The San Elijo Hills real estate market is shifting as we enter fall. It isn’t simply a buyers’ market or a sellers’ market—the opportunity depends on the property, its price and how long it has been available.

As of September 14, San Elijo Hills had:

• 10 homes actively for sale

• Five homes pending

• Eight detached and two attached homes available

• Six active listings carried over from summer

• Four detached homes with more than 30 days on the market

The result is a divided market: fresh, well-positioned listings can still attract buyers, while homes that have been sitting are creating more room for negotiation.

The Fall Opportunity for Sellers

Inventory remains limited. A well-prepared home entering the market at a realistic price can stand out without facing a large amount of competition.

However, limited inventory does not mean buyers will accept any price. The four detached homes with more than 30 days on the market show that buyers are paying close attention to value.

For fall sellers, the best strategy is to:

• Prepare the home completely before it goes live

• Price from the most recent comparable sales

• Invest in strong photography and marketing

• Pay close attention to activity during the first two weeks

• Adjust early if showings and offers do not materialize

The opportunity for sellers is less competition—but not permission to overprice.

The Fall Opportunity for Buyers

Buyers may have more negotiating power than they did earlier in the year, especially with homes that have carried over from summer.

Depending on the property and the seller’s motivation, buyers may be able to negotiate:

• A lower purchase price

• Closing-cost or interest-rate credits

• Repairs

• Flexible closing dates

• Other favorable terms

At the same time, five homes are already pending. That tells us buyer activity has not disappeared. Strong new listings and attractive values may still require buyers to move quickly.

A Potential Move-Up Window

The most interesting opportunity may be for San Elijo Hills condo or townhome owners who want to move into a detached home.

Only two attached homes were actively available in the early September snapshot, while several detached homes had accumulated market time. This may give a move-up homeowner the chance to sell with limited competition and negotiate more aggressively on the home they purchase.

Coordinating both transactions requires careful planning, but the current market may offer a better balance than we have seen in some time.

What This Means for Your Next Move

The San Elijo Hills market is not frozen or collapsing. It has simply become more selective.

Sellers can benefit from limited competition if their home is properly priced and marketed. Buyers can find more negotiating room, particularly among longer-market listings. Move-up homeowners may be able to take advantage of both conditions.

If you’re thinking about buying, selling or moving up in San Elijo Hills, contact me for a straightforward, property-specific market review. I can help you estimate your home’s value, potential proceeds and what you may be able to purchase next.

Ed Philbrick
REALTOR® | Coastal Premier Properties
CA DRE #01967137

Market data is based on the available San Elijo Hills MLS report through September 14, 2026. September is still in progress, and final monthly results may change.