What Sold in Poway, September 2026: Prices Held Near Last Year, 23 Sales, Down From 40

• Poway closed 23 home sales in September 2026, against 40 in September 2025. The median sale was $1.22M, down 0% from a year earlier.
• Over the three months from July to September 2026 (94 sales, a steadier read than one month), the median was $1.22M, down 2%, and the median price per square foot was $629, up 2%.
• About one in four sellers (23%) cut their price before selling. Measured against the first list price, the median home sold for 99.8% of it.

How I measured this

These are closed sales reported to CRMLS for homes in Poway, which I define by zip: 92064. That covers houses, condos, townhomes and two to four unit buildings. September 2026 is a complete month. Each figure is compared with the same window a year earlier, and because one month of sales in one city is a small sample, I also show the three months from July to September 2026. Every median is taken across individual sales, a home posted twice in the MLS counts once, and every count (n) is shown so you can judge how much weight a number can carry.

The asking price is the last list price before the home went under contract. The first list price is the price the home came on the market at, so the gap between the two is the price cut. New construction means a home built in 2025 or 2026.

September 2026 in numbers

Measure	Sep 2026	Sep 2025	Jul to Sep 2026	Jul to Sep 2025
Homes sold	23	40	94	105
Median sale price	$1,215,000	$1,217,450	$1,220,444	$1,250,000
Median price per sq ft	$669	$584	$629	$618
Median days on market	14 days	23 days	14 days	22 days
Sale to asking price (median)	99.3%	97.7%	99.3%	97.9%
Sold at or above asking	45%	26%	45%	30%
Sale to first list price (median)	99.8%	n/a	98.9%	n/a
Cut the price before selling	23%	n/a	25%	n/a

The first list price comes from a closed sale field the MLS export only gives me for 2026 sales, so those two rows have no 2025 figure yet. Source: CRMLS closed sales and closed leases, compiled by Sam Souri.

The September median sale was $1,215,000 against $1,217,450 a year earlier (0%), while the median price per square foot went from $584 to $669 (+15%). The two measures point in different directions, which usually means the mix of homes that sold changed (bigger or smaller homes, more houses or more condos), not that the same home is worth that much more or less. The median home was on the market 14 days, faster than the 23 days of September 2025, and 45% of sales closed at or above the asking price (26% a year earlier).

Houses, condos and new construction

Three months is the shortest window where each kind of home has enough sales to compare, so this table covers July to September 2026. A change needs at least 10 sales in both years.

Jul to Sep 2026	Sales	Median price	Price per sq ft	Days on market	Median vs a year earlier
Houses	80	$1,372,500	$659	12 days	+8%
Condos and townhomes	14	$700,000	$555	34.5 days	n/a (3 a year earlier)
Resale homes	93	$1,215,000	$629	14 days	-2%
New construction	1	n/a	n/a	n/a	n/a (2 a year earlier)

A house sold for a median $1.37M and a condo or townhome for $700k, so a month heavy in one or the other moves the city median on its own. One of the 94 sales was new construction.

Price cuts: what the first price really said

Sale to asking price flatters a market where sellers cut before they sell, because the asking price has already come down. Against the first list price, Poway homes sold for a median 98.9% from July to September 2026 (91 sales). 25% of sellers cut at least once, and the median cut was 4.6% (23 sales). The median home spent 17 days on the market counting any earlier listing periods, against 14 days on the final listing alone.

Days on market	Sales	Cut the price	Sale to first list price
0 to 14 days	46	2%	100.0%
15 to 30 days	20	15%	99.1%
31 to 60 days	16	75%	93.1%
More than 60 days	9	78%	91.0%

Homes that sold within 14 days closed at a median 100.0% of their first price. Homes on the market more than 60 days closed at 91.0%. The longer a home sat, the further below its first price it sold.

How buyers paid

Of the 94 sales from July to September 2026 with financing on record, 22% closed in cash, 68% with a conventional loan, 7% with a VA loan and 1% with FHA (1% other terms, such as private money or an assumed loan). 13% of sellers gave the buyer a credit toward closing costs or repairs, a median $10,500 (0.8% of the price, 12 sales). In 23% of sales the seller paid the buyer's agent, a median 2.5% of the price. At the sale, 55% of homes were lived in by the owner, 41% were vacant and 4% had a tenant (82 sales with occupancy on record). The median home went under contract 18 days after it came on the market and closed 27 days after that. Credits and the buyer's agent fee are what the listing agent reported in the MLS, so treat them as a floor.

Same home, then and now

A median compares different homes from one year to the next. A cleaner test is the same home sold twice. 20 of the 94 homes that sold from July to September 2026 had sold before (since 2019, same parcel and same unit). Leaving out four resold within 18 months, the other 16 had been held a median 4.3 years and resold for a median 16% more than their last price, about 5.2% a year. Over the same years the city median for the same kind of home rose 18%, so the headline median told roughly the same story. The four quick resales went for a median 18% more than their last price, the pattern of a renovation between sales, although one resold within 5% of what the owner paid.

By zoned high school

92 of the 94 sales from July to September 2026 matched a zoned high school through the county parcel record. Zones come from district boundary maps, or where a district publishes none, from a mapped sample of assigned schools, so always confirm a specific address with the district. Schools with fewer than 5 sales are left out.

Zoned high school	Sales	Median price	Price per sq ft
Poway High (Poway Unified)	84	$1,240,000	$629
Rancho Bernardo High (Poway Unified)	8	$1,142,495	$668

What rented in Poway

I manage rentals too, so here is the other side of the market: 9 homes in the same zips leased from July to September 2026 (1 in September), from closed MLS leases. Gross yield is twelve months of the median rent divided by the median sale price for the same bedroom count, before taxes, insurance, HOA dues, repairs or vacancy. Rentals and sales are not the same homes, so read it as a rough guide.

Bedrooms	Leases	Median rent	Sales	Median sale price	Gross yield
3 bedrooms	1	n/a	31	$994,050	n/a
4 bedrooms	5	$4,400	35	$1,275,000	4.1%
5 or more bedrooms	1	n/a	24	$2,206,142	n/a

A 4 bedroom home that sold for the median $1,275,000 would rent for about $4,400 a month at the median lease, a gross yield of 4.1% a year.

Notable September sales

Street and zip only. I never publish house numbers or owner names.

• Highest price: a house on Huntington Gate Dr (92064), 5 bed, 5,350 sq ft, sold for $3,100,000 against an asking price of $3,149,000 after 5 days on the market.
• Lowest price: a townhome on Carriage Heights Way (92064), 3 bed, 1,395 sq ft, sold for $625,000.
• Furthest over asking: a house on Dash Way (92064) listed at $1,349,950 and sold for $1,455,000, 7.8% over, after 10 days.
• Fastest sale: a house on Butterfield Trl (92064), 4 bed, 4,200 sq ft, went under contract after 2 days on the market and sold for $2,866,050 (-1.0% vs asking).

For sale right now

On October 19, 2026, 69 homes were for sale in the same zips. At the 31 sales a month of the last three months, that is 2.2 months of supply. This is a count taken today, not at the end of September, so I don't compare it with last year. For context, Freddie Mac's national 30 year fixed rate averaged 6.86% in September, against 6.35% in September 2025. That is a national survey, not a Poway figure.

What it means

Buyers: most homes closed below asking in September, so there is room to negotiate on homes that have been sitting. 25% of sellers had already cut their price, and the days on market table above shows where the discounts are. Credits are on the table too: 13% of sellers paid toward the buyer's closing costs or repairs.

Sellers: the median home sold for 98.9% of its first price, and the homes that sold within 14 days sold closer to it than the ones that sat. A price the market accepts in the first weeks usually beats leaving room to come down.

Owners thinking about renting it out: the gross yield on a median 4 bedroom home was 4.1% a year before costs, below the 6.86% average 30 year mortgage rate in September. Renting tends to pencil for owners with a low rate locked in or a lot of equity, so run the numbers with your own payment, not a new buyer's.

Sources: CRMLS closed sales and closed leases, compiled by Sam Souri. Sales and leases as reported to the MLS through September 30, 2026. Not an appraisal. Data is deemed reliable but not guaranteed.