By Ed Philbrick, Realtor | Coastal Premier Properties

A few listings in San Elijo Hills deserve a fresh look this fall. The latest local MLS report includes meaningful price reductions and a home returning to the market—changes that could open a conversation for buyers.

A townhome reduced to $749,000

A 1,740-square-foot townhome is now asking $749,000, down $36,000 from the earlier report. A same-size home sold for $815,000 in August, putting this asking price $66,000 below that closing.

That’s worth investigating. Buyers should compare condition, upgrades, location and HOA costs to understand what explains the difference.

A larger detached home with a $52,500 reduction

A 3,717-square-foot detached home is now listed at $1,697,500 after a $52,500 reduction. A nearby home built the same year, with nearly identical square footage, closed at $1,761,000 in August.

The current asking price is $63,500 below that sale. Views, lot size, improvements and condition still need a closer comparison.

A second chance at $699,000

A 1,515-square-foot home that previously went pending is active again at $699,000. For a buyer who missed it the first time, this may be another opportunity.

The first question is why the previous escrow ended. Understanding that answer helps determine the next step.

What this means for buyers and sellers

For buyers, these changes offer specific reasons to revisit available homes and explore whether sellers will consider adjustments to price, repairs or closing costs.

For sellers, competing price reductions can change how buyers view your home. Pricing should account for both recent closed sales and the choices buyers have today.

I look beyond a listing’s current price and days on market to review earlier listings, price changes and nearby sales. That fuller picture helps us make a more informed decision together.

Curious which opportunities fit your plans? Reach out for a personal review of your buying or selling options.

Ed Philbrick | Realtor on a Bike

760 496 -8134 Call/Text
Coastal Premier Properties | CA DRE #01967137
Serving San Diego County from the Hills to the Coast
SanElijoLife.com

Based on the latest uploaded MLS report. Availability and prices may change. Property comparisons are starting points for further review, not appraisals.

San Elijo Live-Free Music At The San Elijo Hills Fountain, November 1st!

October 13, 2026 | By Ed Philbrick

This week’s San Elijo Hills MLS review highlights opportunities for buyers considering townhomes, more space or a move within the community.

Townhomes worth a closer look

A two-bedroom, 1,515-square-foot townhome is listed at $699,000 after returning to active status. A three-bedroom, 1,740-square-foot townhome is now $749,000, down $36,000 from the previous report.

Both are priced below selected summer sales with matching bedroom counts and square footage. That makes them worth investigating, with condition, location and HOA costs helping explain the differences.

Options for buyers seeking more space

A five-bedroom, 3,717-square-foot home is now $1,697,500 following a $52,500 reduction. A nearby home with nearly identical size and the same bedroom and bath count sold for $1,761,000 in August.

Other larger homes have been listed for 59–83 days, including one reduced by $100,000. Extended marketing time offers a reason to discuss price and terms, although seller flexibility must be confirmed.

What this means for sellers

Buyers are still acting. One home moved into escrow after 18 days, and a September closing finished $75,000 above its listed price with three reported days on market.

For sellers, the opportunity is to make your home’s value clear against today’s competition.

Let’s find your opportunity

Want a personal shortlist or a review of how your home compares? Contact Ed Philbrick, for local knowledge and personal service. Planning a move beyond San Diego?

Ed Philbrick | Coastal Premier Properties
DRE #01967137
San Elijo Life | sanelijolife.com
Life in The Hills

E-bikes are a familiar sight around San Elijo Hills, from school commutes to trips through the town center. But the term “e-bike” is sometimes used to describe vehicles with very different speeds and power levels.

California has signed a new law, SB 1167, to make those distinctions clearer. According to Bicycle Retailer, the legislation defines higher-powered electric vehicles separately from e-bikes and prohibits marketing electric motorcycles, often called “e-motos,” as e-bikes.

The law addresses labeling, advertising and consumer disclosures so buyers have a clearer understanding of what they’re purchasing. It also clarifies how electric mopeds and motor-driven cycles are classified, including the registration and licensing requirements that apply when used on public roads.

For local families and riders, the practical takeaway is that the name in an advertisement doesn’t tell the whole story. A vehicle’s power, speed and classification determine which rules apply.

The changes aim to reduce confusion while preserving access for legitimate low-speed e-bikes—a useful distinction as electric transportation continues to grow in our community.

Read the full report from Bicycle Retailer.

San Elijo Life — Connecting our community since 2006.

• Traffic delays could be likely so please give yourself plenty of time to get where you need to go.
• For properties that have received a door notice regarding slurry seal work, driving and parking will on the newly treated surface will not be allowed until the slurry seal has dried. In most cases, the roadway will reopen by the end of the day of application or once traffic control devices have been removed.
• After the slurry seal is applied, the road takes several weeks to fully cure before it can be repainted with the final street lines and other road markings.
• You may notice some divots in the road after the slurry seal is applied, but those even out after several weeks as cars continue to drive and the road cures.
• Crews will return to sweep up loose material, restore pavement markings and complete the final finishing work.
• Work hours are Monday – Friday, 7:30 a.m. to 4:30 p.m.

SAN MARCOS, Calif. — September 2026 — As the San Marcos Planning Commission prepares to review the proposed San Elijo Hills Town Center Apartments on Monday, October 5, 2026, thousands of local residents and community stakeholders are calling for comprehensive environmental and safety reviews before any entitlements are granted.

Monday, October 5, 2026 at 6:30 pm
San Marcos Planning Commission
Project: San Elijo Hills Town Center Apartments / SDP24-0009
San Marcos City Hall

The proposal by Ambient Communities (SDP24-0009) calls for a five-story, 31-unit apartment building situated on a 0.5-acre triangular parcel positioned between the north and south lanes of San Elijo Road—a primary corridor designated within a state-recognized Very High Fire Hazard Severity Zone (VHFHSZ).

Community members, including emergency management professionals, civil engineers, and the San Elijo Hills Community Association Master Board and the San Elijo Hills Fire Council, have raised critical concerns regarding wildfire evacuation constraints, emergency access, traffic congestion, and school-zone pedestrian safety.

Key Concerns Raised by the Community:

Wildfire Evacuation & Emergency Ingress/Egress: San Elijo Hills has limited evacuation routes, a vulnerability demonstrated during the 2014 Cocos Fire. Placing high-density residential development at a vital traffic convergence point risks bottlenecking emergency access routes during a rapid evacuation. After seeing what has happened in similar communities with few exit routes (i.e. – Lahaina, Palisades Fire, Eaton Fire, Camp Fire, etc. ), the San Elijo Community is strongly opposed to a building being placed at one of the community’s two principal egress routes.

Environmental Review: The City’s review appears to rely on San Elijo Hills environmental documentation prepared more than 25 years ago. Since then, traffic volumes, school activity, community development and wildfire-risk conditions have changed. Residents are requesting a written, publicly available determination of whether these changed circumstances or new information require additional environmental review under Public Resources Code § 21166 and CEQA Guidelines § 15162.

Residents also question whether the project satisfies all requirements for any proposed infill exemption without a publicly available, project-specific analysis of current traffic, pedestrian, biological-resource, wildfire and evacuation conditions.

Reduced Setbacks & School Zone Hazards: The proposed design includes an 18-inch setback where a standard 10-foot buffer would otherwise apply. Located directly adjacent to San Elijo Elementary and San Elijo Middle School—serving roughly 2,000 students—this variance raises critical questions regarding sight distance, sidewalk clearance, pedestrian visibility and separation from traffic along a 35-mph arterial roadway.

Additional concerns include fire apparatus access, heavy existing traffic and evacuation congestion, lack of safe parking along San Elijo Road, roadway, absence of a clear evacuation plan for the community, absence  of a publicly reviewed Fire Protection Plan prior to the entitlement process. Residents are asking the City to independently evaluate wildfire evacuation capacity, fire apparatus access, traffic and sight-distance safety, and construction-period evacuation impacts before approving the project.

Residents are asking the City to independently evaluate wildfire-evacuation capacity, fire-apparatus access, traffic and sight-distance safety, pedestrian conditions and construction-period evacuation impacts before acting on the project.

Housing Accountability Act Public Safety Standards: While California law encourages housing production, the Housing Accountability Act specifically permits local agencies to deny development when substantial evidence shows an unavoidable, adverse impact on objective public health and safety standards. Unresolved questions concerning fire apparatus clearances, on-street parking reliance, and the lack of a finalized, publicly reviewed Fire Protection Plan represent tangible risks.

“This is not about opposing housing. It is about whether this particular project can be safely located on this particular site” stated a community representative. “Before introducing dense multi-story housing directly onto a constrained corridor within a high-severity fire zone, the City must establish through objective, current modeling that evacuation routes can accommodate the load while preserving access for emergency responders.”

To date, more than 3,000 residents have signed a verified petition requesting thorough safety reviews, and over 200 public comments have been submitted to the City of San Marcos.

Media & Questions, please contact:

Shideh Rad
P: 619-719-1630
E: ConsiderSEHVoices@gmail.com

Free Music Returns to the San Elijo Hills Fountain on Sunday, October 4

San Elijo Hills is getting an afternoon of free live music, dance, and community fun at the Fountain on Sunday, October 4.

The event will feature a mix of local performances and music throughout the afternoon:

• San Elijo Dance Academy — 3:30–4:00 PM
• Velvet Moon — 4:00–6:00 PM
  Classic Yacht Rock / Blues
• DJ Dutch One — 6:00–7:00 PM
  EDM / House

It’s a great excuse to get out of the house, walk down to the Town Center, see some neighbors, and enjoy live music right here in San Elijo Hills.

The event is free and is sponsored by Puddle Pool Services.

Event Details

When: Sunday, October 4
Time: 3:30–7:00 PM
Where: The Fountain in San Elijo Hills Town Center
Cost: Free

Bring the family, meet up with friends, grab something to eat nearby, and enjoy an afternoon of music in the heart of the community.

Meet the Candidates: San Marcos Mayor & City Council Forum

San Marcos voters have a chance to hear directly from the candidates running for Mayor and City Council this Thursday night.

The San Marcos Chamber of Commerce is hosting the 2026 San Marcos Mayor & City Council Candidate Forum:

Thursday, October 1
5:30–7:00 PM
Mission Hills High School Theater
1 Mission Hills Court, San Marcos
Free and open to the public

This is a good opportunity for San Elijo Hills residents to hear the candidates discuss their priorities, perspectives, and vision for San Marcos before Election Day.

Local elections have a direct impact on issues including growth, traffic, housing, parks, public safety, infrastructure, and open space—so come informed and hear directly from the people asking to represent our community.

Forum details: San Marcos Chamber Candidate Forum

San Elijo Life — Connecting the San Elijo Hills community since 2006.

The latest San Elijo Hills real estate data shows a divided fall market. Buyers are gaining leverage on homes that have been sitting, while properly priced and well-presented properties can still attract strong offers.

There are currently 12 homes actively for sale and three pending. Seven of the active listings have been on the market for at least 30 days, and three sellers recently reduced their asking prices.

That is creating opportunities—but not equally across every price range or property type.

Opportunity for Buyers

Buyers currently have more negotiating leverage on older inventory:

• Seven active homes have reached at least 30 days on the market.
• Five have been available for 45 days or longer.
• Three recently received price reductions.
• One attached home returned to the market after being pending.

Depending on the property and seller’s circumstances, buyers may be able to negotiate the purchase price, closing-cost assistance, an interest-rate buydown, repairs or more flexible terms.

The attached market deserves particular attention. Three condos or townhomes are currently offered between approximately $785,000 and $800,000. Two are priced near $451–$454 per square foot, compared with an average of approximately $545 per square foot for attached sales since April.

Condition, location, floor plan, HOA costs and insurance still need to be evaluated before determining whether a particular home represents a good value.

Opportunity for Sellers

This is not a market where every home is struggling. Two recent detached sales went under contract in five days or less:

• One sold for $75,000 above its asking price.
• One sold at its asking price.

Another detached home priced just under $1.3 million went pending after approximately two weeks.

These results show that buyers will still act quickly when a home’s price, condition and presentation line up. The strongest seller opportunity appears to be among well-prepared detached homes in the middle of the San Elijo Hills price range, where active competition remains limited.

The lesson for fall sellers is simple: limited inventory helps, but it does not protect an overpriced listing. The launch price and first two weeks remain critical.

A Potential Move-Up Opportunity

There may still be an opportunity for condo or townhome owners hoping to purchase a detached home, although attached sellers now face slightly more competition than earlier in September.

A successful move-up plan should be based on realistic sale proceeds. The potential advantage is that several detached listings have accumulated market time, giving buyers an opportunity to negotiate while selling their current home in a segment with relatively limited inventory.

The Fall Market in One Sentence

San Elijo Hills buyers have gained leverage on older and attached listings, while sellers are still being rewarded when a desirable home enters the market properly prepared and correctly priced.

If you are considering buying, selling or moving up, contact me for a straightforward analysis based on your home, price range and goals.

Ed Philbrick

760496-8134
REALTOR® | Coastal Premier Properties
CA DRE #01967137
Publisher, San Elijo Life

Market statistics are based on San Diego MLS data available September 29, 2026. Information is deemed reliable but not guaranteed. Properties referenced are not represented as listings of Ed Philbrick or Coastal Premier Properties.

By Ed Philbrick, San Elijo Hills Realtor

A one-week market snapshot can show what just happened, but it may miss homes that have been sitting on the market, older listings that recently went pending, and properties that were canceled or relisted.

To get a clearer view, I reviewed six months of San Elijo Hills MLS activity from March 22 through September 22, 2026.

The report includes 72 MLS listing records. Some homes appear more than once because they expired, were canceled, or were withdrawn before returning to the market under a new listing.

San Elijo Hills Six-Month Market Snapshot

During the six-month period:

• 40 listings sold
• 12 listings are active
• 5 listings are pending
• 7 listings expired
• 6 listings were canceled
• 2 listings were withdrawn

The 40 closed sales had an average sale price of approximately $1.62 million and a median sale price of $1,537,500.

Homes sold in an average of 22 days, with a median market time of 16 days. The average sale-to-list-price ratio was approximately 99.2%, showing that correctly priced homes are still selling close to asking price.

Detached and Attached Homes Remain Different Markets

Of the 40 closed sales, 31 were detached homes.

Detached homes recorded:

• Median sale price: $1,645,000
• Median market time: 17 days
• Average price per square foot: $583

The nine attached sales, including townhomes and condominiums, recorded:

• Median sale price: $815,000
• Median market time: 11 days
• Average price per square foot: $533

There are currently 12 active listings and five pending listings. The median asking price for active detached homes is approximately $1.67 million.

The attached market remains more sensitive to the complete monthly payment. HOA fees, insurance costs, mortgage rates, and property condition can make a meaningful difference in how buyers compare similar homes.

Pricing Is Making the Difference

The clearest trend in the data is the difference between homes priced correctly at launch and those that require a second attempt.

Expired, canceled, and withdrawn listings spent a median of approximately 57 days on the market. Several later returned with new pricing or positioning.

For example:

• A townhome on Goddard expired at $785,000 after 48 days. It returned at $699,000 and went pending in seven days.
• A home on Avery Road was canceled at $825,000, relisted, and eventually sold for $815,000.
• A Windriver home expired at $1,675,000 after 67 days. It was relisted and sold for $1,647,500 after 16 days.
• A Lighthouse Road home previously expired at $1,999,000 and is now active at $1,950,000.

Nine unsuccessful listing attempts were later relisted. Of those, two have sold, two are pending, and five remain active.

That tells us buyers have not disappeared. They are simply more selective and quicker to reject a home when the price, condition, or monthly payment does not line up with the alternatives.

What This Means for San Elijo Hills Sellers

Sellers can still achieve strong results, but the first few weeks matter.

The best opportunity is to launch with a price supported by the most recent comparable sales, current competition, and the home’s condition. Starting too high can lead to a longer market time, price reductions, and eventually a canceled or expired listing.

Homes that show well and feel correctly priced are still selling close to asking price.

What This Means for Buyers

Buyers have more room to be selective than they did during the peak pandemic market.

The best negotiating opportunities may be found among homes with longer market times, recent price reductions or previous expired and canceled listings. These sellers have already received feedback from the market and may be more willing to discuss price, repairs or closing-cost assistance.

At the same time, well-priced homes can still move quickly. Buyers should be prepared when the right property appears.

The Bottom Line

San Elijo Hills remains an active market, but it is no longer a market where every listing sells simply because it becomes available.

Over the past six months, closed homes sold for approximately 99% of their asking price and typically went under contract within a few weeks. Listings that missed the market often remained available for nearly two months before being canceled, withdrawn or allowed to expire.

For sellers, accurate pricing and strong preparation are essential. For buyers, fall may provide opportunities among longer-market-time and relisted properties.

Thinking about buying or selling in San Elijo Hills or elsewhere in San Diego County? Contact Ed Philbrick for a personal market and property analysis.

Ed Philbrick, Realtor

Call or Text 760 496-8134
Coastal Premier Properties
Serving San Diego County—from The Hills to the Coast
CA DRE #01967137

This report is based on MLS activity from March 22 through September 22, 2026. Some properties may appear more than once because they were relisted. The latest closing included in the report occurred on September 4, so September sales data is not yet complete.

Local students and families can explore college opportunities close to home during Discover CSUSM, Cal State San Marcos’ fall open house and admission day.

The event takes place Saturday, October 24, 2026, from 9 a.m. to 2 p.m. at the CSUSM campus, 333 S. Twin Oaks Valley Road in San Marcos.

Hosted by the university’s Office of Recruitment & Outreach, Discover CSUSM will give prospective first-year and transfer students an opportunity to learn about academic programs, admissions, financial aid, campus housing, and student support services.

The day will include student-guided campus and housing tours, college and major presentations, application workshops, a resource fair, and activities throughout the campus. Spanish-language admissions and financial-aid presentations will also be offered.

Eligible incoming first-year students may even receive an early admission decision. Students interested in this opportunity must submit their Cal State Apply application to CSUSM by 11:59 p.m. on October 16, 2026.

Event Details

When: Saturday, October 24, 2026, from 9 a.m.–2 p.m.

Where: Cal State San Marcos, 333 S. Twin Oaks Valley Road, San Marcos

Check-in: Chavez Plaza, Craven Circle or Founders Plaza

Host: CSUSM Office of Recruitment & Outreach

Registration: Advance registration is available, and no admission fee is listed.

Free event parking will be available on levels 5 and 6 of Parking Structure 1. Morning check-in begins at 8:30 a.m.

Discover CSUSM offers San Marcos and San Elijo Hills families a convenient way to explore a local four-year university, meet faculty and students, and get answers about admissions and financial aid—all in one visit.

View the complete schedule and register for Discover CSUSM