Five homes closed in Ocean Hills Country Club in July, matching June and behind only January’s four. Thirteen new listings came on in the same thirty-one days, matching May for the most in any month this year. Those two facts together are the whole July story, and neither of them is about prices falling.
The number that looks alarming is price per square foot. It has printed lower almost every month this year: $661 in January, $641 in April, $609 in June, $596 in July. Read as a line on a chart, that is a market losing close to ten percent in seven months. It is not. Compare each size of home against the same size a year ago and three of the four bands are up. What changed is which homes sold, not what they are worth.
July 2026 at a glance
| July 2026 | June 2026 | July 2025 | |
|---|---|---|---|
| Closed sales | 5 | 5 | 6 |
| Median price | $1,015,000 | $1,115,000 | $1,018,500 |
| Median $/sq ft | $596 | $609 | $654 |
| Median days on market | 24 | 17 | 14 |
| Median % of final list | 98.6% | 100.8% | 99.4% |
| Closed at or above asking | 2 of 5 | 5 of 5 | 3 of 6 |
| Had cut the price first | 2 of 5 | 1 of 5 | 1 of 6 |
Five sales is a small sample and every figure above should be read that way. Levels, not percentage changes.
Two homes on Lamia Way, nine days apart, $380,000 apart
The clearest thing that happened in July was not a trend. It was a pair.
| 4969 Lamia Way | 4976 Lamia Way | |
|---|---|---|
| Closed | 21 July 2026 | 30 July 2026 |
| Closed price | $1,000,000 | $1,380,000 |
| Living area | 2,341 sq ft | 2,317 sq ft |
| Price per square foot | $427 | $596 |
| Lot | 5,400 sq ft | 4,806 sq ft |
| Bedrooms / baths | 2 / 3 | 2 / 2 |
| Year built | 1993 | 1991 |
| Original asking price | $1,199,000 | $1,450,000 |
| Days on market | 53 | 24 |
Twenty-four square feet apart. Same street. Nine days apart. Three hundred and eighty thousand dollars apart. And the one that sold for less had the bigger lot and the extra bathroom.
Everything that explains a $380,000 gap between these two homes lives in the part of the record the data cannot see.
The MLS can measure square footage, lot size, bedrooms, bathrooms and year built. It cannot measure a kitchen redone last year against one redone in 2004. It cannot measure which way the windows face, whether the golf course is in front of you or behind a fence, or how the light falls at four in the afternoon. When two nearly identical homes on one street close $380,000 apart in the same month, the explanation is entirely in the part no spreadsheet holds. That is the best argument there is against pricing your home from an online estimate, and July handed us a clean one.
What the five sales say about pricing
| Home | Cut first? | Days | % of final list | % of original ask |
|---|---|---|---|---|
| 4971 Kalamis Way | No | 2 | 101.2% | 101.2% |
| 6043 Piros Way | No | 8 | 100.0% | 100.0% |
| 4976 Lamia Way | Yes | 24 | 98.6% | 95.2% |
| 4044 Aeolia Way | No | 31 | 96.7% | 96.7% |
| 4969 Lamia Way | Yes | 53 | 91.0% | 83.4% |
The two homes that began above the market finished at 95.2% and 83.4% of what they first asked, and spent 24 and 53 days getting there. The home priced correctly went in two days for more than the asking price. A reduction is not a correction. It is a receipt for the weeks the first number cost you.
Every home that sold in Ocean Hills in July
4976 Lamia Way2 bd · 2 ba · 2,317 sq ft · built 1991
6043 Piros Way2 bd · 3 ba · 2,022 sq ft · built 1998
4044 Aeolia Way2 bd · 2 ba · 1,800 sq ft · built 1986
4969 Lamia Way2 bd · 3 ba · 2,341 sq ft · built 1993
4971 Kalamis Way2 bd · 2 ba · 1,106 sq ft · built 1989
Recently closed sales in your area. The Lund Team did not represent either side on any of the five.
Where the price per foot actually went
Here is the same year cut by size of home rather than by month. Each band is compared against the same band in the same seven months of 2025, so the mix cannot move the answer.
| Size of home | 2025 $/sq ft | 2026 $/sq ft | Change | Sales |
|---|---|---|---|---|
| Under 1,400 sq ft | $701 | $778 | +11.0% | 11 then, 8 now |
| 1,400 to 1,799 sq ft | $593 | $632 | +6.6% | 8 then, 10 now |
| 1,800 to 2,199 sq ft | $636 | $614 | −3.5% | 35 then, 26 now |
| 2,200 sq ft and up | $521 | $584 | +12.2% | 12 then, 6 now |
January through July, both years. The 1,800 to 2,199 band is the only one with a sample large enough to lean on.
Three of four bands up, and the falling monthly line explained: the small homes that carry the highest price per foot made up less of July than they did in January. A community median moves when the mix moves. It is not a price.
The wider backdrop
The average 30-year mortgage dipped to 6.43 percent the week of 2 July, then climbed to 6.66 percent by the 30th. When the Federal Reserve held its target range at 3.5 to 3.75 percent on 29 July, the vote was 9 to 3 and all three dissenters wanted a quarter-point hike, not a cut. Buyers waiting for cheaper money did not get a signal in July. Ocean Hills is a largely equity-driven 55-plus market, so it feels rate moves less directly than most, but its buyers still have to sell something to get here.
Rate figures: Federal Reserve FOMC statements and Summary of Economic Projections; Freddie Mac Primary Mortgage Market Survey. Sales figures: CRMLS.
Inventory
Thirteen homes were listed in July and five closed. As of the 18 August data pull there were seven homes for sale in Ocean Hills against a trailing pace of about eight sales a month, which is roughly 0.9 months of supply. Six months is generally taken as balanced. Ocean Hills has not been near balanced at any point this year.
One number worth stating plainly, because it is easy to get wrong: several additional Ocean Hills listings are rentals rather than resales. They are excluded from every figure on this page.
If you are thinking about selling
July is the argument for pricing at the market on day one, made twice on one street. The home that asked the right number sold in two days above it. The home that opened at $1,199,000 in the spring cut once, took 53 days, and still closed $199,000 below where it started. Under one month of supply means a correctly priced Ocean Hills home is still among the easier homes to sell in North County. It does not mean the market will absorb an ambitious number and hand it back to you later.
Which floor plan you own matters more than the community median. Ask what your plan has done against itself, not what Ocean Hills did on average.
If you are thinking about buying
Seven homes for sale is not a selection, and the good ones are still going in single-digit days at full price. The opportunity in July was the opposite end: two homes that sat for a month or more and closed 3.3% and 9.0% below what they were asking on the day they sold. Those exist in every month, they are rarely the ones being talked about, and finding them needs someone watching daily rather than checking a portal on a Sunday.
Ocean Hills month by month, 2026
| Month | Sales | Median price | $/sq ft | Days | % of list |
|---|---|---|---|---|---|
| January | 4 | $1,062,500 | $661 | 14 | 99.8% |
| February | 9 | $1,179,000 | $654 | 13 | 100.0% |
| March | 10 | $1,056,500 | $607 | 19 | 98.8% |
| April | 11 | $1,012,500 | $641 | 5 | 100.1% |
| May | 6 | $1,094,500 | $629 | 8 | 100.1% |
| June | 5 | $1,115,000 | $609 | 17 | 100.8% |
| July | 5 | $1,015,000 | $596 | 24 | 98.6% |
Recomputed 18 August 2026. Small differences against the original monthly posts reflect sales reported after those posts were written.
Frequently asked questions
Did Ocean Hills prices fall in July 2026?
No. The median closed price was $1,015,000 against $1,018,500 in July 2025, which is flat, and comparing homes of the same size against the same size a year ago, three of the four size bands were higher. The falling price-per-square-foot line reflects which homes sold, not what they are worth.
How many homes sold in Ocean Hills Country Club in July 2026?
Five closed residential sales, matching June. Only January was lighter, at four.
What is the median home price in Ocean Hills Country Club?
The median closed price across the first seven months of 2026 was $1,100,000, on 50 sales. July alone was $1,015,000 on five sales.
How fast do homes sell in Ocean Hills?
The median across the first seven months of 2026 is 9.5 days. July was slower at 24 days, the slowest month of the year, on a five-sale sample.
How much inventory is there in Ocean Hills Country Club?
Seven homes were for sale as of 18 August 2026, about 0.9 months of supply at the current pace. Six months is generally considered balanced.
Is Ocean Hills Country Club a good place to buy right now?
That depends on your timeline and which floor plan you want. What the data supports is that supply is very tight, well priced homes sell in single-digit days, and the homes that sit are usually the ones that opened above the market. We do not make market predictions.
Why is price per square foot different from the median price?
The median price answers “what did the middle home sell for”. Price per square foot answers “what did a foot of house cost”. When smaller homes make up more of a month the median falls while the price per foot rises, and the reverse. Neither one alone tells you what your home is worth.
Market terms, explained
Median. The middle number, not the average. Half the sales were higher, half lower. Less easily distorted by one very large sale, but it still moves when the mix of homes sold changes.
Price per square foot. Closed price divided by living area. Useful because it does not care how big the house is, which makes it the better tool for comparing one year against another.
Days on market. Days between going live and going into contract, not to closing. Escrow in this market typically adds about another four weeks.
Percent of list. Closed price against the final asking price. A home that cut and then sold at asking shows 100% here, which is why we also show percent of the original ask.
Months of supply. Homes for sale divided by the recent monthly pace of sales. Roughly how long it would take to sell everything if nothing new arrived. Around six months is generally called balanced.
Mix shift. When an average changes because different kinds of home sold, not because values moved. The most common way a market statistic misleads.
Looking closer
See every home for sale in Ocean Hills Country Club, the full record of recent sales, or the rest of the monthly Ocean Hills reports. If you want the read on your own floor plan rather than the community average, get in touch. Text or call 760-533-7684.
Posted by Tyson Lund onEnjoy this blog post? Click here to subscribe for updates
Leave A Comment