29 homes sold in Blacklake in the last year, at a typical $868K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Blacklake homes are listed.
Every place Blacklake homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Blacklake.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 83% of Blacklake’s sales, at a typical $972K
29 homes sold in the year to May 2026.
typical sale · 24 sold in 12 months
- Per square foot
- $473CA $494
- Days to sell
- 41
- Sold over asking
- 13%
- Listings with a price cut
- 61%
Condos: 5 sold, typical $540K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 1.5 times the 2016 price
29 sales in the last year, against 43 in 2015 and a low of 27 in 2022. The typical sale went from $573K in 2016 to $868K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $850K buys in Blacklake
Check a listing against what Blacklake homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Blacklake are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Blacklake’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 29 sales.
If you’re buying in Blacklake
- Shop in July. It brings about 4 new listings a month, close to the busiest month, with fewer bidding wars (27% over asking).
- You can negotiate. 55% of listings have cut their price, against 25% before the pandemic.
- Bid near asking. Buyers paid 98.5% of the list price on average; 21% paid over.
- You’ll usually have time. Only 40% of homes go under contract within two weeks; the typical one takes 44 days.
Spring brings both the most homes and the most bidding wars
May has the most new listings (about 5 a month), but March is the most competitive: 36% of March sales close over asking. July offers nearly as much choice with fewer homes bid up (27%). January has the least competition (17%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than California
| Blacklake now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 21% | 13% | 52% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 40% | 33% | 76% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 55% | 25% | 50% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 98.5% | 98.4% | 101.6% | 99.7% |
| Days to sellMedian days from listing to contract | 44 | 80 | 15 | 44 |
4 homes for sale on a typical day
That’s 2.4 times the 2022 low (2), 51% fewer than in 2017–19 and well under 2015’s 16.
1 in 2 listings has cut its price
55% in the last year, against 25% in 2017–19 and 24% across California. More sellers are pricing high and coming down.
Houses and condos, year by year
A house typically sold for $972K in the last year (24 sales), a condo for $540K (5).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Blacklake home costs about $5,094 a month
Price: Blacklake’s typical sale, last 12 months. Property tax at Blacklake’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Blacklake is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 1.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $868K home, about $6,780 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in Blacklake.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Guadalupe sells for less a square foot; Woodlands for far more
The busier markets within 25 miles of Blacklake, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Arroyo Grande | 180 | $915K | $556 | 40% | 34 |
| Grover Beach | 133 | $754K | $582 | 37% | 40 |
| Nipomo | 115 | $814K | $482 | 43% | 33 |
| Woodlands | 68 | $1.4M | $604 | 9% | 65 |
| Oceano | 65 | $691K | $543 | 29% | 48 |
| Guadalupe | 37 | $630K | $420 | 35% | 28 |
| Blacklake | 29 | $868K | $470 | 21% | 44 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Blacklake, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Blacklake. People who follow the town see it, and so do people comparing Blacklake with their own town. No commission, no listing fee.
Questions about buying a home in Blacklake
What do homes sell for in Blacklake, CA?
29 homes sold in the year to May 2026 at a typical $868K, $470 a square foot.
Is Blacklake a buyer’s or seller’s market?
A seller’s market: 9 homes were for sale in May 2026 and 4 sold, about 2.3 months of supply. Buyers paid 98.5% of asking on average, and 55% of listings cut their price.
When is the best time to buy in Blacklake?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Blacklake?
About 0.8% of a home’s value a year. On a $868K home that’s near $6,780.
Where can I see homes for sale in Blacklake?
Zillow, Redfin, Realtor.com and Homes.com all carry Blacklake’s MLS listings; the search links above open each one filtered to Blacklake.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).