Highway 68 Corridor • Carmel-by-the-Sea & Carmel Point • Greater Carmel • Carmel Valley • Pebble Beach Carmel Highlands, Big Sur & South Coast • Pacific Grove • Monterey & Del Rey Oaks • Seaside • Marina & East Garrison
As we move through the early months of 2026, the real estate market both nationally and here on the Monterey Peninsula continues to navigate a dynamic and evolving landscape. Ongoing volatility in the financial markets, coupled with uncertainty around interest rates and broader economic policy, has led many buyers and sellers to proceed thoughtfully. Despite these headwinds, our market remains grounded in longterm fundamentals, with many recognizing the enduring value of owning property along this unique and beautiful stretch of coastline. As in years past, we continue to adapt alongside our clients, providing guidance through changing conditions while focusing on long-term opportunity.
The Highway 68 Corridor kicked off 2026 on steady footing, with 30 sales in Q1 — right in line with this time last year.
The average sales price dipped slightly, driven by a higher-than-usual share of closings under $1M, primarily in the Las Palmas subdivisions and a handful of condo sales along the corridor. This is a normal pricing fl uctuation rather than a shift in overall market strength.
Toro Park and Creekside showed encouraging activity with six sales during the quarter — a solid start heading into spring. Meanwhile, Corral de Tierra and San Benancio had a quieter Q1, but both areas are seeing inventory build as we move into Q2, which sets the stage for a stronger rebound in the months ahead.
The data tells a consistent story: this is a resilient market with real opportunity on both sides. Whether you’re thinking about making a move now or simply want to stay informed, I’m always happy to walk you through what the numbers mean for your specific situation.
Feel free to reply or give me a call — no pressure, just good conversation.
Best,
The Highway 68 Corridor opened 2026 with 30 sales during Q1, the same number as last year. While sales numbers were consistent, the average sales price dropped as an above average number of closings below $1M occurred during the quarter. These mostly took place in the Las Palmas subdivisions as well as a few Condo sales along Highway 68. Six sales during the quarter occurred in the Toro Park/ Creekside community, a nice start to the year in this area.
After a quiet Q1, the Corral de Tierra and San Benancio areas are showing increased inventory moving into Q2 showing promise for a bounce-back quarter.
30 Sales Volume $35,201,170 Average Days on Market 59 Average Selling Price $1,173,372 versus Q4 2025 versus Q4 2025
Units Sold
Carmel-by-the-Sea saw a typical start to the year in terms of number of transactions, with 20 home sales closing during the quarter. While the number of sales was par for the course, the average sales price spiked this quarter, totaling $4.86M, which was the highest over the past five quarters. This was thanks to an above average number of $5M+ sales to begin the year. Seven out of the 20 sales (35%) came in over $5M in sale price. As a result, total sales volume was up 46% yearover-year. Monterey Coast Realty and partner brokerage Carmel Realty Company, saw Agents represent clients on at least one side of the five highest priced transactions during Q1. Overall, 13 different Agents in our family of brokerages represented 18 out of 40 total transaction sides (40%) and over 46% of total sales volume in Carmel-by-the-Sea and Carmel Point during Q1 2026. These totals were each over double the nearest competing brokerage.
$4,868,000
Q4 2025 versus Q4 2025 versus Q4 2025 versus Q4 2025
13.7% 13% versus Q1 2025 versus Q1 2025 versus Q1 2025 versus Q1 2025 53.6% 24.7% 46.3% 4.8%
Carmel-by-the-Sea is known for attracting various celebrities and artists. Clint Eastwood served as mayor of the village from 1986-1988. Other notable celebrities, artists and writers who have called Carmel home include Doris Day, John Denver, Ansel Adams and Jack London.
The Greater Carmel area had a nice quarter with 25 sales, after just 20 sales in Q1 last year. Twelve of the 25 sales during the quarter came from Del Mesa or Hacienda Carmel, which brought average sales price down year-overyear, coming in at $1.78M for the quarter. Six additional sales came from the Carmel Woods neighborhood, which was nice to see as the neighborhood was having a slower time selling during 2025. These Carmel Woods sales did contribute to the average days on market during the quarter rising to 80 days, the highest since Q1 2020. Twelve different Monterey Coast and Carmel Realty Agents represented clients in this area during the quarter.
Carmel Valley had an average start to the year with 26 sales during Q1, just one below 2025’s Q1 number. The average sales price just topped $2M for the quarter, up 16.8% from Q4, but down 7.4% from last year’s Q1 average. The average days to sell in this area remains higher than most others across the Peninsula, totaling 90 for Q1, about the same as last year’s average of 94 days. The sales by segment found a balance during Q1 with 10 sales in the $1M-$2M range and 10 sales also in the $2M-$3M range. There were also a balanced 3 sales below $1M and 3 sales above $3M during the quarter. After just 12 closed sales over the first two months of the quarter, March saw 14 sales close in Carmel Valley with another 15 in escrow, showing promise for a nice spring bump moving into Q2.
$52,334,150
Monterey County has 349 vineyards, 82 bonded wineries and 65 tasting rooms. The wide range of climates allow Monterey County to grow over 30 different wine grape varietals.
“Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
The first quarter of 2026 saw the return of the $20M buyer to Pebble Beach, with two such sales occurring during the quarter, after over three years without a $20M sale (since November 2022). In addition, one other $10M home sold, along with four more sales in the $5M-$9M range. The area saw 21 sales during the quarter, which was lower than any quarter last year, but beat out three of the four quarterly totals during a quiet 2024. Monterey Coast Realty and Carmel Realty Company dominated the Pebble Beach market, representing at least one transaction side on 15 of the 21 sales during Q1, four of which were double ended. In total our family of brokerages represented 19 out of 42 transaction sides (45%), and 50% of total sales volume during Q1. The average days to sell was high in the area, totaling 84 days during Q1. This number continues to inch back to the 100+ average days we saw in the years leading up to 2020.
Did You Know?
17-Mile Drive through Pebble Beach is one of only nine private toll roads in the country, and the only one west of the Mississippi.
“Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
The Carmel Highlands and Big Sur area saw five sales during Q1 2026, the same as the previous year’s total. Four of these sales occurred in Carmel Highlands with the fifth taking place down the Big Sur Coast near Notley’s Landing. The average sales price for the quarter was $3.7M, up 6.3% year-over-year. Three sales occurred in the $2M-$3M range, with the other two falling between $5M-$5.5M. With 23 active listings, there is a good amount of inventory for this low transaction volume area. Our family of brokerages was pleased to represent both sides of two of the five sales during the quarter, each taking place in the Carmel Highlands.
$18,515,000
Local settings from around the Monterey Peninsula have provided the backdrops for more than 180 films and television shows. You’ll recognize many scenes in HBO’s award winning mini-series Big Little Lies in Big Sur and the Carmel Highlands. “Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
After an incredible Q4 2025 which saw 52 sales and almost $82M in sales volume, Pacific Grove had a quiet Q1 2026. The area saw just 27 sales, the lowest number since Q1 2024. A slower than usual month of February contributed to this drop in sales, but March rebounded nicely with 16 sales in the month alone. In addition to low transaction numbers, the average sales price for the quarter came in at $1.43M, the lowest since Q4 2022. 21 of the 27 sales during the quarter fell in the $1M-$2M price range, with just two sales over $2M during the quarter. While the sales numbers were not up to last year’s numbers, the average number of days to sell remained low at just 38 days. This was the second lowest of all areas across the Monterey Peninsula (trailing only Marina), showing demand is still very high in this area. Inventory is also strong in Pacific Grove, with 33 listings moving into Q2, the most seen in the area at the time dating back to 2020. With good inventory and several homes in escrow, Pacific Grove is primed for a bounce-back second quarter.
Point Pinos Lighthouse in Pacific Grove is the oldest continually operating lighthouse on the West Coast.
Quarter 1 of 2026 in Monterey saw 49 closed sales, which topped the previous year’s Q1 total of 45. The average sales price was down 6.9% year over year, as the top priced sale during the quarter came in under $2.5M, and an increased number of sales below $800K took place (35% of Q1’s transactions). As a result, the median sales price also fell below $1M for the first time over the last five quarters. The total sales volume for the quarter of $55.3M, just edged last year’s number. While the Carmel areas are seeing inventory down year-over-year, Monterey is showing solid inventory, with 59 homes on the market heading into Q2, after having 52 at the same time last year.
$1,130,003
$55,370,165
Nearly a quarter million tons of sardines were processed on Cannery Row in 1945, the year John Steinbeck’s Cannery Row was published. Cannery Row was previously named Ocean View Avenue but was renamed to honor John Steinbeck’s well-known novel. “Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
Seaside experienced a very typical quarter in Q1 2026. The average sales price during the quarter came in at $835K, within a half-percent of last year’s Q1 number. Thirty-one sales during Q1, were two above Q1 2025’s total. Eighty percent of the sales were grouped between $600K-$1M, with just three sales over $1M during the quarter. The higher priced regions of Seaside were quiet during Q1, with just one sale in Seaside Highlands taking place, while no resales in The Enclave occurred. Inventory stands at 27 homes on the market moving into Q2, a few below last year, but a healthy number overall for this time of the year.
Days on Market 48
31 Sales Volume $25,900,460
Units Sold
In 1910, as Monterey County Supervisor, Jon Roberts successfully lobbied President Theodore Roosevelt to locate the U.S. Army Base Fort Ord in Seaside. As many as 1.5 million American troops trained at Fort Ord between 1917-1994. “Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
The Marina area had a fantastic start to 2026 with 42 closed sales during Q1. This was up from 34 sales in Q1 last year, and beat out every quarter in 2025. The average sales price remained strong, totaling $958K for the quarter, up 6.3% year-over-year. The average days to sell was also low at just 31 days, the quickest of any area across the Monterey Peninsula. As this developing area continues to grow, inventory remains strong, with 37 homes on the market moving into Q2. As expected, Marina is primed for one of its best years on record in the real estate market. Monterey Coast Realty was proud to represent the seller of the highest-priced sale in the area during Q1, a $1.79M home in Sea Haven. Our brokerage also represented clients in five other transactions during the quarter.
$958,854
$40,271,853
42
Monterey Bay Football Club was founded on February 1, 2021 and played its inaugural season in the USL Championship in 2022. The club plays at Cardinale Stadium, a 6,000-seat soccer-specific venue located on the campus of California State University, Monterey Bay. “Monterey County Fun Facts”, Monterey County Convention & Visitors Bureau, 2020
