Yucca Valley, California Housing Market

What stands out in Yucca Valley?

• 15 homes are under contract for every 100 still for sale: among the fewest homes under contract per listing of 584 tracked cities. Demand is light. Your offer may be the only one.
• Population is down 2.9% over five years: among the steepest population decline of 765 tracked cities. A shrinking population thins demand over time.

How far have Yucca Valley prices fallen?

Asking price per square foot in Yucca Valley is 14.8% below its May 2022 high and down 4.8% over the last year. Prices were above the year before in 73% of months since the data starts, so this market has climbed back from drops before. 29% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

What does a shrinking population mean for Yucca Valley landlords?

The population in Yucca Valley's ZIP codes fell 2.9% over five years. 13.9% of homes are vacant, higher than 87% of tracked cities. Households still grew 1.3% while the housing stock grew 3.0%. Fewer people living in more households means rental demand has held up better than the population suggests. Check vacancy by ZIP before you buy.

How much can you negotiate in Yucca Valley?

For every 100 homes still for sale, 15 are under contract. In 2017–2019 at this time of year it was 31. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Yucca Valley listing has been on the market 72 days. That is 17% shorter than a year ago. There are 243 homes for sale in Yucca Valley. That is 5.0 times the tightest month on record, but below the peak of 288. Supply is growing against last year.

What to do about it

• Search Yucca Valley homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Yucca Valley?

The median asking price is 18.1% below its Mar 2025 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Yucca Valley prices have risen in 81 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

How does Yucca Valley compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 4th cheapest of 141. Yucca Valley is at $403,250. Closest: Bakersfield and Tulare.
• Buyer competition: the least competitive of 138. Yucca Valley is at 0.15 buyers per home. Closest: Palm Desert.
• Time on market: 7th longest time on market of 141. Yucca Valley is at a median of 72 days on market. Closest: Rancho Mirage and Rancho Palos Verdes.
• Price cuts: the most price cuts of 141. Yucca Valley is at 29% of sellers cutting. Closest: Laguna Niguel.

Who will rent from you in Yucca Valley?

In Yucca Valley, 34 out of every 100 households rent. Most own their home. The renter share is growing. Five years ago it was 32 in 100. Renter households average 2.1 people. Singles and couples rent here. Two bedrooms beat four.

The median Yucca Valley household earns $58,373 a year. Incomes here have grown 6.6% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.9 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $1,459 a month.

To see what one Yucca Valley address would rent for and cash flow, run it through the app.

What numbers should you underwrite a Yucca Valley deal with?

• Price growth to assume — +1.4%/yr. Yucca Valley grew 8.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Yucca Valley grows about 1.4% a year. That is the number to type in. Prices fell 4.8% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 72 days of holding costs, the current median listing age, when you exit or refinance.
• Odds you cut your price to sell — 1 in 3. 29% of Yucca Valley listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $276/sqft. The typical Yucca Valley listing shrank from 1,775 to 1,535 sqft since Jul 2016. So median price hides real growth: 132% per sqft versus 102% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +5%. Homes for sale in Yucca Valley are up 5% on last year, so your resale faces more competition than today's comps did.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Yucca Valley?

The median asking price in Yucca Valley is about $403,000 as of Sep 2026, down 14.1% from a year ago. The typical listing is 3% smaller than a year ago, and asking price per square foot is down 4.8%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Yucca Valley figures cover the 2 ZIP codes with a Yucca Valley mailing address, which can reach past city limits.

Is Yucca Valley a buyer's or seller's market in 2026?

Buyers have more room in Yucca Valley than usual. We compare Yucca Valley with 2017–2019 at this time of year: there are 15 pending sales per 100 listings, against 31 then; there are 34% more homes for sale; 29% of sellers have cut their price, against 22% then.

Are Yucca Valley home prices going up or down?

The median asking price is 18.1% below its Mar 2025 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the best month to buy a house in Yucca Valley?

Across 9 full years, Yucca Valley asking prices ran lowest in January, about 5.2% below the year's average. They peaked in November. The most homes for sale show up in November, about 10% above the yearly average.

What price growth should I assume for Yucca Valley?

Assume +1.4% a year. Yucca Valley grew 8.6% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Yucca Valley grows about 1.4% a year. That is the number to type in. Prices fell 4.8% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Yucca Valley?

HUD's fiscal year 2026 fair market rent for San Bernardino County is $2,201 a month for 2 bedrooms and $2,912 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.