Contact us today at 916-500-4410 and take the first step towards realizing your real estate investment dreams.

INVEST IN REAL ESTATE

In Search of the Perfect Property? Try our easy to use FAST property search!

Curious about what's happening in your neighborhood? You can create a custom market report to see what's active, under contract, and sold in your neighborhood!

Considering selling or refinancing your home? Get an INSTANT property valuation now!

Contact us today to find how we can be of assistance to you!

Private money lending has become a pivotal component in California's real estate investment landscape. This article provides an in-depth look at how private money lenders operate in California and lists some of the top lenders in the market.

Understanding Private Money Lending

An Alternative Financing Route for Real Estate Investors

Private money lending involves borrowing funds from private individuals or entities for real estate investment purposes. Unlike traditional bank loans, private money loans are often more flexible, with quicker approval processes and less stringent credit requirements.

The Role of Private Money Lenders in California Real Estate

Catalysts for Investment Growth and Opportunity

In California's competitive real estate market, private money lenders offer investors the agility to capitalize on opportunities quickly. They are particularly beneficial for time-sensitive deals, such as property flipping or auction purchases.

Top Private Money Lenders in California

Your Partners in Real Estate Investment Success

Here are some notable private money lenders in California that real estate investors can consider:

1. Golden State Private Lending: Golden State Private Lending offers tailored loan solutions for various real estate projects, including residential and commercial properties, with a focus on quick funding and flexible terms.
2. Pacific Private Money: Specializing in both consumer and commercial loans, Pacific Private Money provides financing for a range of investment scenarios, from construction to bridge loans.
3. California Hard Money Direct: Known for their straightforward lending process, California Hard Money Direct caters to investors looking for fast, reliable funding for their real estate ventures.
4. North Coast Financial: Offering over 40 years of experience, North Coast Financial provides a variety of loan options, including fix-and-flip, rehab, and refinance loans, with competitive rates.
5. Civic Financial Services: Civic Financial Services focuses on providing efficient, reliable financing for real estate investors, specializing in non-owner occupied residential properties.

Advantages of Working with Private Money Lenders

Flexibility, Speed, and Personalized Service

Private money lenders offer several advantages, including more flexible loan terms, faster approval and funding times, and a more personalized borrowing experience.

Navigating the Loan Process with Private Lenders

Understanding Terms, Rates, and Agreements

The loan process with private lenders differs from traditional banks. This section guides investors through understanding loan terms, interest rates, and repayment schedules.

Risks and Considerations in Private Money Lending

Balancing Opportunity with Caution

While private money lending offers numerous benefits, it also comes with risks. Investors should consider factors like higher interest rates and shorter repayment terms.

The Impact of Market Trends on Private Lending

Adapting Strategies to the California Real Estate Market

California's real estate market trends can influence private lending practices. Understanding these trends is crucial for investors to make informed decisions.

Conclusion

Private money lenders in California provide a valuable resource for real estate investors, offering flexibility and speed that traditional financing routes often cannot match. By choosing the right lender and understanding the nuances of private money lending, investors can effectively leverage these resources to succeed in the competitive California real estate market.

INVEST IN REAL ESTATE

In Search of the Perfect Property? Try our easy to use FAST property search!

Curious about what's happening in your neighborhood? You can create a custom market report to see what's active, under contract, and sold in your neighborhood!

Considering selling or refinancing your home? Get an INSTANT property valuation now!

Contact us today to find how we can be of assistance to you!