Published October 4, 2026 in Market Update

Del Cerro, Allied Gardens and San Carlos stayed tighter than the U.S. market

By Ken Schwartz

Real estate, DOTW Automation

These numbers cover the three months ending July 31, 2026. Realtor.com reported that 20.8% of U.S. listings had a price cut in September, the highest share since October 2022. That is the backdrop. Here is what was actually happening in Del Cerro, Allied Gardens and San Carlos.

The Real Estate Data Aggregator counted 2.5 months of supply in ZIP 92120, which covers Del Cerro and Allied Gardens. That is lean. A balanced market sits closer to 5 or 6 months. The median home there sold in 20 days, 8 days faster than the same period a year before.

The median price in ZIP 92120 did dip 4.3% from a year before. That is worth knowing if you are pricing. But homes still averaged 100.2% of list price, and 43.1% sold above asking. Those two facts together say the market was not soft. It was selective. Priced right, homes moved.

San Carlos sits in ZIP 92119. The Real Estate Data Aggregator counted 2.3 months of supply there, even tighter than ZIP 92120. The median sale price was $979,000, up 8.8% from a year before. The median home sold in 19 days, 11 days faster than the same period last year.

In San Carlos, 40.6% of homes sold above list price. That share jumped 13.2 points from a year before. Buyers there were competing, even as mortgage rates climbed above 7%, which Realtor.com noted for the first time since January 2025.

How fast did homes go under contract?

One of the clearest signs of a tight market is how quickly homes go pending. The Real Estate Data Aggregator tracked the share that went under contract within two weeks of listing.

Nearly 43 in 100 homes in Del Cerro and Allied Gardens went under contract within two weeks. In San Carlos it was just over 41 in 100. Both shares were up sharply from a year before. That is not a slow market.

What the wider market looked like

Realtor.com reported that active U.S. listings grew to 1.16 million homes for sale. More supply nationally means more competition for sellers in many parts of the country. That is where the 20.8% price-cut figure comes from.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Month over month in July, prices rose 0.3%. So national prices were still moving up, just slowly, and sellers in many markets were trimming prices to get there.

In Del Cerro, Allied Gardens and San Carlos, supply stayed well below that national picture. The Real Estate Data Aggregator counted 53 homes for sale in ZIP 92120 and 52 in ZIP 92119 during the period. Both totals were down from a year before.

Pending sales were moving up

The Real Estate Data Aggregator counted 81 pending sales in ZIP 92120, up 14.1% from a year before. In ZIP 92119 there were 80 pending sales. Across all ten ZIP codes in this market combined, pending sales reached 896, up 2.1% from a year before.

Buyers were still writing offers. That matters when you are deciding whether to list.

What this means if you own in Del Cerro, Allied Gardens or San Carlos

Del Cerro, Allied Gardens and San Carlos are three different neighborhoods. Their numbers are close in some ways and different in others. Del Cerro and Allied Gardens share ZIP 92120. San Carlos is ZIP 92119. Do not assume what happened in one happened in the other.

The median price in ZIP 92120 slipped 4.3%. That tells you pricing still has to be exact. But homes there averaged 100.2% of list, and 43.1% sold above asking. Those two facts say the market was not forgiving of an overpriced home, but it rewarded a well-priced one.

In San Carlos, the median price rose 8.8% and supply was even tighter. That is a different story from ZIP 92120, even though the neighborhoods sit close to each other.

One street can read very differently from the ZIP code as a whole. A canyon-view lot in Del Cerro prices differently from a flat lot two blocks away. If you want to know where your home sits in these numbers, text me your address.