This Week’s Market Minute – San Diego
February 16, 2026
Here’s What’s Happening
Inventory up 37% while days on market hit 47
Capital gains limits trapping long-time owners
Negotiation leverage returns for stale listings
Agent Script
San Diego’s housing market is shifting — but not in the way many expected.
Inventory is up 37% compared to last year, and homes are sitting longer — about 47 days on average. Prices have softened too. On paper, it looks like the market should be opening up.
But longtime owners — especially baby boomers with low mortgage rates and big equity — aren’t rushing to sell. In places like La Jolla and Del Mar, outdated capital gains limits mean selling today could come with a hefty tax bill. That’s keeping many homes off the market.
If you’re curious about what this means for your neighborhood or your next move, let’s connect. I can walk you through the numbers and help you spot the best opportunities in today’s market.
Rewrite this script in my own voice, using:
My hyperlocal market stats → (pick 2–3)
Example: “In [CITY/ZIP], the median list price is $[XXX], homes are taking [XX] days to sell.”
My personal tone →
Example: “I like to keep it casual and approachable” / “I prefer sounding professional and data-driven.”
Subject Line:
Why San Diego sellers are staying put
Body:
Hi [First Name],
San Diego’s housing market looks like it should be opening up — inventory is up 37% compared to last year, homes are sitting longer (around 47 days), and prices have softened. But the wave of longtime owners many expected to sell just isn’t happening.
Baby boomers with big equity are holding tight. Many locked in ultra-low mortgage rates and face outdated capital gains limits that make selling costly — especially in areas like La Jolla and Del Mar.
What this means for you:
Buyers: Homes sitting 30+ days in Carlsbad, La Jolla, or La Mesa may be prime opportunities to negotiate.
Sellers: Preparing early — staging, cleaning, planning — puts you ahead if capital gains rules change and more listings flood the market.
If you’d like to talk through what this means for your neighborhood, just hit reply — I’d love to help.
📊 The San Diego Market Report: Latest Update
If you’ve been waiting for more options, the market is finally opening up.
We are tracking a significant surge in active listings, with inventory up 37% year-over-year. However, patience is the new norm—homes are sitting for an average of 47 days. While long-time owners feel “stuck” by capital gains tax implications, luxury spots like La Jolla and Del Mar are seeing homes linger for 60 days, creating real negotiation windows for buyers.
The key takeaway? The “San Diego Market” isn’t just about price—it’s about leverage, and right now, buyers have more of it.
Check the charts above to see where homes are lingering the longest. 👇
Have questions about your specific neighborhood’s value? Drop a comment below or send me a message.
— 👤 [Your Name] 🪪 DRE # [Insert Number] 🏡 [Brokerage Name]
#SanDiegoRealEstate #LaJolla #Carlsbad #MarketUpdate #SDRealEstate
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