Published October 18, 2026 in Market Update

North County is not moving as one market right now

By Brad Bell

Real estate, North County - $900K+

The Federal Housing Finance Agency reported U.S. house prices up 2.6% year over year through July 2026. That number is real. It just does not describe North County, where the Real Estate Data Aggregator counted results that ranged from a $4,025,000 median sale price in one ZIP to homes sitting 69 days at median in another.

The period here is the three months ending August 31, 2026. Every number below comes from that window.

Median sale price by ZIP code

ZIP 94010 posted a $4,025,000 median, up 8.8% from the same three months in 2025, according to the Real Estate Data Aggregator. Homes there sold in a median of 14 days, and 62.7% sold above list price. The average sale-to-list ratio was 106.8%. That is not one ZIP behaving like the others.

ZIP 94030 is a different story at a different price. The Real Estate Data Aggregator counted a $2,227,500 median, up 23.8% year over year. Only 14 homes were for sale, down 41.7% from a year earlier. Supply that thin tends to push prices up, and it did.

Where homes moved fast and where they sat

ZIP 94037 sat at a median of 69 days, and not one home sold above list price, according to the Real Estate Data Aggregator. The average sale-to-list ratio there was 97.2%. Sellers in that ZIP gave back price. ZIP 94038 took 33 days at median, with a 99.4% sale-to-list ratio and only 28.6% of homes selling above list.

ZIP 94014 took 27 days at median, up 9 days from a year earlier. Months of supply there rose to 2.5, the highest of any ZIP with enough sales to compare. More supply and slower movement usually means sellers need to be precise on price.

Who is selling above list and by how much

ZIP 94015 led on sale-to-list at 109.8%, up 4.6 points from a year ago. ZIP 94080 had the highest share of homes selling above list at 71.3%. Both ZIPs moved at 14 to 15 days median.

ZIP 94019 is the clearest contrast. The Real Estate Data Aggregator put its average sale-to-list ratio at 98.1%, meaning homes there sold below list on average. Only 16.2% sold above list, down 10.1 points from a year earlier. Median days were 31, up 1 day year over year. The price there was $1,640,000 median, down 1.2%.

The broader rate picture

Rates are not helping buyers anywhere in this market. Realtor.com reported mortgage rates topped 7% in September 2026, and CNBC forecast the average 30-year fixed rate at 7.4% for the fourth quarter of 2026 and 7.5% for all of 2027. A higher rate compresses what buyers can bid, which matters most in the ZIPs where sellers are already getting less than list.

The Real Estate Data Aggregator counted 589 new listings and 558 pending sales across the 12 ZIPs in the three months ending August 31, 2026. Pending sales running close to new listings tells you demand is absorbing supply at the market level. But that aggregate hides ZIP 94037 at 69 days and ZIP 94010 at 14 days sitting in the same total.