San Diego Housing Is Changing: More Choices, More Negotiating, More Opportunity

June 2026 San Diego Housing Update for Buyers and Sellers
George Lorimer at 619-846-1244

The San Diego housing market has shifted into its normal summer pattern. More homes are coming on the market, buyers have more choices, and sellers are facing more competition than they did earlier this spring.

That does not mean the market is weak. It means buyers and sellers need a smarter strategy. Buyers may have more room to negotiate, while sellers who price correctly and prepare their homes well are still getting strong results.

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June 2026 San Diego Market Snapshot

Here is what is happening across San Diego County right now. Inventory is rising, demand has eased from the spring peak, and the market is moving into a more balanced summer pace.

• 5,849 homes are currently for sale in San Diego County.
• Inventory increased by approximately 3% in the past couple of weeks.
• Buyer demand decreased by about 1% in the past couple of weeks.
• The countywide expected market time is now approximately 90 days.
• About 36% of active listings have reduced their asking price at least once.
• More than 2,139 homes sold in May.
• The sales-to-list price ratio was approximately 100%.
• Detached homes are selling faster than condos and townhomes.

What Buyers Should Know

Buyers have more choices than they did earlier this spring. More inventory means less pressure, more time to compare homes, and more opportunities to negotiate.

This is where buyers may be able to ask for seller credits, repairs, closing cost help, or even interest-rate buydowns. The key is not just finding a home. The key is structuring the offer correctly.

Buyer hot take: Do not wait around hoping for a crash. The better play may be to negotiate now while there is less competition.

What Sellers Should Know

Homes are still selling, but pricing matters more than it did during the spring. Buyers have more choices, so overpriced homes are sitting longer and often require price reductions.

The homes getting the best results are updated, clean, easy to show, and priced correctly from the beginning. If a home is priced too high, buyers usually skip it and wait for the next one.

Seller hot take: Waiting does not automatically mean more money. Later in summer, you may be competing with even more sellers.

Price Ranges Moving the Fastest

Not every price range is moving at the same speed. The strongest activity is still in the more attainable and move-up buyer ranges.

• $750,000 to $1 million: about 75-day market time
• $1 million to $1.25 million: about 75-day market time
• $1.25 million to $1.5 million: about 80-day market time
• $1.5 million to $2 million: about 82-day market time
• $2 million to $4 million: about 94-day market time

Detached Homes vs. Condos

Detached homes are currently moving faster than attached homes. The expected market time for detached homes is about 84 days, while condos and townhomes are closer to 110 days.

That means condo buyers may have more negotiating room in some areas, while detached-home sellers may still see stronger demand if the home is priced correctly.

Fast-Moving San Diego Areas

Some San Diego areas are still seeing stronger activity and shorter market times, especially when homes are priced correctly.

• Chula Vista: around 48 days
• Spring Valley: around 48 days
• Lemon Grove: around 50 days
• National City: around 51 days
• Poway: around 53 days
• Encanto: around 53 days
• Oceanside: around 72 days
• Rancho Bernardo: around 65 days

Areas Where Buyers May Have More Room to Negotiate

Longer market times can create opportunities for buyers, especially when sellers are motivated or homes have been sitting without strong activity.

• Mission Valley: around 152 days
• Downtown San Diego: around 350 days
• La Jolla: around 141 days
• Rancho Santa Fe: around 247 days
• Del Mar: around 92 days
• Imperial Beach: around 205 days

Longer market time does not always mean a bargain, but it can mean better negotiating opportunities for the right buyer.

George's Take

This is not the crazy seller's market of the past few years. It is also not a true buyer's market. It is a smart market.

Smart buyers negotiate. Smart sellers price correctly. Both can win.

Trying to time the market perfectly usually costs more than making a smart move based on your own goals, timing, and finances.

George Lorimer
Call or Text: 619-846-1244
GeorgeLorimer.com
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