The median home in Silver Lake and Echo Park sold in 17 days over the past twelve months. Two out of three sold in under 30 days, and those averaged 106.8% of asking price. The ones that took longer than 30 days averaged 98.2%. Speed is not a bonus in this market. Speed is the price.
I pulled these numbers out of the MLS myself on August 26, 2026. Four hundred and four closed sales, single family and condo, the full twelve months. No cherry picking and no rounding in my favor. Here is what the data actually says.
The Short Answer: 17 Days
Median days on market was 17. Median sale price was $1,325,000. The median house was three bedrooms, two baths, 1,510 square feet.
The average was 31 days, which tells you something on its own. When the average is nearly double the median, a handful of disasters are dragging the number up. Somebody’s house sat for 268 days. That house is why people think this market is slow.
| Silver Lake & Echo Park, last 12 months | Median | Average |
|---|---|---|
| Sale price | $1,325,000 | $1,503,777 |
| List price | $1,295,000 | $1,454,538 |
| Days on market | 17 | 31 |
| Size | 1,510 sq ft | 1,670 sq ft |
The 30 Day Cliff Is the Whole Game
This is the part nobody tells you, so pay attention.
| Days on market | Homes | Share | Got this % of asking |
|---|---|---|---|
| 0 to 30 | 274 | 67.8% | 106.8% |
| 31 to 60 | 75 | 18.6% | 98.2% |
| 61 to 90 | 22 | 5.5% | 96.0% |
| 91 to 120 | 19 | 4.7% | 96.6% |
| 120+ | 14 | 3.5% | 98.7% |
Sell in the first 30 days and you average 6.8% over asking. Miss that window and you average 1.8% under. That is an 8.6 point swing.
On a median list price of $1,295,000, 8.6 points is about $112,000.
A hundred and twelve thousand dollars. That is the cost of a listing that does not move. Not a soft market. Not bad luck. A price that was wrong on day one and an agent who let it ride for a month hoping something would change.
Nothing changes. Buyers in this neighborhood watch inventory the way day traders watch a ticker. They know what came on Thursday. They know what has been sitting since June. A house that has been up for six weeks is not a house to them anymore. It is a question. What is wrong with it.
I wrote a whole piece on why some Los Angeles listings sit while others sell immediately. The numbers above are the receipt.
It Got Worse This Year
I ran the same search on the twelve months before this one. Four hundred and thirteen sales. Median sale price $1,318,000, median days on market 16.
So year over year the median went from $1,318,000 to $1,325,000. That is up half a percent. Flat. Days on market went from 16 to 17. Also flat.
Here is what did not stay flat. Last year, homes that sold in the first 30 days got 105.2% of asking and homes that took 31 to 60 days got 100%. A five point gap. This year that gap is 8.6 points.
The market did not get slower. It got less forgiving. Same prices, same speed, and a penalty for being wrong that grew by more than half in a single year.
Look at What Is Sitting Right Now
As of this morning there are 108 active listings in Silver Lake and Echo Park, plus 18 in backup and 15 pending.
Median asking price on the active listings is $1,489,000. Median closing price is $1,325,000.
That is a gap of $164,000. The homes currently for sale are priced 12.4% above what homes are actually selling for, and the median one has been sitting for 47 days. Forty seven, against a market median of 17.
Those two facts are the same fact. What is sitting is sitting because of what it is asking. That inventory is not evidence of a slow market. It is a pile of people who priced for the market they wanted. If your house is on that list you already know which one it is. Your house is not the Taj Mahal, and the MLS keeps score.
Is This a Buyer’s Market or a Seller’s Market?
Seller’s market. Not close.
Silver Lake and Echo Park closed 404 sales in twelve months, which is about 34 a month. There are 108 active listings. That is 3.2 months of supply. Anything under six months is a seller’s market by every definition the industry uses, and the statewide inventory data from the California Association of Realtors puts Los Angeles County in the same range.
Two thirds of sellers here are getting over asking. That is not a market punishing sellers. It is a market punishing bad pricing, and those are different problems with different solutions.
If you are on the other side of this and trying to buy, the same math runs in reverse. I went through it in should you buy a house in Silver Lake right now.
What to Do With This If You Are Selling
Price for week one, not for week six
The whole game is compressed into the first three weekends. Price so the house is the best thing a buyer sees that Saturday. You are not leaving money on the table. You are buying competition, and competition is what produced that 106.8%.
Do not test the market
“Let’s try it high and see what happens” is a $112,000 experiment. You already know what happens. It is in the table.
If you are past day 21 with no offer, the price is the problem
It is not the photos. It is not the season. It is not that buyers have not found it yet. In a neighborhood where the median house is gone in 17 days, three weeks of silence is the market giving you an answer. Cut it once, cut it enough to matter, and cut it before day 30.
Be ready before you list
Seventeen days means the inspection, the appraisal, and your next place all move fast. Sellers who are not ready burn their best two weeks scrambling, and the listing goes stale while they figure out where they are going.
One Note on the Numbers
The MLS treats Silver Lake and Echo Park as one area. There is no way to pull Silver Lake by itself without hand drawing a map, so every figure here covers both. They trade close enough that it holds up, but I am not going to pretend it is Silver Lake alone when it is not.
All of it comes from CLAW MLS, pulled August 26, 2026, covering closed sales from August 26, 2025 forward. I refresh it quarterly. If you want the current month instead of the twelve month picture, that lives in the Silver Lake Market Pulse.
Frequently Asked Questions
The median home in Silver Lake and Echo Park sold in 17 days over the twelve months ending August 2026, based on 404 closed MLS sales. Two thirds sold in under 30 days. The average was 31 days, pulled up by a small number of listings that sat much longer.
Homes in Silver Lake and Echo Park that sold within 30 days averaged 106.8% of their asking price. Homes that took 31 to 60 days averaged 98.2%. On a median list price of $1,295,000 that difference is roughly $112,000. Time on market costs money in this neighborhood.
The median closed price across Silver Lake and Echo Park was $1,325,000 over the twelve months ending August 2026, from 404 MLS sales. That is up 0.5% from $1,318,000 the year before. Prices are essentially flat. What changed is how much a slow listing costs you.
A seller market, but a narrow one. Supply sits near 3.2 months and anything under six months favors sellers. The catch is that the active median list price of $1,489,000 runs 12.4% above the median sale price of $1,325,000. What is sitting is priced above what is actually selling.
About 404 closed sales over the twelve months ending August 2026 across Silver Lake and Echo Park, single family and condo combined. That is down 2.2% from 413 the prior year. Roughly 34 homes change hands a month.
No. Homes that sold within 30 days averaged 106.8% of asking price. Homes that took 31 to 60 days averaged 98.2%. Pricing high to leave negotiating room costs you the window where buyers compete. On the median price that mistake runs about $114,000.
Seventeen days. That is the whole neighborhood in one number. It is fast, it rewards sellers who price like they mean it, and it charges about a hundred and twelve grand to everyone who does not.
Price it right and this market will hand you money. Price it wrong and it will take its time doing the opposite.
— Glenn
About Glenn Shelhamer
I’m Glenn Shelhamer, broker of The Shelhamer Group and founder of Silver Lake Blog. Over the last 15 years I’ve helped buyers and sellers navigate real estate throughout Los Angeles’s Eastside, from smooth transactions to complicated ones.
If you are thinking about listing in Silver Lake, I would rather price it with you off the actual comps than watch you find out what day 45 feels like.
Call or text directly:
310-913-9477
Instagram:
@theshelhamergroup
Email:
glenn@shelhamergroup.com
