Pine Mountain Lake Real Estate Market Conditions

2026 1st Quarter Update

There are 62 homes on the market in Pine Mountain Lake (as of 03/31/2026).  We currently have only 9 PML homes in escrow as the market remains sluggish.

There were only 10 PML sales in the first quarter, with a median list price of $386,500 and a median sale price of $356,500.  Median list price to sale price ratio was 92.3% (7.7% under asking price) and the median marketing period for homes that sold was quite high at 96 days!  Our median sale price this quarter is 2.8% lower than the $367,500 median sale price of 2025.

The market outlook for this year has been downgraded, with interest rates being a major factor.  Interest rates for 30-year mortgages were down to 6.18% at the beginning of the year, but thanks to the Middle East Conflict they have surged up to 6.38%.

Insurance has also been a factor with California Fair Plan now proposing to increase home insurance rates by an average of 35.8%!  The proposal is currently pending review by the California Department of Insurance.  The plan cites significant losses from 2025 wildfires ($4 billion) and the need to remain solvent while covering 590,000+ homes.

We are starting to see a surge in advertising from "Non-admitted Carriers" (or "Surplus Line Insurers") who are often offering better rates.  The tradeoff is that these companies are not regulated by The California Department of Insurance and are not protected by the state's safety net if the insurer becomes insolvent.  So, if you are considering a policy from one of these companies, please do your due diligence of investigating the financial security of them.

So, who’s buying homes here now?  Most are vacation home buyers and probably a third of them are considering renting the homes when they are not used by their families.  We have a larger amount of cash buyers or buyers with larger downpayments who are not as concerned about the higher interest rates.  For those that are financing, there is the hope of refinancing when the rates do eventually come down.

Rates aside, these are good days for homebuyers, who will have less competition, more properties to choose from, and better opportunities to negotiate.

If you want to monitor new listings, “Get New Listing Alerts” is a great tool of my website that allows you to personalize and save a property search and be immediately updated when a new listing that matches your criteria comes on the market. Please utilize it, and don’t worry; I won’t pester you if you sign up for updates.

If you’re ready to begin your home search, give me a call. It would be my pleasure to show you any homes that you find on this site. I also can also give you a tour of Pine Mountain Lake and Groveland, and show you the numerous amenities, restaurants, and attractions that make this community such a great place to vacation and live.

Tom Knoth
Owner/Broker – Knoth Properties

#1 agent for total PML Home Sales in 2024, #1 for total PML Sales Volume in 2024.
37 Years Experience as a Real Estate Broker
(209) 770-5838 (Cell/Text)
tomknoth@yahoo.com

Market Statistics (2012-2025)

For the “propeller heads” among you, who just can’t get enough stats, I add the following market statistics from recent years:

In 2025, there were 83 homes sold in Pine Mountain Lake, with a median list price of $389,000 and a median sale price of $367,000. That is 10% lower than the median sale price in 2024 of $407,500.  Median list price to sale price ratio was 94.3% (5.7% under asking price) and the median marketing period for homes that sold was 57 days.

In 2024, there were 109 homes sold in Pine Mountain Lake, with a median list price of $415,000 and a median sale price of $407,500. That is 2.7% lower than the median sale price in 2023 of $419,000.  The median sale price to list price ratio was 98.2% (1.8% under asking price) and median marketing period for homes that sold was 55 days.

In 2023, there were 89 homes sold in Pine Mountain Lake, with a median list price of $429,000 and a median sale price of $419,000. That is 0.8% lower than the median sale price in 2022 of $422,500.  67% of the homes that were listed in 2023 were sold and the median marketing period for homes that sold was 81 days.

In 2022, there were 118 homes sold in Pine Mountain Lake, with a median list price of $425,000 and a median sale price of $422,500. That is 1.8% higher than the median sale price in 2021 of $415,000.  73% of the homes that were listed in 2022 were sold and the median marketing period for homes that sold was 56 days.

In 2021, there were 199 single family homes sold in Pine Mountain Lake, with a median list price of $425,000 and a median sale price of $415,000. The median sale price to list price ratio was 98.72%. These homes which sold had a median marketing period of 72 days on the market. The median sale price in 2021 was 45.61% higher than it was in 2020.

In 2020, there were 196 single family homes sold in Pine Mountain Lake, with a median list price of $292,400 and a median sale price of 294,000. The median sale price to list price ratio was 97.4%. These homes which sold had a median marketing period of 148 days on the market. The median sale price in 2020 was 6.36% higher than it was in 2019.

In 2019, there were 127 single family homes sold in Pine Mountain Lake, with a median list price of $274,900 and a median sale price of 262,000. The median sale price to list price ratio was 95%. These homes which sold had a median marketing period of 92 days on the market. 57% of all homes listed in this period sold. The median sale price in 2019 was 0.077% higher than it was in 2018.

In 2018, there were 166 single family homes sold in Pine Mountain Lake, with a median list price of $265,000 and a median sale price of 260,000. The median sale price to list price ratio was 98.1%. These homes which sold had a median marketing period of 86 days on the market. 74% of all homes listed in this period sold. The median sale price in 2018 was 13% higher than it was in 2017.

In 2017, there were 167 single family homes sold in Pine Mountain Lake, with a median list price of $239,000 and a median sale price of 230,000. The median sale price to list price ratio was 96.23%. These homes which sold had a median marketing period of 89 days on the market. 62.5% of all homes listed in this period sold. The median sale price in 2017 was 0.006% higher than it was in 2016.

In 2016, there were 136 single family homes sold in Pine Mountain Lake, with a median list price of $236,250 and a median sale price of 228,497. The median sale price to list price ratio was 96.72%. These homes which sold had a median marketing period of 96 days on the market. 59% of all homes listed in this period sold. The median sale price in 2016 was 17.17% higher than it was in 2015.

In 2015, there were 127 single family homes sold in Pine Mountain Lake, with a median list price of $195,000 and a median sale price of 189,000. The median sale price to list price ratio was 97%. These homes which sold had a median marketing period of 112 days on the market. 60% of all homes listed in this period sold. The median sale price in 2015 was 1.82% lower than it was in 2014.

In 2014, there were 106 single family homes sold in Pine Mountain Lake, with a median list price of $199,450 and median sale price of $192,500. The median sale price to list price ratio was 96.52%. These homes which sold had a median marketing period of 99 days on the market. In 2014, 56% of all homes listed in PML were sold. The market had a slow start in 2014 but finished strong. The median sale price in 2014 was 2.67% higher than it was in 2013.

In 2013, there were 123 single family homes sold in Pine Mountain Lake, with a median list price of $197,000 and median sale price of $187,500. The median sale price to list price ratio was 95.17%. These homes which sold had a median marketing period of 136 days on the market. In 2013, 68% of all homes listed in PML were sold. Keep in mind that the Rim Fire was in August 2013 and market conditions were subsequently very slow in the fall and winter. Despite this, the median sale price in 2013 was 12% higher than it was in 2012.

In 2012, there were 120 single family homes sold in Pine Mountain Lake, with a median list price of $175,000 and median sale price of $165,000. The median sale price to list price ratio was 94.28%. These homes which sold had a median marketing period of 148 days on the market. In 2019, 60% of all homes listed in PML were sold.