San Marcos Housing Market Report – July 2026
Here's a look at how the San Marcos, CA real estate market performed in July 2026, based on actual sold data from the MLS.
Market Snapshot
- Homes Sold: 101
- Median Sale Price: $786,000
- Average Sale Price: $2,629,272
- Average Price Per Sq Ft: $661
- Average Days on Market: 63
- Sale-to-List Price Ratio: 100.1%
Month-Over-Month Trends
Compared to June, the median sale price in San Marcos moved 9.6% down (from $869,301 to $786,000). The number of homes sold was 18.8% up compared to the prior month (85 vs. 101). Average days on market shifted 10.0% down (70 days to 63 days).
Year-Over-Year Comparison
Compared to July 2025, the median sale price is 8.6% down (from $860,000 to $786,000). Sales volume is 2.0% up year-over-year.
What This Means
San Marcos is showing signs of a cooling market this July, with median prices dropping nearly 10 percent month-over-month to $786,000. While sales volume picked up to 101 homes, this appears partly attributable to improving data collection rather than genuine market strength. More telling is the year-over-year median price decline of 8.6 percent, suggesting sustained downward pressure on values over the past twelve months. Buyers are gaining negotiating power—homes are selling at essentially list price (100.1 percent) rather than commanding premiums, a stark contrast to the heated markets of recent years.
The improving speed of sales is the one bright spot here. Homes are moving about a week faster than last month, now sitting an average of 63 days on market, which indicates reasonable buyer interest despite price headwinds. The healthy inventory of 426 active listings gives buyers legitimate choices, though the median asking price of $779,450 suggests sellers are still adjusting to the new reality.
Overall, this is a buyer's market. The combination of dropping prices, faster sales times, and ample inventory suggests the San Marcos housing market is stabilizing at lower levels rather than rebounding. If you're considering a purchase, the current conditions are considerably more favorable than they were even six months ago.
San Marcos Sales by Zip Code
| Zip Code | Homes Sold | Median Price | Avg $/SqFt | Avg DOM |
|---|---|---|---|---|
| 92078 | 70 | $792,961 | $747 | 57 |
| 92069 | 31 | $786,000 | $463 | 78 |
Sales by Property Type
| Property Type | Homes Sold | Median Price | Avg $/SqFt |
|---|---|---|---|
| SINGLE_FAMILY | 41 | $1,160,000 | $570 |
| CONDOS | 28 | $705,000 | $499 |
| MOBILE | 17 | $385,000 | $276 |
| TOWNHOMES | 11 | $732,000 | $493 |
| OTHER | 3 | $2,700,000 | $8,988 |
| LAND | 1 | $425,000 | N/A |
Sales by Price Range
| Price Range | Homes Sold |
|---|---|
| $100K - $199K | 1 |
| $200K - $299K | 4 |
| $300K - $399K | 5 |
| $400K - $499K | 6 |
| $500K - $749K | 28 |
| $750K+ | 57 |
Current Active Listings
As of this report, there are 426 active listings in San Marcos with a median asking price of $779,450 and an average of 57 days on market.
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