El Cajon Housing Market Cools but Stays Strong – November 2025 Update
By Steven Rotsart, Coldwell Banker Realty
The El Cajon real estate market is shifting—but not crashing. While the pace of sales has cooled compared to last year, home values across all El Cajon ZIP codes (92019, 92020, 92021, 92022) remain solid, with price-per-square-foot still edging higher.
If you’re a homeowner in El Cajon wondering what your property might be worth—or a buyer trying to time your move—this November 2025 El Cajon market update breaks down the key numbers and what they really mean.
El Cajon Market Snapshot – November 2025
Based on MLS data for single-family homes in El Cajon, here’s how the market looked in November 2025:
Median Sales Price: $770,000
(Down about 2.5% from $790,000 in November 2024)Average Sold Price: $793,222
(Down roughly 3.7% year over year)Median List Price: $700,000
Average List Price: $763,253
Median Days on Market: 33 days
(Up from 30 days last year – homes are taking slightly longer to sell)Months of Inventory: 5.15 months
(Up sharply from 2.49 months in November 2024 – more breathing room for buyers)Number of Properties Sold: 40
(Down from 82 a year ago – sales volume has slowed)New Listings: 60
(Down from 95 new listings last November)Price per Square Foot: $500
(Up from $489 – values are holding on a price-per-foot basis)Sales Price / List Price Ratio: 100%
(Well-priced homes are still selling at or very near full asking price)3-Month Average Sold Price: ≈ $814,195
3-Month Average Price per Sq. Ft.: ≈ $501.58
Overall, prices are mostly flat to slightly down, but price-per-square-foot is still creeping up, and sellers who price correctly are often achieving full list price.
How the El Cajon Market Has Changed Since Last Year
When we compare November 2025 to November 2024, a more nuanced story emerges:
1. Prices Have Softened Slightly, Not Collapsed
The median sales price moved from about $790,000 to $770,000, and the average sold price dipped a few percentage points. That’s a normal adjustment, not a crash. Buyers are more price-sensitive, but El Cajon home values remain fundamentally strong.
2. Inventory Has More Than Doubled
Months of supply increased from 2.49 to 5.15 months, which is a big jump. This means:
Buyers have more choices
Sellers face more competition
Pricing strategy and presentation now matter more than ever
We’re moving away from the ultra-tight, extreme seller’s market and into a more balanced, data-driven market.
3. Fewer Homes Are Selling
The number of properties sold dropped from 82 to 40, and new listings fell from 95 to 60. Fewer people are listing, and fewer sales are closing, which is consistent with a cooling, normalizing market.
4. Price-Per-Foot Is Still Up
Even with a slight dip in median price, the price per square foot rose from $489 to $500, and the three-month average price per square foot also ticked up. That’s a sign that desirable, well-presented homes are still commanding strong prices, especially in the most attractive parts of El Cajon and East County.
What This Means for El Cajon Homeowners
If you own a home in El Cajon—whether in Fletcher Hills, Rancho San Diego, Granite Hills, Bostonia, or central El Cajon—here’s what the data suggests:
Your home likely still holds strong equity, especially compared to a few years ago.
The market is more selective, rewarding homes that are well-prepared, staged, and accurately priced.
You can still sell at a solid price, but you need a strategy, not guesswork.
With inventory higher and sales volume down, buyers are comparing more options. That’s where local expertise, professional marketing, and precise pricing can make the difference between:
Sitting on the market with price reductions, versus
Selling smoothly at a strong number.
If you’re curious what your El Cajon home could realistically sell for in today’s market, a property-specific home value update will tell a much clearer story than the neighborhood averages alone.
What This Market Means for Buyers in El Cajon
For buyers, this version of the El Cajon housing market may be exactly what you’ve been waiting for:
There’s more inventory than last year, which means more choices and less pressure.
Homes are taking slightly longer to sell, which can open the door to negotiation on price, repairs, or closing costs.
At the same time, the 100% sales price-to-list price ratio shows that the best homes, when priced correctly, still move quickly and attract serious offers.
If you’ve been on the sidelines due to intense bidding wars or limited inventory, late 2025 offers a more balanced landscape—especially if you’re pre-approved and ready to move when the right home hits the market.
Considering a Move in or out of El Cajon?
Whether you’re thinking about:
Selling your El Cajon home and trading up or downsizing
Buying into El Cajon for the first time
Or simply wanting to understand how your 92019, 92020, or 92021 property fits into these numbers
…I’d be happy to walk you through a personalized market analysis.
We’ll look at:
Recent comparable sales specific to your neighborhood and floor plan
How your home’s condition and upgrades compare
Realistic pricing strategies in today’s market
Timing and preparation tips to maximize your net proceeds
You can request a no-obligation home value update anytime at:
Or call me directly at (619) 461-5800.
About Steven Rotsart
Steven Rotsart
Realtor, Coldwell Banker Realty
Serving El Cajon, La Mesa, Mt. Helix, and East San Diego County
9332 Fuerte Drive • La Mesa, CA 91941
CA DRE License #01254025
Phone: (619) 461-5800
Email: associates@rotsart.com
Website: www.ROTSART.com
Your questions, answered
Are fix & flip profits taxed as capital gains?
Not usually. Flips are typically taxed as ordinary income because they’re treated as business activity.
Can you deduct renovation expenses on a flip?
Yes, but they’re added to the property’s basis, not written off immediately.
How can investors reduce taxes on flips?
By holding properties longer, using business structures, or considering a 1031 exchange (if eligible).
