2026 Real Estate Snapshot: Monrovia, Arcadia, and Duarte

As we move into 2026, the San Gabriel Valley housing market continues to normalize after several years of rapid price growth and intense competition. While demand remains strong, buyers and sellers alike are adjusting to a slower, more deliberate market where pricing strategy and timing matter more than ever.

Here’s a look at how Monrovia, Arcadia, and Duarte are shaping up based on the most recent available data.

 

Monrovia: Cooling Prices, Longer Timelines

Monrovia saw a noticeable pullback in prices compared to last year, with the median sold home price hovering around $950,000. Homes are taking longer to sell, averaging about 71 days on market, a clear signal that buyers are no longer rushing into decisions. Inventory has grown, with roughly 70 active listings, giving buyers more options and leverage.

 

For sellers, this means presentation and pricing are critical. Homes that are well prepared and realistically priced are still moving, but overpricing is leading to extended market time and eventual price reductions.

 

 

Arcadia: High Prices, Balanced Market

Arcadia remains the most expensive market of the three, with a median sold price of approximately $1.81 million. Despite the higher price point, activity has slowed slightly, with homes averaging around 80 days on market. Inventory is substantial, with an estimated 175 active listings, creating a more balanced environment than many expect.

 

Buyers in Arcadia have room to negotiate, particularly on homes that sit longer than 30 to 45 days. Sellers can still command strong prices, but success depends on clean disclosures, accurate comps, and realistic expectations.

 

 

Duarte: Strong Value and Steady Demand

Duarte continues to stand out as a relative value play within the San Gabriel Valley. The median sold price is around $852,500, and homes are spending about 68 days on market. Inventory remains tight at roughly 30 active listings, helping support prices despite the slower pace.

 

This market is attractive to first-time buyers and move-up buyers priced out of neighboring cities. Sellers benefit from continued demand, but buyers are no longer panic-bidding and are taking time to evaluate options.

 

MONROVIA

 

ARCADIA

 

DUARTE

 

 

What the Data Shows at a Glance

The chart above highlights one key takeaway for 2026: higher prices no longer mean faster sales. Arcadia commands the highest values but also has the longest time on market, while Duarte offers more affordability with relatively stable demand. Monrovia sits in the middle, balancing price correction with increased buyer choice.

 

What This Means for Buyers and Sellers in 2026

Buyers should focus on days on market and inventory levels, which now provide real negotiating power, especially in Monrovia and Arcadia. Sellers should understand that the market rewards precision, not optimism. Correct pricing from day one is far more effective than chasing the market downward.

 

The San Gabriel Valley is no longer a one-speed housing market. Each city tells a different story, and understanding those differences is the key to making smart moves in 2026.