Madera County Real Estate Market Update - Week of February 02-08, 2026

Week of 02/02/2026 – 02/08/2026 | CRMLS Matrix Report

As we move into February, the Madera County real estate market is showing strong early-year energy. What we’re seeing now is exactly what seasoned real estate professionals look for before a busy spring season: increasing buyer activity, homes going under contract across multiple communities, and steady closed sales that reinforce confidence in the market.

This week’s CRMLS Matrix report reflects a market that is balanced, active, and quietly building momentum.

Source: CRMLS Matrix

📊 Market Activity Breakdown

🌊 Bass Lake

• 1 Active Listing

Inventory remains tight at Bass Lake, which is significant. With only one active property available this week, supply is limited — and that typically strengthens seller positioning. Buyers looking for lake lifestyle properties know opportunities don’t last long here.

🌲 Oakhurst

• 2 Active Listings

• 1 Home Under Contract

Oakhurst continues to demonstrate steady buyer engagement. Even with limited inventory, homes are going under contract, showing that serious buyers are actively watching the market and making moves. For sellers, this is a strong indicator that properly priced homes can attract attention quickly.

🏡 Coarsegold

• 1 Active Listing

• 3 Homes Under Contract

• 1 Expired Listing

Coarsegold stood out this week with impressive pending activity. Three homes under contract compared to just one active listing is a powerful signal of demand. Buyers are clearly motivated, and sellers who position their homes well are seeing results.

This type of absorption rate often signals upward momentum heading into spring.

🌄 North Fork

• 1 Home Under Contract

• 1 Closed Sale

North Fork posted both a pending and a closed transaction, which reinforces continued buyer confidence in this mountain community. Closed sales are especially important — they validate pricing and confirm that transactions are successfully reaching the finish line.

🌳 Ahwahnee

• 2 Active Listings

With limited inventory available, Ahwahnee presents opportunity for both sides of the market. Buyers have options without being overwhelmed, and sellers benefit from reduced competition.

🏞 Fish Camp & Yosemite

• 1 Closed Sale in Fish Camp

• 1 Closed Sale in Yosemite

Closed sales in these lifestyle-driven markets are particularly encouraging. These areas often attract second-home buyers and those seeking a unique mountain experience. Successful closings here demonstrate that buyers are confident not only in primary residences, but also in vacation and investment properties.

🌅 Raymond

• 1 Home Under Contract

Raymond recorded a pending sale this week, showing that buyers are expanding their search radius and finding value in surrounding communities.

📈 What This Means for Buyers

Buyers are entering the market now — and they’re securing homes before spring competition ramps up.

Here’s why this window is attractive:

• Inventory is still relatively limited.

• Serious sellers are on the market.

• Fewer bidding wars compared to peak season.

• More room for thoughtful negotiation.

The number of pending properties across Coarsegold, Oakhurst, North Fork, and Raymond shows that buyers who are prepared and decisive are successfully getting into contract.

If you’ve been waiting for the “right time,” this early-season activity suggests the market is already moving — and getting ahead of the spring rush can be a smart strategy.

💰 What This Means for Sellers

For sellers, the data is very encouraging.

• Multiple homes going under contract across several communities.

• Closed sales validating pricing.

• Limited active inventory in key areas.

When there are more pending properties than active listings (as seen in Coarsegold), that signals strong absorption — meaning demand is outpacing supply.

Sellers who list now can benefit from:

• Higher visibility.

• Motivated early-year buyers.

• Less competition than peak spring months.

• Strong positioning before inventory increases.

The key continues to be strategic pricing, strong presentation, and professional marketing.

The Big Picture

This week’s report confirms that the Madera County real estate market is not waiting for spring — it’s already in motion.

We are seeing:

• Balanced activity.

• Strong pending ratios.

• Meaningful closed sales.

• Expanding buyer interest across multiple communities.

Momentum is building steadily, not explosively — which often creates a healthier, more sustainable market environment for everyone involved.

Looking Ahead

February often serves as the transition month into the spring market. Based on the activity we’re seeing now, we can anticipate:

• Increasing buyer traffic.

• More homes entering the market.

• Continued contract activity.

• Strengthening seller confidence.

Those who prepare early tend to benefit most.

If you’re considering buying, selling, or simply want to understand how this market impacts your property value, this is a great time to have that conversation. Real estate decisions are best made with current data, local insight, and a strategy tailored specifically to your goals.

The Madera County and surrounding mountain communities continue to offer opportunity, lifestyle, and long-term value — and 2026 is already shaping up to be an exciting year.

Here’s to a strong and successful season ahead in our local real estate market!

Cash Thomas

Founder / Broker Associate