Current figures from a 98-home tower
Montebello Condo Market Update: September 2026 Prices & Trends
Updated August 2026
Bottom line: Montebello's median stands at $1,996,300 and its average at $471 a square foot as of September 2026, drawn from 4 closings among 98 homes, so read every line below at that scale.
By the numbers
Montebello Real Estate Market, September 2026
- $1,996,300
- Median sale price
- 94
- Median days on market
- 4
- Homes sold, trailing 12 months
- $471
- Average price per square foot
Montebello market data as of September 2026.
What do the numbers show this month?
Montebello's median stands at $1,996,300 as of September 2026, with a square foot averaging $471. Getting from listing to an executed contract took the median home 94 days, and those sales came in at 91.8 percent of final list price.
Read those two process figures together. A marketing period counted in months, closing at 91.8 percent of the seller's last asking price, is the pair that says a buyer here has room. Neither of them is a sign of buyers bidding against each other.
| Measure | Current figure |
|---|---|
| Median sale price | $1,996,300 |
| Average price per square foot | $471 |
| Median days on market | 94 |
| Sale-to-list ratio | 91.8 percent |
| Homes sold, trailing twelve months | 4 |
| Months of inventory | 6.0 |
| Sale-price window opens | March 2026 |
Why is the sample this small?
Because the building is. Montebello holds 98 homes on 30 floors, four homes to a floor, and it recorded 4 closings over the trailing twelve months. A median drawn from that many sales describes those particular transactions and little else.
The inventory ratio is the figure most easily misread here. 6.0 months of inventory divides the homes on offer by the sales pace of the past twelve months. Both of those numbers are small in a 98-home building, so the ratio jumps when one home comes on the market or goes under contract, and a low reading says very little is for sale rather than that buyers are competing for it.
What the sample does support is the process reading: the time a home spends on the market, and the gap between its asking price and its sale price. Those two have been steady. What it will not carry is a month-over-month price story, because a change usually reports which homes closed rather than a move in value.
What does this mean for a buyer at Montebello?
The comparable set is unusually easy to name here, and unusually short. With four homes to a floor, the home a few floors up in the same corner of the building is your plan with a different view, and its last sale is the number to price against. Three or four closings, some of them reaching back past a year, is often the whole of it.
Size is where a building-wide average stops helping. Homes at Montebello run from 2,000 square feet to more than 4,800, and four of them are two-level penthouses, so one average has to reach across that whole range. Reported living area is soft as well: the appraisal district and the listing do not always state the same number for one home.
Time is the other thing a buyer has. A 94-day median and sales at 91.8 percent of final list make the asking price an opening position. What is scarce is choice: in a tower that turns over 4 homes in twelve months, the right stack and the right exposure may not both be available in the month you are looking.
And for a seller here?
Almost everything turns on the first price. A home opened above what its own stack has closed at waits out the 94-day median and then takes the reduction it could have started from. Because the sale-to-list percentage compares against final list price, a home that has already come down hides part of the distance from its original ask.
Because so few homes trade, the ones that do become everyone else's evidence. A sale in your own stack, at your own plan, is the number an appraiser and the next buyer's agent will reach for, which is why presentation is worth more in this building than the same effort would be worth where hundreds of homes change hands each year.
Which source produces these numbers?
Every number above resolves from one market-statistics feed, scoped to this tower and not to Uptown or to Houston condominiums at large. The date printed beside them, September 2026, is the day they were computed. March 2026 marks the start of the window the sale prices come from, while the count of closings and the inventory ratio each look back a full year.
No page on this site retypes a number. Each one resolves the same figures from the same feed at build time, so when the feed moves the whole site moves at once.
Questions & answers
Montebello questions, answered
What is the median sale price at Montebello in 2026?
Montebello's median sale price stands at $1,996,300, with the average price per square foot at $471, both as of September 2026. That midpoint rests on 4 closings inside a 98-home tower over the past twelve months, so it describes the homes that happened to sell rather than what the building is worth.
In a set this small a median is a midpoint between a few sales, and one closing can shift it. The per-square-foot figure compares better between homes, since the land, the location, the services and the management are identical for every sale in the building, but it still spans homes from 2,000 square feet to more than 4,800. Neither number prices a specific home. The useful comparable at Montebello is architectural: with four homes on a floor, the home in the same corner of the stack a few floors up is your plan with a different view, and its last sale is where a price starts. Three or four sales like that, some reaching back past a year, is usually the whole set.
How long does it take to sell a condo at Montebello?
The median home at Montebello took 94 days to get from listing to an executed contract as of September 2026, and closings came in at 91.8 percent of final list price. Together they describe a tower where buyers take their time and negotiate, and where a marketing period is counted in months rather than in weeks.
Days on market runs up to the executed contract and no further. Funding follows weeks later, and a condominium adds a resale certificate plus the association review a lender runs, neither of which a house sale carries. Because the percentage compares the sale with the most recent asking price, a seller who cut along the way gave up more than it shows. For a seller the useful reading is that the opening number sets the timeline: a home listed above what its own stack has closed at waits out the median and reduces anyway. Anyone weighing when to list should start from a Montebello home valuation.
What is the price per square foot at Montebello?
Homes at Montebello closed at an average of $471 per square foot as of September 2026. The figure divides each sale price by that home's reported living area and averages the results, so renovated interiors and higher floors lift it while original homes pull it down. It is an average over the building and not a valuation of anything in it.
Inside one building the per-foot comparison is stronger than it is anywhere else, because everything outside the front door is the same for every sale. What it cannot do is set a price. Floor, corner, balcony and the state of the kitchens and bathrooms all move it, and the homes here span 2,000 square feet to more than 4,800, so one average has to reach across a wide range. Reported living area is itself a soft figure: the appraisal district and the listing do not always state the same number, while the dimensions of a home are fixed in the plats and plans recorded against its identifying number. Use the average to frame a conversation, never to multiply against a square footage and call the answer an appraisal.
Is Montebello a buyer's or seller's market in 2026?
As of September 2026 Montebello showed 6.0 months of inventory, a 94-day median time to sell, and closings at 91.8 percent of final list price. The marketing period and the sale-to-list ratio are the two that say a buyer here has room to negotiate. The inventory figure on its own says less than it appears to.
The inventory ratio divides the homes on offer by the sales pace of the past twelve months. In a 98-home tower both of those numbers are tiny, so the ratio jumps whenever a single home comes on the market or goes under contract, and a low figure means very little is offered for sale rather than that buyers are fighting over it. What the set does support is a posture. A buyer has time and should expect to negotiate, and a seller needs a realistic number from the first day instead of a reduction three months in. What a home costs to hold each month is the other half of that decision, set out in the cost of owning at Montebello.
Why do Montebello's market statistics move so much?
Because there are 98 homes here and 4 of them changed hands over the trailing twelve months as of September 2026. Every headline figure on this site rests on that handful, so a single closing arriving in the window or dropping out of it can shift the median or the days-on-market reading noticeably.
Four homes to a floor across 30 floors is a deliberately low density, and low density means low turnover. Hundreds of annual sales across a neighborhood will carry a monthly reading; a single tower with a handful of them will not. The inventory ratio and the sale-to-list percentage behave the same way, being ratios over small counts that move by arithmetic rather than by market conditions. What follows in practice is that a change here reports which homes sold, not that values shifted. Judge a specific home against the closings most like it, starting with its own stack, and treat the building-wide figures as background.