San Diego County Housing Market Report: January 2026

San Diego County opened January 2026 with a familiar pattern: prices held up, sales softened, and inventory tightened. Countywide, closed sales fell 16.1% year-over-year, while the median sales price rose 2.3% to $905,000. New listings also pulled back, down 19.2% from last January.

This is the kind of market that creates two parallel realities. Well-priced, well-presented homes still move. But the “automatic multiple offers” era isn’t a given especially for homes that miss on condition, layout, or pricing.

Below is what the latest San Diego MLS data (current as of Feb 5, 2026) says and what it means if you’re buying, selling, or investing this quarter.

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San Diego County home value trends by zip code →

January 2026 snapshot: what changed in San Diego County

Here are the headline shifts from January 2025 to January 2026 across the total market (single-family, townhomes, and condos):

• New listings: 2,707 (▼ 19.2%)

• Pending sales: 1,649 (▼ 3.0%)

• Closed sales: 1,242 (▼ 16.1%)

• Median sales price: $905,000 (▲ 2.3%)

• Days on market: 48 (▲ 6.7%)

• Homes for sale: 4,071 (▼ 11.2%)

• Months supply: 2.1 (▼ 12.5%)

• % of original list price received: 97.1% (▼ 0.5%)

Translation: demand is still there, but activity slowed because fewer sellers listed and fewer deals closed. Meanwhile, pricing stayed resilient because supply remains limited.

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Condo vs Singl Family Home Buying Strategy in San Diego: Buyer Prep Guide.

Detached vs. attached: two different markets right now

San Diego County continues to behave like two separate markets: detached homes (single-family) and attached homes (condos/townhomes). January’s numbers make that split clear.

Key metrics table: January 2026 vs January 2025

What the split tells us

• Single-family is still supply constrained. Detached months supply dropped to 1.8, which is tight by any normal standard. That supports pricing, especially in coastal and top school pockets.

• Condos/townhomes are feeling more price pressure. Attached median price fell 4.4% to $632,000, and closed sales fell 22.2%. Buyers have more leverage here, especially on older complexes, higher HOA dues, or properties that need updates.

If you’re watching places like Downtown, UTC, Mission Valley, and parts of Chula Vista/Otay Ranch for attached options, expect negotiations to be more normal than the detached market in North County coastal or high demand central neighborhoods.

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Inventory is tighter than last year, and that matters more than headlines

The biggest driver behind “why prices aren’t falling” is right here: active inventory is down.

• Countywide homes for sale: 4,071 (▼ 11.2%)

• Detached inventory: 2,272 (▼ 16.6%)

• Attached inventory: 1,799 (▼ 3.1%)

Less inventory means fewer true substitutes. That keeps well-positioned homes from needing big price cuts, even when sales volume is down.

Forward looking insight: If spring listings don’t ramp up meaningfully, expect more “micro-bidding wars” on turnkey homes in Encinitas, Carmel Valley, Clairemont, and similar submarkets, while homes with condition issues sit longer and get negotiated down.

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Days on market is up, but sellers are still getting paid

Homes are taking longer to sell, but pricing power hasn’t disappeared.

• Countywide days on market: 48 (▲ 6.7%)

• Detached: 46 (▲ 4.5%)

• Attached: 52 (▲ 10.6%)

• Countywide % of original list price received: 97.1%

That 97% number matters. It’s a strong “reality check” metric: the market is negotiating, but it’s not collapsing.

How to read it in plain English:

• If a home is priced right and looks right, it’s still closing close to ask.

• If it’s overpriced, dated, or has functional issues, the extra days on market become leverage for buyers.

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What to do next: buyers, sellers, and investors

If you’re buying in San Diego County

• Separate “hot” inventory from “stale” inventory. The best homes still move fast. The opportunities are usually the listings that have sat 30+ days and have obvious fixable problems.

• Attached homes offer more negotiating room right now. With attached median price down and DOM up, concessions and price reductions are more common.

• Have a micro-market plan. A condo in Mission Valley behaves differently than a townhouse in Carmel Valley or a unit near SDSU. Strategy beats headlines.

If you’re selling

• Condition and pricing are the entire game. With DOM rising, buyers are less forgiving of deferred maintenance and “aspirational” pricing.

• List-price strategy matters more than ever. The gap between “first weekend traction” and “chasing the market” is often one pricing decision.

• Detached sellers still have a supply tailwind. With months supply at 1.8, the single-family market rewards precision.

If you’re investing

• Run cash flow with realistic rent growth assumptions. Price resilience doesn’t automatically equal return.

• Look for “spread” in attached. Softer attached pricing can create entry points, especially if you’re targeting long-term holds near job centers like UTC, Sorrento Valley, and major transit.

• Negotiate based on DOM and HOA realities. High HOA + older complex + longer DOM often equals leverage.

 Want a neighborhood-specific read on your part of San Diego County (North County coastal vs inland, Central SD, South Bay, East County)? I can break down comps, absorption, and pricing strategy by zip code so you’re not making decisions off countywide averages.

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San Diego County Housing Market FAQ (January 2026)

1) Are San Diego home prices going up or down in 2026?

Countywide, prices are up. The median sales price rose 2.3% year-over-year to $905,000 in January 2026.

2) Why did sales drop if prices increased?

Closed sales fell 16.1% while inventory stayed tight. Fewer listings and fewer available homes can reduce sales volume even when prices hold.

3) What is the median price for a single-family home in San Diego County right now?

For detached homes, the January 2026 median price was $1,070,000 (up 2.0% year-over-year).

4) What is the median price for condos and townhomes in San Diego County?

For attached homes, the January 2026 median price was $632,000 (down 4.4% year-over-year).

5) Is San Diego a buyer’s market or seller’s market right now?

Overall supply is still limited. Countywide months supply is 2.1, and detached is 1.8 conditions that generally favor sellers for well-priced homes.

6) How long are homes taking to sell in San Diego County?

In January 2026, the average time from list to accepted offer was 48 days countywide (detached 46, attached 52).

7) Are sellers still getting close to asking price?

Yes. Countywide, sellers received about 97.1% of the original list price on average in January 2026.

8) Did inventory increase or decrease compared to last year?

Inventory decreased. Countywide homes for sale fell 11.2% year-over-year (detached ▼16.6%, attached ▼3.1%).

9) What’s the biggest opportunity for buyers right now?

Attached homes show more softness (price down, DOM up), which can create negotiating leverage, especially on listings with higher HOA dues or dated interiors.

Chris Melingonis - The Realtor Dad

With almost two decades of experience in the real estate market, I have dedicated my career to helping families buy and sell homes in La Mesa and San Diego, California. My extensive knowledge of the local market allows me to provide valuable insights and guidance, ensuring my clients feel confident and informed throughout the entire process. I understand that real estate transactions can be daunting, which is why I prioritize education and clear communication to help my clients navigate even the most challenging situations.

My unique marketing plan is designed to get homes sold quicker and at maximum value. By leveraging cutting-edge technology and innovative strategies, I showcase properties in a way that attracts potential buyers and stands out in the competitive San Diego market. I am committed to using my experience to tailor my approach to each client's specific needs, ensuring a seamless experience from start to finish.

Whether you are a first-time homebuyer or looking to sell your cherished property, I am here to guide you every step of the way. My focus on building lasting relationships and providing exceptional service has earned me the trust of many families in our community. Together, we can make your real estate dreams a reality.