How to Win a Multiple Offer Situation When Buying in San Diego

by Trevor Landress

To win a multiple offer situation in San Diego, you need a strong pre-approval, clean terms, a price you can defend and a clear walk-away number. Competition is real here. Redfin reported that 36.1% of San Diego County sales closed above asking in July 2026, and the typical home went pending in 29 days.

The short answer

More than a third of San Diego County sales closed above asking in July 2026, per Redfin.
Price is only one part of a strong offer. Terms, timing and financing matter too.
Redfin says getting financing approved before you tour is essential.
Know your walk-away number before you see the home, so emotions do not set it for you.
Losing a bidding war is normal. Having a plan keeps you from overpaying.

What San Diego sellers are seeing right now

Redfin's July 2026 county update shows a market that favors sellers. Homes sold for an average of 99.5% of their asking price, months of supply sat at 2.76, and the typical home went pending in 29 days. Redfin also noted that offers at or above list got the fastest responses.

Competition is not the same at every price. Here is how Redfin broke it down for April through June 2026:

Price tier	Median price	Sold above list	Days on market
Starter (5th to 35th percentile)	$649,672	39.1%	28
Mid-range (35th to 65th percentile)	$910,446	42.8%	21
Upper (65th to 95th percentile)	$1,508,286	36.4%	21
Luxury (top 5%)	$3,774,028	21.8%	32

The takeaway: the middle of the market is where bidding wars are most common. If you shop between roughly $650,000 and $1.5 million, plan for company.

Seven ways to make your offer stronger

Get fully pre-approved first. Redfin's advice is to have financing approval in hand before you tour. A letter from your lender, not just a calculator estimate, tells the seller you can close.
Tour early. With typical homes going pending in under a month, the first weekend often decides it.
Offer a price you can defend. Ask your agent for recent sales of similar homes, then decide where you are willing to land. Offering at or above list can help, but only when the comparable sales support it.
Make your terms easy. A closing date that fits the seller's plans can matter as much as a few thousand dollars. CNBC lists a rent-back, where the seller stays in the home for a short time after closing, as one way to make an offer more attractive.
Show real commitment. A solid deposit helps. I explain the amounts and the risks in my guide to earnest money in San Diego.
Think carefully about your contingencies. Fewer contingencies can help an offer, but you take on more risk. Read home buying contingencies in San Diego, explained before you decide what to keep.
Plan for the appraisal. If the home appraises low, you may need cash to cover the gap. See how escalation clauses work for the risks of stretching your price.

Know your walk-away number

Before you tour, decide the most you will pay and write it down. Rates make this real. At the 7.40% average Freddie Mac reported for October 8, 2026, every $100,000 you borrow costs about $692 a month in principal and interest (my calculation). A bid that is $50,000 higher adds about $346 a month for 30 years.

If you feel the number rising during a bidding war, pause. Ask your agent for comparable sales, and ask yourself whether you would still like the price if you had seen it on day one. If the answer is no, let it go. Our income guide can help you check your budget.

Losing is normal

Many buyers write more than one offer before they win. That is not a sign you did something wrong. Treat each loss as practice, and keep your pre-approval, your budget and your priorities ready for the next home. My guide to the home buying process in San Diego shows where offers fit into the bigger picture.

This is not a guarantee

Redfin's numbers describe a past period, and they will change. A strong offer improves your odds but cannot promise a win, because sellers weigh price, terms and timing in their own way. I am a REALTOR, not a lender or an attorney, so check your financing and contract questions with the right professional.

My advice for San Diego buyers

Get fully pre-approved before you tour.
Write down your walk-away number and stick to it.
Make your terms clean and flexible where you safely can.
Keep protections you cannot afford to lose.
Treat every offer as practice for the next one.

Call or text me at (619) 402-4614 or send me a message.

Call or text (619) 402-4614 Contact Trevor Landress

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Frequently asked questions

How do I win a bidding war on a house in San Diego?

Get a strong pre-approval, tour early, offer a price that comparable sales support and keep your terms clean. Know your walk-away number before you bid.

How common are above-asking sales in San Diego?

Redfin reported that 36.1% of San Diego County sales closed above asking in July 2026. In the mid-range price tier, it was 42.8% for April through June 2026.

Should I offer over asking price?

Only if comparable sales support the number and it fits your budget. Offering over asking can help, but it can also create an appraisal gap you may have to cover in cash.

Should I waive my contingencies to win?

It can make your offer stronger, but it shifts risk to you. Decide how much you could afford to lose before you waive anything.

About the author

Trevor Landress is a San Diego REALTOR® with Coldwell Banker West (DRE# 02126901). He was born and raised in San Diego and has been licensed since 2021.

Trevor helps homeowners sell, guides first-time buyers through the home buying process and assists investors with their next acquisition. His work includes negotiating offers, analyzing market trends, building pricing strategies and running marketing campaigns for his listings.

He serves clients across San Diego County, from coastal communities like La Jolla, Del Mar and Carlsbad to neighborhoods inland.

Trevor is part of the Campbell Group, a three-generation real estate team, and he and the Campbell Group consistently rank as a top producing team at Coldwell Banker West each month. He writes these guides to help San Diego buyers and sellers navigate an ever-changing market.

How I help San Diego home buyers

I guide buyers through the home buying process, from getting ready to make an offer to negotiating terms and reaching the closing table.

How I help San Diego home sellers

I help sellers set a price, prepare and market their home, and work through offers and negotiations to closing.

To talk through your plans, call or text (619) 402-4614 or contact Trevor Landress.

Sources

This guide is general information for San Diego home buyers. It is not legal, tax, lending or financial advice. I am a REALTOR, not an attorney, tax advisor, insurance agent or lender, so please check the details of your own situation with the right professional.