While 49% of San Diego homes sell below asking price, luxury homes above $2M tell a different story entirely — they're disappearing before public listings even hit Zillow.
Smart luxury buyers don't wait for Compass or Redfin alerts… They tap into The Cassity Team's exclusive network of 28,000+ agents at Real Brokerage. Here's why your biggest competition isn't other buyers — it's time.
"The best luxury opportunities never touch public MLS — they're secured through strategic networks before Zillow even knows they exist."
The luxury marketplace pulse has shifted dramatically in 2025
San Diego's luxury market (homes $2M+) shows unique resilience with median prices at $3.2M (up 8.5% YoY), 45 days on market, and 68% cash buyers, with only 320 active homes above $2M. [1] While the general market experiences corrections, luxury inventory remains scarce — creating a perfect storm for off-market opportunities.
The numbers paint a revealing picture: San Diego homes costing $6 million and up are taking an average 633 days to sell. [2] But that's public inventory. The luxury homes that never hit MLS? They close in under 30 days.
Here's what's happening while you wait for public listings
Normal luxury market: Buyers wait for Zillow updates and weekend open houses.
Explosion: While sub-$1M market has softened, luxury inventory remains scarce with only 320 active homes above $2M. Interest rates have minimal impact on luxury buyers as 68% pay cash and another 15% put down 50%+. [1]
New Normal: Strategic buyers access pre-market listings through agent networks — securing properties before public competition begins.
The Cassity Team's go-to-market playbook? We don't wait for properties to hit MLS. We leverage our 28,000+ agent network at Real Brokerage to identify luxury opportunities before they become "for sale" signs.
Why off-market listings dominate luxury sales
Luxury sellers prefer privacy and speed over maximum exposure. We understand the importance of privacy and handle all aspects of luxury real estate transactions with the utmost confidentiality. [3] This creates a hidden inventory that never touches public platforms.
â–¶ Sellers avoid parade of showings and market speculation â–¶ Buyers eliminate bidding wars and rushed decisions
â–¶ Transactions close faster with pre-qualified luxury buyers
Best investments: oceanfront properties (12-15% appreciation), fixer luxury homes, and view lots in La Jolla/Del Mar. [1] These prime properties rarely need public marketing — they're secured through professional networks before MLS activation.
The Cassity Team advantage: Real Brokerage's exclusive network
Here's where most agents fail luxury buyers: They're reactive, not proactive. They wait for listings instead of creating opportunities.
Jason Cassity and The Cassity Team operate differently. I learned that I actually wasn't just a real estate professional—I was a media company that happened to sell homes. This mindset shift means we're constantly connected to luxury inventory before it becomes public.
Our Real Brokerage network provides:
➜ Pre-market access to luxury properties through 28,000+ agents nationwide ➜ Strategic relationships with luxury sellers seeking discrete sales
➜ First-look opportunities in La Jolla, Del Mar, Rancho Santa Fe, and Coronado
San Diego luxury real estate offers strong fundamentals with 8.5% annual appreciation over 10 years, outperforming general market by 2-3%. Best investments: oceanfront properties (12-15% appreciation), fixer luxury homes, and view lots in La Jolla/Del Mar. [1]
The luxury timing game you're probably losing
Most buyers operate on public market timing: Spring buying season, fall negotiations, winter opportunities.
Luxury off-market timing works differently:
â– Tech bonus season (February-March): For 2025: Buy before March tech bonuses, sell April-May for maximum exposure. [1] â– Summer repositioning (July-August): Best times to buy: November-February for 5-10% negotiation leverage, July-August when sellers are motivated, after 60+ days on market. [1] â– Year-round network deals: Available exclusively through agent relationships
The properties showing up on Zillow in spring? We saw them in winter. The "new listings" hitting Redfin? We presented them to qualified buyers weeks earlier.
Your competition isn't who you think it is
You're not competing against other buyers browsing Zillow on Sunday afternoons. While sub-$1M market has softened, luxury inventory remains scarce with only 320 active homes above $2M. [1] Your real competition is time and access.
Every day you wait for public listings, qualified buyers with agent networks are securing properties privately. In luxury sales, there's only a small pool of potential buyers for the nation's most expensive homes, so it might just be a matter of waiting for the right buyer to come along. [2]
The Cassity Team eliminates this timing disadvantage by providing early access to luxury opportunities. We've built relationships across San Diego's most coveted neighborhoods — from La Jolla's coastal elegance [4] to Del Mar's oceanfront estates.
What off-market access actually looks like
Forget dramatic auction scenes or bidding war stress. Off-market luxury transactions happen through strategic conversations and relationship-based opportunities.
Real scenario: Rancho Santa Fe estate owner considering downsizing mentions it to their neighbor. Neighbor mentions it to their agent. Agent connects with luxury buyer through Real Brokerage network. Sale happens before public listing consideration.
Jason Cassity provided professional, accessible, and dependably responsive service with creativity and enthusiasm that made a tough transition both exciting and remarkably successful. He helped us through every step of the selling process, always keeping our best interests at heart.
Stop playing the public listing game
The luxury homes you're seeing on Zillow and Compass? They're either overpriced, problematic, or have unique challenges requiring public market exposure.
The properties you want — prime locations, fair pricing, motivated sellers — they're moving through private networks before public consideration.
Ready to access San Diego's hidden luxury inventory? Contact The Cassity Team at thecassityteam.com or call 619-800-6178. We'll connect you with off-market opportunities in La Jolla, Del Mar, Rancho Santa Fe, and beyond — before they hit Zillow's radar.
Your perfect luxury home is out there. It's just not where everyone else is looking.
