Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in San Bernardino right now.
You have the upper hand in San Bernardino. Most homes for sale still have no buyer. Sellers are competing for you. Use it.
Only 72 out of every 100 homes for sale have found a buyer. The other 28 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.
A typical San Bernardino home takes 50 days to find a buyer. Half of them take even longer. That is 10% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 235 homes for sale in San Bernardino. That is 2.0 times the tightest month on record, but below the peak of 524. Supply is shrinking against last year.
Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. San Bernardino prices have risen in 101 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
Yes, if you negotiate. Buyers have the upper hand in San Bernardino right now. 0.72 out of every 100 homes for sale have a buyer, 10% of sellers have cut their price, and a typical home takes 50 days to sell.
Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.
+4.7%/yr. 1 year: +0.4% · 5 years: +4.7% · ten years: +7.4%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what San Bernardino does without one. Underwrite closer to +4.7%. Measure growth per square foot, not on the median. The median moves when the mix of listed homes moves. Your house does not. The one-year rate is a timing signal. It is not an underwriting input.
A typical San Bernardino home takes 50 days to find a buyer. Half of them take even longer. That is 10% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
92408. Only 36 out of 100 homes there have a buyer, 22% have cut their price, and a typical home takes 44 days to sell.
Where it isn't: 92411 ranks #5,054 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 92404 is on both lists. That is rare. It is the one place in San Bernardino where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 92404 | +10.1% | $358 | 0.94 | 57 |
| 92410 | +7.0% | $414 | 0.64 | 28 |
| 92411 | +6.8% | $450 | 0.77 | 16 |
| 92405 | +4.8% | $371 | 0.86 | 28 |
| 92408 | +4.1% | $381 | 0.36 | 14 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
.png)
