North County San Diego Market Update: What to Expect in 2026

As we head into 2026, the North County San Diego real estate market continues to show strength. Whether you're thinking about buying, selling, or just keeping an eye on your home's value, here's what the numbers are telling us.

Where Prices Stand

Median home prices across our four main communities as of late 2025:

• Carlsbad: $1.6M (up 5.8% year over year)
• Oceanside: $875K (up 7.3% year over year)
• Vista: $883K (up 6.1% year over year)
• Encinitas: $1.9M (up 4.7% year over year)

The standout story is Oceanside, which continues to lead the region in appreciation. At 7.3% year over year, it's outpacing even some of the pricier coastal markets. For buyers looking for value with upside, Oceanside remains the best opportunity on the North County coast.

Inventory Remains Tight

Low inventory continues to be the defining feature of our market. Across all four cities, there simply aren't enough homes to meet buyer demand. This is especially true in Encinitas and Carlsbad, where desirable neighborhoods see very few listings.

For sellers, this is good news. Low inventory means less competition and more leverage at the negotiating table. For buyers, it means being prepared and moving quickly when the right home comes along.

Days on Market

Well-priced homes are moving at a healthy pace:

• Encinitas: 29 days average
• Carlsbad: 32 days average
• Vista: 35 days average
• Oceanside: 38 days average

These numbers are for well-priced listings. Overpriced homes sit longer. That's why pricing strategy matters so much in this market.

What This Means for Buyers

If you're looking to buy in North County, here's my advice:

• Get pre-approved first. In a competitive market, sellers want to see that you're serious and ready. A pre-approval letter from your lender is essential.
• Be ready to move. Desirable homes get multiple offers within days. Know what you want and be prepared to write an offer quickly.
• Consider the full picture. Oceanside and Vista offer strong value and appreciation. If you're priced out of Carlsbad or Encinitas, these markets are worth a serious look.
• Work with a local agent. Knowledge of specific neighborhoods, school zones, and market dynamics makes a real difference.

What This Means for Sellers

If you're thinking about selling:

• The market is in your favor. Low inventory and steady demand mean well-prepared homes sell quickly and at strong prices.
• Pricing matters more than ever. Buyers at every price point are educated and cautious. Overpricing leads to longer days on market and eventual price cuts. Price right from the start.
• Presentation counts. Clean, decluttered, and well-staged homes consistently outperform. Small investments in preparation pay off at closing.
• Spring is coming. Historically, the spring market (March through June) brings the most buyer activity. If you're planning to sell, now is the time to prepare.

Looking Ahead

Interest rates, national economic conditions, and local inventory will all play a role in how 2026 unfolds. But the fundamentals of North County remain strong: desirable location, limited buildable land, top schools, and an incredible lifestyle.

Whether you're buying or selling, having accurate, current information is key. If you'd like a personalized look at your specific situation, I'm happy to help.