Snapshot Of The Neighborhood
El Dorado Park Estates is a mid century neighborhood of roughly 1,388 single family homes, developed from 1962 to 1972 by S & S Construction, directly adjacent to El Dorado East Regional Park.
Homes here are larger than the Long Beach average, and the tract is almost entirely owner occupied, which keeps turnover low and competition high when a good listing appears.
Current Numbers
As of November 2025:
- Median sale price: about 1,345,000 dollars
- Year over year change: down roughly 7.9 percent
- Average days on market: about 42 days
- Number of homes sold that month: 4, compared with 8 in the same month the year before
By comparison, in the wider 90808 zip:
- Median sale price: about 1,017,500 dollars
- Year over year change: down about 5.3 percent
- Average days on market: about 43 days
- Homes sold in the month: 86, up from 75 a year earlier
And in Long Beach overall:
- Median sale price: about 864,250 dollars
- Year over year change: up about 4.8 percent
- Average days on market: about 49 days
What The Numbers Really Mean
A few takeaways:
- El Dorado Park Estates still commands a significant premium over the city average and over 90808 as a whole
- Prices in this micro neighborhood have softened somewhat year over year, in line with broader East Long Beach patterns, but remain at a high absolute level
- Very low monthly sales counts are normal here and reflect the small size of the tract and the tendency of owners to stay long term
In practical terms, this is still a desirable, low inventory neighborhood. Buyers have become more price sensitive, but they are still willing to pay for updated homes with good locations.
For Sellers
If you are thinking about selling:
- You are pricing into a market where buyers compare you against both El Dorado Park Estates comps and other 90808 options
- Well prepared, realistically priced homes are still selling in about a month to six weeks on average
- Overpriced or poorly presented homes can sit in a way that was less common in hotter years
This is a good environment for strategic sellers who are willing to invest in prep and to base pricing on very recent micro comps.
For Buyers
If you are shopping in El Dorado Park Estates:
- Expect fewer options than in surrounding neighborhoods because of low turnover
- Understand that the neighborhood premium is real compared to the 90808 average
- Use the slight year over year softness as leverage on homes that are dated or over priced, but be ready to move decisively on well priced listings
This is a selectively competitive market. The best homes still attract strong interest.
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