Brady and Son Realty

A Real Estate Team from Keller Williams Silicon City

Fulfilling Dreams, one Home at a Time.

Whether you are selling, buying, or investing, our goal is to meet your Real Estate needs so well that you recommend us to your family and friends.

2221 Oakland Road #268, San Jose, CA 95131

Phone: 408-868-8052

Watsonville, California

Watsonville Downtown, circa 2000

Woodside Area Profile

Watsonville, located in the Pajaro Valley at the locus of Santa Cruz and Monterey counties, is most well known as a farming  and food-processing community. It features a diverse mix of ethnic backgrounds and enjoys a temperate climate most of the year. 



Business and Economy:

City Government

The city of Watsonville is governed by a city council consisting of seven members elected by district to overlapping 4-year terms. The Council meets on Tuesday evenings.

Woodside Town Hall

Things to Do in and around Watsonville


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Parks and Rec:

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Mountain Biking


Theater, Concerts, and Museums

Area Theater and Concert Venues and Organizations:

  • Area Galleries and Museums:

Dining and Shopping in and around Watsonville

Places to Eat:

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Places to Shop:


Watsonville Education Opportunities

K-12 Schools Serving Watsonville

Public schools include links to ratings on Greatschools.org; private schools include links to their website.


Higher Education


Watsonville Real Estate Market

Watsonville area Real Estate Price Trends
Watsonville Real Estate Trends: Average Sales Price and Average Sales to List Price Ratio by Month

Here we see that Watsonville average sales prices have hovered just above $600,000 over the past year. Notably, average prices seem largely unaffected by the COVID-19 shelter in place restrictions that went into effect in March.

The average sales price to list price ratio, shown by the red line, has remained within a band of -3% to +0.5% indicating a healthy market. The dip in June suggests that sellers are starting to price their properties too high.

Watsonville Area Residential Sales by Price Range
Watsonville Real Estate Trends: Home sales by price range.

The histogram above plots Watsonville home sales over the past 12 months by price range. Here we see the peak market is in the $400,000-$800,000 price bands, constituting 75% of the total market.

Watsonville Area Average Days on Market by Price Range
Watsonville Real Estate: 6-month Average: Days to Sell versus Price Range

The second rule of real estate after Location: Timing. Buyers and Sellers need to understand the time trends in the market. 

Sellers need to be aware of how long it might take to sell their home. Many variables affect this time, not the least of which is list price. 

For the buyers, it is important to understand how fast you have to move – not just in responding to a home you like, but in how frequently you need to check the market and how quickly you need to make arrangements to view the home. 

Here we see that for the bulk of the Watsonville market, homes remain on the market for 4 to 8 weeks.

Understanding Price is imperative both form the Seller’s and Buyer’s perspectives.

For the seller, pricing too high can be disastrous. Buyers will focus their attention on lower-priced listings first. So can pricing so low that buyers wonder what is wrong with the property.

Here we see that the peak of the market in the $400,000 to $800,000 price bands, sale prices average within 1.4% below list, with the entire market selling at or within a few percent below list.

Watsonville Area Average Sales to List Price Ratio by Price Range
Watsonville Real Estate: 6-month Average Sale Price to List Price Ratio by Price Range

Help me with Watsonville Real Estate

The accuracy of the information displayed in this site is not guaranteed. The user is advised to conduct their own investigations to validate any information on which purchase or sale decisions are made. Data from the Multiple Listings Service subject to applicable limits on accuracy and content.

Original content ©2018, 2019, 2020 Brady and Son Realty Team @ KW Silicon City . Referenced images and data subject to originator copyrights.