Patterson Housing Market Report – May 2026
Here's a look at how the Patterson, CA real estate market performed in May 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 37
- Median Sale Price: $509,000
- Average Sale Price: $535,912
- Average Price Per Sq Ft: $247
- Average Days on Market: 97
- Sale-to-List Price Ratio: 98.9%
Month-Over-Month Trends
Compared to April, the median sale price in Patterson moved 0.7% down (from $512,500 to $509,000). The number of homes sold was 14.0% down compared to the prior month (43 vs. 37). Average days on market shifted 0.0% down (97 days to 97 days).
Year-Over-Year Comparison
Compared to May 2025, the median sale price is 2.1% down (from $519,990 to $509,000). Sales volume is 30.2% down year-over-year.
What This Means
Patterson's housing market is cooling noticeably as we head into summer. The median price dropped 2.1% year-over-year to $509,000, and sellers are having to work harder—homes are now sitting on the market for about three months on average. What's particularly telling is the sale-to-list ratio of 98.9%, suggesting that buyers have regained negotiating power. Properties are selling just slightly below asking, a meaningful shift from the seller-favorable conditions of recent years. The uptick in active listings to 144 units, with many sitting for over 100 days, reinforces this buyer's advantage.
The month-to-month decline in sales volume warrants some caution in interpretation, but the consistency of median price decline and stable days on market paint a clearer picture: demand is softening in this Central Valley market. Higher interest rates continue to weigh on affordability, and Patterson's position as a more affordable corridor hasn't been enough to offset broader market headwinds. For buyers, this slower pace offers genuine negotiating room. For sellers, patience and realistic pricing are becoming essential strategies as the summer market unfolds.
Patterson Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 95363 | 37 | $509,000 | $247 | 97 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 25 | $508,000 | $254 |
| LAND | 10 | $538,750 | N/A |
| MOBILE | 1 | $250,000 | $217 |
| OTHER | 1 | $1,150,000 | $108 |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $200K - $299K | 1 |
| $300K - $399K | 4 |
| $400K - $499K | 10 |
| $500K - $749K | 20 |
| $750K+ | 2 |
Current Active Listings
As of this report, there are 144 active listings in Patterson with a median asking price of $524,975 and an average of 103 days on market.
Thinking About Selling Your Patterson Home?
If you're a homeowner in Patterson considering selling, you have options. While the traditional market is one route, selling directly for cash can save you time, commissions, and the hassle of repairs and showings. We buy houses in Patterson and throughout Stanislaus County — get a no-obligation cash offer today.