San Diego Real Estate from the front lines 3/15/2026

This week I am actively working transactions across Chula Vista, Oceanside, Vista, Old Town, Mission Hills, and City Heights. Being in escrow in multiple submarkets at the same time gives me a very real, street level view of what is actually happening in San Diego real estate right now, not just what charts or headlines suggest.

One thing that has truly stood out to me is the scale of city improvements happening throughout central San Diego. The number of infrastructure projects currently underway or scheduled is honestly mind boggling in a good way. We are seeing major sewer line replacements, road resurfacing, street layout changes, traffic flow improvements, and long overdue upgrades to aging systems. These are not cosmetic projects. They are foundational investments in the long term livability and value of these neighborhoods. When cities put this level of capital into infrastructure, it signals commitment to the area’s future.

Mortgage Rates This Week

We are coming into the week with mortgage rates around 6.41 percent according to Mortgage Rates Daily. That number matters psychologically more than anything. On paper, rates in the mid sixes are not historically high. But after buyers briefly saw sub six percent rates on the charts for the first time in years, anything starting with a six feels like a step backward to many consumers.

In practice, the story is more nuanced. At closing, many borrowers are securing effective rates below the headline number once lender credits, seller concessions, and borrower buy downs are factored in. The real cost of borrowing often looks better than the daily rate charts suggest. Still, perception drives behavior, and hesitation remains.

The Reality of Working in This Market

To be effective in this market takes a tremendous amount of time, coordination, and persistence. I am constantly threading the needle between negotiations, inspections, financing hurdles, appraisals, disclosures, and the hundreds of details that determine whether a transaction actually crosses the finish line.

If I am being honest, there are moments where I feel guilty about how much time I am away from my kids while pushing deals forward. Real estate is not a nine to five job, especially in a market where every transaction is hard won. But I am at peace with it because I know why I am doing it, and I work extra hard to make sure that when I am with them, I am fully present. That balance matters to me more than any sales metric ever could.

Market Conditions Across San Diego County

Despite all the headlines, the underlying dynamics of the San Diego housing market have not undergone any drastic changes lately. For the past couple of years, the pattern has been remarkably consistent:

• Low inventory

• High home prices

• Historically low sales volume across the county

Each neighborhood behaves like its own micro market. Some areas still see homes sell quickly with multiple offers and favorable terms for sellers. Other areas require patience, price discipline, and concessions, with buyers holding more leverage. The difference between submarkets can be dramatic even within a few miles.

Inventory Remains Tight

Personally, I expected to see a larger rise in inventory by this point in the year. That has not materialized in any meaningful way. New listings are coming on, but not at a pace that fundamentally shifts the supply imbalance. Many homeowners remain locked into ultra low mortgage rates from prior years and are reluctant to move unless absolutely necessary.

We will continue to watch inventory trends closely because supply is the single biggest factor that could change the trajectory of prices and negotiating power in San Diego.

What This Means for Buyers and Sellers

For buyers, this remains a market that rewards preparation, strong financing, and realistic expectations. Opportunities exist, especially in areas where days on market are longer, but hesitation can still mean losing the right property.

For sellers, pricing strategy and presentation are everything. Well positioned homes continue to attract serious interest, while overpriced listings tend to sit and require adjustments.

Final Thoughts

From Chula Vista to Oceanside, Vista to Old Town, Mission Hills to City Heights, what I am seeing firsthand is a market that is steady, complex, and highly localized. Infrastructure investment is ramping up. Inventory remains constrained. Buyers are sensitive to rates but still active. And every successful transaction requires real work behind the scenes.

If you are considering buying or selling in San Diego County, the most important thing right now is accurate, hyper local information. The difference between a smooth transaction and a frustrating one often comes down to understanding the specific conditions of your neighborhood, not just the national headlines.

As always, I am here to help you navigate it.