• More choices (inventory is up)
• More negotiation (price cuts and longer market times create leverage)
• More buying power (rate drop from ~7% to ~6%)

• Price correctly based on today’s buyer choices
• Make the home easy to say yes to (presentation + condition)
• Have a Plan B (cash offer / guaranteed sale / buy-before-you-sell options)

• Too small?
• Too far from work?
• Schools not ideal?
• No yard? (Or too much yard?)
• Loud street?
• HOA headaches?
• Renting and tired of paying someone else’s mortgage?

• You likely have substantial equity.
• That equity can lower your new loan amount.
• We can negotiate seller-paid rate buydowns.
• There are creative financing options most buyers don’t even know about.
• You may qualify for programs that reduce upfront costs.

1. You buy your next home first.
2. Move in and get settled.
3. Then sell your current home.

• More buying power than you think
• More equity than you realize
• More options than Zillow is showing you

• What your home would realistically sell for
• What you could buy
• How payments would look
• Whether moving actually makes sense

San Diego Market Is Splitting in 2026: How to Spot Hot vs Cold Neighborhoods (Before Everyone Else)

San Diego isn’t moving as one big market anymore. In 2026, some neighborhoods are heating up quietly while others are cooling off. Same city. Same week. Totally different leverage.

Example: 92129 (Rancho Peñasquitos + Torrey Highlands) — Detached Homes Snapshot (Last 90 Days)

Free, Customized report for your zip code. Call or text George at 619-846-1244.

More Homes. Better Negotiation. This Weekend?

Click on the links above to search by price range or neighborhood.

You might feel like you’re not ready yet. Almost everyone says that.

If you’re even thinking about moving this year, start with a quick browse. Pick an area, save 2–3 favorites, then text me the addresses — I’ll schedule the showings.

San Diego Homes Are Moving Faster in 2026 (And Here’s Where Demand Is Hottest)

If you’ve been watching San Diego real estate and wondering whether the market is heating up, the answer is yes. Across much of San Diego County, well-priced homes are going pending in about 25–35 days, not months. Buyers are back, inventory remains tight, and demand is concentrated in specific neighborhoods.

Hottest San Diego Neighborhoods Right Now

Trend to note: detached homes in these neighborhoods often sell faster than condos and townhomes, especially when staged well and priced correctly from day one.

Download Charts and Graphs for San Diego Sales - FREE

Open House Today 12–2 PM + 2–4 Unit Deals + Free 2026 Seller Guide

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply

Why 1/3 of San Diego Homes Don’t Sell, And the One Simple Shift in Perspective That Instantly Fixes It!

If your San Diego County Home Expired, was cancelled, or was withdrawn from the market more than once, you're going to hate this blog.

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply

In 2026, roughly 1 in 3 homes listed in San Diego will fail to sell. Not because the home is bad. Not because there are no buyers. But because the price misses the buyer’s reality.

And once a home sits, buyers assume something is wrong. That’s when price cuts start. Then negotiations weaken. And the seller ends up chasing the market instead of leading it.

The biggest question is simple:

What is the right number to price your home at to accomplish:

1. Selling it
2. Getting the maximum price

And the order matters.

Because you can’t do #2 if you fail at #1.

Where most sellers go wrong

A lot of homeowners think like this:

• “If I get my price, then I’ll sell.”
• “If I don’t, I’ll just wait.”

The problem? Buyers have other choices, and you're always competing with people who have to sell, even if you're not desperate; they may be. 

Buyers care what your home offers them and what it's worth to them. They do this by comparing all options and a variety of neighborhoods.

When they find one that stacks up favorably to their other choices, they make an offer. It's simple.



For the I'll Just Wait Crowd
Waiting doesn’t guarantee you’ll get your number later. And when the market shifts, your number might be higher than what buyers are willing to pay. 

We see this a lot, serial expired listings, the same owner keeps listing with the same or sometimes different agents, and keeps not selling, like a sick game. 

The weird thing is, many times values have risen, and they increase their asking price to ensure it doesn't sell. Bizzare. 

Needless to say, this isn't the type of client I want to collaborate with. 

The one simple shift that fixes this

The goal is not just to sell your home. The goal is to sell your home for the maximum price the market will pay — today.

That means pricing your home the way buyers think about it. Not the way sellers think.

If you would like to see this fresh approach and are realistic and motivated to sell, call or text me, and I'll send you a free analysis customized for your home. George Lorimer at 619-846-1244.

We'll view your home through the eyes of a buyer:

• Your home vs active listings
• Your home vs competing secondary neighborhoods
• Your home vs what just sold
• Your home vs what feels like “too much work.”

When your home wins those comparisons, it sells. When it doesn’t, it sits.

There are two reasons why collaborating with me will work versus you doing it yourself or another agent. 

1. You're probably too biased about your home, and you need a neutral perspective to do it right.

2. 90%+ of other agents use comps or online estimates; they don't have my pricing tools, 1000+ San Diego home sales, and an MBA in real estate.

San Diego Winter Market Is Here: Prepare for Launch (What Buyers & Sellers Should Do Now)

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply

Get the info first (this is what converts into good decisions)

Most people make the same mistake: they rely on an online estimate or last year’s sale and assume it applies today. It doesn’t. What matters is what buyers are willing to pay right now, not what they can buy this weekend.

What to do now (so you’re not playing catch-up in Spring)

Now the offers (the stuff most people can’t easily find)

San Diego Market Is Heating Up: Why “Spring” Starts in Late January

As we approach the end of January 2026, I’m seeing a noticeably busier San Diego market in real life: more showings, more open house traffic, and more listings receiving multiple offers.

The Spring market isn’t a season — it’s a timeline. Most sellers need time to prep, market, and close. That typically turns into a 3–4 month runway.

Markets don’t move in straight lines. Mortgage rates and buyer confidence can change quickly with geo-political events, financial market swings, and economic shocks. If you’re planning a move in the next few months, the time to map it out is now.

San Diego County market snapshot

• Median sale price: about $900,000 (Dec 2025)
• Median days on market: 42 days
• Sale-to-list price ratio: 98.8%
• Homes sold above list: 30.5%
• Homes with price drops: 21.3%

San Diego Condo for Sale in the Gaslamp Quarter + Downtown Homes Under $750K

Featured Listing: Gaslamp Quarter Condo

Bright, south-facing condo in the heart of the Gaslamp—steps to Petco Park, dining, nightlife, and the waterfront. If you want a walkable lifestyle or a smart Downtown buy, start here:

Tip: If you want the fastest response, text me at 619-846-1244 and I’ll send you the details and your best options.

Downtown San Diego Homes by Price (92101)

Use these quick searches to view current Downtown listings:

Free & Instant Report: What’s Your Home Worth Today?

Thinking about selling? Before you list, you should know the real number—not guesses. Get a free instant value and see instant cash offers here:

Want the simplest path? Text me your address at 619-846-1244, and I’ll send you pricing, comps, and the best strategy for your timeline.

San Diego Neighborhoods: Which Are HOT (Appreciating) and Which Are COLD (Flat to Soft)?

San Diego is no longer a one-speed housing market. Some neighborhoods are still appreciating at a healthy pace. Others are flat — and a few are quietly softening, creating real negotiating leverage for buyers.

Here’s how the market is really behaving right now based on recent year-over-year trends.

These aren't all neighborhoods. Text me your address, and I’ll check yours: 619-846-1244.

What this means for you

If you’re selling:

• Overpricing kills momentum in today’s market.
• Hot neighborhoods still win — but only if priced correctly.
• Cold neighborhoods require a smarter plan (pricing, prep, credits, or cash option).

If you’re buying:

• Cold neighborhoods = negotiating power.
• Hot neighborhoods = move fast and write clean offers.

San Diego Housing Update: What Lower Rates Mean for Buyers & Sellers

George Lorimer at 619-846-1244

Your Home Sold Guaranteed or I’ll Buy It!*

*conditions apply

1) 6% vs. 7% is a big deal (monthly payment)

2) Some homes still have 2%–3% assumable mortgages

3) Cash offers: multiple bids beat one “take it or leave it” offer

If you might move in the next few months, here’s how I help.

• Free buy/sell strategy call (quick, no pressure)
• Access to unlisted & off-market homes
• Help finding assumable 2%–3% mortgages
• Multiple cash offers so you can compare
• Clear numbers: net sheet + timing options

San Diego Housing in 2026: What Buyers & Sellers Are Doing Differently

George Lorimer at 619-846-1244
Your Home Sold Guaranteed, or I’ll Buy It!*
*Conditions apply

If buying or selling a home in San Diego is even on your radar in 2026, here’s the honest update I’m seeing every day — not the headlines.

Buyers want lower mortgage rates, fewer bidding wars, and homes that actually feel like good deals. Sellers want to know if now is the window to sell before more inventory shows up.

Here’s the truth: there is no perfect rate and no perfect year. The people who win are the ones who move with a plan — not hope.

What’s Working Right Now in San Diego (2026)

• Newer homes in Carmel Valley, Del Sur, Black Mountain Ranch, and Rancho Santa Fe
• Motivated sellers willing to negotiate price, repairs, or closing costs
• Off-market and private listings you won’t find on Zillow

Homeowners: Don’t Rely on Automated Estimates

Online estimates miss what actually drives value in San Diego — condition, layout, upgrades, views, and micro-location. Homes on the same street can vary by hundreds of thousands of dollars.

Want Real Numbers for Your Neighborhood?

If you want real numbers — or a clear buy or sell plan for 2026 — call or text me directly at 619-846-1244.

P.S. The biggest mistake I’m seeing in 2026 is people waiting for “better conditions” that may never line up. If you want to see what’s actually available right now — including homes not on Zillow — start here before competition picks up.

Houses vs. Condos in San Diego: Which Was the Better Investment (Last 5 Years)?

Quick Video (60 seconds)

If you’re looking at San Diego real estate as an investment, the question isn’t “do homes go up here?” They usually do. The question is: did houses or condos perform better over the last 5 years?

The straight answer: in most San Diego neighborhoods, detached houses (single-family homes) have typically been the stronger long-term investment because buyers pay a premium for land, privacy, parking, and flexibility (expansion/ADU potential). Condos can be a smart move too—especially for lifestyle and affordability—but they usually lag on pure appreciation.

Why houses usually win

• Land scarcity: detached homes capture the land premium over time.
• Resale demand: broader buyer pool and fewer substitutes.
• Less HOA exposure: no dues increases, surprise assessments, or restrictive rules.
• Optionality: remodel, expand, add an ADU—more ways to force appreciation.

Why condos can still be a great buy

• Lower entry price: easier path to ownership and equity.
• Location leverage: coastal/urban areas where houses are out of reach.
• Convenience: “lock-and-leave” living for busy schedules or second homes.

Here’s the reality most buyers miss: when rates rise and affordability tightens, condos can feel the pressure first because the monthly payment includes HOA dues. The “right” condo still wins—strong reserves, sane HOA, high owner-occupancy, stable insurance, and no looming assessments.

Bottom line

If you can afford a house responsibly, it’s usually the stronger long-term investment in San Diego. If a house forces you into a bad payment or a bad location, buy the right condo and use it as your stepping stone.

What's Your Home Worth in 2026?

Surprising San Diego Home Trends I’m Seeing in Person (Not on Zillow)

If you’re considering selling in the next 0–6 months, this is the part most homeowners miss: the “market” you read about online is not the same market I see inside homes, during showings, and at the negotiation table.

Here are a few trends I’m seeing in San Diego right now:

• Some homes are getting strong offers before they ever hit the MLS.
• Other homes are sitting because sellers waited for a “spring rush” that may not show up for their price range.
• Buyers are selective, but when a home is priced and positioned right, they move fast.
• Homes that miss the window often end up chasing the market later with price reductions.

Online estimates won’t tell you what matters most: what buyers will actually pay today, the concessions they’re asking for, and how leverage changes when more inventory hits after the new year.

If there’s even a chance you’ll sell soon, the smartest move is to get real numbers and real options now—before the window shifts.

PS: The sellers who regret waiting are usually the ones who said, “Let’s just see what happens after the new year.” If that thought has crossed your mind, click the link above and get the real numbers before the window shifts.

2026 San Diego Housing Outlook — What Buyers and Sellers Should Know Now

A quick note as the year wraps up

As Christmas approaches, many San Diego homeowners and buyers are quietly thinking about what’s next. I’m grateful for the conversations and trust this year — even when it’s just to get clear, honest answers.

If a move might be on your radar in the next few months, here are a few things I can help with that aren’t easy to find online:

• Off-market & unlisted homes
• Real cash-offer comparisons (actual net numbers)
• Buy-before-you-sell options
• Homes with assumable low-rate loans
• A clear timing & pricing reality check

No pressure. If this would help, just text or call 619-846-1244.

P.S. Buying, selling, or just planning — even a short text like “We’re thinking about a move” is enough to start.

What 2026 Predictions Mean in Real Dollars

Forecasts are helpful — but what matters most is how they apply to a home like yours. Here are simple examples using today’s typical San Diego price points.

If you want this run for your neighborhood and price range, text me at 619-846-1244.

Bottom Line for 2026 (San Diego)

Most forecasts point to modest price movement and a market that rewards the basics: pricing, condition, and location. Well-located homes still attract buyers, while overpriced or problem listings sit.

Condos often become more negotiable when rates are higher; detached homes tend to hold value better over time. The winning strategy is not guessing the future — it’s making the right moves for the market you’re in.

San Diego Condo Under $400K + The Short Sale Opportunity Most Homeowners Miss

George Lorimer at 619-846-1244
Your Home Sold Guaranteed or I’ll Buy It!* *conditions apply

Here’s a big opportunity that doesn’t come around often. I’m tracking a San Diego condo listed under $400,000 — and it appears to be a possible short sale. If you’re considering buying, these can offer strong value, but they often involve uncertainty and a waiting game.

Watch the quick video

What is a short sale?

If you own a home with less than 10% equity and you’re experiencing a financial hardship, you may qualify for a short sale.

If you bought your home between 2021 and 2025, there’s a real chance your current value is similar to or less than what you paid.

Why homeowners consider it

• The lender typically pays the commission
• Title, escrow, and closing costs are covered
• No out-of-pocket expense in most cases
• A cleaner exit while minimizing credit damage

If you want to understand how this works — and whether it applies to your situation — I’ll walk you through it step by step.

Community Spotlight

Rancho Peñasquitos & Torrey Highlands — see the latest market update here .

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* *conditions apply
Call or text 619-846-1244

San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)
?Your Home Sold Guaranteed, or I'll Buy It!*
George Lorimer at 619-846-1244

Even with 70° December weather, Christmas week is when the smartest buyers and sellers quietly set themselves up to win in early 2026. *(conditions apply). 

Why this time of year works in San Diego

During the holidays, most people pause. That’s exactly why this is a powerful time to plan. When you take 10 minutes now, you’re not scrambling later—especially if you want to buy or sell in early 2026.

No pressure. No obligation. Just clear options and a simple plan.

The fastest way to get started

If you want to move in early 2026, the best next step is a quick call or text so I can point you to the right options.

How Long Does It Take to Sell a San Diego Home? Your 2026 Timeline Options

If you’re thinking about selling in 2026, here’s the truth: you don’t have to rush out after you sell. You can sell now and move later with a rent-back, or sell very fast if timing matters.

Timeline example used below starts January 10, 2026. Your exact timing depends on pricing, condition, neighborhood, and strategy.

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It* (*Conditions apply)

San Diego Buyers Get a Mortgage Under 6% — Guaranteed*

Don’t Wait — Get a Great Buy Now

The Fed cut rates by 0.25% on December 10, 2025. Good news — but mortgage rates don’t drop automatically. They’re driven by the bond market. The smart move is learning how to secure the lowest rate available right now through negotiation.

Call or text 619-846-1244 for a 10-minute strategy call.

Want a free, customized report based on your price range and off-market homes? Call or text George at 619-846-1244.

Where mortgage rates are now

30-year fixed rates are hovering in the low-6% range. FHA and VA can be lower. Sub-6% is achievable when offers are structured correctly.

FAQ

George Lorimer • ProWest Properties • DRE #01146839
Your Home Sold Guaranteed or I’ll Buy It*
*Conditions apply. Call/text for details.

San Diego’s 4-Step Plan to Buy or Sell a Home Without Stress

Most people don’t need more “advice.” They need a simple plan that reduces risk, prevents surprises, and gets them to the finish line. Here’s the exact 4-step process my team uses to help buyers and sellers move fast, stay protected, and avoid drama.

Prefer a quick call? Call/Text George Lorimer at 619-846-1244 for a 10-minute strategy session.

If the video doesn’t load, view it here: https://www.youtube.com/shorts/AuwjkgTXOxw?feature=share

The real problem isn’t the market. It’s uncertainty.

Buyers worry about overpaying or missing out. Sellers worry about pricing wrong, getting lowballed, dealing with repairs and showings, or buying the next home before the current one sells. The solution isn’t hope — it’s a clear process that removes risk.

Step 1: Get the Facts (No Guessing)

We start with clarity: updated home value, realistic net, buying power, neighborhoods, and what homes are actually available (including unlisted opportunities). This is where you stop spinning and start making smart moves.

Step 2: Compare Options (Traditional vs. Modern Programs)

Most people only see one path: list it and hope, or buy and compete. We lay out multiple paths so you can choose what fits you: cash offer options, multiple investor offers competing, buy-before-you-sell solutions, and the right timing strategy for your goals.

Step 3: Execute (Tour Homes or Launch Your Listing)

Once you choose the best path, my team handles the details: pricing, prep guidance, marketing, negotiation, inspections, and timelines — with one goal: get you the result you want with the least stress and the least wasted time.

Step 4: Protect the Outcome (Before, During, and After Closing)

This is where most agents disappear — and where we do the opposite. We troubleshoot, protect your deal, and keep you informed. If plans change or something comes up, you’ve got an experienced team and real safeguards behind you.

Bottom line: I have your back.