San Elijo Hills Real Estate Market Update — January 2026

The January 2026 numbers are in for San Elijo Hills, and the market is continuing its transition into a more balanced, measured phase. Prices remain strong, but the pace has slowed compared to recent years, giving both buyers and sellers clearer signals—and more room to make thoughtful decisions.

Below is a snapshot of what’s happening and what it means if you’re thinking about making a move in 2026.

Home Prices

In January 2026, the average sales price for detached homes in San Elijo Hills was $1,101,500.
This reflects continued strength in values, even as activity moderates.

Sales Activity

• 4 homes closed escrow during the month

• 14 active listings are currently on the market

• 5 homes are in escrow, awaiting closing

Inventory remains limited, but buyers now have more options than they did during the peak frenzy of the past few years.

Sales Price vs. List Price

Homes sold for an average of 97.9% of list price, indicating that sellers who price correctly are still seeing strong results. However, the days of automatic bidding wars are largely behind us.

Days on Market & Price Per Square Foot

• Average days on market: 70 days

• Average price per square foot: $541 (slightly down)

The increase in days on market is one of the clearest indicators that the market has cooled. Buyers are taking more time, asking more questions, and negotiating more carefully—especially on homes that are overpriced or need work.

What This Means for Buyers and Sellers

San Elijo Hills is no longer a “rush to buy at any cost” market—but it’s also far from weak.

For sellers:
Homes that are priced realistically and presented well are still selling. Overpricing, on the other hand, is much more likely to lead to extended market time, price reductions, or stalled momentum.

For buyers:
This environment rewards patience and preparation. With longer days on market, buyers have more leverage to conduct proper due diligence, negotiate terms, and make well-structured offers without feeling rushed.

In short, strategy matters again—for both sides.

Looking at the Bigger Picture: 92078

While this update focuses on San Elijo Hills, the broader 92078 zip code shows similar trends: steady pricing, more balance, and a shift away from extreme seller advantage. If you’d like to review the full 92078 data set, I’m happy to walk through it with you.

Thinking About Buying or Selling in 2026?

If you’d like a personalized look at your home’s value, neighborhood competition, or current buying opportunities in San Elijo Hills or the 92078 area, I’m happy to help.

I offer no-pressure consultations focused on:

• Clear, local market data

• Practical insights (not sales talk)

• Smart next steps based on your goals

Reach out anytime to start a conversation.

—
Ed Philbrick
REALTOR® | Coastal Premier Properties
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