San Diego County Market Update
July 2026, prepared by Jenny Dumai and Ilana Maczka, Coldwell Banker West
Get a Custom Report for Your HomeSan Diego County told two different stories in July. Single family homes kept tightening, with inventory down 35.2% year over year and sellers netting 99.7% of asking price on average. Condos and townhouses gave buyers a bit more breathing room, with a healthier 4.2 month supply, a 1.5% dip in year to date median price, and closed sales up a strong 17.9%. Whichever side of the transaction you are on, the details below matter.
Single Family Homes: A Tighter Market
Inventory is the headline here. There were only 3,341 single family homes for sale in San Diego County at the end of July, 35.2% fewer than a year ago, which pushed months of supply down to 2.5, solidly in seller's market territory. New listings are down 14.5% from last July, so the homes that are hitting the market are being absorbed quickly: 28 days on market on average, and sellers are receiving 99.7% of their asking price. Closed sales are still up 5.0% year over year, so buyers have not backed away, they are simply competing for less.
| Single Family Metric | July 2025 | July 2026 | YoY Change | YTD 2026 | YTD Change |
|---|---|---|---|---|---|
| New Listings | 2,314 | 1,979 | -14.5% | 14,340 | -10.3% |
| Pending Sales | 1,438 | 1,388 | -3.5% | 9,793 | +2.9% |
| Closed Sales | 1,411 | 1,481 | +5.0% | 9,412 | +3.8% |
| Days Active in MLS | 29 | 28 | -3.4% | 29 | +7.4% |
| Median Sales Price | $1,075,000 | $1,115,000 | +3.7% | $1,085,000 | +3.3% |
| Average Sales Price | $1,388,350 | $1,445,416 | +4.1% | $1,437,237 | +3.9% |
| % of List Price Received | 99.0% | 99.7% | +0.7% | 99.6% | +0.2% |
| Inventory of Homes for Sale | 5,157 | 3,341 | -35.2% | — | — |
| Months Supply of Inventory | 4.0 | 2.5 | -37.5% | — | — |
Source: California Regional Multiple Listing Service, Inc. (CRMLS), Local Market Update, current as of August 15, 2026.
Condos and Townhouses: More Balance, More Activity
The condo and townhouse market looks quite different. Months of supply sits at 4.2, still favoring sellers slightly but far closer to balanced than the single family side. Closed sales jumped 17.9% year over year, the strongest gain in this report, and pending sales are up 6.9% year to date. Prices are steadier here too: the year to date median price actually dipped 1.5%, even though the July median rose 3.1% from last year. For buyers who have been priced out of the single family market, this segment is worth a serious look.
| Condo/Townhouse Metric | July 2025 | July 2026 | YoY Change | YTD 2026 | YTD Change |
|---|---|---|---|---|---|
| New Listings | 1,322 | 1,294 | -2.1% | 9,032 | +2.5% |
| Pending Sales | 697 | 664 | -4.7% | 4,810 | +6.9% |
| Closed Sales | 644 | 759 | +17.9% | 4,601 | +6.5% |
| Days Active in MLS | 38 | 38 | 0.0% | 38 | +11.8% |
| Median Sales Price | $635,000 | $655,000 | +3.1% | $650,000 | -1.5% |
| Average Sales Price | $774,704 | $808,015 | +4.3% | $785,980 | -2.1% |
| % of List Price Received | 99.1% | 99.2% | +0.1% | 99.2% | -0.1% |
| Inventory of Homes for Sale | 3,164 | 2,728 | -13.8% | — | — |
| Months Supply of Inventory | 5.1 | 4.2 | -17.6% | — | — |
Source: California Regional Multiple Listing Service, Inc. (CRMLS), Local Market Update, current as of August 15, 2026.
Where Mortgage Rates Stand
As of the end of August 2026, the average 30 year fixed mortgage rate is holding near 6.6%, with the 15 year fixed averaging just above 6%. Rates have eased slightly over the past couple of weeks after a stretch of higher-for-longer pressure earlier in the summer. Forecasters at Fannie Mae and the Mortgage Bankers Association expect rates to hover in the mid 6% range for the rest of 2026, so we are not expecting a dramatic drop, but we are also not expecting a return to 7%. For buyers, that means qualifying math is fairly stable right now, which can make it easier to plan with confidence.
Source: NerdWallet national average rates, August 31, 2026; Freddie Mac PMMS; Fannie Mae June 2026 Housing Forecast; MBA Mortgage Finance Forecast.
What This Means for Buyers
- Condos and townhouses are your best opening right now: 4.2 months of supply, a dip in year to date median price, and far less competition than the single family market.
- Mortgage rates have stabilized in the mid 6% range, so you can budget with more certainty than earlier this year.
- If you are set on a single family home, be ready to move fast: homes are averaging just 28 days on market countywide.
- Getting pre-approved before you tour is more important than ever in a market this tight.
What This Means for Sellers
- Single family inventory is down 35.2% year over year, which means less competition from other listings and strong leverage in negotiations.
- Homes are selling for 99.7% of list price on average, so well priced listings are not leaving much on the table.
- If you own a condo or townhouse, closed sales are up 17.9%, buyer demand is very real, even with more supply on the market.
- With mortgage rates holding steady rather than climbing, qualified buyers are staying in the market instead of pausing their search.
Curious What Your Home Is Worth in Today's Market?
We would love to walk you through the numbers for your specific street, whether you are buying, selling, or just keeping an eye on things.
Contact Jenny and Ilana619.666.1143 (Ilana) • 619.871.2052 (Jenny) • jennyandilana@homes4yousd.com