By Ed Philbrick, San Elijo Hills Realtor
A one-week market snapshot can show what just happened, but it may miss homes that have been sitting on the market, older listings that recently went pending, and properties that were canceled or relisted.
To get a clearer view, I reviewed six months of San Elijo Hills MLS activity from March 22 through September 22, 2026.
The report includes 72 MLS listing records. Some homes appear more than once because they expired, were canceled, or were withdrawn before returning to the market under a new listing.
San Elijo Hills Six-Month Market Snapshot
During the six-month period:
- 40 listings sold
- 12 listings are active
- 5 listings are pending
- 7 listings expired
- 6 listings were canceled
- 2 listings were withdrawn
The 40 closed sales had an average sale price of approximately $1.62 million and a median sale price of $1,537,500.
Homes sold in an average of 22 days, with a median market time of 16 days. The average sale-to-list-price ratio was approximately 99.2%, showing that correctly priced homes are still selling close to asking price.
Detached and Attached Homes Remain Different Markets
Of the 40 closed sales, 31 were detached homes.
Detached homes recorded:
- Median sale price: $1,645,000
- Median market time: 17 days
- Average price per square foot: $583
The nine attached sales, including townhomes and condominiums, recorded:
- Median sale price: $815,000
- Median market time: 11 days
- Average price per square foot: $533
There are currently 12 active listings and five pending listings. The median asking price for active detached homes is approximately $1.67 million.
The attached market remains more sensitive to the complete monthly payment. HOA fees, insurance costs, mortgage rates, and property condition can make a meaningful difference in how buyers compare similar homes.
Pricing Is Making the Difference
The clearest trend in the data is the difference between homes priced correctly at launch and those that require a second attempt.
Expired, canceled, and withdrawn listings spent a median of approximately 57 days on the market. Several later returned with new pricing or positioning.
For example:
- A townhome on Goddard expired at $785,000 after 48 days. It returned at $699,000 and went pending in seven days.
- A home on Avery Road was canceled at $825,000, relisted, and eventually sold for $815,000.
- A Windriver home expired at $1,675,000 after 67 days. It was relisted and sold for $1,647,500 after 16 days.
- A Lighthouse Road home previously expired at $1,999,000 and is now active at $1,950,000.
Nine unsuccessful listing attempts were later relisted. Of those, two have sold, two are pending, and five remain active.
That tells us buyers have not disappeared. They are simply more selective and quicker to reject a home when the price, condition, or monthly payment does not line up with the alternatives.
What This Means for San Elijo Hills Sellers
Sellers can still achieve strong results, but the first few weeks matter.
The best opportunity is to launch with a price supported by the most recent comparable sales, current competition, and the home’s condition. Starting too high can lead to a longer market time, price reductions, and eventually a canceled or expired listing.
Homes that show well and feel correctly priced are still selling close to asking price.
What This Means for Buyers
Buyers have more room to be selective than they did during the peak pandemic market.
The best negotiating opportunities may be found among homes with longer market times, recent price reductions or previous expired and canceled listings. These sellers have already received feedback from the market and may be more willing to discuss price, repairs or closing-cost assistance.
At the same time, well-priced homes can still move quickly. Buyers should be prepared when the right property appears.
The Bottom Line
San Elijo Hills remains an active market, but it is no longer a market where every listing sells simply because it becomes available.
Over the past six months, closed homes sold for approximately 99% of their asking price and typically went under contract within a few weeks. Listings that missed the market often remained available for nearly two months before being canceled, withdrawn or allowed to expire.
For sellers, accurate pricing and strong preparation are essential. For buyers, fall may provide opportunities among longer-market-time and relisted properties.
Thinking about buying or selling in San Elijo Hills or elsewhere in San Diego County? Contact Ed Philbrick for a personal market and property analysis.
Call or Text 760 496-8134
Coastal Premier Properties
Serving San Diego County—from The Hills to the Coast
CA DRE #01967137
This report is based on MLS activity from March 22 through September 22, 2026. Some properties may appear more than once because they were relisted. The latest closing included in the report occurred on September 4, so September sales data is not yet complete.
