Published November 1, 2026 in Market Update

Poway inventory is lean, and well-priced homes are still getting picked off

By Lydia Buchanan

Real estate, Poway

Here is the number that changes what you should do next. The Real Estate Data Aggregator counted just 76 homes for sale in ZIP 92064 during the three months ending August 31, 2026. That is down 41.5% from a year before. Fewer choices means less room to wait for perfect. Get preapproved first so you know which homes are truly load-bearing for your budget.

Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. Poway went the other way. Supply here is thin, and it is getting thinner.

More homes sold while fewer came to market. That is the bones of this market right there. The Real Estate Data Aggregator shows 107 homes sold in the three months ending August 31, 2026, up 12.6% from the same period in 2025. New listings fell 23.3% over that same stretch. Supply dropped to 2.2 months, down 2 full months from a year before.

Priced right, gone fast

The Real Estate Data Aggregator put the median days on market at 25 days in 92064. That is 12 days shorter than a year ago. Homes that are priced on the bones are not sitting. Not every home sold fast, but the well-priced ones did.

Nearly 4 in 10 Poway homes went under contract within two weeks of listing, according to the Real Estate Data Aggregator. That share is 38%, up 5.9 points from a year ago. If you are a buyer, that is the friction. You do not have much runway once a home hits the market.

What sellers are getting

The Real Estate Data Aggregator put the average sale-to-list ratio at 99.3% in the three months ending August 31, 2026. That is up 1.7 points from a year before. Sellers are getting nearly every dollar they ask. The median sale price came in at $1,230,000, down 3.5% from a year ago. Prices dipped a little, but the PACE of sales picked up. Those two things can live together.

29% of homes sold above list price, up 9 points from a year ago. That is nearly 3 in 10 homes. The Real Estate Data Aggregator counted 108 pending sales in the same period. Demand is real.

One thing worth knowing about rates

Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. That is real friction for buyers. It does not stop deals from closing in Poway, but it does change what your budget can carry. Know your number before you fall in love with a house.

One more thing, folks. These are ZIP code numbers. One street can read very differently from the whole 92064 picture. A cul-de-sac near the good schools may move faster. A home backing a busy road may sit longer. Let me work with you on what the numbers actually say about YOUR block.