February is the inflection point in the North County market. Buyer search activity ramps up, the school-year clock starts to shape buyer urgency, and sellers begin getting their homes ready for the spring listing window. Here's where things sit the week of February 16.
Where prices sit right now
Across the four cities I serve, medians have held steady or appreciated year over year. Oceanside continues to be the strongest appreciation story on the coast.
| City | Median Price | YoY Change | Typical DOM |
|---|---|---|---|
| Carlsbad | ~$1.6M | +1 to 2% | 30 to 36 days |
| Oceanside | ~$875K | +6 to 7% | 28 to 32 days |
| Vista | ~$883K | +3 to 5% | 32 to 38 days |
| Encinitas | ~$1.9M | +8 to 12% | 30 to 36 days |
Figures are rounded approximations from recent MLS activity, mid-February 2026.
What I am watching this week
Inventory is the variable to watch. North County has run thin on active listings since last summer, and that has kept the upward pressure on prices. If a meaningful wave of spring listings comes in March, the math shifts slightly toward buyers without prices actually softening. We are not there yet.
Buyer activity is real
Showing activity on new listings has been strong, especially in Oceanside and Vista where the entry price is lower. Multiple-offer situations are not the default like they were in 2022, but well-presented and well-priced homes in the under-$1M range are still seeing two to four offers in the first week.
If you are thinking about listing
The two to three weeks before you go live matter more than people realize. Use them to handle the easy repairs, get the photos done right, and write the listing copy so day one is your strongest day. Going live ready beats going live early every single time.
Whether You're Buying or Selling
Two free guides for the spring 2026 market: the North County Sellers' Playbook and the North County Buyer's Playbook.