Del Rey Oaks pricing evidence should separate a published market summary from the individual transactions needed to value a home. A median can describe a small group of reported closings, but it does not explain the condition, rights, alterations or terms of the properties behind it. A current asking price is another kind of evidence and should not be slipped into the closed-sale count.
This guide uses a limited September 2026 publisher snapshot and actual City improvement records to build an original comparison method. It has no permissioned private MLS export, independently verified individual comparable sales or broker-authored dollar adjustments. Use the Del Rey Oaks guide, Monterey County guide and selling process with the actual subject and qualified reviewer.
Read the publisher’s period and property classes
The MLSListings City page retrieved October 26, 2026 explicitly labels its structured statistics as City geography and September 2026 data. It reports two single-family closed sales, a $841,000 median and $1,682,000 total sale volume. For condos/townhomes it reports zero closed sales and unavailable median/volume fields. These are publisher-reported aggregates, not transactions independently checked against deeds or private terms.
The same page contains a separate listing feed with reported active, contingent and pending properties. Keep that feed separate from the dated statistics. A pending listing is not a verified September closing, and an asking figure does not become a comparable-sale price because it appears near a market summary. This guide summarizes limited factual fields rather than copying the report, charts or the page’s broad market interpretations.
Original Del Rey Oaks reported-market evidence sheet
| Reported category | Closed count | Reported median | Reported total volume | Original interpretation |
|---|---|---|---|---|
| Single-family | 2 | $841,000 | $1,682,000 | Two reported observations; individual prices, features and terms not supplied by this aggregate. |
| Condos/townhomes | 0 | Unavailable | Unavailable | No observed closing sample for that class; not zero property value. |
| Issue | Local evidence anchor | Needed before an adjustment |
|---|---|---|
| Converted accommodation | 916 Portola lower-level conversion log entry. | Actual subject/candidate configuration and condition at sale, approval/completion and terms. |
| Garage/JADU use | 17 Saucito conversion description. | Supported use and remaining parking/storage; no automatic room-value schedule. |
| Attached ownership | City Housing Element identifies The Oaks condominiums. | Actual unit rights, dues, assessments, condition and qualifying closed evidence. |
| New project description | 120 Del Rey Gardens proposes short-term apartments with commercial uses. | Actual use/tenure and completion; not ordinary completed home-sale inventory. |
Do the arithmetic without inventing the individual sales
Multiplying the reported single-family median by two gives $1,682,000, matching the published total volume. With two observations, the ordinary median is the average of the two middle values. That consistency check does not reveal either individual sale price. Many different pairs can produce the same total, and the aggregate does not identify which features or terms explain their prices.
Do not describe both homes as having sold for $841,000 or use that number as the value of a candidate. The two-sale count is also too limited to isolate an upgrade premium, neighborhood effect or causal change in values. Any broader interpretation needs appropriate underlying data, consistent definitions and professional analysis. The check here verifies simple published arithmetic, not the accuracy or completeness of the MLS records.
Unavailable attached statistics are not zero values
The publisher’s attached-home row has no closing sample for the stated month. Its unavailable price fields should remain unavailable, not be converted to zero or used to calculate a detached-versus-condominium discount. The City’s Housing Element material identifies an actual condominium setting, so the lack of reported monthly closings plainly differs from the absence of that housing type.
For a condominium subject, an analyst may need a different period or appropriately reasoned competing area. Explain the choice and the material differences rather than force a detached sale into the same category. Record the actual legal interest, unit rights, shared responsibilities and financial documents. A current condominium asking price is not a substitute for missing closed-sale evidence.
Define the actual subject and sample rules
State the valuation date, current accommodation, measured area, site features and legal interest. Confirm the actual City boundary and parcel identity. A Del Rey Oaks address, nearby Seaside property and broadly labeled Monterey search result may need different explanations in a sample. Geography should be supported by the market relationship and actual differences, not selected merely to produce more convenient prices.
For the genuine comparison dataset, disclose the period, property types, inclusions, exclusions and verification method. Confirm publication rights before using selected private transaction information. Identify whether price, closing date, concessions, rights and condition were independently checked or merely reported by a source. This article has not obtained that private dataset and does not claim a named broker’s professional review.
Compare upgrades through approved scope and current condition
The City’s indexed April 2026 building log distinguishes lower-level conversion, addition, legalization and garage-conversion scopes at actual local addresses. Those records help define questions for candidates. They do not supply the market contribution of the work or prove that every feature described in marketing was present and conveyed at a particular closing.
For a subject or sale candidate, compare its actual configuration at the relevant date with complete plans, revisions and inspection/completion evidence. A reported final field for one project is not a whole-property condition report. Declared permit valuation is also not a resale-value adjustment. An owner’s expenditure and a buyer’s market-supported willingness to pay are different quantities.
Separate added accommodation from displaced functions
A garage-conversion description raises questions about both the resulting space and the former garage’s parking or storage role. A lower-level conversion can change the way rooms and entrances function. Verify what the actual property supports instead of counting an added amenity while assuming all previous functions remain. A floor-plan review and current inspection may expose a material difference that a bedroom count misses.
Keep proposed work separate. The 120 Del Rey Gardens record describes a commercial/mixed-use proposal involving short-term apartments. It is not evidence of newly completed ordinary homes sold to owner-occupants. A residential term in a project title should not cause the property to enter a comparable sample without verification of its use, tenure, completion and actual transaction.
Explain adjustments from evidence
Fannie Mae’s comparable-sales guidance and adjustment guidance provide methodological references for applicable professional assignments. They do not establish a Del Rey Oaks dollar amount for a converted room, upgraded roof or condominium fee difference. Any treatment must follow the actual evidence and relevant assignment.
When several features differ together, a single price difference does not identify their separate contributions. A renovated home with different size, site and rights is not a clean measurement of renovation value. Ask the reviewer to explain the supporting observations, uncertainty and alternative candidates. This guide supplies no paired-sale result, numerical adjustment schedule or loan-appraisal compliance certification.
Keep the conclusion reproducible and current
The listing feed offers a useful illustration of the category distinction. The returned page describes detached examples on Carlton and Portola and a condominium example on Pheasant Ridge, with different reported statuses. Those descriptions can help identify properties to investigate, but they are not the two underlying September sale records. Keep an audit field marking each item as an asking/pending reference, a public project record or a verified closing before using it in a calculation.
Likewise, the City’s permit-log entries do not identify which properties produced the publisher’s median. A conversion at one address cannot explain the aggregate change unless the actual transaction sample and sale-date conditions support that relationship. Do not attach an attractive local narrative to a small statistic simply because both concern the same City. The original analysis should make the link between evidence and conclusion visible, including when no such link has been established.
Preserve the publisher period, retrieval date and exact fields used in the aggregate sheet. Preserve the individual candidate audit separately, including rejected properties and missing evidence. Do not silently replace the historical snapshot when a live page updates. A later month with a different sample may support a new analysis, but it does not rewrite what September’s two reported sales established.
The useful takeaway is a disciplined local comparison: distinguish reported aggregates, actual closing verification, physical condition and project history. The September snapshot gives limited context and an internally consistent arithmetic check. The price of a particular Del Rey Oaks home still requires genuine comparable evidence, supported treatment of its differences and the appropriate professional review.
