Bonita Real Estate Market Update February 2026

A Local Expert’s View of Housing Trends in Bonita (91902)

Bonita has long been one of South Bay San Diego’s most distinctive communities—offering larger lots, mature landscaping, and a semi-rural feel that’s increasingly rare this close to Downtown San Diego, the coast, and major employment centers. As we move into February 2026, the Bonita real estate market is showing clear signs of strength, driven by very limited inventory, strong buyer demand, and rising prices, especially for single-family homes.

Based on the most recent San Diego MLS data through January 2026, here’s what homeowners, buyers, and potential movers should know about the Bonita market right now.

Snapshot of the Bonita Housing Market (91902)

Single-Family Homes (Detached)

Bonita’s detached home market continues to be the backbone of the community—and it’s where the strongest trends are showing.

• Median Sales Price: $1,435,000
  ⬆️ Up 10.8% year over year
• New Listings: 7
  ⬇️ Down 68% from last year
• Closed Sales: 6
  ⬇️ Down 33%, largely due to lack of inventory
• Days on Market: 27
  ⬇️ Down from 46 days last year
• Inventory: 12 homes available
  ⬇️ Down 55.6%
• Months of Supply: 1.5 months
  → A strong seller’s market
• Percent of List Price Received: 105.3%
  → Homes are selling above asking on average

What this means locally:
Bonita homeowners who are well-positioned to sell are seeing strong leverage. With just 1.5 months of inventory, buyers are competing for a very small pool of available homes, particularly those with usable land, views, or updated interiors.

Condos & Townhomes in Bonita

While Bonita is best known for its single-family homes, attached housing plays an important role—especially for first-time buyers, downsizers, and out-of-area relocations.

• Median Sales Price: $630,000
  ⬆️ Up 23.3% year over year
• Closed Sales: 2 (flat year over year)
• Days on Market: 42
  ⬆️ Slightly higher than last year
• Inventory: 7 units
• Months of Supply: 3.0 months
  → More balanced, but still competitive

Local insight:
Even with slightly longer days on market, pricing remains firm. Bonita condos and townhomes are still benefiting from buyers priced out of coastal and central San Diego neighborhoods who want more space and a quieter setting.

Why Inventory Is So Tight in Bonita

Bonita is a low-turnover community by nature. Many homeowners have lived here for decades, and several factors are keeping inventory constrained:

• Long-term ownership and generational homes
• Larger lots that owners are reluctant to give up
• Property tax advantages for longtime residents
• Limited new construction opportunities
• Strong community attachment and lifestyle appeal

In early 2026, this dynamic is being amplified by sellers waiting for the “right” next move—especially those holding low interest rates from prior years.

What Buyers Should Expect in Early 2026

If you’re considering buying in Bonita this year, here’s the reality on the ground:

• Well-priced homes move quickly
• Multiple offers are common on desirable properties
• Over-asking sales are still happening
• Flexibility on terms often matters as much as price
• Larger lots, views, and single-story homes are especially competitive

Out-of-area buyers are often surprised by how limited Bonita inventory truly is compared to surrounding South Bay communities.

What This Means for Bonita Homeowners

For homeowners, February 2026 presents a strong opportunity—especially if your home is well maintained or updated.

• Rising values continue to build equity
• Buyer demand remains strong despite affordability pressures
• Strategic pricing is critical in a low-volume market
• Presentation and marketing still matter—even in a seller’s market

Homes that are thoughtfully prepared and priced correctly tend to stand out quickly, even with fewer total sales.

Living in Bonita: Why Buyers Keep Coming

Bonita remains one of South Bay San Diego’s most desirable hidden gems because it offers:

• Spacious properties and mature landscapes
• A quieter, more rural feel with city convenience
• Easy access to Downtown San Diego, Chula Vista, and freeways
• Proximity to golf courses, trails, and open space
• A strong sense of community and long-term ownership

For buyers relocating to San Diego, Bonita often offers more space and lifestyle value than coastal or central neighborhoods at comparable price points.

Looking Ahead: Bonita Market Outlook for 2026

Unless there’s a meaningful increase in inventory, Bonita is likely to remain a supply-constrained market throughout 2026. That typically supports:

• Continued price stability or gradual appreciation
• Faster sales for desirable homes
• Strong negotiating positions for sellers
• Careful, data-driven strategies for buyers

As always, small sample sizes in Bonita can cause market stats to swing—but the underlying trend remains clear: demand continues to outpace supply.

Final Thoughts from a Bonita Real Estate Expert

Bonita isn’t a high-volume market—and that’s exactly what makes it special. Understanding the nuances of pricing, timing, and buyer behavior here requires local experience and close tracking of the data.

If you’re thinking about selling, buying, or relocating to Bonita in 2026, a tailored strategy matters more than ever.

4 Bedroom 3 Bath Home in Spring Valley CA

Spring Valley Home with Views in 2006

Perched on an expansive ¾-acre, mostly level lot, this rare Spring Valley property captures breathtaking, unobstructed views spanning from Mexico to Downtown San Diego, with sightlines that include Coronado, Point Loma, and tranquil lake views. Properties offering this combination of land, privacy, and sweeping vistas are increasingly hard to find in San Diego County, making this a truly unique opportunity.

The home offers 4 bedrooms plus an enclosed sunroom, 3 bathrooms, and a 4-car tandem garage, along with paid-off solar, providing long-term energy savings. The main living area is rich with character, featuring soaring wood-beam ceilings, a dramatic floor-to-ceiling stone fireplace, and walls of windows that frame the expansive ocean and city views, creating a light-filled space that feels connected to the surrounding landscape.

9149 Oso Rd Spring Valley CA 91977

A separate dining room flows into the enclosed sunroom, a versatile space surrounded by windows with its own exterior access—ideal for relaxing, entertaining, or reimagining as part of a future indoor-outdoor living design. The downstairs bedroom and full bathroom offer flexibility for guests, extended family, or multigenerational living.

Upstairs, three additional bedrooms include a spacious primary suite with a private balcony, where panoramic views stretch from Mexico to Point Loma. The primary bathroom features a separate tub and shower, providing a functional layout ready for personalization.

The property also includes three outbuildings (Tuff Sheds), one with a loft—well suited for storage, a workshop, hobby space, or creative studio. The partially fenced, flat, usable lot offers room to expand the home, add a pool, create gardens, or design a custom outdoor retreat that takes full advantage of the setting.

Living in Spring Valley

Spring Valley offers a central East County location with convenient access to Highways 94, 54, and 125, making it easy to reach Downtown San Diego, coastal communities, and major employment centers. The area is known for its hillside neighborhoods, larger lots, and panoramic views, along with nearby parks, trails, and open space. Residents enjoy proximity to shopping, dining, schools, and outdoor recreation, while still benefiting from a quieter, more residential feel than many coastal or urban neighborhoods.

A Rare Value-Add Opportunity

This property presents an exceptional chance to update, personalize, and build equity in a premier view location. With its land, views, solar savings, and flexible layout, it’s well suited for buyers looking to create a custom estate-style home while capturing some of the most iconic vistas San Diego has to offer.

If you're interested in this home please contact The Lewis Team.

Dawn Lewis - 619-981-3917

Luxury 4 Bedroom Home in Spring Valley CA

Highly Upgraded Home with Panoramic Views

Stunning custom estate home with spectacular panoramic mountain & valley views, located on a private gated cul-de-sac lot in sought-after Mount Helix. This beautifully designed residence offers approximately 3852 sq. ft. of living space on over ¼ acre. The home features 4 BR’s Plus 3 additional bonus rooms & 4.5 BA. This home includes 2 primary suites, one conveniently located on the main level with breathtaking views, spa-style bath with jacuzzi tub, separate shower, & direct outdoor access.

9610 Vista Del Sol, Spring Valley, CA 91977

The main level offers grand entrance, family room, living room, dining room, kitchen, master bedroom, master bath, bonus room & half bath. The second level offers a private entrance and three ensuite bedrooms (including a second primary suite) & 3 bonus rooms that could be a gym, game room or a second family room that opens to an expansive entertaining deck. This additional downstairs space could be converted easily to an ADU. Interior highlights include paid SOLAR, vinyl plank flooring, tile accents, high ceilings, multiple skylights, recessed lighting, multiple custom French doors, ceiling fans, and solar-powered A/C.

The chef’s kitchen showcases white cabinetry, quartz countertops, custom backsplash, stainless steel appliances including a built-in Sub-Zero refrigerator, Viking double ovens, microwave, and a pass-through kitchen window that opens to the outdoor deck and bar—perfect for entertaining. Additional features include a stamped concrete driveway, custom front door, balconies on two levels, paid solar, private electric gated entry, laundry room with cabinetry, counters and sink, and an oversized two-car garage with epoxy-coated floors plus an attached workshop, room for RV parking. This is an exceptional home designed for entertainment, privacy, and enjoying unmatched views.

Interested in this Spring Valley home please contact The Lewis Team.

Dawn Lewis - 619-981-3917

San Diego Real Estate Expert!

North County Coastal San Diego Real Estate in Oceanside CA

Oceanside continues to be one of the most strategically positioned coastal cities in San Diego County. With direct access to the Pacific Ocean, a growing downtown, multiple neighborhood price points, and close proximity to Camp Pendleton, Oceanside attracts a unique mix of local homeowners, investors, and active-duty Military families.

As we head into early 2026, the Oceanside housing market reflects what we’re seeing across much of north county coastal San Diego: low inventory, selective buyer demand, and price resilience, even after a slower second half of 2025.

All data below is sourced from the San Diego MLS and current as of January 15, 2026.

Big Picture: Oceanside Market Overview

Across all Oceanside ZIP codes, several key themes stand out:

• Inventory remains tight, with most sub-markets holding between 1.1 and 2.1 months of supply, well below a balanced market.
• Sales activity slowed in late 2025, largely due to affordability and interest rate sensitivity, not a lack of buyer interest.
• Prices stabilized year-over-year, with modest declines in some attached product segments and continued strength in detached homes near the coast.
• Well-priced homes are still selling, often close to list price, particularly in desirable neighborhoods and school districts.

This is not a distressed market, it is a reset market, where pricing accuracy and strategy matter more than ever.

Oceanside by ZIP Code

92054 – Oceanside South (Coastal & Downtown Areas)

Oceanside South includes many of the city’s most desirable coastal neighborhoods, with proximity to the beach, harbor, and downtown redevelopment.

• Detached Homes
• Median Price (YTD 2025): $1,300,000, essentially flat year-over-year (-0.8%)
• Closed Sales declined about 12% year-over-year
• Days on Market increased to 52 days, signaling more buyer selectivity
• Inventory remains very limited at 1.9 months
• Attached Homes (Condos & Townhomes)
• Median Price (YTD 2025): $870,000, down slightly (-3.3%)
• Closed Sales declined nearly 14%
• Inventory expanded modestly, pushing months of supply closer to 2.9

Despite slower sales, buyers continue to pay near list price for well-located coastal properties, especially those within walking distance to the beach or downtown amenities

92056 – Oceanside East (Master-Planned Communities)

Oceanside East offers larger tracts, newer housing, and more predictable floor plans—popular with families and Military buyers seeking value.

• Detached Homes
• Median Price (YTD 2025): $959,900, up slightly year-over-year
• Closed Sales down about 6%
• Inventory tightened sharply, with months of supply near 1.1
• Attached Homes
• Median Price (YTD 2025): $728,500, modestly higher year-over-year
• Closed Sales increased nearly 18%
• Inventory declined significantly, supporting price stability

This ZIP code remains one of the best value propositions in North County Coastal for buyers priced out of Carlsbad and Encinitas

92057 – Oceanside North (Camp Pendleton Adjacent)

92057 is especially important for Military and DoD buyers, with quick access to Camp Pendleton’s main gates and a wide range of housing options.

• Detached Homes
• Median Price (YTD 2025): $900,000, unchanged year-over-year
• New Listings rose sharply (+25%), giving buyers more choices
• Days on Market increased, reflecting affordability pressure
• Attached Homes
• Median Price (YTD 2025): $540,000, slightly higher year-over-year
• Closed Sales declined, but pricing remained stable
• Inventory balanced at about 2.1 months

For VA buyers, this ZIP code continues to offer some of the most attainable ownership opportunities in coastal North County

92058 – Oceanside Central

Oceanside Central features smaller neighborhoods, older housing stock, and some of the most affordable entry points in the city.

• Detached Homes
• Median Price (YTD 2025): $873,000, down modestly (-1.9%)
• Sales volume declined slightly
• Inventory remains tight at 1.4 months
• Attached Homes
• Median Price (YTD 2025): $550,000, down about 5%
• Days on Market increased notably, signaling more negotiation power for buyers

This area is drawing interest from first-time buyers and investors looking for long-term appreciation rather than short-term gains

What This Means for Buyers Moving to Camp Pendleton

For Military buyers using VA financing, Oceanside remains one of the most logical and practical choices in San Diego County:

• Short commute to base
• Wide range of price points
• Strong rental demand if PCS orders change
• Long-term appreciation tied to coastal supply constraints

While competition has cooled compared to 2021–2022, desirable homes still move quickly when priced correctly. Buyers who are prepared, pre-approved, and working with a local expert continue to have success.

What This Means for Oceanside Sellers

Sellers need to be realistic in 2026. The market still favors sellers due to low inventory—but only well-priced, well-presented homes.

Key seller takeaways:

• Overpricing leads to longer days on market
• Condition and presentation matter more than ever
• Strategic pricing can still generate strong offers

Homes that reflect current market conditions are still selling near list price, particularly in coastal and family-oriented neighborhoods.

Final Thoughts: Looking Ahead in 2026

Oceanside enters 2026 as a stable, opportunity-driven market. We are not seeing signs of a major correction, but rather a more thoughtful, balanced environment shaped by affordability, interest rates, and buyer selectivity.

For buyers—especially Military and Military families—this market rewards preparation and local insight.
For sellers, success comes from pricing strategy, not wishful thinking.

With over 35 years of experience helping families buy and sell homes across San Diego County, I continue to see Oceanside as one of the most resilient and versatile coastal markets in the region.

If you’d like a neighborhood-specific analysis, VA loan guidance, or a custom pricing strategy, I’m happy to help.

— Dawn Lewis
San Diego Real Estate Expert
The Lewis Team | Real Broker

Santee Housing Market Statistics for January 2026

By a San Diego real estate professional with over 35 years of local market experience

Santee continues to be one of East County San Diego’s most closely watched housing markets. Known for its balance of suburban neighborhoods, outdoor recreation, and relative affordability compared to coastal and central San Diego, Santee remains attractive to both local move-up buyers and out-of-area households relocating to San Diego County.

Using the most recent MLS data through December 2025, this update breaks down what’s happening in the Santee (92071) housing market and what buyers and sellers should realistically expect as we move into early 2026. All statistics below are sourced directly from the San Diego MLS and the Greater San Diego Association of REALTORS®

Snapshot of the Santee Housing Market

Santee is showing a more balanced market than the ultra-competitive years of 2020–2022, but it is not oversupplied. Inventory has increased modestly, pricing has largely stabilized, and homes are taking longer to sell—particularly in the attached home segment.

The market today rewards accurate pricing and strong presentation, rather than “list it and it sells itself,” which was common a few years ago.

Single-Family Homes in Santee (Detached)

Key Metrics – December 2025 vs. December 2024

• Median Sales Price: $847,500 (up ~0.7% year over year)
• Year-to-Date Median Price: $855,000 (up ~0.6%)
• Closed Sales: Slight increase year over year
• Days on Market: 38 days (up significantly from last year)
• Inventory: 25 homes for sale
• Months of Supply: 0.9 months

What This Means

Single-family homes in Santee have held their value remarkably well despite higher interest rates and slower buyer activity compared to peak years. Prices are essentially flat to slightly higher, signaling market stability rather than decline.

However, homes are taking longer to sell. The jump in days on market tells us buyers are more deliberate and price-sensitive. Sellers who price above market are seeing extended listing times, while well-priced homes in good condition are still attracting solid interest.

From a professional standpoint, this is a healthy normalization, not a sign of weakness.

Condos & Townhomes in Santee (Attached)

Key Metrics – December 2025 vs. December 2024

• Median Sales Price: $545,000 (essentially flat month over month)
• Year-to-Date Median Price: $585,000 (down ~3.3%)
• Closed Sales: Down year over year
• Days on Market: 51 days
• Inventory: 38 units available
• Months of Supply: 2.7 months

What This Means

The attached home segment has experienced more noticeable softening than single-family homes. Increased inventory and fewer closed sales have given buyers more leverage, especially in older complexes or homes with higher HOA fees.

That said, this is still not an oversupplied market by historical standards. Well-located, updated townhomes—particularly those near services and major commuter routes—continue to sell, but sellers must be realistic on pricing.

Pricing Trends: Long-Term Perspective

Looking at rolling 12-month median pricing, Santee’s values remain well above pre-2020 levels for both single-family homes and condos. The market has transitioned from rapid appreciation to price consolidation, which is typical following a strong multi-year run-up.

For homeowners, this means:

• Equity gains remain intact
• The risk of sharp price declines appears limited
• Strategic timing and pricing matter more than ever

Inventory & Supply: Why Santee Still Matters

Even with inventory rising modestly:

• Single-family supply under 1 month remains very tight
• Attached homes under 3 months is still considered seller-leaning to balanced

This helps explain why prices haven’t fallen dramatically. Buyers have more choices than last year, but not enough to push the market into true buyer-market territory.

Why Buyers Are Still Looking at Santee

For many buyers relocating to San Diego—especially from higher-cost metro areas—Santee offers:

• Larger homes for the price compared to coastal markets
• Proximity to Mission Trails Regional Park, Santee Lakes, and outdoor recreation
• Easy access to State Route 52 and Highway 67
• A mix of established neighborhoods and newer developments

Santee continues to appeal to families, first-time buyers priced out of central San Diego, and move-down buyers seeking value without leaving the county.

Advice for Sellers in Early 2026

If you’re thinking about selling in Santee:

• Pricing correctly from day one is critical
• Expect longer marketing times than a few years ago
• Updated homes still command strong attention
• Overpricing almost always leads to price reductions

Homes that are staged, well-maintained, and priced in line with recent comparable sales are still selling successfully.

Advice for Buyers

For buyers considering Santee:

• You have more negotiating power than in recent years
• Attached homes offer particularly good opportunities
• Interest rates matter, but purchase price and long-term fit matter more
• Getting hyper-local guidance is key—neighborhoods and HOAs vary widely

Final Thoughts on the Santee Market

As we move into 2026, Santee stands out as a stable, livable East County market that has adjusted to higher rates without losing its appeal. This is no longer a frenzy—but it is still a market that rewards preparation, local expertise, and realistic expectations.

If you’re considering buying or selling in Santee and want a clear, data-driven view of your specific neighborhood, that’s where experience truly makes a difference.

All market data sourced from the San Diego MLS and the Greater San Diego Association of REALTORS®, current as of January 15, 2026.

Pacific Beach and Mission Beach Zip 92109 Real Estate Market

Pacific Beach Single-family Homes Continue to Command Premium Pricing

As we head into January 2026, the Pacific Beach real estate market continues to reflect what longtime San Diego residents already know: coastal inventory remains limited, demand is resilient, and pricing is being supported by lifestyle, location, and long-term fundamentals.

With more than 35 years of experience selling real estate across San Diego County, Pacific Beach (PB) and neighboring Mission Beach stand out as markets that rarely follow broader county trends in a straight line. These are micro-markets where walkability, beach access, zoning constraints, and rental demand matter just as much—if not more—than interest rates or national headlines.

All data referenced below is from the San Diego MLS and the Greater San Diego Association of REALTORS®, current as of January 15, 2026

Pacific Beach: Single-Family Homes (Detached)

Pricing Remains Firm at the Top End

Pacific Beach single-family homes continue to command premium pricing, driven by a limited supply of detached coastal properties and strong demand from both owner-occupants and long-term investors.

• Median Sales Price (December 2025): $2,237,500
• Up 24.9% from December 2024
• Year-to-Date Median Sales Price (2025): $2,075,000
• Up a modest 0.7% year over year

That contrast—large short-term swings but flatter annual pricing—is typical in PB, where small sample sizes can exaggerate month-to-month changes. Over the full year, prices remained remarkably stable at historically high levels.

Sales Activity & Market Pace

• Closed Sales (Dec 2025): 14
• Down 12.5% year over year
• Year-to-Date Closed Sales: 141
• Down 5.4% from 2024
• Days on Market (Dec 2025): 38 days
• Faster than last year, but slightly higher on a year-to-date basis

This tells us the market isn’t overheated—but it is efficient. Well-priced homes in desirable locations are still moving, while aspirational pricing is being tested more carefully by buyers.

Inventory Is Rising—but Still Tight

• Homes for Sale (Dec 2025): 38
• Up 72.7% from last year
• Months of Supply: 3.2 months

While inventory has increased, 3.2 months of supply still favors sellers, especially for turnkey homes near the beach, Mission Bay, or core PB neighborhoods.

Pacific Beach Condos & Townhomes (Attached)

A More Price-Sensitive Segment

Attached housing in Pacific Beach has shown more adjustment than single-family homes, reflecting affordability limits and buyer sensitivity to HOA costs and financing.

• Median Sales Price (Dec 2025): $913,125
• Down 13.4% year over year
• Year-to-Date Median Price: $975,000
• Down 5.6%

Despite the pullback, pricing remains well above pre-2020 levels and continues to be supported by rental demand, especially near Garnet Avenue, Crown Point, and Mission Bay.

Sales & Inventory Trends

• Closed Sales (YTD): 182
• Up slightly year over year
• Inventory (Dec 2025): 31 units
• Down 39.2%
• Months of Supply: 2.0 months

Lower inventory and steady sales suggest that buyers are selectively active, especially when pricing reflects current market realities.

Mission Beach: Same Zip Code, Very Different Market

Mission Beach shares the 92109 zip code, but it operates as a distinct micro-market.

• Extremely limited inventory
• Strong short-term and long-term rental demand
• High percentage of second homes and investment properties

Single-family homes and duplexes in Mission Beach often trade independent of broader PB trends, with pricing driven more by lot size, ocean frontage, alley access, and zoning than by typical comparable sales.

Even in slower market cycles, Mission Beach tends to see:

• Fewer price reductions
• Longer hold periods by owners
• Strong interest from cash and 1031-exchange buyers

For buyers coming from out of the area, Mission Beach behaves more like a resort market than a traditional residential neighborhood.

What This Means for Buyers in January 2026

For Local Buyers

• More inventory than last year provides slightly better selection
• Sellers are negotiating more than they did in 2021–2022
• Condition, location, and parking matter more than ever

For Out-of-Area Buyers

• Pacific Beach remains one of San Diego’s most rent-resilient coastal markets
• Long-term appreciation has historically rewarded patient owners
• Understanding block-by-block differences is critical—PB is not uniform

What This Means for Sellers

• Pricing correctly from day one is key
• Homes that show well and are positioned realistically are still selling
• Overpricing leads to longer days on market, even in PB

With inventory rising modestly, buyers have more confidence—and they are doing their homework.

Final Thoughts: Pacific Beach Moving Into 2026

Pacific Beach and Mission Beach continue to offer what few markets can:

• Coastal access
• Lifestyle appeal
• Strong long-term fundamentals
• Limited ability to add new housing

As we move through early 2026, this market looks balanced but resilient, with detached homes holding value and attached housing offering selective opportunities for buyers.

If you’re thinking about buying, selling, or simply want a hyper-local analysis of where your property fits within the Pacific Beach or Mission Beach market, working with someone who understands these neighborhoods block by block makes a real difference.

— Written from the perspective of a San Diego real estate professional with over 35 years of experience, using current MLS data as of January 2026.

Spring Valley East County San Diego Homes and Condos

Single-Family Homes in Spring Valley Still a Tight Market

As someone who has been selling homes throughout San Diego County for more than 35 years, I’ve seen Spring Valley move through multiple market cycles. What makes this community interesting heading into 2026 is how it continues to offer relative value within East County San Diego while still being closely tied to job centers, military bases, and freeway access into the rest of San Diego.

The data below is based on the most recent San Diego MLS statistics through December 2025 and gives us a clear picture of where the Spring Valley market stands as we begin the new year.

A Snapshot of Spring Valley

Spring Valley sits just east of Lemon Grove and west of La Mesa, with convenient access to State Route 94, Interstate 125, and downtown San Diego. Housing in Spring Valley is primarily single-family homes, many built from the 1950s through the 1980s, with a smaller but important segment of condos and townhomes that appeal to first-time buyers and investors.

For buyers priced out of coastal and central San Diego neighborhoods, Spring Valley often represents one of the last remaining entry points into detached homeownership.

Single-Family Homes: Still a Tight Market

Key Trends (December 2025 vs. December 2024)

• Median sales price: ~$755,000 (down about 1% year over year for the month)
• Year-to-date median price: ~$790,000 (up ~2.6% year over year)
• Inventory: Down nearly 39% from last year
• Months of supply: ~1.3 months (strong seller-leaning conditions)
• Days on market: Increased to about 48 days for December sales

What this tells us is that while pricing has flattened short-term, values remain higher overall compared to last year, largely due to very limited inventory. Homes are taking a bit longer to sell than they did during the ultra-competitive years, but well-priced and well-presented properties are still moving.

From a long-term perspective, Spring Valley single-family homes continue to benefit from:

• Limited new construction
• Strong demand from owner-occupants
• Relative affordability compared to La Mesa, El Cajon, and coastal areas

Condos & Townhomes: A Shift Toward Balance

The attached (attached-home) segment tells a slightly different story.

Key Trends (Condos & Townhomes)

• Median sales price: ~$553,000 (down ~4–5% year over year)
• Inventory: Up sharply compared to last year
• Months of supply: Around 2.8 months
• Days on market: About 51 days

This part of the market has clearly cooled more than single-family homes. Higher mortgage rates have a bigger impact here because many condo buyers are payment-sensitive. As a result:

• Buyers have more negotiating power
• Sellers need to price accurately from day one
• Condition and HOA health matter more than ever

For first-time buyers or downsizers, this segment may offer some of the best value opportunities in Spring Valley in early 2026.

What This Means for Buyers

If you’re considering a move to Spring Valley from out of area, here’s what to know:

• Single-family homes: Expect competition when inventory is low, especially under the median price range
• Condos/townhomes: More room to negotiate, especially on price, repairs, or seller credits
• Timing matters: Homes that are priced right sell; overpriced listings sit

Compared to many other San Diego submarkets, Spring Valley still offers:

• Larger lots
• More detached homes under $800,000
• Proximity to downtown, military bases, and East County employers

What This Means for Sellers

For local homeowners thinking about selling in 2026:

• Detached homes: You still have the advantage, but buyers are more selective
• Presentation is critical: Clean, updated, and move-in-ready homes outperform
• Pricing strategy matters: The days of “testing the market” are gone

Sellers who align their price with current market realities are still achieving strong results, often close to list price, even as days on market have increased slightly.

Looking Ahead for Spring Valley

Heading into 2026, Spring Valley is best described as a selective seller’s market for single-family homes and a more balanced market for condos and townhomes. Appreciation is no longer explosive, but stability remains, supported by limited supply and consistent demand.

For buyers and sellers alike, local expertise matters more now than it did during the boom years. Understanding pricing trends by property type—and even by street—can make a significant difference in results.

Final Thoughts

Spring Valley continues to be one of East County San Diego’s most practical and resilient housing markets. Whether you’re a local homeowner, a first-time buyer, or someone relocating to San Diego, this is a community worth serious consideration in 2026.

Remodeled Single Level Home in Chula Vista

Chula Vista Real Estate in 91911 Chula Vista

This remodeled single-story five-bedroom, two-bath home in Chula Vista offers a versatile layout and thoughtful upgrades throughout. In addition to serving as a comfortable primary residence, the property currently holds an active Residential Care Facility for the Elderly (RCFE) license for up to five residents, creating added flexibility for owner-occupants or care-focused buyers.

Inside, vaulted ceilings, bamboo flooring, and abundant natural light give the home an open, welcoming feel. The main living room is spacious and bright, anchored by a fireplace and framed by multiple windows that bring in natural light throughout the day. Adjacent to the living area, the large dining space features a prominent skylight and additional windows, making it ideal for everyday use or larger gatherings.

The kitchen has been fully remodeled with white cabinetry, quartz countertops, and stainless-steel appliances, offering a clean, modern look with practical functionality. Multiple living areas throughout the home allow for adaptable use of space, whether for shared living, private rooms, or flexible care arrangements.

The primary bedroom is generously sized and includes a private entrance and ensuite bathroom. Secondary bedrooms are well proportioned, and both bathrooms have been updated with contemporary finishes, including a walk-in shower.

Additional features include an oversized garage with a dedicated laundry area, ample storage, and a wide driveway. The backyard is designed for easy maintenance and includes a covered patio along with space for gardening or outdoor enjoyment.

Conveniently located near shopping, dining, schools, and major commuter routes, this move-in-ready property offers a rare combination of updated living space and licensing flexibility in an established Chula Vista neighborhood.

Contact Dawn Lewis to find out more 619-656-0655

Single Family Homes and Condos in Poway

A Local Perspective on Homes, Prices, and What Lies Ahead

Poway has long held a unique place in North County Inland San Diego real estate. Known as “The City in the Country,” Poway offers larger lots, established neighborhoods, strong schools, and a semi-rural feel that is increasingly hard to find in coastal Southern California. As we move into January 2026, the Poway real estate market continues to show why demand here remains resilient, even as market conditions have shifted from the frenzy of previous years.

Drawing from San Diego MLS data through December 2025, here’s a detailed look at what’s happening in the Poway housing market—and what it means for homeowners, buyers, and those considering a move to North County Inland San Diego.

Single-Family Homes in Poway (92064)

Prices: Still High, but Adjusting

Poway remains a predominantly single-family home market, and pricing reflects that reality.

• December 2025 median sales price: approximately $1,775,000, up nearly 20% year-over-year for the month
• Year-to-date median sales price: approximately $1,275,000, down about 6.9% compared to 2024

This contrast is important. Individual months in Poway can show dramatic swings because the number of sales is relatively small and price points vary widely depending on lot size, upgrades, and location. Over the full year, however, we are clearly seeing a modest correction from peak pricing rather than a collapse. Poway values remain historically strong, especially compared to pre-2020 levels

Sales Activity and Demand

• Closed sales (December): down slightly year-over-year
• Year-to-date closed sales: up 4.3% compared to 2024
• Pending sales: higher than last year, indicating steady buyer demand

While higher interest rates slowed activity earlier in 2025, buyers have adjusted expectations, and many are prioritizing long-term livability over short-term rate fluctuations. Poway benefits from that mindset more than many other markets.

Days on Market: A More Balanced Market

• Average days on market (December): increased to about 80 days
• Year-to-date average: around 40 days, up significantly from 2024

Homes are taking longer to sell, especially those priced aggressively or needing updates. Proper pricing and presentation matter more than they did a few years ago, and sellers who acknowledge current conditions are still seeing solid results.

Inventory: Still Tight

• Homes for sale (December): about 38
• Months of supply: roughly 1.3 months

Even with slower sales, inventory remains historically low. This is a key reason prices in Poway have not seen sharper declines. Simply put, there are still more buyers than available homes, particularly for well-located, well-maintained properties

Townhomes and Condos in Poway

Attached housing plays a much smaller role in Poway than in other parts of San Diego County, and that limited supply can create dramatic percentage changes.

• Median price (December): approximately $890,000
• Year-to-date median price: holding steady around $750,000
• Inventory: increased slightly, but still limited
• Months of supply: roughly 2 months

Because there are so few condo and townhome sales in Poway, individual transactions can heavily influence statistics. That said, attached homes remain attractive to downsizers and buyers who want Poway schools and location without the maintenance of a large lot

What Makes Poway Different

Poway continues to stand apart within North County Inland San Diego for several reasons:

• Top-rated schools, including Poway Unified School District
• Larger lots and equestrian zoning in many areas
• Proximity to employment centers in Rancho Bernardo, Scripps Ranch, and Carmel Valley
• Easy access to hiking, open space, and Lake Poway

Neighborhoods like Green Valley, Old Poway, and the foothill communities offer a lifestyle that blends space, privacy, and convenience—something increasingly rare in San Diego County.

Looking Ahead: Poway in 2026

As we move further into 2026, here’s what I’m watching closely:

• Interest rates: Any sustained decline could quickly increase buyer activity
• Inventory: Without a meaningful increase in listings, price stability is likely
• Move-up and downsizing sellers: Many long-time Poway homeowners are sitting on low mortgage rates, limiting turnover

My expectation is that Poway will remain a low-inventory, high-demand market, with prices stabilizing rather than falling sharply. Buyers who are patient and well-prepared can still find opportunities, while sellers who price realistically continue to benefit from limited competition.

Final Thoughts

After more than 35 years working in San Diego real estate, Poway consistently proves to be one of the most resilient inland markets in the county. It doesn’t experience the extreme volatility seen in some coastal or condo-heavy areas, and its long-term appeal remains intact.

Whether you’re a Poway homeowner thinking about selling, a buyer relocating to San Diego, or simply keeping an eye on your home’s value, understanding these local trends is key. Poway continues to be a place where people put down roots—and that shows clearly in the data as we begin 2026.

Encinitas Single Family Homes Closed Sales Increased 20.6 Percent Year Over Year

A Long-Term Local Perspective on a High-Value Coastal Market

Encinitas continues to stand apart as one of North County Coastal San Diego’s most desirable — and most complex — real estate markets. With its coastal lifestyle, limited land availability, strong buyer demographics, and long-term appreciation trends, Encinitas does not behave like a typical housing market. As we move into January 2026, the data from 2025 tells a story of rising activity, expanding inventory, and price adjustments that reflect normalization rather than weakness.

Below is a detailed look at what actually happened in Encinitas during 2025 and what it means for buyers, sellers, and long-term homeowners heading into 2026.

Single-Family Homes (Detached Properties) – Encinitas 92024

Sales Activity Is Up — Even as Prices Adjust

Encinitas single-family homes saw meaningfully higher sales activity in 2025, despite a modest pullback in pricing from peak levels.

• Closed sales increased 20.6% year-over-year, rising from 252 sales in 2024 to 304 sales in 2025
• Pending sales increased nearly 20%, signaling continued buyer demand heading into 2026
• New listings surged 42%, giving buyers more choices than they’ve had in several years

This increase in both listings and closed sales tells us something important: Encinitas did not stall in 2025 — it rebalanced.

Median Sales Price: A Healthy Reset, Not a Collapse

• 2024 median price: $2,262,500
• 2025 median price: $2,120,000
• Year-over-year change: –6.3%

Prices softened in 2025, but context matters. Encinitas experienced extraordinary appreciation from 2020 through early 2024. The 2025 price adjustment reflects:

• Higher mortgage rates relative to pandemic lows
• More homes on the market
• Buyers becoming more selective

From a long-term perspective, this is a healthy market correction, not a downturn. Encinitas home values remain well above pre-2020 levels, and pricing continues to be supported by limited coastal supply.

Inventory and Market Balance

• Active inventory increased 51% (41 homes → 62 homes)
• Months of supply rose from 2.0 to 2.5 months

Even with this increase, Encinitas remains below the 4–6 month range typically associated with a balanced market. In practical terms:

• Sellers still hold leverage on well-priced, well-located homes
• Buyers finally have time to negotiate and conduct due diligence

Homes that are priced correctly are still selling efficiently, with average days on market declining slightly to 39 days.

Condos & Townhomes (Attached Properties)

A Very Different Market Dynamic

The attached-home segment in Encinitas behaved differently in 2025, largely due to:

• Smaller sales volume
• Higher sensitivity to interest rates
• Greater variation by complex and HOA structure

Key Trends for Attached Homes:

• Median price increased 12.6% year-over-year, rising to $1,250,000
• Closed sales declined 14.7%, reflecting affordability pressure
• Inventory more than doubled, with months of supply jumping from 0.8 to 2.3 months
• Days on market increased to 38 days, showing buyers are taking more time

This segment is now far more negotiable than it was in 2022–2023, especially for older complexes or higher HOA properties.

What This Means for Encinitas Sellers in 2026

Encinitas is no longer a “list it and name your price” market — but it is still a seller-favorable environment when approached correctly.

Successful sellers in 2026 will:

• Price homes based on current comparable sales, not 2023 peak pricing
• Prepare properties thoroughly — condition matters again
• Expect professional marketing to be critical, not optional

Homes that ignore the market reality are sitting. Homes that respect it are selling.

What This Means for Buyers in Encinitas

For buyers, 2026 represents one of the best entry points Encinitas has offered in several years:

• More inventory
• Less competition
• Increased ability to negotiate price, repairs, and concessions

That said, Encinitas remains a long-term hold market. Buyers who focus solely on short-term price dips often miss the bigger picture: coastal supply constraints and enduring lifestyle demand.

Long-Term Perspective: Why Encinitas Remains Unique

After more than three decades working in San Diego real estate, one thing remains consistent — Encinitas does not follow the broader market for long. Limited land, coastal zoning, and a high-income buyer pool continue to support values over time.

2025 was a year of adjustment, not decline. As we move into 2026, Encinitas appears positioned for:

• Stable pricing
• Gradual activity increases if rates explain lower
• Continued strength in prime neighborhoods and coastal proximity

Final Thoughts – January 2026

Encinitas enters 2026 as a more balanced, more rational, and healthier market than we’ve seen in years. Both buyers and sellers now have opportunities — but only if they understand the data and adjust expectations accordingly.

If you live in Encinitas and want to understand how your specific neighborhood, street, or property type fits into this market, that’s where local experience makes all the difference.

Below is a neighborhood-by-neighborhood breakdown of the Encinitas real estate market as we head into January 2026, written for locals and grounded in how these sub-markets actually behave. After 35+ years working San Diego real estate, I can tell you this plainly: Encinitas is not one market — it’s several, stacked side by side.

Leucadia (Coastal North Encinitas)

Leucadia remains one of the most supply-constrained and emotionally driven sub-markets in all of North County Coastal San Diego.

Market character

• Older coastal cottages mixed with high-end custom rebuilds
• Strong teardown / redevelopment activity
• Buyers are lifestyle-first, not payment-first

What we’re seeing in 2026

• Coastal lots and walk-to-beach homes remain highly competitive
• Pricing softened slightly in 2025, but desirable properties recovered quickly
• Well-located homes still receive multiple offers when priced correctly

Leucadia takeaway:
This is a long-term appreciation market. Even in slower cycles, Leucadia rarely gives meaningful discounts unless condition or access is compromised.

Cardiff-by-the-Sea

Cardiff behaves more like a luxury coastal micro-market than a typical Encinitas neighborhood.

Market character

• Ocean views and proximity drive value more than square footage
• Limited inventory by geography and zoning
• Strong demand from move-up and second-home buyers

What we’re seeing in 2026

• View homes remain the most resilient segment
• Non-view properties experienced more negotiation in 2025
• Buyers are patient — but still decisive when the right home appears

Cardiff takeaway:
Cardiff is less rate-sensitive than most markets. When buyers commit here, they are buying location permanence, not timing the market.

Olivenhain (Inland, Estate-Style Living)

Olivenhain is a completely different conversation — land, privacy, and custom homes dominate here.

Market character

• Larger lots, equestrian zoning, custom estates
• Fewer sales, wider pricing ranges
• Longer marketing times are normal

What we’re seeing in 2026

• Inventory increased more noticeably here than coastal areas
• Buyers are far more selective on condition and layout
• Premium pricing is reserved only for turnkey or exceptional properties

Olivenhain takeaway:
This is a price-sensitive luxury market. Sellers must align with current comparables. Overpricing leads to long days on market, even in strong years.

New Encinitas (South of Leucadia Blvd, East of I-5)

New Encinitas continues to be one of the most stable and family-driven segments of the city.

Market character

• Planned subdivisions, cul-de-sacs, and neighborhood parks
• Strong demand from move-up buyers
• Easier comparables and pricing clarity

What we’re seeing in 2026

• Homes priced correctly are still selling efficiently
• Buyers now negotiate more confidently than in 2022–2023
• Updated homes outperform significantly

New Encinitas takeaway:
This area reflects the broader Encinitas market most accurately. It’s balanced, active, and dependable — but no longer frenzied.

Coastal Encinitas vs. Inland Encinitas

Coastal Encinitas (West of I-5)

• Lower inventory
• Higher price per square foot
• Faster recovery after slowdowns
• Less sensitive to interest rates

Inland Encinitas (East of I-5)

• More inventory expansion in 2025
• Greater buyer negotiation
• Longer marketing times
• More sensitive to affordability and rates

Key insight:
When markets normalize, coastal Encinitas stabilizes first. Inland Encinitas offers more opportunity for buyers — but also requires sharper pricing from sellers.

Final Local Perspective – January 2026

Encinitas remains one of the most desirable cities in San Diego County, but micro-location matters more than ever. Two homes just a mile apart can experience entirely different market reactions.

If you’re buying or selling in:

• Leucadia or Cardiff → pricing and positioning are everything
• Olivenhain → condition, lot utility, and realism matter
• New Encinitas → preparation and comparables win

This is no longer a market of shortcuts. It’s a market that rewards local knowledge, honest pricing, and strategic timing.

Selling or Buying in San Diego? Give us a call for a free consultation.