Condo or house in San Diego? Where buyers have more room to negotiate right now

by Mance Rieder

Condo or house in San Diego? Where buyers have more room to negotiate right now

Quick answer: Should I buy a condo or a house in San Diego right now?

In September 2026, San Diego County condos and townhomes had a $670,000 median price and 4.0 months of supply, while detached homes had a $1,079,000 median and 2.4 months, per GSDAR. Condo buyers get more choice and more time to negotiate. Houses still sell faster and hold firmer on price.

Key takeaways

Condo and townhome inventory is up 5.8% from a year ago, while detached inventory is down 12.9%.
At 7.24%, the median condo costs about $2,230 a month less in principal and interest than the median house.
HOA dues and loan approval rules can close part of that gap, so check them before you write an offer.

If you're torn between a condo and a house, you're not alone. Prices and rates have you running the math both ways, and the latest San Diego County numbers show the two markets are moving in different directions.

How much cheaper is a condo than a house in San Diego?

The Greater San Diego Association of Realtors September 2026 report (data current as of October 5, 2026) puts the countywide median at $1,079,000 for detached homes, up 5.8% from a year earlier. Condos and townhomes came in at $670,000, down 0.2%.

Rates eased a little this week. Freddie Mac's 30-year fixed average was 7.24% on October 29, 2026, down from 7.32% the week before and 7.40% in mid-October.

Here's my own calculation of monthly principal and interest at 7.24% with 20% down on a 30-year fixed loan (before property taxes, insurance, and HOA dues):

Median detached home ($1,079,000): $215,800 down, about $5,883 a month
Median condo or townhome ($670,000): $134,000 down, about $3,653 a month

That's a gap of roughly $2,230 a month, plus about $81,800 less cash for the down payment. You can run your own price, rate, and down payment in our mortgage calculator.

Where do buyers have more leverage right now?

Supply tells the story. In September 2026, condos and townhomes countywide had 4.0 months of supply and 2,734 units for sale, up 5.8% from a year earlier, per GSDAR. Detached homes had 2.4 months of supply and 2,950 for sale, down 12.9%.

Speed follows the same pattern. Condos and townhomes spent 44 days on market until sale, while detached homes took 37. Detached sellers received 97.7% of their original list price, and condo sellers received 97.2%.

What that means for you: on a condo, you'll usually have more listings to compare and more time to decide. You may also have room to ask for a seller credit toward your closing costs instead of only a lower price. On a detached home, expect less inventory and fewer chances to wait and see.

What costs should you check before buying a condo?

The lower price isn't the whole picture. Before you compare a condo with a house, check these:

HOA dues. Add the monthly dues to your payment. They can cover things you'd pay for yourself in a house, like exterior upkeep or some insurance, so read what San Diego HOA fees cover.
The HOA's finances and rules. Ask for the budget, the reserve study, and any planned special assessments. Rental limits and pet rules matter too if you might rent it out later.
Loan approval. Some loan programs, including FHA and VA, require the complex itself to be approved. Ask your lender early so a deal doesn't stall in escrow.

If you're still weighing the property types themselves, here's a plain breakdown of single-family homes, townhomes, and condos in San Diego.

This weekend around San Diego County

Out touring homes this weekend? Here's what's happening around the county (details from the Times of San Diego weekend guide, October 27, 2026, and each event's own site):

San Diego Ballet's Dia de los Muertos, Friday, October 30, and Saturday, October 31, 8 p.m., Copley Auditorium at the San Diego Museum of Art in Balboa Park.
Trick or Treat on Grand, Saturday, October 31, noon to 5 p.m., Grand Avenue in downtown Escondido. Free.
Carlsbad Dia de los Muertos, Saturday, October 31, 10 a.m. to 2 p.m., Leo Carrillo Ranch Historic Park, with folklorico dance performances. Free.
Dia de los Muertos at the San Diego Museum of Art, Sunday, November 1, 11 a.m. to 4 p.m., Plaza de Panama in Balboa Park, with a community ofrenda, live performances, and free museum admission from noon to 5 p.m.
Dia de los Muertos Celebration, Sunday, November 1, 3 to 7:30 p.m., downtown Chula Vista, with live music, a community altar, and artisan vendors. Free.

Bottom line

In San Diego County right now, condos and townhomes give you a lower entry price, more inventory, and more room to negotiate, while detached homes are tighter and pricier. Run the full monthly cost, HOA dues included, and pick the home that fits your budget and your plans, not the headline.

Want to see what a condo or a house would cost at your price and rate? Call or text me at (858) 295-0556, or book a quick call at https://calendly.com/mance-riederhomes/strategycall. You can also browse current San Diego County homes for sale.

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Mance Rieder | Broker Associate, DRE #02050930 | Rieder Homes Group | REAL Broker, LLC