Each month, we publish a series of articles of interest to homeowners -- money-saving tips, household safety checklists, home improvement advice, real estate insider secrets, etc. Whether you currently are in the market for a new home, or not, we hope that this information is of value to you. Please feel free to pass these articles on to your family and friends.
Real Estate Newsletter – July 2026
In This Issue:
-
How to Budget for Your First Home Without Sacrificing Everything
Learn how to prepare for homeownership while still protecting your lifestyle and financial comfort.
Read More » -
Inspection-Proof Your Sale: Get Ready Before Buyers Arrive
Prepare your home before inspections uncover issues that could slow down or weaken your sale.
Read More » -
What Is Escrow and Why It Matters for Buyers and Sellers
Understand how money, documents, and transaction safeguards are handled before closing.
Read More »
How to Budget for Your First Home Without Sacrificing Everything
Buying your first home is exciting, but it can also feel financially intimidating. Many first-time buyers worry that homeownership means giving up every comfort, hobby, trip, or personal goal. The truth is that a smart budget is not about eliminating your lifestyle. It is about understanding your full financial picture, making informed choices, and buying a home that supports your future without overwhelming your present.
1. Start With Your Real Monthly Comfort Zone
The amount a lender approves is not always the amount you should spend. A lender looks at ratios, income, debt, and credit. You should also look at your day-to-day life. Consider groceries, transportation, insurance, savings, family needs, entertainment, and personal priorities. The best home budget is not built around the maximum possible mortgage payment. It is built around a payment that allows you to live comfortably after moving in.
2. Separate The Purchase Price From The Cost Of Ownership
First-time buyers often focus mainly on the down payment and mortgage. However, owning a home includes many other costs. Property taxes, utilities, insurance, maintenance, repairs, condo fees if applicable, lawn care, snow removal, and replacement costs all belong in the budget. A home that looks affordable based on the mortgage payment alone may feel expensive once the full cost of ownership is included.
3. Build A Closing Cost Fund Early
Closing costs can surprise buyers who have saved only for the down payment. Depending on the location and type of property, buyers may need funds for legal fees, land transfer tax, title insurance, appraisal fees, inspection fees, adjustments, moving expenses, and initial setup costs. A strong budget includes a separate closing cost reserve so the buyer is not forced to use emergency savings at the last minute.
4. Keep An Emergency Fund After Closing
One of the most important rules for first-time buyers is to avoid becoming house poor immediately after purchase. Moving into a home with no emergency savings can create stress when the first repair appears. Even a newer property can require unexpected spending. A basic emergency fund protects the buyer from relying on credit cards or loans for urgent repairs, appliance replacement, or temporary income disruptions.
5. Plan For The First Year Of Ownership
The first year often includes more spending than buyers expect. Furniture, window coverings, tools, maintenance equipment, paint, small repairs, security systems, and utility setup can add up quickly. Some of these purchases may feel small, but together they can strain the budget. A practical first-year plan helps buyers decide what must be done immediately and what can wait.
6. Avoid Lifestyle Shock
A budget should reflect the life you actually want to live. If travel, dining out, hobbies, family activities, or charitable giving are important to you, include them honestly. Cutting everything to buy a slightly more expensive home can lead to regret. A sustainable budget allows homeownership to improve your life instead of restricting it.
7. Review Debt Before Buying
Credit cards, car loans, student loans, and lines of credit affect affordability. Paying down high-interest debt before buying can improve borrowing power and reduce monthly pressure. Buyers should review debt well before applying for a mortgage so they have time to make improvements. A stronger debt position can lead to better options and more confidence.
8. Work Backward From Your Goals
Instead of asking, “What is the most expensive home I can buy?” ask, “What home fits the life I want over the next five to ten years?” This change in thinking helps buyers balance ownership with savings, retirement planning, family goals, career changes, and lifestyle priorities. Buying your first home should be a step toward stability, not a source of constant pressure.
Conclusion:
A first home should be exciting, not financially suffocating. Buyers who budget carefully can protect their lifestyle while still moving toward ownership. The strongest first-time buyers understand that affordability is about more than approval. It is about comfort, flexibility, and long-term security. With the right plan, you can buy your first home without sacrificing everything that makes your life enjoyable.
Inspection-Proof Your Sale: Get Ready Before Buyers Arrive
A home inspection can either confirm a buyer’s confidence or create doubt at a critical moment in the sale. Sellers who wait until the inspection to discover problems often face repair requests, renegotiation, delays, or even a cancelled deal. Preparing before buyers arrive allows sellers to reduce objections and present the home as well maintained. This report explains how to identify common issues, improve buyer confidence, and protect the strength of your sale.
1. Start With The Obvious Maintenance Items
Small maintenance issues can create a larger negative impression than sellers expect. Loose railings, dripping faucets, damaged caulking, burnt-out light bulbs, sticking doors, cracked switch plates, and missing hardware all suggest that the home has not been carefully maintained. These items are usually inexpensive to fix, but they can influence how buyers interpret the overall condition of the property.
2. Pay Attention To Water
Water issues are among the biggest concerns for buyers. Sellers should check under sinks, around toilets, near windows, in basements, around exterior grading, and near gutters and downspouts. Signs of water staining, active leaks, poor drainage, or musty odours can raise serious concerns. Addressing drainage and moisture issues early can prevent the inspection from becoming a negotiation problem.
3. Service Major Systems
Heating, cooling, plumbing, electrical, roofing, and water heating systems are major inspection focus areas. Sellers do not always need to replace older systems, but they should make sure systems are functioning properly and that service records are available where possible. A furnace tune-up, filter change, plumbing repair, or electrical correction can help reassure buyers that the home has been cared for.
4. Do Not Hide Problems
Trying to conceal defects can backfire. Inspectors are trained to identify signs of poor repairs, cover-ups, and deferred maintenance. Buyers may lose trust if they believe a seller is hiding something. It is better to address issues properly, disclose what is required, and provide documentation for repairs. Transparency can reduce suspicion and protect the seller during negotiation.
5. Consider A Pre-Listing Inspection
In some situations, a pre-listing inspection can be valuable. It gives sellers a clearer understanding of the property’s condition before going to market. Sellers can then decide which repairs to complete, which issues to disclose, and how to price the home accordingly. A pre-listing inspection can also reduce surprises and strengthen buyer confidence when used strategically.
6. Organize Receipts And Records
Documentation matters. Receipts for roof repairs, appliance service, furnace maintenance, window replacement, electrical work, plumbing repairs, or renovations can support the seller’s claims. Buyers feel more comfortable when they can see evidence of maintenance. A simple folder of records can make the home appear more credible and well managed.
7. Prepare The Home For Inspection Day
Access is important. Inspectors need to reach electrical panels, attic hatches, mechanical rooms, crawl spaces, water shutoffs, and appliances. Sellers should remove clutter, unlock areas, replace light bulbs, and make sure utilities are on. A clean and accessible home helps the inspection run smoothly and prevents unnecessary concerns from being raised.
8. Understand That Inspection Results Are Part Of Negotiation
Even a well-maintained home may have inspection findings. The goal is not perfection. The goal is to reduce major surprises and demonstrate responsible ownership. When sellers prepare in advance, they can respond to buyer concerns with facts, records, and confidence. This often leads to smoother negotiation and fewer last-minute complications.
Conclusion:
A strong sale depends on buyer confidence. Preparing your home before the inspection helps protect that confidence and reduces the risk of renegotiation. Sellers who handle maintenance early, disclose appropriately, and provide documentation are better positioned to keep the deal moving. Inspection-proofing is not about pretending the home is perfect. It is about showing that the home has been cared for and that the seller is prepared.
What Is Escrow and Why It Matters for Buyers and Sellers
Real estate transactions involve significant money, important documents, legal obligations, and several parties working toward the same closing date. Escrow is a process that helps protect both buyers and sellers by keeping funds or documents in the hands of a neutral third party until the required conditions are met. While the exact process varies by location, the purpose is the same: to create trust, accountability, and structure during the transaction. Understanding escrow helps buyers and sellers feel more secure from offer acceptance to closing.
1. Understand The Basic Purpose Of Escrow
Escrow exists to protect the parties in a transaction. Instead of money or documents being handed directly from one side to the other before the deal is complete, a neutral party holds them until the agreed conditions are satisfied. This reduces risk and ensures that funds, signatures, and required steps are handled in an organized way.
2. How Escrow Protects Buyers
For buyers, escrow can help ensure that funds are not released until the seller has met required obligations. These may include delivering clear title, completing agreed repairs, providing required documents, or satisfying closing conditions. The buyer gains confidence that their money is not simply transferred without the transaction being properly completed.
3. How Escrow Protects Sellers
For sellers, escrow can help confirm that the buyer is serious and that funds are available when required. Earnest money deposits or other funds held in escrow show commitment. Sellers gain confidence that the buyer has placed money into the process and that the transaction is moving forward under agreed terms.
4. Escrow And Deposits
In many real estate transactions, a buyer provides a deposit after the agreement is accepted. That deposit may be held by a brokerage, lawyer, title company, escrow company, or other authorized party depending on the jurisdiction. The deposit is usually credited toward the purchase price at closing if the transaction completes. If the transaction fails, the agreement determines how the deposit is handled.
5. Escrow And Conditions
Escrow is closely connected to transaction conditions. Financing, inspection, appraisal, title review, sale of another property, insurance approval, or document review may all need to be satisfied before closing. Escrow helps ensure that the transaction moves according to the agreement and that funds or documents are not released prematurely.
6. Why Deadlines Matter
Every real estate agreement includes timelines. Missing deadlines can create risk for buyers and sellers. Escrow instructions and closing procedures depend on documents, funds, signatures, and approvals arriving on time. Buyers and sellers should stay in close contact with their professionals so the transaction does not stall because of a missed requirement.
7. The Role Of Professionals
Real estate agents, lawyers, title companies, escrow officers, lenders, and other professionals may all play a role in keeping the transaction on track. Each party has responsibilities. A good team helps ensure that funds are delivered properly, documents are completed correctly, and closing steps are coordinated. Buyers and sellers should ask questions whenever they do not understand what is being held, who is holding it, and when it will be released.
8. Why Escrow Builds Confidence
Real estate transactions require trust, but trust works best with structure. Escrow creates that structure. It gives both sides a process for handling money and documents fairly. It also reduces the chance of misunderstandings by tying release of funds or documents to agreed conditions. This is why escrow, or a similar trust-handling process, is so important in real estate.
Conclusion:
Escrow helps make real estate transactions safer and more organized. It protects buyers by ensuring that funds are not released too early, and it protects sellers by confirming buyer commitment and transaction structure. Whether the process is handled by an escrow company, lawyer, title professional, brokerage, or another authorized party, the principle is the same. Funds and documents should be handled carefully, transparently, and according to the agreement.
San Diego Housing Market 2026: Why Buyers and Sellers May Not Want to Wait
More choices and negotiating power for buyers. Strong equity and near-record prices for many sellers. Compare an as-is cash offer with what you may net from a traditional open-market sale. No pressure and no obligation. There is no perfect real estate market. There is only the market we have—and the strategy we use to make it work for you. Today’s San Diego market is giving qualified buyers something they have not had in years: more homes to choose from, more motivated sellers and more opportunities to negotiate. At the same time, many homeowners still have substantial equity, and single-family home prices remain close to record levels. That combination can create a real opportunity for people who need or want to move now. In June 2026, San Diego County recorded 1,572 closed single-family home sales, compared with 1,363 one year earlier. The median sale price reached $1,100,000, up from $1,050,000 in June 2025. The median successful sale went under contract in 12 days, homes closed at an average of 100% of their final list price, and the average sale price reached $683 per square foot. San Diego County recorded 670 condo and townhome sales in June. The median sale price was $647,000, the median market time was 26 days, and attached homes closed at approximately 99% of their final list price. Condos and townhomes are currently more price-sensitive, especially when buyers are comparing HOA fees, insurance costs, special assessments, location and condition. These numbers measure two different parts of the market. Median days on market measures only the homes that successfully sold. These are often the best-priced, best-presented and most desirable properties. Expected market time compares all active listings with the number of homes entering escrow during the previous 30 days. It estimates how long current buyer demand would take to absorb the available inventory. The right homes can still sell quickly, but the market is taking much longer to absorb everything that is available. This is good news for prepared buyers. It means there are listings sitting because of price, condition, presentation or seller motivation—and those homes may offer room to negotiate. If you are renting and have been waiting several years to purchase, buying has not become easier. In hindsight, it would have been better to buy five years ago when mortgage rates were near 3%. But buyers cannot go back and purchase at yesterday’s price or yesterday’s interest rate. The practical question is: Can you comfortably afford a home today? You do not have to buy your dream home first. Buy what you can responsibly afford, begin building equity and improve your position over time. If mortgage rates decline later, you may be able to refinance. Buyers currently have opportunities to negotiate: Waiting for rates to fall is not automatically the best strategy. Lower rates could bring more buyers back into the market, increase competition and reduce the negotiating leverage available today. If I needed a different home today, I would seriously consider selling now. San Diego single-family home prices remain close to all-time highs. Many owners have accumulated substantial equity, and correctly priced homes are still attracting serious buyers. Once you sell, you become the buyer—and the additional inventory may allow you to negotiate a better deal on your replacement home. You may not get everything you want on the sale, but you may gain it back when you purchase your next home. A move-up buyer, downsizer or relocating homeowner may benefit from: The market is less forgiving of overpricing. Sellers who launch with the right price, preparation and marketing can still perform well. Sellers who start too high may lose their strongest opportunity during the first few weeks. The best time to buy or sell is not determined only by a chart. A growing family, retirement, job change, inheritance, relocation, financial pressure or a desire for a different lifestyle may matter more than trying to perfectly time the market. When the timing is right for your life, we adapt to the current market and build the strategy most likely to produce the best outcome for you. Find out what your home may sell for, what you could walk away with after expenses and which simple improvements may help you net more. Compare an as-is cash offer with your estimated net proceeds from a traditional open-market sale. George Lorimer Questions about buying or selling? Call 619-846-1244 or send George a text. ProWest Properties | DRE# 01146839 Cash offers, guarantees and related programs are subject to property review, qualification and applicable conditions. Market statistics are countywide summaries. Individual neighborhoods, price ranges and property types may perform differently.
|
What happens to San Diego homes that did not sell, OpportunityExpired, canceled, and withdrawn listings may still be available—if you know where to look. Looking to buy, sell, or find a home that is not currently advertised? Prefer to talk? Call or text George at 619-846-1244 Most buyers search the same websites and see the same homes. However, the public listings you see online are not always the entire San Diego housing market. Every month, homes are removed from the market because their listings expired, were canceled, or were temporarily withdrawn. Some of those homeowners still want to sell. They may be frustrated with the previous process, disappointed with the results or simply waiting for a better strategy. For a qualified buyer, these properties can create another path to finding the right home—especially in neighborhoods where very little is currently available. In this short video, I explain why some expired, canceled, and withdrawn listings may still be available—and how these properties can create opportunities for San Diego buyers. A home can fail to sell for many reasons. The original price may have been too high, the marketing may not have reached the right buyers, the photos may not have attracted attention, or the property may not have been properly prepared before it was listed. Sometimes the seller’s circumstances change. In other cases, the listing agreement simply ends before the right buyer appears. A failed listing does not automatically mean the home is undesirable. It may simply mean the previous pricing and marketing strategy did not work. Tell me the neighborhood, price range, number of bedrooms, and your preferred moving date. I will search listed homes, previously listed properties, and potential off-market opportunities. Buyers who only search active listings may be competing against everyone else. Looking beyond the traditional market can uncover additional possibilities, including: Off-market does not automatically mean cheap. The advantage may be reduced competition, a more flexible closing timeline, or access to a property that other buyers do not know is available. View homes, condos and townhomes currently available throughout San Diego County. If your home expired, was canceled, or was taken off the market, simply relisting it with the same price, same photos, and same strategy may produce the same disappointing result. Before putting your home back on the market, you need honest answers: I offer several ways to sell depending on whether your priority is obtaining the highest possible price, selling quickly, avoiding repairs, or purchasing your next home before you sell. Start with a free home-value estimate, then contact me for a more accurate analysis based on your home’s condition, location, improvements, and current competition. Professional preparation, pricing, marketing, negotiation, and maximum exposure designed to help you receive the highest possible net proceeds. Sell as-is, avoid repairs and showings, and choose a closing timeline that works for you. Complete selected repairs or improvements before listing and pay the approved costs from the proceeds when the home closes. Explore options to purchase your next home first, move once and then sell your current home without making the new purchase contingent on the sale. Find out what a buyer may pay for your home as-is. There is no obligation to accept the offer. Get straightforward advice, local experience, and a plan built around your goals. George Lorimer Availability of off-market properties is not guaranteed. Cash offers, guarantees, and special programs are subject to property qualification, program terms and conditions. This information is not intended as legal, tax, or lending advice.
|
The hottest San Diego neighborhoods and how to save money on mortgagePlus, how buyers may lower their mortgage rate, find off-market homes and negotiate a better deal. The San Diego real estate market is not moving at the same speed everywhere. Some ZIP codes, neighborhoods and property types are still attracting strong demand, while others are taking longer to sell and giving buyers more negotiating power. Before you buy or sell, it helps to understand what is happening in the specific neighborhood, property type and price range that matters to you. Call or text me for a free neighborhood report showing recent sales, market time, price changes, available competition and what buyers are currently paying. The World Cup is reaching its final stages, and the best teams are not winning by simply waiting for something to happen. They are adjusting their strategy, taking advantage of opportunities and making the right move at the right time. The same thinking applies to winning in San Diego real estate. Buyers who focus only on the advertised mortgage rate may overlook opportunities to negotiate a seller credit, interest-rate buydown, closing-cost contribution, repair credit or price reduction. With the right property, offer and financing strategy, a seller credit may be used to temporarily or permanently reduce a buyer’s mortgage rate. As a simplified example, the principal-and-interest payment on an $800,000, 30-year loan at 6.5% is approximately $5,057 per month. At 5.5%, the payment is approximately $4,542 per month. This is a simplified illustration and does not include taxes, insurance, HOA dues, mortgage insurance, loan costs or the expense of obtaining a lower rate. Actual rates, payments, qualification and savings will vary. Video not displaying? Watch it directly on YouTube. More homes are available than during the extremely competitive pandemic market. Depending on the home and neighborhood, some sellers may be willing to negotiate on price, repairs, closing costs or an interest-rate buydown. I can help you identify: Tell me the neighborhoods, price range and type of home you want. I will help search listed homes, coming-soon properties and potential off-market opportunities. San Diego is not one single real estate market. Some neighborhoods and property types remain strong, while others are taking longer to sell, receiving fewer showings or requiring price adjustments. An online estimate can be a useful starting point, but it cannot fully account for your home’s condition, location within the neighborhood, lot, view, upgrades, floor plan, competition or current buyer demand. Before spending money on repairs or putting your home on the market, compare the price, timing, expenses and likely net proceeds from each selling option. Request an updated home value, estimated selling expenses and a no-obligation cash-offer comparison. The smartest move is not always buying immediately or selling immediately. It is understanding your options, the local competition and the numbers before the market makes the decision for you. Call or text me at 619-846-1244 for a straightforward, no-pressure conversation about your property, payment or next move. Thank you,
|
Is Your San Diego Home Up or Down in Value?You may have heard that San Diego home prices dropped approximately 3% compared with last year. That figure applies to the City of San Diego median sale price for the three months ending May 2026. But that headline does not tell the whole story. Countywide, the median sale price was approximately $922,000, which was up about 0.4% from the same period last year. Within the City of San Diego, the median was approximately $954,000, down about 3%. Two seemingly conflicting statistics can both be accurate because they measure different locations and a mix of different homes. Neither figure tells you exactly what your property is worth. The market is still active. More than 2,260 San Diego County homes sold during May, and the median market time was approximately 23 days. Countywide, homes sold for an average of approximately 99.4% of their final asking price. About 38.5% sold above list price, while approximately 19.9% of active listings had a price reduction. That is the real story: some homes still attract multiple offers, while others sit on the market and reduce their price. The difference is often the neighborhood, price range, condition, presentation and original asking price. Buyers may have more negotiating room on homes that have been listed for several weeks, need updating or have already reduced their price. Depending on the property and seller, buyers may be able to negotiate: However, correctly priced homes in desirable locations can still sell quickly and receive competing offers. Waiting for every home to become a bargain is not a strategy. The better approach is identifying the listings where the seller may actually be willing to negotiate. Do not base your asking price on a countywide headline, an automated estimate or what a neighbor hoped to receive. Look at the most relevant recent sales, current competition and pending listings in your immediate area. Pricing too high can cause a home to sit, lose its initial momentum, and eventually require a larger reduction. Pricing correctly does not mean giving the home away. It means positioning it so buyers see the value and have a reason to act. Before listing, you should know:
|
The 10 Hottest San Diego ZIP CodesI reviewed a recent group of nearly 1,800 active, pending, and sold listings to identify the ZIP codes where homes were moving the fastest. The rankings below consider the percentage of sold homes that went under contract within 30 days, median market time, pending activity, and the relationship between recent sales and available inventory. I looked at San Diego Metro and North County homes $500,000 to $2.5 million. The best way to understand the San Diego market is to stop looking only at countywide headlines. Your ZIP code, neighborhood, property type, price range, and condition determine the competition you actually face. A detached home may be in a strong seller's market while condos nearby have more inventory. One neighborhood may be producing fast sales while another just a few miles away gives buyers substantially more leverage. Whether you are considering buying, selling, or simply want to know where you stand, I will prepare a free, no-obligation report using the numbers that apply to your specific situation. Find out with a free neighborhood and property-type market report. Ranking is based on the available MLS sample and is not a prediction of future results. ZIP codes with extremely small sales samples may produce more volatile percentages. 92119, 92024 and 92011: Every recent sold property in the sample went under contract within 30 days. 92120: The median sold property spent only seven days on the market. 92117: Strong overall activity, with 24 pending homes, 20 recent sales and a high relationship between sales and active inventory. No single statistic tells the entire story. A useful neighborhood analysis combines several indicators and compares similar properties—not a remodeled detached home against an older condo on the other side of the ZIP code. This measures how many recently sold homes secured a buyer within 30 days of going on the market. A high percentage suggests that appropriately priced homes are attracting buyers quickly. A low percentage may point to weaker demand, excessive pricing, poor property condition, or simply a market with many competing listings. Median market time is the midpoint: half the sold homes moved faster, and half moved more slowly. The median is often more useful than the average because one listing that sits for 200 days can distort the average. Lower market time usually indicates stronger demand, but it needs context. A ZIP code can have a low median market time and still contain overpriced properties that remain unsold for months. Active listings represent the current supply available to buyers. Pending listings show how many homes have recently attracted accepted offers. Sold listings show completed market activity. A neighborhood with many pending homes compared with active listings is often experiencing strong current buyer demand. A neighborhood with rising active inventory but relatively few pending sales may offer buyers more negotiating leverage. Absorption measures how quickly available inventory is being purchased. Real estate reports sometimes present it in different ways, so always check the formula being used. Simple 30-day absorption percentage: Homes sold during the period ÷ active homes available × 100 Months of inventory: Active listings ÷ the average number of homes selling each month For example, if a neighborhood has 25 active listings and approximately 10 homes are selling each month, it has about 2.5 months of inventory. Lower months of inventory generally favor sellers. Higher months of inventory generally give buyers more choices and bargaining power. Absorption should be calculated by property type and price range whenever possible. The market for a $600,000 condo can be completely different from the market for a $2 million detached home in the same ZIP code. This ratio compares a home's final sale price with its asking price. A ratio near or above 100% can indicate strong competition, accurate pricing, or multiple offers. A lower ratio may reflect seller concessions, overpricing, deferred maintenance, or softer demand. Important: The MLS export used for this report did not include completed sold-price figures, so a reliable list-to-sale-price ranking is not included here. I can calculate this for a specific neighborhood and property type using complete comparable-sale data. Being located in a hot ZIP code does not guarantee that every home will sell quickly or receive multiple offers. Buyers still compare price, condition, location within the neighborhood, floor plan, upgrades, HOA costs and competing listings. The homes most likely to sell quickly are typically the ones that are positioned correctly from the beginning. Overpricing can cause even a desirable property to sit while buyers choose better alternatives. A neighborhood-specific report can show you: Request a free report with current inventory, pending sales, recent sold homes, market time and an estimated value range for your property. Buyers should not assume every San Diego home will receive immediate multiple offers. Even within the hottest ZIP codes, opportunities may exist when a property has been on the market longer, needs updating or is priced above recent comparable sales. Depending on the listing and the seller's situation, buyers may be able to negotiate: The strongest opportunities are not always visible on the major real estate websites. Coming-soon, off-market and unlisted homes can provide additional choices, especially when inventory is limited in your preferred neighborhood. George Lorimer ProWest Properties DRE# 01146839 Data is based on the MLS listing sample reviewed for this report. Information is believed reliable but is not guaranteed. Market conditions change, and results can differ by property type, price range, condition and location within a ZIP code. This information is not an appraisal or guarantee of value.
|
June 2026 San Diego Housing Update: 6.5% vs. 3%—How One Mortgage Could Save You Over $20,000 a YearSan Diego buyers are still watching mortgage rates closely. But waiting for rates to drop may not be the only way to lower your payment. Payment examples are principal and interest only based on a 30-year fixed loan. Taxes, insurance, HOA dues, mortgage insurance, closing costs, and loan fees are not included. Actual payments and qualification will vary. A lot of buyers are waiting for rates to come down. The problem is, if rates drop, more buyers may jump back into the market at the same time. That can mean more competition, fewer choices, and less room to negotiate. Right now, some buyers may have more options than they realize: homes with seller credits, rate buydown opportunities, off-market properties, and some homes with assumable low-rate loans. A 3% assumable loan can make a massive difference. On an $800,000 loan, the payment difference compared with 6.5% is about $1,683 per month. That is over $20,000 per year in potential payment savings. If you own a home in San Diego County, you may still have strong equity. Before you list, it makes sense to compare your options: traditional MLS sale, full market value cash offer, rent-back, or selling as-is without repairs. Call or text George Lorimer at 619-846-1244 for a quick strategy call. Search homes, get your home value, compare a cash offer, or ask about San Diego homes with assumable mortgages. George Lorimer ProWest Properties | DRE# 01146839
|
San Diego Housing June 26, 2026June 2026 San Diego Housing Update for Buyers and Sellers The San Diego housing market has shifted into its normal summer pattern. More homes are coming on the market, buyers have more choices, and sellers are facing more competition than they did earlier this spring. That does not mean the market is weak. It means buyers and sellers need a smarter strategy. Buyers may have more room to negotiate, while sellers who price correctly and prepare their homes well are still getting strong results. Start your search below, or call/text George Lorimer directly at 619-846-1244 if you want help finding the best opportunities. Find out what your home may sell for, compare your net proceeds, or request a no-obligation market value cash offer. 619-846-1244 Want to see any homes this weekend? Call or text George Lorimer at 619-846-1244. 10247 Caminito Covewood, Scripps Ranch Call or text George at 619-846-1244 for details or to schedule a private showing. 6009 Rancho Mission Rd #103, Mission Valley Looking for more space, privacy, views, and a beautiful North County setting? Take a look at 29828 Margale Lane. This is a great option for buyers who want land, privacy, and room to spread out. Here is what is happening across San Diego County right now. Inventory is rising, demand has eased from the spring peak, and the market is moving into a more balanced summer pace. Buyers have more choices than they did earlier this spring. More inventory means less pressure, more time to compare homes, and more opportunities to negotiate. This is where buyers may be able to ask for seller credits, repairs, closing cost help, or even interest-rate buydowns. The key is not just finding a home. The key is structuring the offer correctly. Buyer hot take: Do not wait around hoping for a crash. The better play may be to negotiate now while there is less competition. Homes are still selling, but pricing matters more than it did during the spring. Buyers have more choices, so overpriced homes are sitting longer and often require price reductions. The homes getting the best results are updated, clean, easy to show, and priced correctly from the beginning. If a home is priced too high, buyers usually skip it and wait for the next one. Seller hot take: Waiting does not automatically mean more money. Later in summer, you may be competing with even more sellers. Not every price range is moving at the same speed. The strongest activity is still in the more attainable and move-up buyer ranges. Detached homes are currently moving faster than attached homes. The expected market time for detached homes is about 84 days, while condos and townhomes are closer to 110 days. That means condo buyers may have more negotiating room in some areas, while detached-home sellers may still see stronger demand if the home is priced correctly. Some San Diego areas are still seeing stronger activity and shorter market times, especially when homes are priced correctly. Longer market times can create opportunities for buyers, especially when sellers are motivated or homes have been sitting without strong activity. Longer market time does not always mean a bargain, but it can mean better negotiating opportunities for the right buyer. This is not the crazy seller's market of the past few years. It is also not a true buyer's market. It is a smart market. Smart buyers negotiate. Smart sellers price correctly. Both can win. Trying to time the market perfectly usually costs more than making a smart move based on your own goals, timing, and finances. Want to see homes this weekend, get your home value, or compare a market value cash offer? Call or Text George Lorimer at 619-846-1244 George Lorimer
|
Why waiting could sabotage equityWaiting for the perfect San Diego housing market may cost you more than moving forward with a plan. Almost every week, I talk with San Diego buyers and homeowners who say, “We’re going to wait another six months and see what happens.” That sounds reasonable. Sometimes waiting is the right move. But here’s what I’ve seen after helping more than 1,000 San Diego clients buy and sell homes: a six-month pause often turns into one year, then three years, then five years. The issue usually isn’t the market. It’s that people wait for everything to line up perfectly — lower mortgage rates, lower prices, more inventory, less competition, better timing, fewer life complications. The problem is that perfect conditions rarely arrive all at once. Waiting can feel safe, but it can also delay equity, lifestyle, retirement, downsizing, investing, or getting into the home you actually want. If you’re waiting for mortgage rates to drop, remember this: when rates improve, more buyers usually come back into the market. That can mean more competition, fewer seller credits, fewer price reductions, and less negotiating power. Today, some buyers still have opportunities to negotiate price, closing costs, repairs, rate buydowns, and even find homes with 2–3% assumable mortgages. If you own a home, waiting can mean leaving equity locked up in a property that may no longer fit your life. That equity may be able to help you buy your next home, downsize, move closer to where you want to be, create rental income, or compare a full market sale with a cash offer. You do not have to list your home to find out what buyers may pay for it. No pressure. No obligation. Just a quick conversation about your options. San Diego Houses Under $1 Million San Diego Condos Under $800,000 Off-Market & Unlisted San Diego Homes Get the numbers. You may have more options than you think. The best decision may be to move now. It may be to wait. But either way, you should know your numbers before another six months turns into another five years. If you want a straight answer, call or text me at 619-846-1244. George Lorimer
|
June 2026 San Diego Housing UpdateIf you are thinking about buying or selling a San Diego County home in the next 30-60 days, this may be one of the more important market windows of the year. Get your instant home value, request a market value cash offer, search homes, or call/text George directly. With news of an easing Iran conflict and mortgage rates moving lower, some San Diego buyers are wondering if they should wait for even lower rates. That may sound smart, but here is the risk: if rates drop more, buyer competition may increase. That could mean fewer seller concessions, more multiple offers, and higher prices. In other words, the lower rate you are waiting for may come with a higher purchase price. Right now, many San Diego County buyers have more homes to choose from, more negotiating power, and better chances of asking sellers for help with closing costs, repairs, or an interest rate buydown. If rates fall later, you may be able to refinance. But you cannot go back and buy today’s home at today’s price if competition heats up. Many San Diego homeowners are sitting on significant equity. The question is whether that equity is helping you live better, reduce expenses, downsize, buy your next home, invest, or simplify your life. If you are waiting another six months, you may want to ask yourself: what is the real cost of waiting? You could still sell while prices are strong, request a market value cash offer, or use your equity to move into the home or lifestyle you actually want. Online information can only take you so far. Every home, neighborhood, loan, and family situation is different. If you are tired of reading articles, watching videos, and getting generic internet advice, call or text me directly. I will give you specific advice based on your home, your timing, and your goals. George Lorimer Your Home Sold Guaranteed, or I’ll Buy It!* *Conditions apply. Information is intended for general educational purposes only. Your specific buying, selling, financing, tax, and investment situation should be reviewed with the appropriate professionals.
|
Not All The Best San Diego Homes Are Hitting ZillowOff-Market Homes • Coming Soon Listings • Assumable Mortgages Most buyers are still doing the same thing every night: checking Zillow, Redfin, Realtor.com, and hoping something good pops up. The problem is simple. Some of the best San Diego homes never show up where everyone else is looking. Right now, I am seeing homeowners who may sell quietly, investors who would consider an offer before listing, coming-soon properties, and homes with assumable mortgages that most buyers will never find by scrolling online. The biggest mistake buyers are making right now is limiting their search to homes everyone else can see. If you only look online, you are competing with everybody. If you look beyond the public sites, you may find opportunities before the crowd does. Summer in San Diego can create a short window of opportunity. Some sellers want to move before school starts. Some listings have been sitting longer than expected. Some buyers have backed off because of rates. That creates room to negotiate. Text "HIDDEN" to 619-846-1244 I'll send you opportunities that are hard to find on your own, including: Off-Market Homes • Coming Soon Listings • Assumable Mortgages • Seller Credit Opportunities • Price Reductions Start here, or call/text me directly if you want help finding the best opportunities. Call or Text George Lorimer GeorgeLorimer.com
|
What If Waiting to Buy A San Diego home Is Actually Costing You Money?San Diego Housing Update – Summer 2026 George Lorimer | 619-846-1244 See inventory, buyer demand, market time, and pricing trends. Many buyers are waiting for lower mortgage rates. Many sellers are waiting for prices to go even higher. But waiting is not always a strategy. Sometimes it is just fear dressed up as patience. San Diego home prices remain near all-time highs. Over 2,200 homes sold last month. Buyers are still buying. Sellers still have equity. The market is not frozen — people are moving forward. If rates drop, more buyers may jump back in. That usually means more competition, fewer deals, and less negotiating power. Right now, buyers may still be able to negotiate: The smarter move may be buying now, negotiating hard, and refinancing later if rates improve. The question is not just, “What is my home worth?” The better question is: “What is my equity doing for me?” Selling now may allow you to: More homes for sale More negotiating opportunities More seller credits More chances to lower your monthly payment Start with one of the quick links below, or call/text me directly at 619-846-1244. Start your search below, or call/text me at 619-846-1244 if you want help finding the best opportunities. Senior Communities in San Diego If you or a family member is thinking about downsizing, moving to a single-story home, senior community, condo, townhome, or lower-maintenance property, I can help you compare your options. Waiting feels safe, but it may be costing you money, equity, and better choices. Call or Text George Lorimer at 619-846-1244
|
Sold by George Lorimer Rancho BernardoSold for $625,000 3 Beds | 2 Baths | Approx. 1,431 Sq. Ft. | Oaks North 55+ Community Click below to see your cash offer options: Confidential and no-obligation. George Lorimer helped the buyer successfully purchase this Oaks North condo in Rancho Bernardo. This well-maintained 3-bedroom, 2-bath home offered approximately 1,431 square feet, golf course and mountain views, a private balcony, detached garage, guest parking, and low-maintenance 55+ community living. The home featured refreshed flooring, a light neutral interior, ceiling fans, a newer HVAC system, a fireplace in the living room, and one-level living. The community offers access to amenities including pool, spa, pickleball courts, fitness center, clubhouse, and activity spaces. Before you list, you may be able to get a market value cash offer without showings, open houses, repairs, or putting your home publicly for sale. Call or Text George Lorimer at 619-846-1244 25 years of helping clients in Rancho Bernardo and throughout San Diego County. Every home is different. Condition, view, floor plan, upgrades, HOA, location within the community, and current buyer demand all affect value. George can help you compare your options: George Lorimer George Lorimer at ProWest Properties, DRE# 01146839. *Conditions apply.
|
More Homes. More Choices. More Opportunity: San Diego Summer Housing Update 2026Summer is bringing more homes for sale, more negotiating opportunities, and more seller credits across San Diego County. The opportunity: Instead of waiting and hoping rates drop, buyers may be able to use seller credits, closing cost help, or rate buydowns to reduce their monthly payment now. Start your search below, or call/text me directly at 619-846-1244 if you want help finding the best opportunities. Mortgage rates are still one of the biggest challenges for San Diego home buyers. But waiting is not the only strategy. In today’s market, buyers may have more room to negotiate price, closing cost credits, and seller-paid interest rate buydowns. A lot of buyers are sitting on the sidelines waiting for rates to drop. That sounds safe, but there is a risk. If rates drop, more buyers may jump back into the market at the same time. That could mean more competition, fewer deals, and less negotiating power. Right now, some buyers may be able to negotiate: The right home with the right seller credit may save you more than waiting for a small rate drop. Sellers can still do very well in this market, but pricing high and hoping is not a plan. Buyers are comparing your home to every other active listing, price reduction, remodeled home, fixer, and new listing that hits the market. The homes getting the best results usually have: If your home is overpriced or stuck in the “messy middle,” buyers may skip it. That is why it is important to know what your home is really worth before you list. Some of the best opportunities never make it to the MLS. Tell me the neighborhood, price range, and type of home you are looking for. I can help target homeowners in that area to uncover potential sellers before their home is publicly listed. This can be especially helpful if you are looking for: Call or Text George Lorimer 619-846-1244 Your Home Sold Guaranteed, or I’ll Buy It!* *Conditions apply. ProWest Properties. DRE# 01146839.
|
San Diego Housing June 5 2026George Lorimer | 619-846-1244 Skip the endless scrolling. Search homes by area, price, school district, or community. Some of the best opportunities never make it to the MLS. Tell me the neighborhood, price range, and type of home you want, and I can target homeowners directly. Find Unlisted & Off-Market Homes 10247 Caminito Covewood – Scripps Ranch Vaulted ceilings, private deck, treetop views, pool, spa, and a prime Scripps Ranch location. Many San Diego homeowners still have mortgages in the 2% to 3% range that may be assumable by qualified buyers. Search Homes with Assumable Mortgages Detached Homes: Median Price $1,080,000 | 11 Days on Market | 100% Sale-to-List Ratio Condos & Townhomes: Median Price $668,000 | 21 Days on Market | 99% Sale-to-List Ratio For Sellers: Prices remain near record highs, and well-prepared homes are still selling quickly. For Buyers: More inventory and longer market times are creating opportunities to negotiate price, closing costs, and rate buydowns. Call or Text George Lorimer to get started GeorgeLorimer.com
|
Most San Diego Homeowners Don't Realize This Until They Try to Sell
George Lorimer | 619-846-1244 A kitchen remodeled 10 years ago may no longer add much value in today's market. I know that sounds harsh. After helping over 1,000 San Diego families buy and sell homes, this is one of the biggest surprises I'm seeing right now. We're in the middle of our busy late spring and early summer market. In many ways it looks similar to what I've seen over the years, but there are a few trends that are catching homeowners off guard. Here are four things I'm seeing from the front lines of the San Diego housing market. Many homeowners spent good money on improvements 5, 10, or even 15 years ago. The challenge is that today's buyers often view homes in only two categories: There isn't much middle ground. A kitchen remodeled in 2015 may still look great and function perfectly, but many buyers see it as something they'll eventually replace. The result is that some home owners believe should command top dollar are competing against homes buyers consider fixers. The good news? You don't necessarily need a complete remodel. There are a few simple improvements that can dramatically improve buyer perception and help a home avoid the "needs work" category. Many people assume they can simply sell their current home and buy their next one at the same time. It can be done. But it requires planning. What I'm seeing right now is that concurrent closings are difficult and often stressful unless flexibility is built into the transaction from the beginning. The homeowners having the smoothest moves are typically using: A few simple contract terms negotiated upfront can make a huge difference later. Cash offers remain very popular. Many sellers like the convenience of avoiding showings, repairs, open houses, and uncertainty. However, sellers are not willing to give away tens of thousands of dollars simply because an offer is cash. What I'm seeing is that many homeowners will accept a reasonable discount in exchange for convenience and certainty. They just don't want to be taken advantage of. That's why it's important to compare all of your options before accepting an offer. This one surprises sellers all the time. You don't have to fix every issue before selling. But you do need to disclose known problems. And buyers generally don't care whether the issue was your fault, the previous owner's fault, or simply normal wear and tear. What buyers care about is what it will cost them. If the roof is nearing the end of its life, the HVAC system is failing, or there are drainage issues, those costs usually get reflected somewhere in the transaction. The market almost always accounts for deferred maintenance one way or another. The good news is that buyers are still buying. Thousands of San Diego families are purchasing homes every month. Well-prepared homes are still selling quickly. The homeowners who do the best are usually the ones who understand how today's buyers think before they put their home on the market. If you're considering selling in the next 6-12 months, call or text me and I'll send you my free report: "7 Low-Cost Improvements That Help Homes Avoid The Needs Work Category" No obligation. Just practical ideas that can help you maximize your home's value and attract stronger offers. George Lorimer Your Home Sold Guaranteed, or I'll Buy It!*
|
Sell As-Is or Fix Up
Get Top Dollar With the Right Strategy Many San Diego homeowners wonder whether they should sell their home as-is or spend money fixing it up first. The mistake is doing nothing when the home needs basic presentation help — or spending way too much on a full remodel that may not pay you back. Most homes do not need a huge remodel. Simple, lower-cost improvements often create the highest return because they help the home look cleaner, brighter, newer, and better in photos. Ballpark estimates for a typical 3BR / 2BA San Diego home around 1,500 SF. Estimated Cost: $4,500–$8,500 Estimated Cost: $9,000–$18,000 Estimated Cost: $1,500–$5,000 Estimated Cost: $2,500–$10,000 Estimated Cost: $800–$3,000 Estimated Cost: $500–$2,500 No Out-of-Pocket Upfront Costs for Many Sellers* I can help coordinate the vendors, prioritize the improvements, and in many cases the vendors can be paid through escrow at closing.* This may include paint, flooring, cleaning, landscaping, minor repairs, decluttering, staging, photos, and marketing. You do not want to overspend. You also do not want to leave money on the table by ignoring simple improvements buyers care about. The right question is not just “Should I fix it up?” The better question is: Which minimum improvements will create the biggest return? Call or text me and I’ll help you compare selling as-is versus doing the minimum high-ROI improvements first. George Lorimer
|
May 28, 2026 San Diego Housing
Opportunities for Buyers and Sellers The San Diego housing market is no longer the frenzy we saw during COVID, but it is not a crash either. In many ways, today’s market is creating opportunities for both buyers and sellers — if you understand how to position yourself correctly. Affordability is still the biggest challenge. Higher mortgage rates have slowed demand, buyers are more cautious, and homes are taking longer to sell. But here is the important part: serious buyers are still buying. Over 2,200 San Diegans bought homes last month. That means this is not a dead market. It is a more strategic market. A bright point for sellers is that San Diego home values are still near historic highs in many areas. If you have owned your home for several years, you may still have strong equity. Serious buyers are still out looking, but they are more selective. The homes getting the best results today are properly priced, well presented, professionally marketed, and either move-in ready or strategically refreshed. Many sellers do not need a huge remodel. Often, the best return comes from minimum high-ROI improvements like paint, flooring, lighting, landscaping, cleaning, decluttering, and professional photos. I also offer a Pay-at-Closing option, where many sellers can improve the home with little or no upfront out-of-pocket cost. I help coordinate vendors, and many services can often be paid through escrow at closing. For buyers, today’s market may offer more opportunity than the last few years. More inventory and longer market times can create room to negotiate — especially on homes that have been sitting. Buyers may be able to negotiate a lower price, seller credits, closing cost help, repairs, or even money toward a mortgage rate buydown to lower the monthly payment. In some cases, seller credits can help reduce the payment more effectively than a small price reduction. If you are tired of competing with multiple offers, this market may give you more choices and better negotiating power. This market is not easy for either side, but there are real opportunities. Sellers can still take advantage of historically strong prices. Buyers can take advantage of more inventory, longer market times, and seller flexibility. The key is having the right strategy before you buy, sell, fix up, negotiate, or accept an offer. Call or text George Lorimer for a no-obligation strategy call. George Lorimer
|
Hot vs Cold San Diego ZIP Codes
George Lorimer at 619-846-1244 Some San Diego homes are still getting multiple offers in under 2 weeks. Others are taking much longer to sell, creating opportunities that buyers may not realize exist right now. The San Diego housing market is no longer “one market.” It depends heavily on the ZIP code, price range, inventory level, condition, and buyer demand in that specific neighborhood. Some areas still favor sellers. Other areas are giving buyers more negotiating room, more choices, and potentially better opportunities. These areas are showing faster days on market, which usually means stronger demand, less buyer leverage, and a better chance for sellers to attract strong offers when the home is priced and presented correctly. For sellers in these areas, the opportunity is to launch correctly. That means strong pricing, professional photos, good presentation, and full market exposure. Even in a stronger ZIP code, overpricing can still kill momentum. These areas are not necessarily “bad” markets. They are areas where homes are taking longer to sell compared to the fastest-moving ZIP codes. That may give buyers more time, more choices, and more room to negotiate. Buyers may have more opportunity in areas with longer market times, especially on homes that are overpriced, need cosmetic work, have been sitting, or have already had price reductions. This is important. A longer average days-on-market number does not automatically mean every home in that area is a bargain. The best homes can still sell quickly. But it does mean buyers should look closely for: Sellers need to be careful. The market is not forgiving overpriced listings the way it did in the past. In strong seller areas, you still need the right launch strategy. In slower areas, pricing, presentation, photos, repairs, and marketing matter even more. Do not assume your home will sell just because San Diego is expensive. Buyers are comparing your home against every other option online. If your price, condition, photos, or presentation are off, buyers notice immediately. I can help you look at your specific ZIP code, price range, and neighborhood to see whether the current market favors buyers, sellers, or is more balanced. If you are buying, I can help you find areas where there may be more negotiating room, including off-market and unlisted homes. If you are selling, I can help you determine the best pricing and presentation strategy before you go on the market. Call or text George Lorimer at 619-846-1244 for a custom buyer or seller strategy. George Lorimer
|
Messy Middle - What is it
George Lorimer at 619-846-1244 Avoid the Messy Middle. This means that your home isn't fully remodeled (within the past 12 months), but you are pricing it the same as that fully remodeled homes. Mortgage rates have pushed back up toward 6.5% as financial markets react to the conflict in Iran and global uncertainty. Higher rates are affecting affordability, slowing parts of the San Diego housing market. But this does not mean the whole market is dead. It means buyers and sellers need to understand which homes are still moving and which homes are getting stuck. If you are buying a home in San Diego, stale listings and longer market times could create real opportunities. Some sellers are now more willing to negotiate than they were a few months ago. The key is knowing which homes are overpriced, which sellers may be flexible, and which homes still require competition. Not every listing is negotiable, but the right stale listing can be a strong opportunity. Sellers should not panic. Buyers are still buying. But buyers today are much more selective. They care about condition, presentation, pricing, photos, flooring, paint, kitchens, baths, lighting, and curb appeal. The homes selling best right now usually fall into two categories. These are the homes with modern flooring, fresh paint, updated kitchens and baths, clean landscaping, strong photos, and the right pricing strategy. These homes can still sell for a premium. A fixer can still sell well if the price makes sense. Buyers will take on work when the value is clear. The problem is when a fixer is priced too close to a remodeled home. The hardest homes to sell right now are the “messy middle” homes. These are homes with older remodels, dated finishes, deferred maintenance, or partial updates, but the seller wants a price similar to the fully remodeled homes. Buyers are not stupid. They compare everything online before they even schedule a showing. If your home needs work, but it is priced like a showcase home, it will sit. Either prepare the home properly so it competes with the best listings, or price it honestly as a home that needs work. Trying to do neither is where sellers lose time and money. For qualified sellers, I can help arrange contractors and front the improvement costs so the home can be prepared properly before going on the market. You can pay for the improvements at closing instead of paying out of pocket upfront. This may include flooring, paint, landscaping, cleaning, lighting, repairs, staging, and other improvements that help the home show better online and in person. San Diego buyers still want homes. Sellers can still get strong results. But the market is less forgiving now. Buyers should look for stale listings where there may be room to negotiate. Sellers should either prepare their home to compete with the best listings or price it correctly for its current condition. If you want real advice based on over 1,000 San Diego home sales, call or text me directly. Call or text George Lorimer at 619-846-1244 George Lorimer, ProWest Properties, DRE# 01146839. Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. Information deemed reliable but not guaranteed. Market conditions change quickly. Call George Lorimer at 619-846-1244 for advice specific to your home, neighborhood, and situation.
|
Is that San Diego home Overpriced
George Lorimer at 619-846-1244 Whether you are buying or selling in San Diego, pricing matters. For sellers: the longer a home sits on the market, the lower it usually sells for. For buyers: you do not want to overpay. If a home has been sitting 30–60+ days with no offers and no price reduction, you may have negotiating power and could get a deal. Lots of showings in the first 1–2 weeks? Very few showings? 30 days on market with no offers or reductions? 60+ days on market? Normal price reduction? Email George for a list of San Diego homes with major price reductions, homes sitting 30–60+ days, and possible motivated sellers. george@lorimerteam.com Start with one of these popular San Diego home searches: Call or text George Lorimer for a simple strategy tailored to your home, timing, and goals. George Lorimer | ProWest Properties | DRE# 01146839
|
San Diego Home Buyers in 2026 Are Different, Here’s What Changed
George Lorimer at 619-846-1244 I was showing homes to a young couple in Poway recently when I realized something. They told me they wanted a fixed-up home because they were busy with work and did not have the time — or desire — to renovate a home themselves. That is when it hit me: today’s buyers are different. Years ago, many San Diego buyers were willing to buy a fixer and slowly improve it over time. They wanted to save money and do the paint, flooring, carpet, and updating themselves. Back then, there were not as many remodeled homes or flips competing with regular listings. If a seller simply decluttered, painted, and installed new carpet, the home often stood out. Not anymore. Today, most buyers want the home to already feel done the moment they walk in: updated kitchens, modern bathrooms, fresh paint, new flooring, bright spaces, good photos, and move-in-ready condition. Part of it is lifestyle. People are busier. Many work long hours. And a generation grew up watching HDTV, Flip This House, and beautifully remodeled homes online every day. That quietly changed the San Diego housing market after 2020. Now, turnkey homes often create the strongest buyer urgency and highest offers, while outdated homes tend to sit longer, negotiate more, or require price reductions. This is exactly why many sellers accidentally hurt their sale price. For example, when sellers tell me, “Let’s just give a flooring credit instead of replacing it,” most of the time that does not work nearly as well. Buyers do not emotionally connect with a credit. They connect with what they see the second they walk in. The same thing happens when sellers install the wrong flooring or colors. If buyers today want wide-plank LVP flooring in lighter modern tones that complement the interior paint and overall design, but a seller installs dark carpet or outdated flooring colors, the home usually will not perform nearly as well online or in person. There is a formula to appealing to today’s buyers. All of it works together to create buyer urgency. Many sellers leave money on the table because their home does not create enough urgency online. If you do not have the funds or contractor/vendor contacts, I can help you with the projects, with no payment until we sell your home. It is called my Flip Your Own Home Program. Call or text George to discuss: 619-846-1244. If you only look at fully remodeled homes, you may run into more competition and stronger offers. But many buyers now skip homes that need cosmetic updating. That creates opportunity. The best deals are often homes that need paint, flooring, cleanup, landscaping, or simple updating — not the perfect turnkey homes everyone else wants. Start with one of these popular San Diego home searches: Call or text George Lorimer for a simple strategy tailored to your home, timing, and goals. George Lorimer | ProWest Properties | DRE# 01146839
|
Before you look at San Diego open houses this weekend
George Lorimer at 619-846-1244 Text me your favorite neighborhoods and approximate budget. 619-846-1244 If you’re only waiting for homes to show up on Zillow, Redfin, or Realtor.com, you may already be behind. You know how the process goes. You check the big real estate websites, see a few open houses, drive around all weekend, and get asked the same questions over and over: Then you finally find a home you actually like, and the agent says: “We already have multiple offers.” Current time: 2:45PM. That is why so many buyers get frustrated, stop looking, and then restart the process months later when the same neighborhood may cost tens of thousands more. Instead of waiting for homes to show up online after everyone else already sees them, I help buyers find: I also actively market for homes for my buyers at my own expense. When homeowners raise their hand about possibly selling, my buyers often hear about it before the general public. Online estimates can be useful as a rough starting point, but they often miss the things that actually affect what a buyer will pay: Two homes in the same neighborhood can sell very differently depending on pricing, preparation, marketing, and timing. Get a real-world San Diego home value estimate, not just an online guess. Just text me: I’ll send you both on-market and off-market opportunities that fit what you’re looking for. And in most cases, the seller pays my commission when you buy the home. Call or text me, and I’ll send you new listings plus any off-market homes that fit what you’re looking for. George Lorimer
|
Why some San Diego homes sell in days and others sit
George Lorimer at 619-846-1244 See what buyers would likely pay right now in today’s San Diego market. Others are sitting for months… cutting prices over and over. The market quietly shifted again. Right now, pricing strategy, presentation, photos, marketing exposure, and timing matter more than ever. Many homes that sit too long end up selling for less than they would have if they were priced and launched correctly from the start. Many Zillow and online estimates are missing what buyers are actually paying RIGHT NOW in your neighborhood. George Lorimer | ProWest Properties | DRE# 01146839
|
San Diego Housing Market Just Shifted–How Smart Buyers Are Winning Right Now
George Lorimer at 619-846-1244 San Diego home inventory is up. Rates are still hovering. Buyers are getting more strategic. The people winning right now are not just browsing Zillow. They are using strategies most buyers do not even know exist. Some of the best homes never hit the public sites. That includes off-market opportunities, pre-MLS listings, sellers quietly testing pricing, and homes with possible assumable financing. With prices adjusting and rents staying strong, small multi-unit properties can still be a good long-term play. Yes, they still exist. Some homeowners are locked into ultra-low rates, and in some cases, those loans may be transferable. This can save a buyer hundreds or even thousands per month. They think they have to sell first and risk not finding a home, or buy first and carry two payments. That is outdated thinking. Here is what actually works: I’ll map out your home value, your buying power, and your best strategy. George Lorimer, ProWest Properties
|
San Diego Housing Market Update: Homes Selling Fast, Buyers Gaining PowerGeorge Lorimer at 619-846-1244 San Diego market update — quick and real: Some neighborhoods are as hot as Palm Springs, and others are as cold as La Jolla Cove during May grey. Some observations. You still have leverage right now, but more listings are hitting the market. The longer you wait, the more competition you face. You finally have options again. Less bidding wars, more negotiating power, and better terms. The market has not crashed. It shifted. Targeted marketing, maximum exposure, professional positioning, strong photos, online distribution, buyer follow-up, and a strategy designed to create demand instead of just putting your home online and hoping.
|
San Diego Housing Market Shifting Spring 2026
More homes are hitting the market, buyers are still active, and prices are holding better than expected. Here’s what it means if you’re thinking about buying or selling right now. If you’ve been watching the news, you’ve heard it all: inflation, rates, oil prices, global tension. But here’s what’s actually happening in San Diego right now: the market is adjusting—not crashing. Buyers are still out there and making moves. Homes that are priced right are still going pending in a matter of weeks. Demand didn’t disappear—it paused. This is the biggest shift. More homes are hitting the market, which means more competition. More options for buyers = more competition for sellers. Prices are not crashing. Some areas are slightly down, others stable. This is a balanced market—not a downturn. Waiting hasn’t been helping buyers. You don’t need perfect timing—you need the right strategy. If your home doesn’t fit anymore, this is still a strong window. You have more options than you think. Buy with leverage. Sell with strategy. Use your equity wisely. I’ll help you run real numbers, find opportunities, and build a plan that works.
|
Single Story Temecula Home
|
Why You Dont See All the Available Homes in San Diego Anymore
More listings are being kept exclusive, sold quietly, or shown only on certain platforms. If you are relying on Zillow or Redfin alone, you may be missing homes, better deals, assumable loans, and off-market opportunities. It is getting harder for buyers to see the full picture of what is really available in San Diego. Some homes are being marketed as private exclusives. Some are being kept off the big portals. Others are sold through quiet networks before the public ever gets a fair shot at them. That is a problem if you are trying to buy the right home for the best terms. You need to know about listed homes, off-market homes, assumable loan opportunities, distress sales, price reductions, and sellers willing to negotiate credits or rate buydowns. If you want an edge today, you cannot depend on one website. The buyers getting the best deals are the ones seeing more inventory, acting quickly, and finding homes other people overlook. Sellers are being told that private launches and exclusive exposure create buzz. In a few rare cases, that may make sense for a highly unique luxury property. But for most sellers, less exposure means fewer buyers seeing your home. Fewer buyers usually means less competition. And the longer a home sits on the market, the more buyers expect a discount. If you are planning to buy or sell in the next few months, strategy matters. I will help you sort through what is really available, find the right opportunities, and put together a plan that gets results. With 25+ years of experience and over 1,000 San Diego homes sold, I know how to help buyers and sellers move without wasting time.
|
Is Your San Diego Rental Really Building Wealth
|
How Smart Buyers Are Getting Better Deals in San Diego Right Now
|
San Diego Buyers Just Got More Power (Here’s Why)
Inventory is rising. Buyers have leverage. Sellers still win—but only if priced right. Homes are still selling quickly, but competition is increasing. If you miss your price, you will chase the market down and lose leverage. More listings + longer condo market times = negotiation power. This is where credits, rate buydowns, and deals happen.
|
Price It Right or Overprice? What San Diego Sellers Need to Know
|
Cash Offer or Sell for More? What San Diego Sellers Need to Know First
I recently met with a San Diego homeowner asking a smart question: “Should I take a cash offer or sell on the open market?” A cash offer can make sense in the right situation because it usually means: But many San Diego sellers do not find out the downside until later: Before you decide, I can show you: No pressure. No obligation. Just clear numbers so you can decide what puts the most money in your pocket.
|
Should You Keep Renting… or Buy Before Prices and Payments Move Again in San Diego?
Most buyers are waiting for the "perfect" time. Lower rates. Lower prices. Less competition. Planning to buy in the next 30–60 days? I’ll show you the best homes and how to lower your payment. I can prepare a quick rent vs. buy scenario for your situation and show you what is realistic right now. A lot of San Diego renters are trying to be smart. They are not ignoring the market. They are trying to time it. They want lower rates, a better payment, and less competition. That makes sense. But waiting has a cost too. Rent keeps going out every month. The homes you like may not get cheaper. And when rates improve, more buyers usually jump back in, which can increase competition fast. That does not mean every renter should buy today. It means you should compare the real numbers before deciding to keep waiting. Renting can absolutely be the right short-term move. It gives flexibility. It can buy you time to improve credit, save more money, or get clearer on what you want. But too many people rent for 6 months, then a year, then several more years, and never really make a move. At that point, renting stops being a strategy and becomes a delay. For some buyers, homeownership can come with tax advantages that renters do not get. Depending on how you file, whether you itemize, and the specific loan and property, mortgage interest, points paid in some situations, and certain property taxes may help reduce taxable income. Not every buyer benefits the same way. But ignoring that piece can make renting look better than it really is. Your payment is only part of the math. Your after-tax cost may be lower than you think. When you rent, that monthly payment is gone. When you own, part of your payment may go toward principal, and over time your home may also appreciate. No one can guarantee future appreciation. But if you plan to stay in San Diego for several years, waiting too long can mean missing out on years of equity growth while continuing to pay rent. This is one of the biggest things buyers miss right now. A seller may be willing to pay closing costs or contribute toward a rate buydown. That can lower your payment and help make a home affordable now instead of waiting and hoping rates drop later. In plain English, the right house with the right seller concessions can cost less per month than a buyer expects when they are only looking at the sticker price and current headline interest rates. So the question is not only: This is another place people get stuck. Sometimes the right move is not buying your dream home first. Sometimes it is buying something solid in the right area, at the right payment, and getting started. That first step can still build equity, create options, and put you in a stronger position later. Starting where you can is often better than waiting too long for what you want. If you want clarity, I can prepare a simple side-by-side scenario based on your budget, time frame, and goals. The goal is not to pressure you. The goal is to help you make a smart decision based on real numbers instead of guesswork.
|
Over 1,000 San Diego Homes Just Hit the Market — Here’s Where the Deals Are
|
Will Iran War Lower San Diego Home Prices
|
San Diego Market Just Shifted: Search Homes, Get Your Value, and See Hard-to-Find Deals
More homes are coming on the market, buyer demand is up, and spring activity is building. That gives buyers more choices right now and gives sellers a chance to sell before more competition shows up. Thinking about buying, selling, or just exploring your options? Use these links first. These are the fastest ways to see what is happening in today’s market and make a smart move. A lot of people are waiting for the “perfect” time. That usually backfires. Buyers may get more competition if rates dip and more people jump in. Sellers may face more competition as more listings hit the market over the next few months. Right now is one of those in-between windows where buyers still have choices and sellers still have leverage. That overlap does not usually last long. You have more choices now than earlier this year, but financing costs already moved up. Waiting could mean a higher monthly payment or more buyer competition later. Buyer demand is stronger than last year, and homes are still selling at about full asking price overall. But more listings are coming, so pricing correctly matters more than ever. Want the deeper numbers, graphs, and local price trends? Download the full market report and review the data for yourself. Do not guess. Get the numbers first. Search homes, get your home value, or look at hard-to-find homes and assumable loan opportunities.
|
San Diego Spring Housing Market Here Early
Click the links above to search by neighborhood or price range in just a few seconds. If you have a home to sell before you buy, don’t guess at your next move. That’s why pricing and timing matter. Get the scoop on your home’s value before you make a move.
|
1,009 New San Diego Homes Just Hit the Market — 559 Under $1M
Click the links above to search by neighborhood or price range in just a few seconds. If you have a home to sell before you buy, don’t guess at your next move. That’s why pricing and timing matter. Get the scoop on your home’s value before you make a move.
|
san-diego-homes-not-selling-3-reasons
|
San Diego homes hidden inventory
|
San Diego Housing: Buyers Gain $100,000 in Buying Power as Inventory Rises
|
San Diego Market Shift 2026: Buyers Gain Leverage Before Spring Inventory Spikes
|
Are You Living in Your Ideal Home… or Just the Familiar One?
|
San Diego Market Shift: Hot vs Cold Neighborhoods + Your ZIP Code Report
|
San Diego more homes, better deals, see 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.
|
What San Diego Housing Slowdown?
|
What Would Have to Happen for San Diego Prices to Crash?
|
Is Your San Diego Neighborhood Hot or Cold in 2026?
|
1,400 Homes Are Selling Every Month in San Diego — Is Yours One of Them?
|
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. 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. Here’s the hard truth in 2026: homes don’t sell because of the market. They sell because of price, presentation, and timing. The first 14 days matter more than ever. The next 30–60 days matter more than the next 6 months. If you want a plan that actually fits your timeline, call or text me directly.
|
Spring Has Already Started in San Diego (Most People Miss This)
|
How do people afford San Diego homes
|
In 2026, Smart San Diegans Don’t Just Look at Prices — They Look at Timing & Options
|
San Diego Real Estate Opportunities Happening Now (Open House + 2–4 Unit Deals)
|
Why 1 in 3 San Diego homes do not sell and what to do about it. Expired listing.
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. 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. What is the right number to price your home at to accomplish: And the order matters. Because you can’t do #2 if you fail at #1. A lot of homeowners think like this: 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. 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. We'll view your home through the eyes of a buyer: When your home wins those comparisons, it sells. When it doesn’t, it sits. This is not an online estimate. This is how professional buyers and top agents actually price homes. You’ll see: If you want to sell and you’re motivated and realistic, let’s talk through your options. Call or Text George Lorimer: 619-846-1244 Or get your Online Home Value Here: Start with Online Home Value, ProWest Properties, DRE# 01146839. Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. Disregard if currently listed.
|
San Diego Winter Market Is Here: Prepare for Launch (What Buyers & Sellers Should Do Now)
George Lorimer at 619-846-1244 Here’s what changes in San Diego starting mid-January: buyers come back fast, inventory rises more slowly, and the market speed picks up week by week. This is the “Winter Market” window (mid-Jan ? mid-Mar). On the call, I’ll give you a simple plan for your timeline (buying, selling, or both) — and I’ll tell you what I’d do if it were my money. 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. Free Reports (fast + actually useful): Not Just an Online Estimate — Real home value + (optional) instant cash offers. Your Home Value through a Buyer’s Eyes — pricing like pros + buyer objections + what to fix (and what not to). Request the Buyer’s Eyes version (or call/text 619-846-1244) What Buyers Are Paying (Real Numbers) — the gap between list price and reality, plus what’s getting discounted. Sellers: Buyers: Homes with 2–3% assumable mortgages — this can save thousands per year vs today’s rates. See the assumable list (text me “ASSUMABLE” for the newest options) Don’t compete with other buyers — request unlisted / off-market homes in your preferred neighborhood. Request off-market access (or text me: neighborhood + price range) Active Homes + Competing Neighborhoods — the simple lens that helps sellers maximize price and get it sold. Get my free report: Your Home Value through a Buyer’s Eyes right here. Here’s the deal: most people wait until Spring and then wonder why it feels stressful and expensive. If you want a calmer, smarter path — get the numbers now and choose your window on purpose. Call/Text George Lorimer: 619-846-1244 ProWest Properties, DRE# 01146839. Your Home Sold Guaranteed or I’ll Buy It!* *Conditions apply. Disregard if currently listed for sale.
|
San Diego Housing Market Heating Up This January: Why Smart Buyers and Sellers Are Moving Now
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.
|
Open House Downtown San Diego
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. Use these quick searches to view current Downtown listings: 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 Housing Market: Which Neighborhoods Are Hot — and Which Are Cooling in 2026
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. These areas are still seeing strong buyer demand and rising prices: Homes here that are priced right are still selling quickly — often with multiple offers. These areas are seeing slower sales, more price cuts, and softer pricing: These neighborhoods now offer real buyer leverage — price reductions, credits, and rate buydowns are common. I’ll send you the actual comps, price cuts, and pending sales so you can make a smart move.
|
What 6% Rates Mean for Buyers & Sellers
|
2026 San Diego Housing What Buyers and Sellers are Doing
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. 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. If you want real numbers — or a clear buy or sell plan for 2026 — call or text me directly at 619-846-1244. Helpful resources: 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 Has Been the Better Investment (Last 5 Years)?
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. 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. 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.
|
2026-san-diego-home-buyers-sellers-frustratedBuyers want prices to come down. Sellers want prices to go up. Everyone wants mortgage rates under 6%. Sound familiar? Here’s the part that actually matters: mortgage rates are about 1% lower than last year, and that’s already changing what’s possible—especially for buyers under $1 million. Start here (most popular right now): See what’s available under $1M in San Diego This isn’t headlines or predictions—I’m seeing this daily in real contracts. Some buyers are getting options and leverage again, but only if they know where to look. If selling is even a possibility, the smartest first step is real numbers—not guesses from Zillow. You can see your true value and cash-offer options here: Value and Cash Offers. Waiting for “perfect” usually costs more than moving forward with a plan. If you want help sorting this out quickly, call or text me at 619-846-1244. I’ll give you straight answers and real options. George Lorimer Your Home Sold Guaranteed, or I’ll Buy It* *Conditions apply, ProWest Properties, DRE #01146839?
|
Surprising San Diego Home Trends I See 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: 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
The most honest outlook for 2026 is this: the market looks relatively flat overall — and there’s no way to predict exactly where prices land in your neighborhood. Rates are the swing factor. If mortgage rates move from about 6.2% (now) up toward 6.5%+, affordability gets tighter and prices can soften. If rates drop into the 5.5%–5.75% range, demand can heat up fast — and prices can push higher with more competition. Bottom line: there’s no “sure deal” or perfect timing. If moving now or soon is right for you, we can make it up on the sale or purchase depending on the market conditions at the time. The waiting game rarely works — it’s usually better to move forward and get the best deal for this market. I’m here to help. Call or text me today to get your free 2026 plan: 619-846-1244. Want neighborhood-specific numbers? Text George at 619-846-1244. 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: 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. 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. 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. Want the short version that applies to you (not the internet)? Text me your situation + timeline and I’ll reply with real numbers.
|
Rancho Peñasquitos & Torrey Highlands Homes 92129 Homes
Fast market snapshot (last 6 months as of Dec 19, 2025). If you want the full spreadsheet (every address + list/sold history), text “92129 DATA” to 619-846-1244. Most Torrey Highlands & newer RP sellers focus here (last 6 months). Want model-by-model detail? Text “92129 DATA” to 619-846-1244. Rancho Peñasquitos overall — sold last 6 months. Thinking of selling? Text your address & timeline to 619-846-1244. Source: SDMLS / ShowingTime ProWest Properties • DRE #01146839 • Your Home Sold Guaranteed or I’ll Buy It* • *Conditions apply I’ve lived and worked in San Diego for over 20 years, helping homeowners make smart decisions about when to sell, when to wait, and how to maximize value without pressure. Real estate is personal — that’s how I treat it. George Lorimer • ProWest Properties • DRE #01146839
|
San Diego home and short sales
George Lorimer at 619-846-1244 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. Assumable condo at 3.375% and possible short sale under $400,000: Click here to view the listing Note: Assumable loans and short sales can have extra steps and timelines. I’ll confirm the details and what’s realistic before you waste time. 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. Rule of thumb: If what you owe is within ~10% of what your home can sell for, you may qualify for a short sale. If you want to understand how this works — and whether it applies to your situation — I’ll walk you through it step by step. Text “Short Sale” to 619-846-1244 and I’ll send it to you — plus let you know if this looks like a fit. Rancho Peñasquitos & Torrey Highlands — see the latest market update here . George Lorimer • ProWest Properties • DRE #01146839
|
San Diego’s Best “Quiet Window” to Plan a 2026 Move (Free 10-Minute Strategy Call)
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). 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. 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?
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. You get paid first and move later — ideal if you’re finishing the school year or planning a summer move. Single-family homes typically sell faster than condos. Downtown and HOA-heavy condos often take longer, while well-priced houses in strong school districts move quicker. Want a clear plan for your timeline? George Lorimer • ProWest Properties • DRE #01146839
|
Buy a San Diego Home With an Under-6% Mortgage — Guaranteed
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. 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. How do you guarantee an under-6% mortgage? I negotiate it with the seller as part of your offer. If they don’t accept it, my lender and I pay the loan discount so you still get the lower rate. Simple — just work with us on your purchase. George Lorimer • 619-846-1244 George Lorimer • ProWest Properties • DRE #01146839
|
San Diego 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 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. 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. 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. 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. 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. If you’re thinking about buying or selling in the next 30–90 days, don’t wing it. Get the numbers and your best options first. George Lorimer • ProWest Properties • DRE #01146839
|
Meet George Lorimer San Diego broker and realtor
|
How to avoid the first mistake that San Diego home sellers makeIf you’ve been wondering what's going on in the San Diego housing market, here’s a quick reality check: The reason I tell you this is that there's an opportunity to buy at a good deal in this market. And if you're thinking of selling, don't price your home speculatively. For example, these speculative sellers say things like, "If I could get this price, I'd sell." (usually "their price" is higher than today's market value). For buyers, it becomes clear that the price may or may not have been based on today's statistics. For sellers, it's evident that unless you price it right, you may not sell. Here's my simple 3-step strategy that's helped over 1,000 sellers. 1) Determine that you are committed to selling. 2) Then price your home against competing listings, the homes buyers are comparing yours to. 3) Listen to feedback from the market and buyers and implement changes. Do this right, and you create urgency, competition, and the best chance of selling for top dollar. Call or text me, George, at 619-846-1244 to get your Complimentary Home Seller Report. All the best, George Lorimer Secret selling options that other agents don't offer.
|
San Diego County Housing Report: Go for Gold, No Waiting
|