South County San Diego continues to offer something that attracts both longtime residents and people relocating to the area: established neighborhoods, newer master-planned communities, shopping, parks, recreational amenities, and a wide range of housing options.
But as we head into the final months of 2026, one question keeps coming up: Is now the right time to buy or sell, or would it be smarter to wait until 2027?
If you're a homeowner in Chula Vista, Bonita, Eastlake, or Otay Ranch, you may be wondering whether your property could sell for more next year. If you're a buyer, perhaps you're hoping mortgage rates will improve or home prices will come down.
Those are reasonable questions. And after 38 years in real estate, I've learned that there's rarely one answer that works for everyone.
Let's talk about what's happening, what buyers and sellers should consider, and why South County deserves a closer look.
What's happening in the South County housing market?
The real estate market has changed from the days when many homes attracted multiple offers almost immediately, regardless of condition or asking price.
Today's buyers are more cautious. They're paying attention to their monthly payments, insurance costs, property condition, homeowners association fees, and how a home compares with others in the neighborhood.
Sellers, meanwhile, are adjusting to a market where presentation and pricing matter more than ever.
That doesn't mean homes aren't selling. It means buyers are making more deliberate decisions.
South County is not one single housing market, either. A condominium in Eastlake may perform very differently from a detached home in Bonita, a newer property in Otay Ranch, or an older home in National City.
Even within the same community, factors such as upgrades, floor plan, lot size, location, HOA fees, and property condition can influence how quickly a home sells and what buyers are willing to pay.
That's why I encourage buyers and sellers to look at recent comparable sales, current competition, and the specific neighborhood rather than relying only on countywide headlines.
Should South County buyers purchase now or wait until 2027?
If you're thinking about purchasing a home, you may be asking yourself whether waiting could save you money.
Possibly. But waiting doesn't automatically mean you'll get a better deal.
Mortgage rates are one part of the equation. Purchase price, available inventory, negotiating opportunities, and your personal financial situation matter just as much.
For example, a home that has been sitting on the market for several weeks may have a seller who's more willing to negotiate than someone who just listed their property.
Depending on the circumstances, a buyer might be able to negotiate a lower purchase price, closing-cost assistance, repairs, or a credit toward a mortgage rate buydown.
None of those concessions is guaranteed, and the financing terms must allow them. But they're worth exploring.
One thing I remind buyers is that waiting for the lowest possible interest rate can be frustrating because nobody knows exactly when that rate will arrive.
If rates decrease, more buyers may decide to enter the market. That could increase competition for desirable homes. If rates remain elevated, affordability may continue to be a challenge.
The better question is whether you can comfortably afford the home today and whether it fits your needs for the next several years.
If the payment stretches your budget too far, waiting may be the right choice. If you're financially prepared and find the right home, there may be good reasons to explore your options now.
Why South County remains attractive to buyers.
One of the things I appreciate about South County is the variety of neighborhoods and lifestyles available.
These communities attract buyers looking for neighborhood amenities, parks, shopping, schools, and a mix of condominium, townhome, and detached-home options. Some developments also offer pools, clubhouses, and recreational facilities.
Bonita offers a different atmosphere, with established neighborhoods, mature landscaping, recreational trails, and properties that may have larger lots than those found in some newer developments.
These areas may appeal to buyers who value proximity to downtown San Diego, employment centers, established communities, and transportation corridors.
For buyers who enjoy coastal living, Imperial Beach offers beach access and a distinctive community atmosphere. Buyers should also evaluate coastal maintenance, insurance, and any location-specific property concerns.
For people relocating from other parts of San Diego County or Southern California, South County may offer an appealing combination of location, community amenities, and housing choices.
That doesn't mean every South County home is inexpensive. Prices vary considerably, and some luxury and newer-construction communities command premium prices.
But there are enough differences between neighborhoods that buyers may discover options they hadn't considered.
Should South County homeowners sell now or wait?
This is where the conversation becomes especially interesting. Many homeowners purchased or refinanced when mortgage rates were considerably lower. If you're enjoying a rate around 3%, giving it up can be a difficult decision. I understand that.
But sometimes a home no longer fits your lifestyle. Maybe your children have moved out and you're maintaining more space than you need. Maybe your family is growing and you need an additional bedroom. Or perhaps you're ready to relocate, retire, or move closer to family.
In those situations, the decision isn't just about your current mortgage rate.
It's about what the move will cost, how much equity you have, what your next home will cost, and whether the change improves your quality of life.
Before listing, I recommend reviewing your estimated sale proceeds, remaining mortgage balance, selling expenses, and replacement-home budget.
You should also consider property taxes, potential capital gains taxes, and whether special tax rules could apply to your situation.
California homeowners who qualify for Proposition 19 may have opportunities to transfer a property tax base under certain circumstances. However, eligibility and calculations should be reviewed with the appropriate professionals.
The goal is to understand the complete financial picture before making a decision.
Why some homes are taking longer to sell. Here's something I want sellers to understand: a home can be beautiful and still be overpriced.
Buyers today have access to extensive listing information. They can compare photographs, upgrades, floor plans, asking prices, and price reductions before ever scheduling a showing.
If your property is priced noticeably above similar homes, some buyers may skip it altogether. Condition matters, too.
A move-in-ready home may appeal to buyers who don't have the cash or time for significant renovations. A property needing repairs can still sell, but the asking price should reflect its condition and likely buyer pool.
Professional photography, staging when appropriate, accurate descriptions, and strong online exposure can make a meaningful difference.
I also pay attention to how a home is positioned against its competition. Sometimes the issue isn't the property itself. It's that buyers see another listing nearby offering more value.
For sellers in Eastlake, Otay Ranch, Bonita, and surrounding communities, understanding that competition is essential.
What about new construction in South County?
South County continues to attract interest because of its established communities and ongoing development activity.
Newer neighborhoods can provide buyers with contemporary floor plans, energy-efficient features, and community amenities.
But resale homeowners should pay attention to new-construction competition. Builders may offer financing incentives, upgrade packages, or other promotions that affect how buyers compare a new home with an existing one.
Those incentives vary and can change, so buyers should evaluate the total purchase cost rather than just the advertised payment or promotion.
For sellers competing with newer homes, highlighting meaningful advantages can help. An established property might offer mature landscaping, a larger usable yard, completed improvements, or a location closer to amenities.
The key is identifying what makes your home different and communicating that value effectively.
Could home prices be lower in 2027?
This is probably the question everyone would love answered. The reality is that nobody can predict next year's housing prices with certainty.
Home values are influenced by mortgage rates, employment, local inventory, household demand, consumer confidence, and broader economic conditions.
South County also has neighborhood-specific factors, including new construction, HOA costs, commuting preferences, and local housing supply.
It's possible that some neighborhoods will experience price adjustments while others remain more competitive.
That's why I don't recommend making a major financial decision based on one dramatic headline about a housing crash or a sudden rebound.
Instead, look at the facts that apply to your property or your buying goals.
For sellers, that means reviewing comparable closed sales, active competition, and buyer activity.
For buyers, it means understanding affordability, property condition, and whether a home represents reasonable value.
My advice for South County buyers and sellers
If you're buying, start with a realistic budget. Talk with a knowledgeable lender, review your monthly payment, and understand the full cost of ownership.
That includes property taxes, homeowners insurance, HOA fees where applicable, and possible special assessments or Mello-Roos charges.
If you're selling, don't choose a listing price based solely on what a neighbor received during a different market. Study the current competition and develop a marketing plan that reflects today's buyer expectations.
And if you're considering selling one home to purchase another, evaluate both transactions together.
You may have negotiating opportunities on your next purchase that help offset some of the challenges of selling in a more selective market.
Most importantly, don't feel pressured to buy or sell simply because someone predicts that the market will change next year.
The right decision should fit your finances, your family, and your long-term plans.
The bottom line: Is 2026 a good time to make a move?
South County continues to offer many qualities that make it an attractive place to live, from established Bonita neighborhoods to Eastlake's community amenities and the newer developments in Otay Ranch.
There may be opportunities for buyers who are prepared and willing to negotiate. There are also opportunities for sellers who understand their market and position their properties effectively.
Whether you should buy, sell, or wait until 2027 depends on your individual circumstances. And sometimes, the smartest decision is simply to gather the right information now, even if you don't plan to move for several months.
Minnie's Market Tip:
“Real estate isn't about trying to perfectly time the market—it's about making the right move when it fits your life and your financial goals.”
About Minnie Rzeslawski
Minnie Rzeslawski is a Broker Associate with RE/MAX City Real Estate and Broker/Owner of The 24K Real Estate Group. With 38 years of experience serving buyers and sellers throughout San Diego County, she specializes in residential real estate, probate sales, trust sales, first-time homebuyers, and strategic home marketing.
Minnie is committed to educating her clients so they can make confident real estate decisions.
Follow her on Facebook and subscribe to her YouTube channel for weekly real estate updates.
Contact Minnie: 619-804-5373 | www.24krealty.com
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