San Diego Real Estate FAQs

Buyer FAQs

How do you actually afford to buy a home in San Diego?

Most people make it work by pairing the right loan setup with a realistic view of their priorities. First-time buyers often use lower-down-payment programs, closing-cost credits, or help from family when it’s available, for example.

Other common cost-saving tactics and strategies include:

• First time homebuyer programs in California that reduce the down payment
• Securing credits from lenders or sellers
• Searching for inland neighborhoods with lower price-per-foot
• Focusing on what you truly need now instead of everything at once

You can also narrow down your search and work towards meeting your affordability goals by breaking down important categories (including price, square footage, condition, and location) and seeing which shows up most often as you look at homes. If you want help figuring out what fits your budget or figuring out which categories ultimately mean most to you, J&J Realty can walk you through the numbers and give your strategy an expert refresh.

Should I buy a home in San Diego now or wait?

Your personal timeline matters more than trying to hit the perfect market moment. In fact, those rate drops you’re waiting for often bring more buyer activity, which can push prices up again just as you’re ready to buy.

Ask yourself:

• How long do you plan to stay in the home?
• Will waiting strengthen your financial footing?
• Would a one-year delay cause other life plans to shift?

If you’d like a clear plan based on your budget, loan options, and the neighborhoods you’re considering, J&J Realty can help you compare scenarios so you understand the impact of buying now vs. later.

What neighborhoods fit my budget and lifestyle?

San Diego isn’t one market — it’s a collection of micro-neighborhoods, each with a different mix of pricing, schools, commute routes, and lifestyle. The right fit depends on what matters most to you. Here’s how most buyers narrow it down:

• Coastal lifestyle seekers usually look in areas with walkability, breezy weather, and quick beach access — but often pay higher prices.
• Space- and value-focused buyers often find better options inland, where you get more square footage, quieter streets, and stronger price-per-foot.
• School-driven buyers focus more on boundary lines than ZIP codes, since popular districts and feeder patterns shift quickly.
• Commuters prioritize freeway access and traffic patterns — a few minutes from an on-ramp can change your daily life.

If you want to explore specific areas that match your budget and lifestyle, our Communities page gives a clear breakdown of what each neighborhood offers and what buyers typically love (or don’t) about them.

Is buying a condo, townhouse, or older home a bad idea in San Diego?

Not at all! Many buyers choose these options because they offer great entry points into the market. Condos and townhomes reduce upkeep and lower the initial cost. Older homes often provide larger lots and long-term potential, but you often need to plan for repairs. Here’s how buyers usually compare them:

• Condos/townhomes: Predictable upkeep, lower entry price, HOA structure
• Older homes: More space and character, with repairs to budget for

If you want help evaluating what each option looks like for your loan type and budget, J&J Realty can break down the monthly numbers and long-term implications so you choose with confidence.

Should we buy first or sell first if we already own a home?

Both approaches can work when planned well. The right choice depends on your finances, timing, and comfort level with overlap. Here’s the trade-off:

• Buy first: Gives you more freedom to choose your next home, but you may need a bridge loan option or enough room to financially carry two homes for a short time.
• Sell first: Avoids overlap risk and strengthens your position later as a buyer, but you may need temporary housing or storage.

If you want a step-by-step plan that minimizes stress, J&J Realty can map out proceeds, carrying costs, and timing options so you know exactly which path fits your situation.

Why are North County house prices going up in San Diego?

Demand still outweighs supply, and North County appeals to buyers for its popular schools, access to the coast, and overall quality of life. Other factors are:

• Not many people are selling. Homeowners are staying put longer, so fewer homes come on the market.
• Very little is being built near the coast. There isn’t much land left, so new homes don’t appear often.
• Buyers moving here think prices are fair. Many come from places where homes cost even more, which keeps competition strong.
• People still need to move for personal reasons. New jobs, growing families, downsizing, and life changes happen no matter what rates are doing.

If you want a clear read on pricing for specific neighborhoods like Carlsbad, Encinitas, Vista, or Oceanside, J&J Realty can walk you through recent sales and trends so you understand what’s happening at the street level.

Seller FAQs

How should I price my home in San Diego right now?

To give your home the best chance of attracting the right buyers, price for the market that exists today, not the one you wish we still had.

Buyers are extremely price-sensitive right now with current mortgage rates. And you’ve probably noticed how “aspirationally priced” homes tend to sit longer in a market like this; once price cuts hit, buyers assume something’s wrong. 

Two tips to make pricing easier:

• If you’re deciding what to price your house, look closely at homes that actually sold in the last 60–90 days, and specifically not the ones still sitting.
• CA’s micro-markets can behave quite differently from one neighborhood to the next: a price that moves homes in Carlsbad might be way off-base just a few streets over. 

At J&J, we are constantly observing our many mini-markets (say that one five times fast!) so that we are in the best position possible to guide you on pricing. 

How long should it take to sell?

Many homes in San Diego County sell within roughly 1–2 months after listing. But timing depends heavily on price, condition, and neighborhood.

To go a bit deeper, here are a few useful guidelines:

Mind the averages: Recent San Diego County data from December 2025 shows the median days on market (DOM) for county-wide home sales hovering around 30–40 days, though it varies by ZIP code and home type.[i] 

Location always matters: For pricier neighborhoods or homes needing upgrades, DOM can stretch, especially if supply is higher in that area. Be prepared for 6–8 weeks, possibly more.

It’s not just the property: Outside factors like seasonality, local inventory levels, and rates can add weeks. Selling just after a rate jump or during a crowded listing period might slow things down even more.

If you price realistically, stage well, and offer reasonable terms, many listings go under contract during the “hot window” of 2–3 weeks. As above, you can compare recent sales in your area (days on market; final price; condition) before you list to set a realistic expectation for how long yours might take.

What fixes or updates matter most when selling a home in San Diego?

Start with the improvements buyers tend to notice first. Save anything that doesn’t impact your sale price for the end wherever possible.

Our reasoning? Curb appeal sells, and it’s relatively easy to get an outsized impact from a few small(ish) changes. 

• Fresh landscaping, paint touch-ups, and clean entryways can make all the difference. 
• If you’re sprucing up an older space, lighting, fixtures, and hardware are low-cost, high-impact areas of improvement to examine.
• Still looking for high-return projects? Consider a kitchen and bath refresh, which can include anything from paint to resurfacing to a lighting redo.

You should also take special note of red flag areas buyers sometimes worry about. These can include roof issues, plumbing leaks, flooring damage, and dated or broken major systems.

To get started, make a simple list of updates under two columns: “Will this remove an objection?” and “Will this add value?”. If an update checks both boxes, it’s good to proceed with.

What does it cost to sell a home in this market?

Most sellers in San Diego should expect around 6–8% of the sale price to go toward selling costs. However, there are a few factors to keep in mind here: 

• Agent commissions vary based on services provided and market conditions.
• Closing costs like escrow, title, and transfer fees usually land around 1–2%.
• Seller credits to buyers for things like repairs or rate buydowns are more common today and can add 1–3%, depending on negotiations.

Prep costs depend heavily on your home’s condition: Sometimes a few thousand, sometimes more. And as always, market speed matters. Homes that sit longer often end up with bigger price cuts or concessions.

If you’re worried about the costs of doing business here, review your estimated sale price. Use that info to build a quick line-item estimate for commissions, closing costs, potential credits, and prep. It’s the clearest way to get a ballpark of your net proceeds.

My house didn’t sell in the first few weeks. What should I do?

Don’t panic, but do pay attention. If your week 1-3 buyers aren’t responding the way you’d hoped, it’s fair to assume something’s off. 

That said, there’s a silver lining. The early weeks tell you a lot, even if you don’t reach your desired outcome at first. 

• Pricing and visibility issues are your biggest potential culprits, so start there, keeping in mind any price cuts should come with proper timing: major price drops after 30+ days can raise questions for buyers, while acting earlier doesn’t raise as many red flags.
• If you’re getting a lot of showings but few serious offers, meanwhile, it’s fair to assume the listing’s doing its job, but the house leaves something to be desired. 

Going longer than expected with no sale is an uncomfortable situation, but not an unbeatable one. Look at feedback, showing traffic, and similar new listings — those three signals will tell you whether to adjust price, marketing, or condition before the listing goes “stale.”

Relocation FAQs

Where should I live if I’m moving to San Diego with a family?

What matters most to you? Every neighborhood has a different mix of strengths, and every family has its own must-haves.  

• Beach, walkability, and lifestyle: Lean toward coastal or near-coast suburbs (like Carlsbad or Encinitas).
• Schools, yard space, and quieter streets: Consider inland communities such as Poway or Carmel Valley.

Of course, it’s important that you’re always realistic with your budget. Coastal + school districts + amenities is an equation that always adds to a premium price. Meanwhile, inland or suburbs often trade some coastal perks for more space and value.

If you have specific questions about a community or would like to know which ones to look at, just reach out! We’ll be happy to help narrow down your options.

How do commute times actually work?

They’re driven less by distance and more by timing, direction, and access to the right roads or transit. A 10-mile coastal drive rush hour can take longer than 20 miles of regular driving at the same speed limit.

Like anywhere, traffic here can vary wildly by season and day of the week. Beach season and event days can make a commute feel totally different. Likewise, different areas have different traffic challenges to consider: North County’s central job hubs like UTC and Sorrento Valley usually create early-morning slowdowns heading south, and delays northbound in the evening, for instance.

Freeway proximity also matters. “Five minutes” farther from an on-ramp can add 15+ real minutes to a commute once traffic builds. As you zero in on neighborhoods, test-drive your commute at the exact time you’ll be traveling. Real-world conditions reveal more than any online map ever will.

How do I make sure I’m not overpaying just for a ZIP code?

Compare homes by what matters long-term. Think factors like: 

• Square footage
• Yard size/updates
• Condition
• School boundaries

Of course, looking closely at recent sales in the same neighborhood is always a good place to start. Pay close attention to the number of days on market: Homes priced correctly move; homes with too steep a price tag tend to sit and eventually cut.

At the end of the day, it’s really a simple question of value, and value is subjective. How much does the prestige of a notable ZIP matter to you? (And it’s totally okay that it does matter — this is a big purchase!)

What do families moving here usually wish they’d known sooner?

They usually wish they’d moved here sooner! Beyond that, here are five points that might make your upcoming relocation easier.

1. “Close to the beach” doesn’t always mean walkable. Coastal corridors can still require driving to daily needs.
2. School quality can change sharply between nearby neighborhoods, so boundaries matter more than district names alone.
3. As in the question above, commute times aren’t about distance. Freeway access and direction at rush hour make a huge difference in daily life.
4. Prices stay strong even inland, but you often gain bigger yards, quieter streets, and more value per dollar with a short drive from the coast.
5. The vibe varies a lot by neighborhood, and you feel that difference fast.

Visiting beforehand at different times a day is often all you need to do to avoid any lingering questions. Don’t be afraid to buckle up, head over, and see for yourself what you want to know!

How do I avoid buying in the wrong school boundary by accident?

Check official sources early and often. Boundaries can shift faster than online real-estate sites update. A few other tips that might be useful: 

• Confirm school assignments directly through the district or city website. Listings could contain errors and ultimately aren’t the final source of info on the matter.
• Look at both elementary and secondary paths. Neighborhoods sometimes feed into different middle/high schools than expected.
• Pay attention to waitlists, magnet programs, and open enrollment rules. All three can change what “assigned school” really means.
• Keep “boundary lines” near the top of your list when comparing homes that are close together. Paying attention to boundaries now helps you avoid the headache of changing schools later on.
• Ask about future development or rezoning plans. Growth areas may see boundary changes sooner.

Finally, it’s great that you’re already asking these questions! A quick school-boundary check while browsing homes can save a lot of stress and expense later.

Agent Commissions FAQs

How do real-estate commissions work in San Diego?

Real estate commissions in California are fully negotiable. There is no standard, set, or required percentage. Compensation structures can vary based on market conditions, property type, and the strategy used to achieve the best result. Our role is to help you understand the options and structure an agreement that supports your goals while positioning your home to attract the strongest possible offers.

How is compensation decided?

When you hire an agent, you’ll sign a written agreement that clearly outlines:

• how your agent will be compensated,
• who is responsible for payment, and
• what services are included.

This agreement becomes the foundation for how compensation appears later in a purchase offer.

How does compensation show up in a purchase offer?

In California, the Residential Purchase Agreement (RPA) allows the buyer to include buyer-broker compensation as part of their offer. This is one of many negotiable terms, similar to price, closing timelines, or repair considerations.

The seller can:

• accept the requested amount,
• counter with a different amount, or
• decline the request entirely.

The seller evaluates the full offer — including compensation — to determine their net and whether the terms align with their goals.

 Example: Section G(3) of the California RPA, where a buyer may request seller-paid buyer broker compensation.

What are some ways buyer-broker compensation can be structured?

Because compensation is negotiable, buyers and sellers may approach it in several ways. Here are examples commonly seen in San Diego:

1. Buyer requests seller-paid buyer-broker compensation: The buyer submits an offer requesting that the seller pay a specific amount or percentage toward the buyer’s broker fee. The seller may accept, counter, or decline.

2. Buyer pays their broker through escrow if the seller does not agree: If the seller declines the requested amount (or offers less), the buyer may choose to pay some or all of their broker’s fee through escrow at closing.

3. Buyer requests seller credits toward allowable closing costs: Buyers may also request general closing-cost credits in their offer. These:

• must fall within lender and escrow guidelines,
• are capped by actual allowable closing costs, and
• may or may not fully cover buyer-broker compensation depending on loan type and cost limits.

These examples are not standards, but illustrations of how different buyers and sellers choose to structure compensation in today’s market.

Is 3% a normal real estate commission in San Diego?

There is no standard or required commission in California. Consumers often search for phrases like “2%” or “3%,” but compensation may vary widely depending on:

• the property,
• market conditions,
• the services included, and
• the agreement between the client and their agent.

The most important question you can ask is: “What services and support are included in this fee?” Clarity about value makes the process far easier to understand.

Do sellers still pay buyer agent commissions?

In many transactions, yes. Buyer-agent compensation is commonly addressed as part of the buyer’s offer and evaluated alongside price, terms, and overall net proceeds. While sellers are not obligated to agree to any specific structure, compensation is often included because it directly impacts buyer access, affordability, and offer strength.

What else do I need to know about real estate agent commissions?

Real estate compensation is negotiated, but not unlimited or open-ended. In practice, structures tend to fall within a relatively narrow range influenced by the market, buyer financing realities, and the strategy used to achieve the best overall outcome.

Our role is to explain how these factors work together so you can make informed decisions with clarity and confidence.

Working With An Agent FAQs

How can a real estate agent help me compete in a tight market like San Diego?

Simply put, a real estate agent is a qualified expert who helps you cut through the chaos of selling or buying a home. Here are just a few things yours should do as you prep to buy or sell a home in the San Diego area: 

• Reading the micro-markets: Pricing, buyer demand, and factors like days on market matter. Your agent keeps track of them all.
• Positioning your listing to stand out: That includes everything from hard data like pricing to their curated sense of what visuals make a place pop.
• Getting eyes on your property during the critical early window: Instead of figuring out what to do, you hit the ground running with your search.
• Crafting a strategy that fits current conditions: With emphasis on current. Things change in a flash here and you want someone who knows what’s new.
• Negotiation: Simply put, a skilled negotiator with direct knowledge of the process is worth their weight in gold. 

If you’re choosing an agent, referrals from recent buyers or sellers are invaluable. Even better, a quick conversation about the neighborhoods you care about will tell you a lot about how well they can guide you.

What should I expect from a good real-estate agent in San Diego?

Good question! In all, there are several positive traits and green flags look for, which range from direct knowledge to guiding motivations: 

1. A good real estate agent protects your interests, communicates clearly, and knows the local market well enough to help you avoid costly mistakes. 
2. Contextual knowledge should be evident in any agent you work with. They should understand micro-markets (neighborhood by neighborhood), not just “San Diego in general.”
3. A good agent is dependable. They give honest guidance on pricing, condition, and strategy, even (especially!) when the truth is uncomfortable. They’re proactive, responsive, and transparent during negotiations, inspections, and the rest of the process.
4. Your agent should know the trouble signs to watch for so you can focus on the parts of the buying or selling process that only you can impact.

Most importantly, the agent should make the entire experience feel less overwhelming and help you feel confident in every key decision along the way. If they don’t, there’s still time to find one who does!

How do I know if a real estate agent really understands my neighborhood?

If an agent can’t answer specifics or relies only on broad San Diego-wide data, that’s often a red flag. They should be able to show clear knowledge through past sales, local data, and thoughtful questions. They should also cite recent comparable sales in your ZIP code or adjacent streets, not just general market stats.

Nuanced understanding is important. If the agent you’re talking to can’t tell you things like which streets are noisy, which school boundaries shift often, or where commute times spike at rush hour, it might be time to move on.

Note here that area knowledge is only part of the data an experienced agent leans on. They should also understand the typical buyer profile for that area (families, retirees, coastal-lifestyle seekers, etc.) and how that affects demand and pricing. And they should always ask you lifestyle questions first (commute, school needs, space, walkability) before recommending homes.

Do I need a different agent if I’m buying and selling a house in San Diego at the same time?

Not usually. One strong, organized agent can manage both if they’re experienced with dual transactions. A few points to consider:

Coordinating timing is a major challenge.

You don’t want to sell too soon or buy too early. A skilled agent can keep both sides in sync.

One agent means one strategy.

You get fewer moving parts throughout both processes and a unified approach to achieving your goals, which can be very helpful. 

Local expertise matters. 

If you decide to handle both transactions with one agent, you’ll want someone who understands how fast homes move in your specific neighborhoods.

Specialization is important too.

Some agents specialize in this situation and can guide decisions like buy first vs. sell first, rent-backs, or longer closings to keep you from juggling two homes.

Do I really need an agent if everything is online now?

Listings are online. The expertise is a different story. Before managing it yourself, there are several drawbacks and possible issues to consider. 

First, the sites you’re using aren’t necessarily accurate (even if you see the same info in multiple places). Pricing, offer strategy, and negotiation are based on real, recent data that isn’t always public. And online estimates often miss local nuance, especially in San Diego where micro-market differences are huge.

Inspections, disclosures, and repairs can get complicated fast, even if a website smooths other parts of the process. An agent helps you avoid expensive surprises, a service that can be invaluable in and of itself. 

Then there’s the competition itself, which can be surprisingly cutthroat even if you’re expecting a battle. Winning a home usually requires a strategy, not just clicking “request tour;” if you’re a seller, meanwhile, your agent manages marketing, timing, and negotiations, all factors that directly impact net proceeds.