Tuolumne County Real Estate Market Update: Q3 2026

Market Watch · Tuolumne County · Q3 2026

The third quarter numbers from the Tuolumne County Association of REALTORS® (TCAR) are out, and they show a market with more activity than last year and slightly softer prices. If you're thinking about buying or selling in Twain Harte, Mi Wuk Village, Pinecrest, Soulsbyville, Tuolumne, or Sonora, here's how I read them.

The figures below cover residential sales through September 30, 2026, compared to the same period in 2025. Inventory is as of October 20, 2026.

Q3 2026 by the Numbers

640 Homes Sold Up 5% from 2025

$377,250 Median Sales Price Down 3% from $390,000

74 Avg. Days on Market 73 days in 2025

77% Sold at $500K or Less 491 of 640 sales

Measure	2026	Compared to 2025
Total residential sales	640 homes	Up 5%
Median sales price	$377,250	Down 3% (from $390,000)
Average sales price	$429,734	Down 1%
Average days on market	74 days	73 days in 2025
Homes sold for $500,000 or less	491 sales	77% of all residential sales

What the Sales Numbers Tell Us

More homes sold this year than last, so buyers are active in Tuolumne County. Prices, though, have eased a little. The median dropped 3% and the average dropped 1%.

Days on market held almost steady at 74 days, versus 73 last year. A typical home here is still taking over two months to sell, so patience is part of the process on both sides of the table.

Most of the Market Is Under $500,000

Of the 640 sales, 491 closed at $500,000 or less. That's 77% of the county's residential sales. If you're a buyer in this range, you're shopping where most of the action is. If you're a seller above that line, expect a smaller pool of buyers and plan your pricing and timeline around that.

Inventory: Buyers Have More Choices

As of October 20, 2026, here is what's on the market:

479 Active Listings

$439,000 Median List Price

$537,377 Average List Price

6.74 Months of Inventory

At about 6.74 months of inventory, buyers have more homes to compare than they have had in a while. That gives buyers room to be selective in Twain Harte, Soulsbyville, Sonora, and the surrounding mountain communities.

It's also worth noticing that the median listing price ($439,000) sits well above the median sales price ($377,250). Those are two different groups of homes, so I wouldn't read it as an exact gap. But it does tell you that what homes are asking and what homes are closing at are not always the same number.

What This Means If You're Buying

With more choices and slightly lower prices, you can take a little more time. Look at several homes, compare them, and don't feel pushed into the first one you see.

Mountain homes vary a lot, though. Lake memberships, road access, well and septic, defensible space, and whether a property is in the pines or closer to town all change the value. Two homes with the same square footage can be very different purchases. That's where local knowledge matters.

What This Means If You're Selling

Pricing is the main lever. With over 6 months of inventory, your home is one of 479 competing for attention. Homes priced in line with what's actually selling are the ones that move. Homes priced off what a neighbor hoped to get tend to sit.

Frequently Asked Questions

What is the median home price in Tuolumne County in 2026?

Through September 30, 2026, the median residential sales price in Tuolumne County was $377,250, down 3% from $390,000 in the same period of 2025.

Is it a buyer's market in Tuolumne County?

There are about 6.74 months of inventory, which gives buyers more options than they've had recently. Sales are up 5% from last year, so the market is still moving. Pricing and condition matter more for sellers than they have in the past.

How long does it take to sell a home in Tuolumne County?

The average was 74 days on market through September 30, 2026, compared to 73 days in 2025.

You can also find current and past MLS statistics on the TCAR website.

Source: Tuolumne County Association of REALTORS® 2026 3rd Quarter Residential MLS Statistics (through 9/30/2026; inventory as of 10/20/2026).