What’s the Value of My San Marcos Home?
San Marcos Market Report for January 2026
The San Marcos real estate market continues to change each month. This report does not include private sales, mobile homes or multi-family housing. The data are from the MLS and believed accurate at the time this report was created but are not guaranteed.
It’s important that buyers and sellers have up-to-date information about local housing market conditions in order to make informed buying and/or selling decisions about San Marcos Homes for Sale.
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29 homes sold in January in San Marcos’s 2 zip codes (92069 and 92078), less than half the number of sales for last month (64). Here are the details:
Single Family Homes Sold
17 (down 55%; 42 Average Days on Market; The Average Sales Price was $1,182,294 (up 2%); Average sale price was 95% of the original asking price.
Condos, Townhomes and Duplexes Sold
12 (down 54%); 48 Average Days on Market; The Average Sales Price was $663,075 (down 6%); Average sale price was 98% of the original asking price.
The overall sales volume in January dropped significantly from last month. There were far fewer single family homes sold, and condo, townhome and duplex sales also decreased substantially. The average sales price was up slightly for single family homes, while the average price dropped modestly for condos, townhomes, and duplexes. Sales prices in January ranged from $399,000 to $1,630,000.
17 single family homes sold in 2026 compared to 34 in 2025, while there were 2 fewer condo, townhome and duplex sales in January of 2026 than in 2025. The average sales price for single family homes in 2026 was 3% lower than 1 year ago (while the median was 4% higher than in 2025). Similarly, the average sales price was 3% lower in January 2026 for condos, townhomes and duplexes while the median price was 5% lower than in 2025.
The average time on the market in January was 6 days shorter for single family homes, but 16 days longer for condos, townhomes and duplexes compared to December. 4 of the homes went pending within 1 week or less, substantially fewer than last month.
While the majority of the home buyers negotiated their sales prices, 38% paid asking price or more, also fewer than last month. The median sales price of the single family homes was $1,021,000 (up 15% from December), and was 7% lower for condos, townhomes and duplexes at $655,000.
There were 7 San Marcos homes for sale at the end of January with an Active Under Contract status, compared to 1 last month. These homes are included in the overall Active statistics below.
The San Marcos housing inventory improved by 23% from December, with 124 homes for sale at the end of the month,. List prices range from $365,000 to $3,150,000. There is a supply of 2.8 months for condos, townhomes and duplexes (up from 2.1 months last month), and 2 months for single family homes (up from 1.4 months last month), based on the rate of sales over the last 3 months.
San Marcos is a very strong seller’s market based on supply and demand for single family homes, and is a strong seller’s market for buyers of condos, townhomes and duplexes.
97 new listings came on the market in January, up substantially from 37 last month and good news for buyers. Similarly, the number of homes going pending increased to 51 from 22, excluding homes that closed escrow in January.
This summary of the San Marcos housing market is based on data found in the MLS. I’m happy to share more details for neighborhoods of interest to you such as San Elijo Hills, Lake San Marcos, and Santa Fe Hills.
Please contact me directly or by text at (760) 840-1360 to discuss your particular housing needs, timing, lifestyle, budget, and questions. Then we can develop a strategy to buy your new San Marcos home if that’s your goal.
Are you considering selling your San Marcos home? Let’s talk about the current market conditions that can affect your home sale and review a customized market and equity analysis. Then we can work together and develop a strategy to sell your home for the best price, terms and conditions when the timing is right for you.
If you would like to know more about your home’s value in today’s market, let’s talk. Please reach out to me directly or by text at (760) 840-1360.
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