The marketplace pulse beats differently in 2025
You remember the chaos. Waived inspections, 20% over asking, cash-only wars that left regular buyers bloodied and broke. That era died quietly in 2024.
Today's reality? Available properties expanded dramatically from 3,405 units during summer 2024 to 5,664 as of July 2025 [2] — your selection pool just doubled. As of March 2025, 49.0% of homes in San Diego sold below their original list price [3], giving you negotiation power that seemed impossible just 24 months ago.
The $966,700 median sale price might still make you wince, but here's what matters: the median time on market, i.e., the time it takes to sell a home, in San Diego has increased to 21 days in June 2025, up from 14 days in June 2024 [4].
Translation? You've got breathing room.
Your fast-track buying playbook starts here
Jason Cassity and The Cassity Team have guided hundreds of San Diego buyers through this exact process. We've watched the marketplace pulse shift from seller stampede to balanced negotiation — and we know exactly how to position you for success.
▶ Step 1: Lock down your financial foundation (Week 1)
Before you fall in love with that Craftsman in North Park, get brutally honest about numbers.
Calculate your true affordability:
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Monthly payment should be no more than 25% of your monthly take-home pay. That 25% limit includes principal, interest, property taxes, home insurance, homeowners association (HOA) fees and private mortgage insurance (PMI) [5]
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Your DTI should not exceed 28% before factoring in a mortgage loan. When you include your mortgage payment, your DTI should not exceed 50%
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Factor in San Diego's reality: Overall cost of living in San Diego is 46% higher than the national average [6]
Down payment requirements vary by loan type:
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The down payment can be as low as 0% (USDA and VA loans), 3% (Conventional loans), or 3.5% (FHA loans)
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Reality check: The median down payment in San Diego was $177,000 as of November 2024
Emergency fund buffer: Beyond your down payment, maintain 3-6 months of expenses for those unexpected homeowner surprises that always seem to happen during the first year.
▶ Step 2: Secure pre-approval (not pre-qualification)
Getting prequalified isn't the same as getting preapproved. Preapproval takes a little more work [5] — but it's your competitive advantage.
Pre-approval documentation checklist:
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Recent pay stubs, W-2 forms, or income tax returns to demonstrate your earning capacity
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Employment letters or contact information for your employer
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Bank statements for the past few months to verify your savings and financial stability
Why this matters now: A preapproval letter shows you're a serious buyer. Sellers like serious buyers! [5] In today's balanced market, sellers are becoming choosier about which offers they accept.
▶ Step 3: Build your support network (Week 2)
Partner with The Cassity Team Working with our experienced San Diego specialists gives you access to off-market opportunities through our network of 28,000+ agents at Real brokerage. We know which neighborhoods are trending, where values are stabilizing, and how to structure offers that win.
Assemble your team:
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Real estate agent (that's us)
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Home inspector (schedule inspection right away within the first few days) [7]
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Closing costs typically include loan fees, appraisal fees, title insurance, and other miscellaneous expenses. These costs can range from 2% to 5% of the home's purchase price [8]
▶ Step 4: Target your search strategically
Current market opportunities: Condos and townhomes offer the strongest buyer advantage with 6.8% price drops and highest inventory. This could be an ideal entry window for first-time buyers or investors [2]
Neighborhood-specific intelligence:
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North Park, South Park, and the Metro area remain in demand for a reason — walkability, character, strong rental potential, and great community feel [7]
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Focus on overpriced listings that have been sitting—sellers are more motivated to negotiate [2]
Search tools and strategies:
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Your real estate agent has access to the MLS system (Multiple Listing Service). This system isn't available to the public, just to licensed agents. It's a robust list of all homes for sale in San Diego, Riverside and Orange counties. This system will have more listings than popular listing websites like Zillow or Redfin [9]
▶ Step 5: Execute your offer strategy
Market timing advantage: In San Diego County, the median time for a home to go pending is now 17 days. The San Diego housing market in 2025 remains active but is showing early signs of balance [3]
Negotiation leverage points:
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Of the 207 sold homes, 48% were sold under asking, 18% were sold at asking, and 34% were sold over asking [1]
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You can in some cases: Negotiate price and terms. Take time to inspect. Compare options in multiple neighborhoods [7]
▶ Step 6: Navigate inspection and closing
San Diego-specific considerations: Get a Natural Hazard Disclosure Report (San Diego = wildfire + earthquake zones) [7]
Timeline management:
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Schedule a home inspection right away. This is typically done within the first few days. Your lender should order an appraisal right away [7]
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Closing costs in 2025 still range from 2% to 5%, depending on loan type and service providers [7]
Why speed matters (even in a balanced market)
Here's what many buyers miss: while the market has cooled from its 2021 insanity, homes are still moving quickly, with a median of 17 days to pending. This speed reflects steady buyer interest, especially in popular neighborhoods like North Park, Chula Vista, and parts of East County [3].
The difference now? You have room to negotiate and inspect properly — but only if you move decisively when the right property appears.
The new normal: Strategic patience meets swift execution
Remember that North Park couple from earlier? They broke through their paralysis by developing a clear go-to-market playbook. Instead of endless hand-wringing, they identified their target move-up property, secured bridge financing, and executed both transactions within 45 days.
Their new normal: A larger home in their preferred neighborhood, manageable payments, and the confidence that comes from having a strategic partner guide the process.
Does your situation demand similar clarity?
Your next move starts today
The San Diego marketplace pulse rewards preparation over procrastination. Experts predict a slight dip in home values in the near future, but a "crash" is unlikely. Based on the data and expert opinions, a housing market crash in San Diego seems unlikely [4].
This means waiting for some mythical "better time" could cost you both opportunity and equity.
Ready to move from planning to purchasing?
Schedule your strategic consultation with The Cassity Team. We'll review your specific situation, identify target neighborhoods that match your criteria, and create your personalized buying timeline that gets you keys in hand — not wishes in waiting.
Contact us today. Your San Diego home isn't just going to buy itself.
