LA Real Estate Market Shift: What September 2026's Buyer's Market Means for Buyers and Sellers
By Diana L. Marquez, Real Estate Agent | CA DRE #01418705 | eXp Realty of Southern California, Inc., DRE #02187306
September 8, 2026
Los Angeles has reached an important turning point: the market has tipped into a clear buyer’s market.
That does not mean home prices are falling across the board. It means the balance of leverage has changed. Buyers have more time to think, more room to negotiate, and more opportunities to request thoughtful terms. Sellers can still achieve strong results, but pricing accurately from the beginning is more important than it has been in recent years.
Here is what the latest LA market briefing means for buyers and sellers.
The Trend
Three conditions are shaping the market right now:
- Mortgage rates remain elevated, near a one-year high.
- Homes are taking approximately 50 to 80 days before closing, which is a normal but slower pace.
- Sellers are competing for qualified buyers rather than buyers competing aggressively for every available home.
The median Los Angeles home price is approximately $1.05 million, up 1.4% year over year. Forecasts continue to call for modest appreciation of roughly 1% to 4% through the rest of 2026.
That combination is important. The market is more negotiable, but it is not a falling-price market. Buyers may have leverage without needing to expect a dramatic discount. Sellers may need patience without assuming their property has lost its value.
A buyer’s market simply means buyers have more influence in the conversation.
That influence may show up through a lower offer, a request for closing-cost assistance, a longer inspection period, a repair credit, or more flexibility around the closing date. Each situation is different, and the strongest strategy depends on the property, neighborhood, condition, financing, and seller’s goals.
What Buyers Should Know
For buyers, this environment can create space to breathe.
During more competitive periods, buyers often felt pressure to waive protections, move quickly, or offer significantly above asking just to remain in consideration. Today, qualified buyers may have more opportunities to review disclosures, compare homes, and negotiate terms that fit their financial plans.
That does not mean every seller will accept every offer. Well-priced homes in desirable locations can still attract attention, and sellers are still paying close attention to financing strength and overall offer quality.
The practical advantage is that buyers may be able to:
- Negotiate price or seller-paid closing costs
- Request reasonable repairs after inspections
- Preserve important financing and inspection contingencies
- Compare multiple properties before making a decision
- Take a more measured approach to monthly payment planning
Rates remain a major part of the conversation. The current briefing places the approximate averages at:
- 30-year fixed: 6.67%
- 15-year fixed: 6.04%
Your actual rate may differ depending on credit, loan type, down payment, lender, points, and other factors. FHA and VA options may be below conventional rates for qualified borrowers.
The 2026 conforming loan limit is $832,750 for standard areas and $1,249,125 in high-cost areas. Los Angeles County qualifies as a high-cost area, which may provide additional conventional financing flexibility for eligible buyers.
Veterans and service members should also ask a qualified lender about VA financing. With full entitlement, eligible borrowers may qualify for $0 down financing, including jumbo loan amounts above $1 million, subject to lender guidelines, entitlement, appraisal, income, and property requirements.
The right loan strategy should be reviewed carefully rather than selected based on one headline rate. A slightly lower payment today may come with different fees, insurance requirements, or long-term conditions. Clear comparisons matter.
First-Time Buyer Assistance
First-time buyers who inquired about CalHFA earlier in 2026 should check their current status.
CalHFA’s 2026 Dream For All program has approximately $150 million to $200 million available, with vouchers being released to buyers who were previously waitlisted. The program uses a shared-appreciation structure, so buyers should understand both the assistance and the future repayment obligations before moving forward.
The CalHFA program information page confirms that buyers on the Dream For All voucher waitlist can access the Voucher Portal to review their status.
If Dream For All is not available, other programs may still be worth exploring, including:
- MyHome Assistance Program
- ZIP
- MyAccess
Eligibility, funding, income limits, credit requirements, and program terms can change. A CalHFA-approved lender can explain which options may fit your situation and whether assistance affects your total monthly payment or future equity.
If you are a first-time buyer who reached out earlier this year, this is a good time to reconnect, review your financing, and determine whether your options have changed. You do not have to understand every program before asking questions.
What Sellers Should Know
The buyer’s market calls for realistic pricing and thoughtful preparation.
Overpricing a home can be especially costly in a slower market. Buyers have more choices, and they are more likely to compare condition, location, price, and monthly payment before making an offer. A property that starts too high may sit, receive fewer showings, and eventually require a reduction that makes the listing appear less competitive.
Pricing correctly from day one helps a home reach the right buyers while the listing is still fresh.
That does not mean pricing below value or giving the property away. It means using current comparable sales, active competition, condition, location, and likely buyer financing to establish a thoughtful range.
Sellers should be prepared for:
- Longer marketing timelines
- More questions from buyers
- Requests for repairs or credits
- Negotiations around price and closing costs
- The need to keep the home show-ready for an extended period
Patience is part of the strategy. A home taking several weeks to sell is not automatically a sign that something has gone wrong. The key is to monitor feedback, evaluate activity, and make informed adjustments when the market provides useful information.
Key Players and a Broader Housing Signal
The latest brokerage figures also show that significant activity continues across Los Angeles.
The top 20 residential brokerages recorded approximately $52.2 billion in sales volume over the past 12 months, an increase of about $1.6 billion and 542 deals year over year. Even in a slower market, buyers and sellers are still making decisions, and experienced representation remains valuable when the transaction involves meaningful financial and personal considerations.
A notable commercial real estate deal offers another perspective. Lincoln Property Co. paid approximately $70 million for an office building at 1500 Rosecrans Avenue in Manhattan Beach, with plans for multifamily redevelopment. The project reflects continued interest in converting or replacing underused office properties with residential housing.
Office-to-residential redevelopment will not change the market overnight, but it can influence future housing supply, neighborhood planning, rental options, and long-term investment activity. It also shows that real estate decisions are taking place across multiple property types, not only traditional single-family homes.
Stop and Reconsider
One message deserves special attention: do not describe today’s buyer’s market as a falling-price market.
The current outlook still calls for approximately 1% to 4% appreciation through the remainder of 2026. Individual neighborhoods and property types may perform differently, and some homes may sell for less than the original asking price. But negotiation room is not the same as broad price decline.
For buyers, this means you may have more choices and leverage, but a well-located, well-priced home can still hold its value.
For sellers, this means you may need to adjust expectations around timing and negotiation, but there is no reason to assume that a thoughtful sale requires panic pricing.
A Manageable Next Step
If you are buying, start with a clear financing review and a realistic monthly payment. Then identify where you have flexibility and where you want protection.
If you are selling, begin with an honest pricing conversation, prepare the property carefully, and create a plan for responding to buyer feedback without feeling rushed.
My role is to help make the process understandable and manageable. I can help buyers evaluate opportunities, compare financing considerations, negotiate thoughtfully, and stay informed. I can help sellers position their property, understand current competition, and make decisions based on market information rather than pressure.
You remain involved in every decision. My job is to provide clarity, communicate consistently, and help protect your interests throughout the process.
If you would like to talk through what this September market means for your specific situation, connect with Diana Marquez, licensed Real Estate Agent. A conversation can begin with a question, a property search, a pricing review, or a simple update on your goals.
Diana L. Marquez | CA DRE #01418705 | eXp Realty of Southern California, Inc. — DRE #02187306