Let’s break down the active and pending listings by zip code is to give you a closer look at the neighborhood stats.  We’re going to have more active listings simply because the the list prices were all based on red-hot frenzy conditions (comps + 5% or more), and we’re past the red-hot days.

NSDCC Actives and Pendings

The selling season started early in 2022, and was cooking by the end of February. Let’s group the different areas based on how their pendings are holding up.

Frenzy-ish:

Carlsbad SW – A few houses finally went up for sale, and buyers responded.

Rancho Santa Fe – The active listings aren’t growing like in the other high-end areas of Del Mar and La Jolla, and the number of pendings are very impressive. It was once normal when the Ranch had a 10:1 ratio between actives and pendings!

Normal-ish:

Everyone else, except……

Crash Zone

Carmel Valley – which has always had more pendings than actives over the last two years – and sometimes twice as many pendings!  While having 50 actives and 18 pendings anywhere else would be a win, in the CV it feels like a meltdown.

Here they are:

(I tried to sort those by price order, but all they have is sort by date added)

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This nonsense about every buyer paying way over list price has to stop.  If the SP:LP was around 100% we’d be elated, yet it was 111%, 109%, and 109% in the February-April stretch.

So far in June, the SP:LP is 107% for the 104 detached-home sales between Carlsbad and La Jolla!

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We can also track the average market times too.  Any upward trends here would indicate market slowing – it’s early so nothing too startling yet:

The hottest of the red-hot was in 2020, when we had 400+ pendings from June 22nd to November 30th – with a peak of 491 pendings on 9/7/2020. Today we have 178 pendings.