El Dorado Hills real estate sales show the same sort of trends we’ve been examining in other local markets. We’re still seeing appreciation, but often in the single digits. Meantime unit volume is off slightly, and the most impressive characteristic of the market we’re seeing is a large increase in expired listings from a year ago. All of this plus increasing inventory bodes well for buyers, but poses problems for those buyers who have not made the adjustment to the new conditions.

Forty-seven homes sold in El Dorado Hills through the MLS in November, down from 64 in November of 2004. The average list price was $726,910 this November, and the average sale price was $715,495, or 98.4% of list. The median sale price was $650,000. Appreciation from November to November on a sold price per square foot basis was 7.5%.

Average length of time on market from listing to negotiated purchase agreement have increased, from 39 days last year to 54 days this year.

Coincidentally with our recent study of the Granite Bay real estate market, the number of expired listings has increased three-fold from last year. In El Dorado Hills, the raw numbers are 7 expired listings last year compared to 21 this year. When we divide by the number of “solds” we get an expired to sold ratio of 10.9% for last year, and 44.7% for this year — lower than Granite Bay, to be sure, but still something to keep in mind when selling.

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