San Diego Real Estate Market Update: What Buyers and Sellers Need to Know in 2026

By Maggie Clemens, REALTOR® and Real Estate Wealth Advisor with Coldwell Banker West

The San Diego Real Estate Market is unique, it always has been and always will be. That makes it hard to explain when the market is like it is now. Up in some areas, Down in others. I hope this artilce helps to explain the complexities of San Diego County Market at thie time.

As of September 2026, the San Diego County real estate market remains expensive and relatively competitive, but it is no longer the universally fast-moving market many buyers experienced during the pandemic years. Prices are still higher than they were a year ago, inventory remains limited, and well-priced homes can attract multiple offers. At the same time, elevated mortgage rates, softer pending sales, and more selective buyers are creating negotiating opportunities—especially for homes that are overpriced, dated, or have been on the market longer.

The newest complete countywide data available as of September 3, 2026, is primarily for July 2026. August statistics are not yet complete, so they should not be presented as final monthly results.

San Diego County Real Estate Market at a Glance

The following figures combine two different but useful sources. The California Association of REALTORS® reports county statistics for existing detached single-family homes, while Redfin reports broader San Diego County activity across property types. These measures should not be treated as interchangeable.

Metric	Latest available figure	Comparison
Detached single-family median price	$1,099,500	Up 1.3% from June 2026; up 5.7% from July 2025
Detached single-family sales	Not seasonally adjusted county sales; down 6.7% from June and up 4.5% year over year	July 2026
Countywide median sale price, all property types	$937,251	Up 2.4% from July 2025
Countywide closed sales	2,293	Up approximately 8% year over year
Countywide pending sales	2,353	Down 7% year over year
Countywide active listings	8,959	Down 6% year over year
Countywide new listings	2,821	Essentially flat year over year
Months of supply	2.76 months	Below the national figure of 3.94 months
Countywide median days to go under contract	29 days	Seven days faster than July 2025
Detached median time on market	19 days	Up from 18 days in June; down from 24 days in July 2025
Sales price-to-original-list ratio	99.5% countywide	Redfin July 2026 figure
Homes selling above asking	36.1% countywide	Up 4.3 percentage points year over year
Price reductions	22% of active listings	Typical reduction was 3.8%
30-year fixed mortgage rate	6.71%	Week of September 3, 2026; 6.50% one year earlier

C.A.R.’s $1,099,500 figure is the most appropriate statistic for the median detached single-family home price in San Diego County. It is not the median for condos, townhomes, or every residential property in the county. Redfin’s $937,251 figure covers a broader mix of homes and is therefore lower than the detached-only median.

A separate, authoritative countywide July 2026 median for attached condos and townhomes was not available in the sources reviewed. C.A.R. publishes a statewide condo/townhome median of $645,000 for July 2026, but that should not be substituted for a San Diego County attached-home figure. Local neighborhood and MLS reports may provide attached-home data, but geographic coverage and methodology can vary.

Are San Diego Home Prices Going Up or Down?

The short answer is that San Diego home prices were generally up year over year in July 2026, but the market was not rising evenly across all properties.

For detached single-family homes, the San Diego County median price was $1,099,500 in July 2026. That was 1.3% higher than June’s $1,085,000 and 5.7% higher than July 2025’s $1,040,000. However, a median is not an appraisal of any particular property. It can change because of the mix of homes that sold during the month, including changes in size, location, condition, and price range.

Redfin’s broader countywide median was $937,251, up 2.4% from July 2025. Redfin also reported that the median price per square foot declined approximately 1% year over year, suggesting that some of the median-price increase may have reflected the mix of homes sold rather than strong appreciation in every segment.

The most important point for homeowners is that “prices are up” does not mean every property has gained 5.7%. A well-maintained detached home in a desirable neighborhood may perform differently from an older condo with high monthly assessments, deferred maintenance, insurance concerns, or financing limitations.

Redfin’s rolling three-month data also showed a meaningful difference by price tier. The non-luxury segment, with a median price of approximately $910,446, had homes selling in 21 days and recorded nearly 11% more sales than the same period a year earlier. By contrast, homes in the bottom 5% of the market had a median price of approximately $387,514, down 2.2% year over year, and took 46 days to sell. Luxury homes had a median price of about $3.77 million and took 32 days.

This tells us that San Diego County is not one single market. The strongest competition appears to be concentrated in the middle of the market, where many buyers are competing for limited move-in-ready homes.

How Much Inventory Is Available?

Inventory remains one of the clearest reasons San Diego home prices have not fallen broadly despite high borrowing costs.

Redfin reported 8,959 active listings in July 2026, down 6% from July 2025. New listings totaled approximately 2,821 and were essentially flat year over year. In other words, the reduction in available homes was not primarily caused by fewer sellers entering the market. It reflected the fact that listings were being absorbed faster than new supply was added.

Redfin calculated 2.76 months of supply for San Diego County in July 2026, compared with 3.94 months nationally. Months of supply estimates how long the existing inventory would take to sell at the current pace if no additional homes came on the market.

C.A.R.’s detached-home measure showed a similar pattern. San Diego’s Unsold Inventory Index increased from 2.9 months in June to 3.4 months in July, but remained below the 3.7 months recorded in July 2025. C.A.R.’s measure is specifically for existing detached single-family homes, while Redfin’s countywide figure includes a broader mix of property types and uses a different methodology.

For buyers, this is an improvement from the exceptionally restricted inventory of 2021 and 2022, but it is not an abundance of choice. Buyers may have more homes to compare than they did during the most competitive pandemic period, yet desirable homes can still disappear quickly.

For sellers, limited inventory remains a meaningful advantage. A home that is clean, well-presented, correctly priced, and easy to show is competing against fewer comparable listings than it would in a fully supplied market.

How Quickly Are Homes Selling?

San Diego homes are selling faster than the national average, but not every listing is moving at the same speed.

C.A.R. reported a median of 19 days to sell a detached single-family home in July 2026. That was slightly slower than June’s 18 days but faster than July 2025’s 24 days. Redfin reported 29 days for a typical countywide home to go under contract, seven days faster than a year earlier.

These statistics measure slightly different events. “Time to sell” may refer to the period from listing to closed sale, while “days to go under contract” measures how long it takes to receive an accepted offer. A home may go under contract in 29 days and close several weeks later.

Redfin also found that 36.1% of homes sold above their asking price in July 2026, an increase of 4.3 percentage points from a year earlier. The average home sold for 99.5% of its asking price. Price reductions were reported on 22% of active listings, with a typical reduction of 3.8% of the original list price.

The practical interpretation is more useful than the headline:

• Correctly priced homes in popular locations can still sell in the first few weeks.
• Homes with exceptional condition, views, school access, or other scarce features may attract multiple offers.
• Overpriced homes can sit while comparable properties sell.
• Condos, luxury homes, and properties needing substantial work may require more patience.
• A price reduction does not necessarily mean the market is collapsing; it may indicate that the initial pricing strategy missed the buyer pool.

Mortgage rates are also shaping the pace of sales. Freddie Mac reported that the average 30-year fixed mortgage rate was 6.71% for the week ending September 3, 2026, compared with 6.66% the previous week and 6.50% a year earlier. This is a national benchmark for conventional, conforming purchase loans and may not match an individual borrower’s quote.

Are Buyers or Sellers in Control?

The data does not support a simple countywide label.

Limited inventory, a 2.76-month supply, a 99.5% sale-to-list ratio, and more than one-third of homes selling above asking all give sellers leverage—particularly when a property is desirable and priced realistically. In that sense, the San Diego housing market still contains seller-leaning conditions in many neighborhoods and price ranges.

But buyers have more leverage than they did during the peak pandemic market. Higher mortgage rates limit purchasing power, pending sales were down 7% year over year, and 22% of active listings had experienced a price reduction. Buyers are not necessarily able to negotiate aggressively on every property, but they have more opportunities to request reasonable terms when a listing has been sitting or when the seller’s asking price is not supported by recent comparable sales.

Negotiating power can vary according to:

• Property type, including detached homes versus attached housing.
• Price range, with middle-market homes often attracting the strongest competition.
• Condition and required repairs.
• Neighborhood-level inventory.
• Whether the home is vacant, inherited, tenant-occupied, or part of a time-sensitive sale.
• How accurately the property was priced at launch.

The best description is a selective, segmented market. Sellers retain an advantage for scarce, well-priced homes, while buyers have increasing leverage on listings that are stale, overpriced, or difficult to finance.

What This Market Means for San Diego Home Sellers

If you are considering selling a home in San Diego, today’s market still gives you a reasonable opportunity to achieve a strong result—but pricing correctly from the beginning matters more than relying on broad county headlines.

Inventory is limited, homes are still selling in under a month on many measures, and the detached median price is higher than it was in July 2025. Those conditions can support a seller’s position. However, today’s buyers have access to extensive online information. They can compare recent sales, track price changes, review disclosures, estimate monthly payments, and see how long a property has been available.

An ambitious asking price may not create negotiating leverage if buyers conclude that the home is overpriced. Instead, it can produce fewer showings, longer market time, a later price reduction, and more buyer leverage. Once a listing becomes stale, buyers may assume that the seller is more motivated or that there is an undisclosed problem—even when the home is perfectly sound.

That does not mean every seller should reduce the price or sell immediately. The right strategy depends on your property, timing, financial goals, condition, and alternatives. A strong launch generally includes a realistic analysis of comparable sales, thoughtful preparation, professional presentation, and a plan for responding to early market feedback.

What This Market Means for San Diego Home Buyers

Buying a home in San Diego in 2026 requires preparation and flexibility. Prices remain high, inventory is limited, and mortgage rates near 6.7% can materially affect monthly payments. Buyers should understand their budget at today’s rate rather than assuming that a future refinance will solve an affordability gap.

The positive news is that buyers have more negotiating room than they had during the most intense pandemic-era competition. Look carefully at homes that have been on the market longer than the neighborhood norm, listings with price reductions, and properties where the seller may value certainty or a specific closing timeline.

Depending on the property and the seller’s situation, buyers may be able to negotiate:

• A price reduction.
• Seller credits toward allowable closing costs.
• Closing-cost assistance.
• A temporary or permanent interest-rate buydown.
• Repairs or credits after inspection.
• Flexible possession or closing terms.

Those opportunities are not automatic. A desirable, correctly priced San Diego home can still attract multiple offers, particularly in the non-luxury and middle-market ranges. Buyers who are fully underwritten, understand their maximum payment, and can act quickly when the right property appears will be in a stronger position.

Look Beyond the Headlines

Homeowners should be cautious about making major decisions based only on whether San Diego home prices are “up” or “down.”

The right choice may depend on your equity, tax considerations, rental income, insurance costs, maintenance requirements, investment objectives, future housing plans, and long-term financial goals. A rental-property owner may have a different decision from a homeowner who is downsizing. Someone dealing with an inherited property, trust, or probate situation may have different timing and property-condition considerations from a move-up buyer.

This is not tax, legal, or financial advice. Those issues should be reviewed with the appropriate qualified professionals. The role of a real estate advisor is to help connect the market data to the practical choices surrounding your property.

Final Takeaway

The San Diego real estate market in 2026 is neither uniformly hot nor uniformly cold. Countywide prices remain higher than a year ago, inventory is still constrained, and well-priced homes can move quickly. Yet rising borrowing costs, softer pending sales, price reductions, and differences between property types give many buyers more negotiating opportunity than they had during the pandemic period.

San Diego County is not one single market. Conditions can differ significantly by neighborhood, property type, condition, and price point. If you are considering selling, buying, downsizing, selling a rental property, or dealing with an inherited property, a conversation about your individual situation can be more useful than relying on a countywide headline.

To discuss your options, contact Maggie Clemens, REALTOR® and Real Estate Wealth Advisor with Coldwell Banker West. Maggie has worked in real estate since 2010 and brings more than 40 years of negotiating experience to homeowners and property owners throughout San Diego County.

Frequently Asked Questions

Is the San Diego real estate market going up or down in 2026?

As of July 2026, the median price for detached single-family homes in San Diego County was $1,099,500, up 5.7% from July 2025. The broader countywide median reported by Redfin was $937,251, up 2.4% year over year. Results vary by neighborhood, price range, property type, and condition.

Is San Diego County a buyer’s market or a seller’s market?

San Diego has selective seller-leaning conditions rather than one uniform market. Limited inventory, approximately 2.76 months of supply, and a 99.5% sale-to-list ratio support sellers. However, higher mortgage rates, declining pending sales, and price reductions give buyers more leverage on certain listings.

How much inventory is available in San Diego County?

Redfin reported 8,959 active listings in July 2026, down 6% from July 2025. New listings totaled approximately 2,821 and were essentially flat year over year. The county had approximately 2.76 months of supply.

How long does it take to sell a home in San Diego?

C.A.R. reported a median of 19 days to sell an existing detached single-family home in July 2026. Redfin reported 29 days for a typical countywide property to go under contract. Individual results can vary substantially by location, price, property type, condition, and pricing strategy.

Can San Diego buyers negotiate seller credits or an interest-rate buydown?

They may be able to, particularly when a property has been on the market longer than comparable homes, has had a price reduction, or needs repairs. Seller credits and rate buydowns depend on the purchase contract, lender guidelines, appraisal, seller objectives, and the property’s financing eligibility. They are not guaranteed on well-priced homes attracting multiple offers.