The housing data says one thing. My experience says another

In the summer of 2024, I started to notice something that wasn’t showing up in the market reports—yet.

Listings in North County San Diego were sitting longer. Open houses were quieter. Showings slowed. And instead of getting 10, 15, or even 30 offers on a home like we did earlier that spring, we were now getting maybe one or two.

The shift was subtle, but real. And I could feel it happening.

Data Lag vs. Real-Time Insight

The problem was, the stats didn’t match the reality—at least not yet. Monthly data still painted a rosy picture: strong prices, decent volume, and tight inventory. And yes, technically those numbers were accurate… but they were also delayed.

If you’re a homeowner thinking about selling, odds are you’re making your decisions based on what you see in the news or broad market reports. But by the time those stats are compiled, analyzed, and published? The market may already have changed. This is especially true in niche pockets of San Diego—like neighborhoods with high fire risk designations, or price ranges where buyers are tightening their criteria. These micro-shifts rarely make headlines but can significantly impact your sale if you're not prepared.

This is especially true in niche pockets of San Diego—like neighborhoods with high fire risk designations, or price ranges where buyers are tightening their criteria. These micro-shifts rarely make headlines but can significantly impact your sale if you're not prepared.

When the Market Started to Change

In late fall, I listed a home in a beautiful North County neighborhood. My sellers were informed and data-savvy—they’d been tracking Zillow estimates and reviewing comparable sales. Based on what they saw, they expected a fast, competitive sale.

But I knew better.

Having just wrapped multiple showings and offers in nearby areas, I could feel buyers becoming pickier. Homes with even small issues (odd layouts, minor repairs, pricing slightly above fair market value) were sitting longer. Inventory was climbing. Buyer urgency had eased.

So I adjusted my strategy.

We priced just below where my sellers originally hoped—not too low, but enough to catch attention in a cooling market. We highlighted key features, tightened presentation, and emphasized seller flexibility in the listing.

The result? We received multiple offers in the first week, secured a longer escrow to accommodate the seller’s timeline, and closed above asking price.

Why This Matters to You

Anyone can pull a spreadsheet. Not everyone can interpret the story behind the numbers.

Experience tells you when the data is outdated. Experience shows you when buyer behavior shifts. Experience helps you get ahead of the curve, not just keep pace with it.

In a transitioning market, the right agent isn’t just someone who reads stats—they’re someone who lives inside the market every day.

The Bottom Line

If you're preparing to sell your home—or even just exploring your options—it’s critical to work with a Realtor® who’s not only knowledgeable, but active. Someone who’s talking to buyers, hearing objections firsthand, writing and reviewing offers in real time, and tracking microtrends before they show up in next month’s report.

Because by the time the numbers catch up, the opportunity may have already passed.