North County San Diego Housing Market Update: September 2026

Oct 14

4 min read

What's happening in the North County San Diego housing market right now? In September 2026, the median detached home price in North County San Diego was $1,185,000, up 7% from last year, while homes for sale fell nearly 35%.

If it feels like there are fewer For Sale signs around Carlsbad, Oceanside, and San Marcos this fall, you're right. There were 1,651 single-family homes for sale across North County at the end of September — about 877 fewer than the same time last year.

But buyers pulled back too. With the 30-year mortgage rate moving back above 7%, fewer people wrote offers in September than a year ago. The result is a market where prices are holding firm, but the pace has slowed. Here's what that means for you.

September 2026 at a glance

Metric	Houses (detached)	Condos & townhomes (attached)
Median sales price	$1,185,000 (+7.0%)	$709,675 (flat)
Homes for sale	1,651 (−34.7%)	787 (−18.9%)
Months of supply	2.6 (was 4.0)	3.5 (was 4.6)
Pending sales	529 (−21.5%)	184 (−23.0%)
Average days on market	36	42
% of original list price received	96.8%	97.1%

Year-over-year change vs. September 2025. Source: North San Diego County REALTORS® HOMEDEX, CRMLS data

Fewer homes for sale — and fewer buyers, too

New listings of detached homes dropped 16.3% compared to last September, and total inventory is down by about a third. North County now has 2.6 months of supply for houses, down from 4.0 a year ago. Anything under roughly 3 months generally favors sellers.

At the same time, pending sales (accepted offers) fell 21.5%. So this isn't a frenzy. It's a smaller market on both sides: fewer homeowners are listing, and fewer buyers are stepping in at today's rates.

For the bigger picture, the 12-month median for North County detached homes is $1,175,000, up 2.5%. That's a steadier read than any single month, and it shows prices still inching up rather than spiking.

Prices are holding — but list price isn't always sale price

Here's the number most people miss. North County sellers received 98.7% of their final list price in September, but only 96.8% of their original list price.

That gap tells you price reductions are common. Homes that come out priced right are selling close to asking. Homes that start too high tend to sit, take a reduction, and still sell for less than if they'd been priced well from day one.

Condos and townhomes are a different market right now

Attached homes are moving more slowly. The median condo and townhome price in North County was flat at $709,675, and the average time to an accepted offer rose to 42 days, up 23.5% from last year.

If you're buying a condo or townhome, you likely have more room to negotiate than someone shopping for a single-family home.

What mortgage rates are doing

The Federal Reserve raised its benchmark rate by a quarter point on September 16 — its first increase since July 2023. Mortgage rates followed. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate averaged 7.28% as of October 1, 2026, up from 6.34% a year earlier.

That shift is a big reason buyer activity slowed in September. It also shows up in affordability: North County's housing affordability index for detached homes dropped to 23, from 26 last year.

If you're thinking about selling this fall

You have less competition. With a third fewer homes on the market, a well-prepared home stands out.
Price it right from day one. The gap between original and final list price shows the cost of overpricing.
Expect a slower pace than spring. Fall buyers are serious but fewer, so plan for about a month on market.

If you're thinking about buying

Fewer buyers means more room to talk. Offers dropped more than listings did, especially for condos and townhomes.
Get your financing dialed in first. With rates above 7%, knowing your real monthly payment matters more than ever.
Watch for homes that have sat. A listing past 30–45 days often has a seller ready to negotiate.

Frequently asked questions

Is it a buyer's or seller's market in North County San Diego right now? For single-family homes, it still leans toward sellers, with 2.6 months of supply in September 2026. Condos and townhomes are closer to balanced, with 3.5 months of supply and longer days on market.

Are home prices dropping in North County San Diego? Not for houses. The September 2026 median detached price was $1,185,000, up 7% year over year. Condo and townhome prices were flat at about $710,000.

How long does it take to sell a home in North County San Diego? In September 2026, detached homes took an average of 36 days to go under contract, and condos and townhomes took 42 days.

Let's talk about your next move

Whether you're curious what your home would sell for this fall or you're watching for the right time to buy, I'm happy to walk you through what these numbers mean for your neighborhood. Text me or book a time online — no pressure, just a real conversation.