Imperial Beach Real Estate Declines Sharply - Fall 2025 Update

2025 Year to Date Median Prices Drop Significantly for Detached and Attached Homes

Imperial Beach, located in South Bay San Diego, closed August with fewer sales, leaner inventory, and longer market times—yet pricing held better for single-family homes than for condos. Here’s a clear, local snapshot you can use to plan your next move.

Imperial Beach CA Real Estate Statistics Fall 2025 Homes Condos

Detached (Single-Family Homes in Imperial Beach)

  • New Listings: 18 → 18 (flat)

  • Pending Sales: 10 → 11 (+10.0%)

  • Closed Sales: 9 → 6 (–33.3%)

  • Median Sales Price: $918,250 (+0.9%)

  • % of Original List Price Received: 95.3% (–1.7 pts)

  • Days on Market (DOM): 31 (+55.0%)

  • Active Inventory: 25 (–30.6%)

  • Months’ Supply: 2.9 (–38.3%)

Attached (Townhomes and Condos in Imperial Beach)

  • New Listings: 10 (–50.0%)

  • Pending Sales: 5 (flat)

  • Closed Sales: 3 (–50.0%)

  • Median Sales Price: $530,000 (–25.1%)

  • % of Original List Price Received: 91.4% (–0.8 pts)

  • Days on Market (DOM): 72 (+44.0%)

  • Active Inventory: 27 (–37.2%)

  • Months’ Supply: 5.4 (–37.2%)

Year-to-Date Through August

Detached (YTD 2025 vs. YTD 2024)

  • New Listings: 123 (–8.9%)

  • Pending Sales: 68 (+1.5%)

  • Closed Sales: 59 (–7.8%)

  • Median Sales Price: $855,000 (–6.8%)

  • % of Original List Price Received: 96.1% (–0.9 pts)

  • DOM: 50 (+51.5%)

Attached (YTD 2025 vs. YTD 2024)

  • New Listings: 99 (–13.9%)

  • Pending Sales: 40 (–11.1%)

  • Closed Sales: 37 (–19.6%)

  • Median Sales Price: $645,000 (–16.5%)

  • % of Original List Price Received: 96.6% (+2.5 pts)

  • DOM: 50 (–9.1%)

Imperial Beach Real Estate Stats for Fall 2025

What the Numbers Mean for Imperial Beach

1) Inventory is lean—especially for single-family homes

Detached inventory dropped 30.6% year over year and months’ supply slid to 2.9, a clear seller-tilted level. Even with slower closings and longer market times, the scarcity of listings helped hold prices nearly flat in August (+0.9%). Sellers who price near the market are still getting ~95% of original list on average. Buyers should expect competition on well-priced houses and may need to move decisively.

2) Condos softened more than houses

Attached homes saw a sharper price reset—–25.1% in August and –16.5% YTD—alongside much slower absorption (DOM 72 in August). Fewer new listings (–50%) and a lower months’ supply (5.4) suggest some stabilization potential ahead, but buyers currently hold more leverage in this segment than in detached.

3) Demand is selective, not absent

Detached pending sales ticked up in August (+10%), even as closings fell, reflecting deals stacking into September/October. In short: buyers are still writing offers, but they’re patient and value-sensitive. Expect longer negotiations and conditional timelines, especially on properties that overreach on price or need work.

4) Longer time on market requires sharper strategy

DOM rose materially for detached (to 31 in August; 50 YTD). For sellers, week-one pricing, turnkey presentation, and strong marketing matter more this year. For buyers, the extra time can create room for inspection credits or rate-buydown concessions—particularly on listings with longer market exposure.

Guidance for Sellers

  • Price within the window. Detached homes are still clearing near 95%–97% of original list when aligned to comps; overpricing invites longer DOM and bigger reductions.

  • Win the first weekend. With lean inventory, many buyers are “on alert.” Launch with full photo/video, tight copy, and broad online exposure to capture them early.

  • Mind the micro-segment. Attached values have moved more than detached—lean on the freshest, nearest comps (last 30–60 days) and adjust for condition precisely.

  • Use incentives surgically. If showings stall after 2–3 weeks, consider a modest price correction plus a targeted credit (e.g., closing costs or rate buydown) rather than large sequential cuts.

  • Prepare for appraisals. With shifting comps, equip your agent with a packet (updates, permits, features list) to support value.

Guidance for Buyers

  • Detached: be ready. Low months’ supply (2.9) means desirable single-family homes still move. Have underwriting and funds verified to compete.

  • Attached: negotiate details. With DOM higher and prices off, you may secure seller credits for rate buydowns, repairs, or HOA-related concerns—especially on listings >30 days.

  • Focus on total payment. Pair price with today’s rate environment; closing credits that reduce your monthly cost can beat small list-price cuts.

  • Watch coming pendings. August’s pending activity hints at comps arriving soon—use them to sharpen offers or valuation during contingency periods.

Bottom Line

  • Detached (SFR): Tight supply, slower closings, but relatively resilient prices. Sellers who price to the market still succeed; buyers must be decisive on quality homes.

  • Attached (Condo/Townhome): More negotiable with deeper price adjustments and higher DOM—good opportunity for buyers to secure credits and value.

Source: Greater San Diego Association of REALTORS® Local Market Update for Imperial Beach 91932, current as of September 5, 2025; data from San Diego MLS. 

San Diego Real Estate

Note: Median prices and list-to-sold ratios do not reflect concessions or down-payment assistance; small sample sizes can magnify percentage swings.