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Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. ProWest Properties, DRE# 01146839
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San Diego County Housing Update • March 2026
What About the San Diego Homes You Won’t Find Online?
There are about 4,406 active listings in San Diego County right now. But that is only part of the story. There are also owners who would sell if the right buyer came along — and many of those homes never make it to Zillow or Redfin.
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Today’s 60-Second San Diego Market Snapshot
Inventory
4,406
Active listings in San Diego County. Up about 3% year over year and the highest end-of-February level since 2020.
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Demand
1,919
Pending sales snapshot. Up about 5% in the last couple of weeks and slightly higher than last year.
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Rates / Buying Power
~6% vs ~7% last year
The same roughly $5,000 monthly payment buys about $100,000+ more home than it did a year ago.
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Market Pace
~69 Days
Expected Market Time, with average days on market around 21 days. Good homes still move fast. Overpriced homes sit.
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Entry-level inventory is improving
Homes below $500,000 are up about 25% year over year, and homes from $500,000 to $750,000 are up about 11% year over year.
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Sellers still have equity
About 99.5% of closed sales were sellers with equity. Distressed inventory is still very low.
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The Hidden Inventory Story
As many of you may or may not know, I have been selling real estate in San Diego since the 1990s.
When I started, buyers did not go online to search for homes. They responded to ads, called an agent, and we showed them what was available.
Fast forward to today, and it feels like every home is one click away on Zillow, Redfin, or Realtor.com.
But that is not the full picture.
A lot of buyers assume the entire market is online. The truth is, only part of the market is packaged neatly for the public. There are still homes that come from builders, for sale by owners, expired and cancelled listings, probate sales, divorce situations, pre-foreclosures, cash investor inventory, and homeowners who would sell if approached the right way.
That means if you only look at public sites, you may be missing homes in the exact neighborhoods you want.
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Why buyers like this approach
More choices
You are not limited to what the public sees. You may find homes that fit better and hit the market later — or never hit it at all.
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Less competition
When a home is not widely exposed online, you often have fewer competing buyers trying to bid against you.
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Bottom line: part of the value I bring is my network, my marketing, and my ability to help uncover houses and condos that other buyers do not know about.
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How I help uncover off-market and hard-to-find homes
It starts simple.
You tell me the neighborhoods you like and your price range.
Then I use targeted marketing, direct outreach, local relationships, and my buyer/seller network to look for opportunities in those areas.
I pay for the marketing. You are never obligated to buy a home.
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Want more options than the average buyer sees?
Just text me your neighborhood.
Examples: Mira Mesa, Poway, Rancho Peñasquitos, Chula Vista, La Mesa, Scripps Ranch
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If you are buying
Inventory is up, buying power has improved versus last year, and there are more ways to negotiate. Start with what is available now, then let me help you look beyond the public listings.
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If you are selling
Most sellers still have substantial equity. Before doing anything, find out your likely market value, your net proceeds, and whether a direct cash offer or buy-before-you-sell option makes sense.
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A few ways I help clients right now
Off-Market Home Search
More options. Less competition. Tell me your area and budget.
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Multiple Cash Offers
Compare your options and timing before you list.
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Buy Before You Sell
Move first, then sell, with less stress and fewer timing problems.
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Ready to see what is out there?
In the meantime, if you want to search what is available today, start here.
And if you want homes that are harder to find, call or text me and tell me what neighborhood you want.
George Lorimer — 619-846-1244
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George Lorimer
Call/Text: 619-846-1244
ProWest Properties, DRE# 01146839
Your Home Sold Guaranteed or I’ll Buy It!* *Conditions applyMarket stats referenced from the San Diego County Housing Report dated March 3, 2026 by Steven Thomas, Reports On Housing.
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