Short answer: Per Redfin, for the three months ending September 2026, the median Redondo Beach home took about 47 days to sell, drew about 2 offers, and closed near $1.5M at $829 per square foot. That means you price to the last 90 days of closed sales, not to last spring, and you decide your first price adjustment before you list, in case week two is quiet.
I have sold 240+ homes, and the ones that sold fastest were not the cheapest. They were the ones priced to the evidence. In June 2026, 4611 Vanderhill Road in Torrance closed at $1,530,000, 2% over asking, in 9 days. In September 2026, Jenna Christensen of Compass and I sold 814 Camino Real #104 in Redondo Beach for $799,000 in 7 days. A past sale closed $130,000 over asking after one open house.
None of those started with a hopeful number. Here is how I work out a list price with a seller, step by step.
What does 47 days on market mean for your list price?
A median of about 47 days means half of Redondo Beach homes sold faster and half sold slower. In my experience the homes that sell in the first two weeks are priced where buyers already expected them to be. The homes that sit past the median were usually priced to a number the seller wanted, then adjusted down after the buyer attention had moved on.
Days on market is also a signal buyers read. When a listing passes the neighborhood median, buyers start asking what is wrong with it, even when nothing is. Pricing right on day one protects you from that question.
Which comps count: 90 days, same street, same type?
I build a comp set the same way for a condo at Brookside Village and a house on the Avenues:
| Data | What it tells you |
|---|---|
| Closed sales, last 90 days, same property type, as close as possible | What buyers actually paid. This sets the range. |
| Pending sales | Where the market is right now, before the closings post. |
| Active listings | Your competition this weekend, not evidence of value. |
| Expired and withdrawn listings | Prices buyers already said no to. |
| Automated estimates | A starting point only. They do not see your kitchen. |
Ninety days is the window because loans, rates and inventory shift. If I have to go back further to find a comparable sale, I say so and I weight that comp less. Same street beats same ZIP code, and same floor plan beats same square footage.
How do buyers search, and why do price bands matter?
Buyers search with a top number in the filter, and that top number is almost always round. A home listed at $1,499,000 shows up for a buyer whose search stops at $1.5M. A home listed at $1,525,000 does not. That does not mean every home should be priced just under a round number. It means you should know which buyers will and will not see your listing at a given price, and choose on purpose.
The same logic applies to the band above you. If the closed comps support a price just above a round number, listing there puts you in a search with bigger, newer homes. Sometimes the right move is to price just under the line and let the band's buyers compete.
How much does condition move the number?
Condition is where sellers and buyers disagree most. A seller remembers what the kitchen cost. A buyer compares it to the comp that sold last month. I walk the house with the comp photos open and adjust for the things buyers actually pay for: roof and systems, kitchen and baths, windows, and whether the home shows clean and empty of deferred maintenance.
A pre-listing inspection helps here. If the sewer line or the water heater is going to come up in escrow anyway, I would rather price for it or fix it than negotiate it under pressure in week three.
When do you cut the price, and why does week two matter?
Week one is when every buyer with a saved search gets your listing in their inbox. Week two is when those alerts have stopped and the only people seeing your home are new searchers. If the first two weekends bring showings but no offers, the price is close but not there. If showings themselves are slow, the price is off by more.
I set the decision rule before we list, in writing: what we will do if there are no offers after the second weekend. In my experience one meaningful adjustment that puts the home into the next band of buyers works better than three small cuts that each look like a seller testing the market.
What should your weekly report show?
Every seller I work with gets a report each week with the same columns, so we compare like with like:
- Showings booked and showings completed, with agent feedback quoted directly.
- Online views and saves on the major portals, week over week.
- New listings that compete with yours, and any price changes on them.
- New pendings and closings in your comp set.
- What I recommend, and what the decision rule says.
The report is not there to make anyone feel better. It is there so a price decision in week two is made on numbers rather than nerves.
Questions I get asked
Should we price low to start a bidding war?
Pricing slightly under the evidence can work when the home shows well and the comps are strong. Vanderhill closed 2% over asking in 9 days, and a past sale closed $130,000 over asking after one open house. It fails when the "low" price is still above what buyers see in the comps. The price has to be believable before it can be competitive.
What if the appraisal comes in below the contract price?
Then the buyer's lender bases the loan on the appraised value, and the gap has to be covered by the buyer, negotiated by both sides, or the contract ends under its appraisal terms. Pricing to recent closed sales lowers the odds of this, because appraisers use the same closings I do. Ask your agent and the buyer's lender how the contract handles it before you accept.
How often should we revisit the price?
Weekly, with the report in front of us, and always after a new comp closes or a competing listing changes price. A list price is a decision you make on day one with the best evidence you have, then test against the market every seven days. Holding a price out of habit is how a home reaches 47 days.
If you own a home in Redondo Beach or the South Bay and want a price built from the last 90 days of closed sales, ask me for a written valuation at beckyhomes.com/home-value. I will show you the comps, not just the number.
This post is general information, not legal, tax or lending advice. Talk with a California real estate attorney, CPA or lender about your situation.
Becky Davidson, DRE# 01894087. Beachside Ventures, Inc. (Estate Properties) DRE# 01879720 ©2026. Information provided is from the California Regional Multiple Listing Service (CRMLS) and Combined LA/Westside MLS (CLAW). Data is for personal, non-commercial use to identify prospective properties and is deemed reliable but not guaranteed. Buyers should verify all information independently or with appropriate professionals. Estate Properties has not verified data from other sources and is not responsible for errors or omissions. Properties may or may not be listed by the office/agent presenting this information. All data is copyrighted by CRMLS, CLAW, i-Tech MLS, PSRMLS, and VCRDS. Unauthorized use or distribution is strictly prohibited. Equal Housing Opportunity.
Becky Davidson is a REALTOR® with Estate Properties in Riviera Village, Redondo Beach (DRE# 01894087). She has lived in the South Bay since 1993, taught elementary school before earning her license in 2011, and has sold 240+ homes and $205M+ across the South Bay and Los Angeles. She lives in Seaside with her husband and daughter and often co-lists homes with her mother, Jenna Christensen of Compass (DRE# 01341901). Call or text 310.920.9287.
