August 2026 Market Data •Redfin City-Limits Figures
Here’s where the Seal Beach market stands as of August 2026, the most recent full month of closings, with year-over-year comparisons to August 2025. Figures are Redfin city-limits data. Before reading any of it, one thing has to be said plainly: Seal Beach is two markets in one, and its citywide median describes neither of them well.
At a Glance — Seal Beach, August 2026
| Metric | August 2026 | Year-over-Year |
| Median Sale Price | $403,233 | −9.3% |
| Homes Sold | 133 | −9.9% |
| Median Days on Market | 45 days | −3 days |
| Sale-to-List Ratio | 99.2% | — |
| Sold Above List Price | 19.3% | — |
| Homes with Price Drops | 31.8% | — |
| Competition | Somewhat Competitive | — |
“Competition” reflects Redfin’s Compete Score — a 0–100 rating of how hard buyers compete for homes over the trailing three months, based on how many offers homes receive, how often they sell above asking, how quickly they go pending, and the sale-to-list ratio.
*Seal Beach’s citywide median is heavily weighted by the Leisure World 55+ condo community; Old Town and The Hill trade well into seven figures — read this as two markets in one.
Prices and Pace
Seal Beach’s citywide median came in at $403,233 in August, down 9.3% from a year ago. That figure is not a coastal single-family price and should never be used as one. Leisure World — the large 55-and-over condo community inside the city limits — accounts for a heavy share of every month’s closings, and those units typically trade in the high $300Ks to low $400Ks. Old Town Seal Beach and The Hill, the coastal single-family neighborhoods, trade well into seven figures. When the mix of closings tilts toward Leisure World in a given month, as it did in August, the citywide median falls even if nothing at all has happened to values in either segment.
Volume was 133 closings, down 9.9% from last August. Pace eased slightly: median days on market fell three days year over year to 45, but the typical home now goes pending in about 50 days, up from roughly 46 in June. The city holds a somewhat competitive rating with a Compete Score of 61.
Where the Leverage Sits
The transaction data is healthier than the median suggests. Seal Beach posted a 99.2% sale-to-list ratio — the second-strongest on the coast — meaning the average sale closed within a percent of asking. The share of homes selling above list rose from 17.3% in June to 19.3%. At the same time, price reductions climbed from 28.3% to 31.8%, the second-highest rate in coastal Orange County. Read together: homes that are priced correctly are closing very close to ask, and roughly a third of sellers are discovering their first number was too high. That is a market with pockets of genuine negotiating room, particularly on listings that have been sitting.
What This Means for Buyers
Decide first which Seal Beach you are actually shopping. If it is Leisure World, you are buying into a 55-and-over community with its own ownership structure, monthly assessments and financing considerations — understand the share-ownership and lender requirements before you fall in love with a unit, and price your search off recent sales inside the community.
If it is Old Town or The Hill, you are shopping a coastal single-family market that trades in seven figures and has almost nothing to do with the citywide median in this table. Use nearby comparable sales in those specific neighborhoods, and expect competition — with 19.3% of city sales closing above asking and a 99.2% closing ratio, well-presented homes are not sitting.
What This Means for Sellers
The strong closing ratio is your friend and the rising reduction rate is your warning. Nearly a third of Seal Beach listings cut their price before selling, up from 28.3% in June. Homes that reduce almost always net less than homes priced correctly from day one.
Whichever segment you are in, price against your own segment. A Leisure World seller should look at recent Leisure World sales; an Old Town seller should look at Old Town. And build a seven-week runway into the plan — at about 50 days to pending, Seal Beach is slower than its mid-tier coastal neighbors.
Bottom Line
Seal Beach remains two markets inside one set of city limits, and August’s 9.3% decline in the citywide median reflects a mix shift toward Leisure World condos rather than any fall in coastal home values. Underneath the headline, the market is sound: sales are closing within a percent of asking and the above-list share is rising. Just do not price anything — buying or selling — off the citywide figure.
Data provided by Redfin (redfin.com). Figures are city-limits monthly data for August 2026; competitiveness and time-to-pending reflect Redfin’s trailing three-month Compete Score.