San Diego Real Estate Dashboard (Updated Hourly)

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply, ProWest Properties, DRE# 01146839
Tap a button or tile below for live listings, off-market homes, and instant home value.
Tip: Start with “Homes Under $1M”, then compare “Coastal North County” to spot pricing differences fast.
Latest San Diego Market Update (60 seconds)
Watch the latest update, then jump back up and run a live search.
More quick tools (most people miss these)
Use one of these to narrow your options fast.
Quick Strategy Call (10 minutes) — get your plan
Buying or selling in the next 30–90 days? Don’t guess. I’ll give you real numbers and a simple plan.
P.S. Text me your neighborhood + price range and I’ll send the best “hot list” links (including off-market/coming-soon) that match what you actually want.
ProWest Properties • DRE# 01146839
*Your Home Sold Guaranteed, or I’ll Buy It — conditions apply; price, terms, and timing to be agreed upon in writing.

January 2026: Houses vs. Condos (Last 5 Years)

These charts show how San Diego housing performed across a full cycle — low rates, rapid appreciation, rising rates, and today’s selective buyers. Both gained value, but the path was very different.

San Diego Houses — 5-Year Trend

San Diego Houses Price Trend
Houses benefited from land scarcity, broader buyer demand, and fewer recurring costs — helping values hold up better during market shifts.

San Diego Condos — 5-Year Trend

San Diego Condos Price Trend
Condos still appreciated, but pricing was more sensitive to rates, HOA dues, insurance costs, and building-specific risks — making selection critical in 2026.
Takeaway: Appreciation alone isn’t the full story. The best investment depends on what you buy, where you buy, and how you exit. For a personalized plan, call or text 619-846-1244.
ISSUE #1265
FEATURE REPORT

Is Your Kitchen Ready For the Food Safety Challenge?
We all love a good meal that's not only delicious, but also safe to eat. That's why kitchen food safety is crucial to prevent harmful bacteria and contaminants from ruining our meals and putting our health at risk. By following these simple food safety practices, you can whip up mouth-watering meals with confidence and peace of mind.




Also This Month...
Homebuyers: How To Save Thousands of Dollars When You Buy
When you analyze successful homebuyers who have been able to purchase the home they want for thousands of dollars below a seller's asking price, some common denominators emerge. Although your agents negotiating skills are important, there are three additional key factors that must come into play long before you ever submit an offer.


 
 

Don't Let a Power Surge Ruin Your Day! Protect Your Appliances with These Tips
Power surges are quick, intense bursts of electrical energy that can wreak havoc on your appliances, causing damage or even fires. These surges can happen for a variety of reasons, from lightning strikes to short-circuits, and they can last only a few millionths of a second. But even that short amount of time can be enough to damage your appliances.


Quick Links
Is Your Kitchen Ready For the Food Safety Challenge?
Homebuyers: How To Save Thousands of Dollars When You Buy
Safeguard Your Home from Fire and Deadly Carbon Monoxide

 

Top>>

Is Your Kitchen Ready For the Food Safety Challenge?

We all love a good meal that's not only delicious, but also safe to eat. That's why kitchen food safety is crucial to prevent harmful bacteria and contaminants from ruining our meals and putting our health at risk. By following these simple food safety practices, you can whip up mouth-watering meals with confidence and peace of mind. Here are some key points to keep in mind when it comes to kitchen food safety.

Cleanliness: Maintaining a clean kitchen is essential for food safety. Keep your hands and surfaces clean by washing your hands before and after handling food, and wiping down surfaces, utensils, and dishes with hot, soapy water.

Separation: Keep raw meats, poultry, and seafood separate from other foods to prevent cross-contamination. Use separate cutting boards, utensils, and containers, and store these foods in the fridge or freezer to avoid the spread of bacteria.

Cooking temperatures: Cooking food to the proper temperature is crucial for killing harmful bacteria. Use a food thermometer to check the temperature of meat, poultry, and seafood, and follow recommended cooking times and temperatures.

Storage: Proper storage is essential for preventing the growth of bacteria and other contaminants. Keep perishable foods refrigerated or frozen, and use ice packs or a cooler to keep food chilled when enjoying a picnic or BBQ.

Expiration dates: Check expiration dates on food products before using them, and throw out anything that is past its expiration date or looks or smells off. If in doubt, throw it out!

By keeping these tips in mind, you can ensure that the food you prepare in your kitchen is safe, healthy, and delicious. Don't let food safety be a daunting task and embrace it as an integral part of your cooking routine for the benefit of your taste buds and your health.

Quiz

Choose the answer that best describes the practice in your household, whether or not you are the primary food handler.

1. The temperature of the refrigerator in my home is:
a. 50 degrees Fahrenheit (10 ° C)
b. 41 degrees Fahrenheit (5 ° C)
c. I don't know; I've never measured it.
 

2. The last time we had leftover cooked stew or other food with meat, chicken or fish, the food was:
a. cooled to room temperature, then put in the refrigerator
b. put in the refrigerator immediately after the food was served
c. left at room temperature overnight or longer
 

3. The last time the kitchen sink drain, disposal and connecting pipe in my home were sanitized was:
a. last night
b. several weeks ago
c. can't remember
 

4. If a cutting board is used in my home to cut raw meat, poultry or fish and it is going to be used to chop another food, the board is:
a. reused as is
b. wiped with a damp cloth
c. washed with soap and hot water
d. washed with soap and hot water and then sanitized
 

5. The last time we had hamburgers in my home, I ate mine:
a. rare
b. medium
c. well-done
 

6. The last time there was cookie dough in my home, the dough was:
a. made with raw eggs, and I sampled some of it
b. store-bought, and I sampled some of it
c. not sampled until baked
 

7. I clean my kitchen counters and other surfaces that come in contact with food with:
a. water
b. hot water and soap
c. hot water and soap, then bleach solution
d. hot water and soap, then commercial sanitizing agent
 

8. When dishes are washed in my home, they are:
a. cleaned by an automatic dishwasher and then air-dried
b. left to soak in the sink for several hours and then washed with soap in the same water
c. washed right away with hot water and soap in the sink and then air-dried
d. washed right away with hot water and soap in the sink and immediately towel-dried
 

9. The last time I handled raw meat, poultry or fish, I cleaned my hands afterwards by:
a. wiping them on a towel
b. rinsing them under hot, cold or warm tap water
c. washing with soap and warm water
 

10. Meat, poultry and fish products are defrosted in my home by:
a. setting them on the counter
b. placing them in the refrigerator
c. microwaving
 

11. When I buy fresh seafood, I:
a. buy only fish that's refrigerated or well iced
b. take it home immediately and put it in the refrigerator
c. sometimes buy it straight out of a local fisher's creel
 

12. I realize people, including myself, should be especially careful about not eating raw seafood, if they have:
a. diabetes
b. HIV infection
c. cancer
d. liver disease
--------------------------------------------------------------------------------

Answers

1. Answer B. The recommended temperature for a refrigerator is between 35-38°F (1.7-3.3°C). It's the perfect sweet spot to prevent spoilage and harmful bacteria growth. And don't forget to keep an eye on those temperature settings and door seals, or you'll be letting in more than just a draft!

2. Answer B. Don't let those delicious leftovers go to waste! As a general rule, it's best to pop cooked food into the fridge as soon as it's cooled down to room temp - and definitely within 2 hours of cooking. Why the rush? Well, leaving your food out for too long can be a breeding ground for harmful bacteria that can lead to a nasty case of foodborne illness. So be proactive, and give those germs the cold shoulder by chilling your food ASAP!

It is important to note that the temperature danger zone for food is between 40°F (4°C) and 140°F (60°C). Food should be kept out of this temperature range as much as possible to prevent the growth of harmful bacteria. When storing cooked food in the refrigerator, it should be stored in airtight containers to prevent contamination from other foods, and should be eaten within a few days.

3. If answer A best describes your household's practice, give yourself two points. Give yourself one point if you chose B.

Don't let your kitchen sink be a breeding ground for bacteria, odors, and other gross substances - keep it squeaky clean with these helpful tips! First up, make sure to sanitize your sink drain on the reg - once a week is a good rule of thumb. Bust out the baking soda and vinegar, or a trusty commercial cleaner, to give that drain a good scrub and remove any food bits, grease, or debris that may have snuck in.

Next up, show some love to your garbage disposal by cleaning it once a week. Give it the ol' ice cube and vinegar/lemon juice treatment to dislodge any pesky food particles and debris that may have piled up in there. For an extra boost of sanitization, try using a commercial cleaner specifically designed for your disposal unit.

Last but not least, don't forget about the connecting pipe! While it doesn't need to be cleaned as often as the sink drain or disposal, it's still a good idea to give it a deep clean every few months. Whip up that trusty baking soda and vinegar combo (or break out the commercial cleaner) to help remove any buildup of grease or debris lurking in the pipes. Your nose (and your kitchen) will thank you!

It's important to note that the frequency of cleaning may vary depending on how often you use your sink and disposal, as well as how much food waste you generate. If you notice any unusual odors or buildup in your drain or disposal, you may need to clean them more frequently.

4. Answer D. Don't let a dirty cutting board leave you in a pickle - keep those pesky bacteria at bay with these simple steps! If you've used your board to chop up some raw meat, poultry, or fish, it's crucial to properly clean and sanitize it before using it again to avoid cross-contamination and potential illness.

First, grab a spatula or scraper and scrape off any leftover bits of food. Next up, lather that board up with hot, soapy water and scrub away any lingering germs with a brush or sponge. Rinse it with hot water and dry it off with a clean towel.

Now for the sanitizing part - you've got options! Either whip up a solution of 1 tablespoon of unscented, liquid chlorine bleach per gallon of water and let the board soak in it for a few minutes before rinsing and drying it, or simply toss it in the dishwasher (if it's dishwasher safe, of course).

Remember to use separate cutting boards for different types of food to avoid cross-contamination - one for meat, poultry, and fish, and another for your fruits and veggies. Trust us, your tummy will thank you!

5. Answer C. The choice of how to cook a hamburger is a matter of personal preference, as long as the meat is cooked to a safe internal temperature to prevent foodborne illness. According to the United States Department of Agriculture (USDA), ground beef should be cooked to a minimum internal temperature of 160°F (71°C) to ensure that harmful bacteria are destroyed.

That being said, some people prefer their burgers cooked to varying degrees of doneness. Rare burgers, cooked to an internal temperature of 120-130°F (49-54°C), have a reddish center and are very juicy. Medium burgers, cooked to an internal temperature of 135-145°F (57-63°C), have a slightly pink center and are still fairly juicy. Well-done burgers, cooked to an internal temperature of 160°F (71°C) or higher, are brown all the way through and tend to be less juicy.

Ultimately, the decision of how to cook a hamburger should be based on personal preference while also ensuring that it is cooked to a safe internal temperature.

6. Answer C. Who can resist the temptation of a spoonful of raw cookie dough? But before you dive in, beware of the potential health risks! Raw cookie dough can contain raw eggs and uncooked flour, both of which can carry harmful bacteria like Salmonella and E. coli.

To minimize your risk of getting sick, it's recommended that you steer clear of consuming raw cookie dough altogether. But fear not, cookie lovers - there are other options! You can try making cookie dough without raw eggs, or use pasteurized eggs and heat-treated flour. If all else fails, you can always opt for pre-made cookie dough that's safe to eat raw.

If you simply can't resist the allure of raw cookie dough, remember to enjoy it in moderation and to take proper food handling precautions. Always wash your hands before and after handling the dough, and be sure to refrigerate or freeze any leftovers. Now go ahead and indulge - just be sure to play it safe!

7. Answer C or D. Keep those kitchen surfaces clean and germ-free with these essential steps! First up, grab a clean, dry cloth or paper towel and wipe away any food debris or crumbs. Next, bust out a damp cloth or sponge and give that surface a good scrub-down with hot, soapy water.

Rinse away any soap residue with a clean cloth or sponge and dry off with a fresh towel. But wait, we're not done yet! Use a disinfectant spray or wipes that are safe for food surfaces and follow the manufacturer's instructions to make sure you're using them properly. Don't forget to let the surface air dry before using it again.

And let's not forget about those trusty utensils and cutting boards! Scrub them down with hot, soapy water and a sturdy brush, rinse them thoroughly, and give them time to air dry.

Make sure to clean your kitchen surfaces regularly, especially after handling raw meat, poultry, or seafood, and after any spills or messes. Stay clean, stay safe, and enjoy your delicious meals with peace of mind!

8. Answers A and C are worth two points each. There are potential problems with B and D. According to the FDA (Food and Drug Administration), letting dishes sit in water for a prolonged period creates a breeding ground for bacteria. The food particles left on the dish provide nutrients for bacteria to multiply, leading to potential health hazards.

To avoid this, it's best to wash dishes by hand within two hours of use. This practice helps prevent the buildup of bacteria and ensures a safe and healthy home environment. Additionally, air-drying dishes instead of handling them while wet helps minimize the risk of contamination.

9. The only correct practice is answer C. Give yourself two points if you picked it. When it comes to handling food, especially raw meat, poultry, and fish, you gotta take some extra precautions to keep those nasty germs at bay. That's why it's important to wash your hands with some warm water and soap for at least 20 seconds before AND after handling your grub. Got an infection or cut on your hands? No problemo! Just throw on some rubber or plastic gloves to protect yourself. And don't forget to wash your gloved hands just as often as your bare hands, 'cause those gloves can pick up bacteria too.

10. Give yourself two points if you picked B or C. When it comes to thawing food, it's important to do it safely to prevent any unwanted bacteria from growing. The experts suggest three safe ways to thaw food: the refrigerator, microwave, or cold water. If you go with the water method, be sure to submerge your food in a water-tight plastic bag and change the water every 30 minutes. And remember, the best way to maintain quality is by thawing gradually overnight.

If you're using a microwave, follow the instructions on the package and leave enough space for heat to circulate. Smaller items tend to thaw more evenly than larger pieces.

Whatever you do, don't thaw your meat, poultry, and fish on the counter or in the sink without cold water, as bacteria can grow quickly at room temperature.

11. A and B are correct. Give yourself two points for either. To buy safe seafood, go to reputable dealers who refrigerate or ice their products. Once purchased, put it on ice or in the fridge/freezer. Avoid buying cooked seafood displayed with raw fish, and don't buy torn, open, or frosted frozen seafood. Store seafood in the coldest part of the fridge or wrap tightly in moisture-proof freezer paper/foil. Finally, if you're dealing with shellfish like lobsters, crabs, oysters, clams, or mussels, make sure to discard them if they die during storage or if their shells crack or break. Live shellfish should close up when their shell is tapped.

12. If you are under treatment for any of these diseases, as well as several others, you should avoid raw seafood. Give yourself two points for knowing one or more of the risky conditions.

If you have certain diseases or conditions, you need to be extra careful when it comes to eating seafood, as you may be at risk of serious illness or death from contaminated seafood. These include liver disease, diabetes, stomach problems, cancer, immune disorders, long-term steroid use, and hemochromatosis.

Older adults are also at increased risk as they're more likely to have these conditions. To stay safe, it's important that you avoid eating raw seafood and stick to seafood that's been thoroughly cooked.

--------------------------------------------------------------------------------

Rating Your Home's Food Practices

24 points: Feel confident about the safety of foods served in your home.

12 to 23 points: Reexamine food safety practices in your home. Some key rules are being violated.

11 points or below: Take steps immediately to correct food handling, storage and cooking techniques used in your home. Current practices are putting you and other members of your household in danger of food-borne illness.

 

Top>>

Homebuyers: How To Save Thousands of Dollars When You Buy


"When you analyze those successful homebuyers who have the experience to purchase the home they want for thousands of dollars below a seller's asking price, some common denominators emerge."


If you're like most homebuyers, you have two primary considerations in mind when you start looking for a home. First, you want to find a home that perfectly meets your needs and desires, and secondly, you want to purchase this home for the lowest possible price.

When you analyze those successful homebuyers who have been able to purchase the home they want for thousands of dollars below a seller's asking price, some common denominators emerge. Although your agents negotiating skills are important, there are three additional key factors that must come into play long before you ever submit an offer.

These Steps Will Help You Save Thousands When You Buy a Home

Make sure you know what you want . . . As simple as this sounds, many home buyers don't have a firm idea in their heads before they go out searching for a home. In fact, when you go shopping for a place to live, there are actually two homes competing for your attention: the one that meets your needs, and the one that fulfills your desires. Obviously, your goal is to find one home that does both. But in the real world, this situation doesn't always occur.

When you're looking at homes, you'll find that you fall in love with one or another home for entirely different reasons. Is it better to buy the 4 bedroom home with room for your family to grow, or the one with the big eat in kitchen that romances you with thoughts of big weekend family brunches? What's more important: a big backyard, or proximity to your child's school? Far too often people buy a home for the wrong reasons, and then regret their decision when the home doesn't meet their needs.

Don't shop with stars in your eyes: satisfy your needs first. If you're lucky, you'll find a home that does this and also fulfills your desires. The important thing is to understand the difference before you get caught up in the excitement of looking.

Find out if your agent offers a "Buyer Profile System" or "Househunting Service", which takes the guesswork out of finding just the right home that matches your needs. This type of program will cross-match your criteria with ALL available homes on the market and supply you with printed information on an ongoing basis. A program like this helps homeowners take off their rose colored glasses and, affordably, move into the home of their dreams.

To help you develop your homebuying strategy, use this form:

What do I absolutely NEED in my next home:

  1. ______________________________

  2. ______________________________

  3. ______________________________

  4. ______________________________

  5. ______________________________

What would I absolutely LOVE in my next home:

  1. _______________________________

  2. _______________________________

  3. _______________________________

  4. _______________________________

  5. _______________________________

How Sellers Set Their Asking Price

For you to understand how much to offer for a home you're interested in, it's important for you to know how sellers price their homes. Here are 4 common strategies you'll start to recognize when you begin to view homes:

1. Clearly Overpriced:

Every seller wants to realize the most amount of money they can for their home, and real estate agents know this. If more than one agent is competing for your listing, an easy way to win the battle is to over inflate the value of your home. This is done far too often, with many homes that are priced 10- 20% over their true market value.

This is not in your best interest, because in most cases the market won't be fooled. As a result, your home could languish on the market for months, leaving you with a couple of important drawbacks:

  • your home is likely to be labelled as a "troubled" house by other agents, leading to a lower than fair market price when an offer is finally made

  • you have been greatly inconvenienced with having to constantly have your home in "showing" condition . . . for nothing. These homes often expire off the market, forcing you to go through the listing process all over again.

2. Somewhat Overpriced:

About 3/4 of the homes on the market are 5-10% overpriced. These homes will also sit on the market longer than they should. There is usually one of two factors at play here: either you believe in your heart that your home is really worth this much despite what the market has indicated (after all, there's a lot of emotion caught up in this issue), OR you've left some room for negotiating. Either way, this strategy will cost you both in terms of time on the market and ultimate price received

3. Priced Correctly at Market Value

Some sellers understand that real estate is part of the capitalistic system of supply and demand and will carefully and realistically price their homes based on a thorough analysis of other homes on the market. These competitively priced homes usually sell within a reasonable time frame and very close to the asking price.

4. Priced Below the Fair Market Value

Some sellers are motivated by a quick sale. These homes attract multiple offers and sell fast - usually in a few days - at, or above, the asking price. Be cautious that the agent suggesting this method is doing so with your best interest in mind.

 

Top>>

Safeguard Your Home from Fire and Deadly Carbon Monoxide

Picture this: a thunderstorm is raging outside, with lightning illuminating the sky and thunder rumbling in the distance. You're cozied up inside your home, enjoying your favorite movie on the TV and maybe even having a snack from the microwave. But suddenly, you hear a loud crack and the power goes out. You try to turn on your appliances, but they won't budge. What just happened?

Chances are, your appliances fell victim to a power surge. Power surges are quick, intense bursts of electrical energy that can wreak havoc on your appliances, causing damage or even fires. These surges can happen for a variety of reasons, from lightning strikes to short-circuits, and they can last only a few millionths of a second. But even that short amount of time can be enough to damage your appliances.

So how can you protect your appliances from surges? Let's start by understanding what appliances are at risk. Appliances that are only connected to power, like microwaves or table-top radios, are typically not too difficult to protect. Many manufacturers build surge protection into these appliances, or you can invest in plug-in surge protectors to keep them safe. But for appliances that are connected to external communication systems like telephones, cable TV, or satellite receivers, additional protection may be necessary. Appliances that are part of your household control system, like garage door openers or intrusion alarms, also need attention.

So how do you protect your appliances from surges? Surge protectors are the answer. These devices divert surges to the ground, where they can't cause any harm. Surge protectors come in many shapes and forms, from plug-in protectors to protectors installed at the service panel of your house or meter socket. The type you choose will depend on the sensitivity of your appliances, the severity of your surge problem, and your location. Before purchasing a surge protector, consider how the protector will power your appliance if the protective element should fail. Some protectors are provided with an internal fuse that will disconnect in case of failure, but you need to know whether it will completely cut off output power or just disconnect the failed element. And don't forget to read the instructions carefully � indications on surge protectors can vary and may be confusing.

Protecting your appliances from surges may require some investment, but it's a small price to pay for peace of mind and effective protection. By understanding the risks, investing in surge protectors, and properly grounding your home's electrical system, you can mitigate the risk of damage from surges and other electrical disturbances. So next time you're enjoying your favorite movie during a thunderstorm, you can rest easy knowing your appliances are safe and sound.

 

 

Top>>

Houses vs. Condos in San Diego: Which Has Been the Better Investment (Last 5 Years)?

Houses vs. Condos in San Diego: Which Was the Better Investment (Last 5 Years)?

George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!*
*Conditions apply
Want the best deals (including quiet listings, builder closeouts, and off-market options)? Text or call 619-846-1244.

Quick Video (60 seconds)

If the video doesn't load, tap here to watch.

If you’re looking at San Diego real estate as an investment, the question isn’t “do homes go up here?” They usually do. The question is: did houses or condos perform better over the last 5 years?

The straight answer: in most San Diego neighborhoods, detached houses (single-family homes) have typically been the stronger long-term investment because buyers pay a premium for land, privacy, parking, and flexibility (expansion/ADU potential). Condos can be a smart move too—especially for lifestyle and affordability—but they usually lag on pure appreciation.

Why houses usually win

  • Land scarcity: detached homes capture the land premium over time.
  • Resale demand: broader buyer pool and fewer substitutes.
  • Less HOA exposure: no dues increases, surprise assessments, or restrictive rules.
  • Optionality: remodel, expand, add an ADU—more ways to force appreciation.

Why condos can still be a great buy

  • Lower entry price: easier path to ownership and equity.
  • Location leverage: coastal/urban areas where houses are out of reach.
  • Convenience: “lock-and-leave” living for busy schedules or second homes.

Here’s the reality most buyers miss: when rates rise and affordability tightens, condos can feel the pressure first because the monthly payment includes HOA dues. The “right” condo still wins—strong reserves, sane HOA, high owner-occupancy, stable insurance, and no looming assessments.

Bottom line

If you can afford a house responsibly, it’s usually the stronger long-term investment in San Diego. If a house forces you into a bad payment or a bad location, buy the right condo and use it as your stepping stone.

What's Your Home Worth in 2026?

Call George: 619-846-1244 Text George Browse Under $1M Deals
ProWest Properties • DRE# 01146839 • Equal Housing Opportunity • Not a guarantee of future results.

 

2026-san-diego-home-buyers-sellers-frustrated



Same problem, different year.

Buyers want prices to come down.

Sellers want prices to go up.

Everyone wants mortgage rates under 6%.

Sound familiar?
 

Here’s the part that actually matters: mortgage rates are about 1% lower than last year, and that’s already changing what’s possible—especially for buyers under $1 million.

Start here (most popular right now):

See what’s available under $1M in San Diego

This isn’t headlines or predictions—I’m seeing this daily in real contracts. Some buyers are getting options and leverage again, but only if they know where to look.

If selling is even a possibility, the smartest first step is real numbers—not guesses from Zillow. You can see your true value and cash-offer options here: Value and Cash Offers.


I also keep a private list of off-market and unlisted homes that never hit Zillow or Redfin: Popular Home Searches and Unlisted and Off-Market Homes.

Waiting for “perfect” usually costs more than moving forward with a plan.

If you want help sorting this out quickly, call or text me at 619-846-1244.

I’ll give you straight answers and real options.
 

George Lorimer

Your Home Sold Guaranteed, or I’ll Buy It*

*Conditions apply, ProWest Properties, DRE #01146839?
GeorgeLorimer.com

 

Surprising San Diego Home Trends I See in Person, Not on Zillow

Surprising San Diego Home Trends I’m Seeing in Person (Not on Zillow)

George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!*
*conditions apply
Get Your Home Value & Net Sheet Search San Diego Homes See Unlisted / Off-Market
Prefer text? Send “PLAN” to 619-846-1244 and I’ll send options.
See what your home would actually net in today’s San Diego market
Tip: Upload the banner to WordPress Media Library, copy the file URL, and paste it into the src above.
Quick Video: What I’m Seeing Right Now (San Diego)

If you’re considering selling in the next 0–6 months, this is the part most homeowners miss: the “market” you read about online is not the same market I see inside homes, during showings, and at the negotiation table.

Here are a few trends I’m seeing in San Diego right now:

  • Some homes are getting strong offers before they ever hit the MLS.
  • Other homes are sitting because sellers waited for a “spring rush” that may not show up for their price range.
  • Buyers are selective, but when a home is priced and positioned right, they move fast.
  • Homes that miss the window often end up chasing the market later with price reductions.

Online estimates won’t tell you what matters most: what buyers will actually pay today, the concessions they’re asking for, and how leverage changes when more inventory hits after the new year.

If there’s even a chance you’ll sell soon, the smartest move is to get real numbers and real options now—before the window shifts.

Or call/text me at 619-846-1244 for a quick 10-minute strategy call.

PS: The sellers who regret waiting are usually the ones who said, “Let’s just see what happens after the new year.” If that thought has crossed your mind, click the link above and get the real numbers before the window shifts.

George Lorimer • Your Home Sold Guaranteed, or I’ll Buy It!*
Call/Text: 619-846-1244  |  Search Homes
ProWest Properties • DRE #01146839*Conditions apply

 

2026 San Diego Housing Outlook — What Buyers and Sellers Should Know Now

2026 San Diego Housing Outlook — What Buyers and Sellers Should Know Now

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply
 

 
Prefer the fastest route?
Text or call 619-846-1244

A quick reality check for 2026

The most honest outlook for 2026 is this: the market looks relatively flat overall — and there’s no way to predict exactly where prices land in your neighborhood.

Rates are the swing factor. If mortgage rates move from about 6.2% (now) up toward 6.5%+, affordability gets tighter and prices can soften. If rates drop into the 5.5%–5.75% range, demand can heat up fast — and prices can push higher with more competition.

Bottom line: there’s no “sure deal” or perfect timing. If moving now or soon is right for you, we can make it up on the sale or purchase depending on the market conditions at the time. The waiting game rarely works — it’s usually better to move forward and get the best deal for this market.

I’m here to help. Call or text me today to get your free 2026 plan: 619-846-1244.

2026 Home Price Outlook — At a Glance

2026 San Diego Home Price Forecast

Want neighborhood-specific numbers? Text George at 619-846-1244.

A quick note as the year wraps up

As Christmas approaches, many San Diego homeowners and buyers are quietly thinking about what’s next. I’m grateful for the conversations and trust this year — even when it’s just to get clear, honest answers.

If a move might be on your radar in the next few months, here are a few things I can help with that aren’t easy to find online:

  • Off-market & unlisted homes
  • Real cash-offer comparisons (actual net numbers)
  • Buy-before-you-sell options
  • Homes with assumable low-rate loans
  • A clear timing & pricing reality check

No pressure. If this would help, just text or call 619-846-1244.

P.S. Buying, selling, or just planning — even a short text like “We’re thinking about a move” is enough to start.

What 2026 Predictions Mean in Real Dollars

Forecasts are helpful — but what matters most is how they apply to a home like yours. Here are simple examples using today’s typical San Diego price points.

Detached Home — $1,000,000 Example
  • Zillow (+1–2%): $1,010,000 – $1,020,000
  • Redfin (0–3%): $1,000,000 – $1,030,000
  • C.A.R. (+3–5%): $1,030,000 – $1,050,000
Condo / Townhome — $650,000 Example
  • Zillow (+1–2%): $656,500 – $663,000
  • Redfin (0–3%): $650,000 – $669,500
  • C.A.R. (+3–5%): $669,500 – $682,500

If you want this run for your neighborhood and price range, text me at 619-846-1244.

Bottom Line for 2026 (San Diego)

Most forecasts point to modest price movement and a market that rewards the basics: pricing, condition, and location. Well-located homes still attract buyers, while overpriced or problem listings sit.

Condos often become more negotiable when rates are higher; detached homes tend to hold value better over time. The winning strategy is not guessing the future — it’s making the right moves for the market you’re in.

Want the short version that applies to you (not the internet)? Text me your situation + timeline and I’ll reply with real numbers.

Call / Text 619-846-1244
George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply

 

Rancho Peñasquitos & Torrey Highlands Homes 92129 Homes

Rancho Peñasquitos, Park Village, & Torrey Highlands Homes (92129)

George Lorimer619-846-1244
Neighbor & Realtor for 20+ years
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply

Fast market snapshot (last 6 months as of Dec 19, 2025). If you want the full spreadsheet (every address + list/sold history), text “92129 DATA” to 619-846-1244.

Reality check: most “cash offer” sites are designed to lowball you. My approach is different — I line up multiple competing investors so you can compare real cash offers to selling on the open market.

Newer Homes in 92129 (Built 2000+)

Most Torrey Highlands & newer RP sellers focus here (last 6 months).

Sold
18
Highest Sold
$2,450,000
Lowest Sold
$1,070,000
Median Sold
$1,510,000
Median Days on Market
18 days
Sold-to-List
98.2%
Active
2
Highest Active
$1,495,000
Lowest Active
$1,191,900

Want model-by-model detail? Text “92129 DATA” to 619-846-1244.

All 92129 Homes (All Years Built)

Rancho Peñasquitos overall — sold last 6 months.

Sold
122
Highest Sold
$2,700,000
Lowest Sold
$918,500
Median Sold
$1,395,750
Median Days on Market
14 days
Sold-to-List
98.6%

Thinking of selling? Text your address & timeline to 619-846-1244.

Charts

Source: SDMLS / ShowingTime

Newer Homes (2000+)
Newer homes chart
All 92129 Homes
All homes chart

ProWest Properties • DRE #01146839 • Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply

Meet George & Family

George Lorimer and family in San Diego

I’ve lived and worked in San Diego for over 20 years, helping homeowners make smart decisions about when to sell, when to wait, and how to maximize value without pressure. Real estate is personal — that’s how I treat it.

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed, or I’ll Buy It* (*conditions apply)

 

San Diego home and short sales

San Diego Condo Under $400K + The Short Sale Opportunity Most Homeowners Miss

George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply

Here’s a big opportunity that doesn’t come around often. I’m tracking a San Diego condo listed under $400,000 — and it appears to be a possible short sale. If you’re considering buying, these can offer strong value, but they often involve uncertainty and a waiting game.

Get Your 2026 Home Value Download San Diego Housing Stats (Free) Text George

Watch the quick video

Assumable condo at 3.375% and possible short sale under $400,000: Click here to view the listing

Note: Assumable loans and short sales can have extra steps and timelines. I’ll confirm the details and what’s realistic before you waste time.

What is a short sale?

If you own a home with less than 10% equity and you’re experiencing a financial hardship, you may qualify for a short sale.

If you bought your home between 2021 and 2025, there’s a real chance your current value is similar to or less than what you paid.

Rule of thumb: If what you owe is within ~10% of what your home can sell for, you may qualify for a short sale.

Why homeowners consider it

  • The lender typically pays the commission
  • Title, escrow, and closing costs are covered
  • No out-of-pocket expense in most cases
  • A cleaner exit while minimizing credit damage

If you want to understand how this works — and whether it applies to your situation — I’ll walk you through it step by step.

Free Short Sale Guide

Text “Short Sale” to 619-846-1244 and I’ll send it to you — plus let you know if this looks like a fit.

Text George Now

Community Spotlight

Rancho Peñasquitos & Torrey Highlands — see the latest market update here .

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* *conditions apply
Call or text 619-846-1244

 

San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)

San Diego Real Estate • December 2025

San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)
?Your Home Sold Guaranteed, or I'll Buy It!*
George Lorimer at 619-846-1244

Even with 70° December weather, Christmas week is when the smartest buyers and sellers quietly set themselves up to win in early 2026. *(conditions apply). 

Get Your San Diego Home Value   Access Unlisted & Off-Market Homes   Search New San Diego Listings
Quick Video (60 seconds)
If the video doesn’t load, you can watch it here: Open the YouTube Short

Why this time of year works in San Diego

During the holidays, most people pause. That’s exactly why this is a powerful time to plan. When you take 10 minutes now, you’re not scrambling later—especially if you want to buy or sell in early 2026.

Free 10-minute strategy call topics (most popular)
  • Assumable 3–4% mortgages (when available) and how to spot them
  • Accurate pricing — what your home would likely sell for in today’s market
  • Cash offer without putting your home on the market
  • Simple, inexpensive fix-ups that can net you more at closing
  • Unlisted & off-market homes you won’t see on the big sites
  • Updated San Diego sales and what it means for your neighborhood

No pressure. No obligation. Just clear options and a simple plan.

Want the latest San Diego housing market numbers?
Get the updated report here: San Diego Home Sales & Market Updates

The fastest way to get started

If you want to move in early 2026, the best next step is a quick call or text so I can point you to the right options.

Call George: 619-846-1244 Text George
George Lorimer
ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply. Call or text for details.

 

How Long Does It Take to Sell a San Diego Home?

How Long Does It Take to Sell a San Diego Home? Your 2026 Timeline Options

If you’re thinking about selling in 2026, here’s the truth: you don’t have to rush out after you sell. You can sell now and move later with a rent-back, or sell very fast if timing matters.

Timeline example used below starts January 10, 2026. Your exact timing depends on pricing, condition, neighborhood, and strategy.

Option 1: Sell Now, Move Later (Most Common)

  • Jan 10 – Jan 24: Prep, pricing, photos, listing launch
  • Jan 24 – Early/Mid March: On market (30–45 days)
  • March – Early/Mid April: Escrow (30–45 days)
  • 30–60 Day Rent-Back: Stay through May or June 2026

You get paid first and move later — ideal if you’re finishing the school year or planning a summer move.

Option 2: Sell Very Fast

  • Minimal or no prep
  • As-is or accelerated sale
  • Close as fast as January 20, 2026 (˜10 days)

Condo vs. House Timing

Single-family homes typically sell faster than condos. Downtown and HOA-heavy condos often take longer, while well-priced houses in strong school districts move quicker.

Want a clear plan for your timeline?
Call or text George Lorimer at 619-846-1244 for a 10-minute strategy call.

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* (*Conditions apply)

 

Buy a San Diego Home With an Under-6% Mortgage — Guaranteed

San Diego Buyers Get a Mortgage Under 6% — Guaranteed*

Don’t Wait — Get a Great Buy Now

The Fed cut rates by 0.25% on December 10, 2025. Good news — but mortgage rates don’t drop automatically. They’re driven by the bond market. The smart move is learning how to secure the lowest rate available right now through negotiation.

Home Value / Cash Offer Unlisted Homes Text George

Call or text 619-846-1244 for a 10-minute strategy call.

Want a free, customized report based on your price range and off-market homes? Call or text George at 619-846-1244.

Where mortgage rates are now

30-year fixed rates are hovering in the low-6% range. FHA and VA can be lower. Sub-6% is achievable when offers are structured correctly.

FAQ

How do you guarantee an under-6% mortgage?

I negotiate it with the seller as part of your offer. If they don’t accept it, my lender and I pay the loan discount so you still get the lower rate.

Simple — just work with us on your purchase. George Lorimer • 619-846-1244

Home Value Unlisted Homes Text George

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It*
*Conditions apply. Call/text for details.

 

San Diego 4-Step Plan to Buy or Sell a Home Without Stress

San Diego’s 4-Step Plan to Buy or Sell a Home Without Stress

Most people don’t need more “advice.” They need a simple plan that reduces risk, prevents surprises, and gets them to the finish line. Here’s the exact 4-step process my team uses to help buyers and sellers move fast, stay protected, and avoid drama.

Get Cash Offer / Home Value View Unlisted & Off-Market Homes Text George: 619-846-1244

Prefer a quick call? Call/Text George Lorimer at 619-846-1244 for a 10-minute strategy session.

If the video doesn’t load, view it here: https://www.youtube.com/shorts/AuwjkgTXOxw?feature=share

The real problem isn’t the market. It’s uncertainty.

Buyers worry about overpaying or missing out. Sellers worry about pricing wrong, getting lowballed, dealing with repairs and showings, or buying the next home before the current one sells. The solution isn’t hope — it’s a clear process that removes risk.

Step 1: Get the Facts (No Guessing)

We start with clarity: updated home value, realistic net, buying power, neighborhoods, and what homes are actually available (including unlisted opportunities). This is where you stop spinning and start making smart moves.

Step 2: Compare Options (Traditional vs. Modern Programs)

Most people only see one path: list it and hope, or buy and compete. We lay out multiple paths so you can choose what fits you: cash offer options, multiple investor offers competing, buy-before-you-sell solutions, and the right timing strategy for your goals.

Step 3: Execute (Tour Homes or Launch Your Listing)

Once you choose the best path, my team handles the details: pricing, prep guidance, marketing, negotiation, inspections, and timelines — with one goal: get you the result you want with the least stress and the least wasted time.

Step 4: Protect the Outcome (Before, During, and After Closing)

This is where most agents disappear — and where we do the opposite. We troubleshoot, protect your deal, and keep you informed. If plans change or something comes up, you’ve got an experienced team and real safeguards behind you.

Bottom line: I have your back.

Want the fastest next step?

If you’re thinking about buying or selling in the next 30–90 days, don’t wing it. Get the numbers and your best options first.

Get Cash Offer / Home Value View Unlisted & Off-Market Homes Text George: 619-846-1244

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* *Conditions apply. Call/text for details.

 

Meet George Lorimer San Diego broker and realtor

Who Is George Lorimer?

I’m George Lorimer, a lifelong San Diegan, dedicated to helping homeowners sell with certainty and confidence.

  • Married to Lynn, a teacher at Del Sur Elementary

  • Father of two daughters, Caleigh and Becca

  • Born in San Diego, raised in Del Mar

  • Torrey Pines High School graduate

  • UCSD - Bachelor of Arts

  • SDSU - MBA, emphasis in Real Estate

  • Track Record: Over 1,000 homes sold (average agent sells 3–4 per year)


Don’t Risk Your Home with the Wrong Agent

I offer 100% Satisfaction Guaranteed or Cancel the Listing and Pay Nothing!* 

Other agents who don't offer and don't understand my programs may think they aren't real, but they are and help people. 

Ask yourself:

  • Do you want more options, more homes to see, and flexible fees? 

  • Is guaranteeing satisfaction or paying nothing important to you?

  • Want to collaborate and get your results? 


Call/Text George Lorimer at 619-846-1244 today.

Discover if we're a good fit and learn the simple steps we’ll take together to sell your home in your timeframe while maximizing your profit.

ProWest Properties, DRE# 01146839. Conditions apply. (Picture of the Lorimer family in 2025). 

 

How to avoid the first mistake that San Diego home sellers make

What's My Home Value?

If you’ve been wondering what's going on in the San Diego housing market, here’s a quick reality check:

  • Approximately 35% of homes never sell the first time they are listed on the market.
  • 60% cut their asking price before selling.

The reason I tell you this is that there's an opportunity to buy at a good deal in this market.

And if you're thinking of selling, don't price your home speculatively.

For example, these speculative sellers say things like,

"If I could get this price, I'd sell."

(usually "their price" is higher than today's market value). 

For buyers, it becomes clear that the price may or may not have been based on today's statistics.

Search New Hot Listings

For sellers, it's evident that unless you price it right, you may not sell.

Here's my simple 3-step strategy that's helped over 1,000 sellers.

1) Determine that you are committed to selling.

2) Then price your home against competing listings, the homes buyers are comparing yours to.

3) Listen to feedback from the market and buyers and implement changes.

Do this right, and you create urgency, competition, and the best chance of selling for top dollar.

Call or text me, George, at 619-846-1244 to get your Complimentary Home Seller Report.

All the best,

George Lorimer

Secret selling options that other agents don't offer.


 

 

San Diego County Housing Report: Go for Gold, No Waiting


Strongest Cash Offer

San Diego County Housing Report: Go for Gold – Don’t Wait 

August 6, 2024
Mortgage Rates have plunged from 7.5 to 6.52% today, opening up a window of opportunity for buyers who should not wait.

 
A Window of Opportunity
Since rates have dropped in anticipation of future Federal Reserve rate cuts, now is the ideal time, and waiting will prove to be the incorrect strategy.
 
Olympic gold medal winners perfect their game plans and execute precise timing and strategy to succeed. On the track, many runners wait too long for their final push and cross the finish line out of medal contention. The commentators exclaim that they “should have gone sooner.” The athletes are left second-guessing themselves, wishing they had not waited.

Get a free copy of this report.
 
Many buyers have been sitting on the sidelines, waiting for rates to come down. Now that rates have plummeted from 7.5% in April to 6.52% today, according to Mortgage News Daily, many buyers wonder if they should pull the trigger and purchase now or wait for rates to fall further. Sitting on the fence and waiting will prove to be the incorrect strategy, leaving many to wish that they had bought sooner.
 
Long-term, 30-year mortgage rates move ahead of the Federal Reserve Rate cuts. The Federal Reserve (Fed) has not cut rates once since the historical increases from 2022 through 2023, yet mortgage rates have moved all over the place, even eclipsing 8% last October. The movement is based on where investors believe the direction that the Fed’s short-term Federal Funds rate policy will move.

With inflation continuing to ease, the job market cooling, and unemployment rising, it is becoming increasingly clear that the FED is too restrictive, and they will need to cut rates when they meet in mid-September. As a result, in less than two weeks, mortgage rates have plunged from 6.91% to 6.52% today. September’s rate cut, currently projected to be a 0.5% snip by Wall Street, is already baked into today’s mortgage rates. When they do trim the Federal Funds rate in September, do NOT expect mortgage rates to drop another 0.5%. This is where buyers sitting on the sidelines are mistaken. They hear that the Fed will cut, but the headlines and news refer to the short-term Federal Funds rate, not long-term mortgage rates. When they do cut, expect credit card, automobile, and equity lines of credit rates to all drop, which are all tied to the Federal Funds rate, but NOT long-term rates utilized in purchasing homes.

Sincerely,
Steven Thomas
Quantitative Economics and Decision Sciences
 Copyright 2024—Steven Thomas, Reports On Housing—All Rights Reserved. This report may not be reproduced in whole or in part without express written permission from the author. Our report license allows us to distribute to consumers, not other licensees or affiliates, title escrow, and mortgage.