The San Elijo Hills housing market is shifting as we head into fall. It isn’t simply a buyers’ market or a sellers’ market—it depends on the home, its price, and how long it has been available.
The early September snapshot shows 10 homes actively for sale and five already pending. Six of those active listings carried over from the summer, including four detached homes that have been on the market for more than 30 days.
That combination is creating some interesting opportunities.
Opportunity for Sellers
Inventory remains limited, with only eight detached and two attached homes currently available. A well-prepared home that enters the market at the right price can stand out without facing a great deal of competition.
The key is getting the launch right. Buyers are paying close attention to value, and homes that start too high are more likely to sit and eventually require a price adjustment.
For anyone considering selling this fall, the first two weeks on the market will be especially important. Good preparation, strong photography and realistic pricing can make a meaningful difference.
Opportunity for Buyers
Buyers have more negotiating room than they did earlier in the year—particularly on homes that have been available for several weeks.
Depending on the property and the seller’s situation, there may be opportunities to negotiate the price, closing-cost credits, repairs or other favorable terms. At the same time, five pending sales show that attractive, correctly priced homes are still being purchased.
The best strategy is to move quickly when a strong value appears while taking a more patient approach with older inventory.
A Potential Move-Up Window
The most interesting fall opportunity may be for San Elijo Hills condo and townhome owners who would like to purchase a detached home.
Attached-home inventory remains especially limited, while buyers have gained more leverage in portions of the detached-home market. That could allow a homeowner to sell into a tighter segment and negotiate more favorable terms on the home they purchase.
Every situation is different, especially when coordinating a sale and purchase, but this may be a good time to explore the numbers before spring brings more buyers and competition.
What This Means for San Elijo Hills
The local market is not frozen or collapsing. It has simply become more selective and price-sensitive.
For sellers, limited competition remains an advantage—but it does not provide permission to overprice. For buyers, longer market times are opening the door to negotiations, although the best homes can still move quickly.
If you’re wondering what your home might sell for or what you could purchase next, contact me for a straightforward, neighborhood-specific review.
Ed Philbrick
REALTOR® | Coastal Premier Properties
CA DRE #01967137
760 496-8134
*This is an early September 2026 MLS snapshot. Final monthly figures may change as additional sales are reported.
