Hey everyone — Emily here with a look at the Sherman Oaks real estate market in October 2026, and honestly, the numbers this week tell a pretty clear story. We've got 50 active listings on the board right now, with 17 new ones hitting the market and 4 that actually made it to the closing table. That spread between what’s coming on and what’s going under contract is something I’m watching closely.

The median closed sale price came in at $760,000 this week. Solid number, but the stat that jumps out at me is the average days on market: 67 days. That’s not lightning speed, and sellers are feeling it. We saw 12 price reductions this week alone — which tells me the homes that are priced where the market actually is are the ones getting attention, while the ones testing the ceiling are sitting.

For buyers: this is a moment where you’ve got more breathing room than we’ve seen in a while. Fifty active listings means actual choice. Homes are staying on the market longer, and sellers are adjusting. That doesn’t mean lowball offers are suddenly landing, but if you’ve been sitting on the sidelines waiting for things to calm down a bit, you’re in a much better position to be thoughtful about your search. Take your time, but know the well-priced ones are still moving.

For sellers: pricing discipline matters right now. Twelve reductions this week means a lot of people started too high and had to course-correct. The buyers who are out there are paying attention — they can see what’s been sitting and what’s freshly adjusted. If you’re listing, work with someone who knows the comps and can position you competitively from day one. The Sherman Oaks homes for sale that are clean, well-marketed, and priced properly are still getting offers. The others are collecting days.

One thing I’m noticing: the homes that closed this week all had something in common — they either had a recent renovation or were priced like they didn’t. Buyers aren’t paying for potential right now. They’ll take a deal on something that needs work, or they’ll pay for finished. The in-between properties, the ones that are “fine but dated” at a premium price, are the ones getting reduced.

If you’re trying to make sense of what all of this means for your specific situation, let’s talk. I’m a Sherman Oaks real estate agent who lives and works right here — I’m not going to give you a canned take, just an honest read on what I’m seeing. Reach out anytime, whether you’re buying, selling, or just trying to figure out what makes sense next.