New $1,290,000
2841 Jefferson St
4 BD · 3 BA · 2,600 SQFT
Inspector’s Eye
- Wildfire
- CLEAR
- Fault
- CLEAR
- Foundation
- WATCH
- Insurance
- WATCH
37.7897° N · 122.4103° W — SAN DIEGO COUNTY · FIELD FILE
Know the home, the risk, and the market in Carlsbad before everyone else.
Coastal North County listings, the local index, inspection intelligence, and neighborhood detail for Carlsbad buyers — the data the MLS leaves out.
Market Pulse — monthly video from the field. Watch ▸
Carlsbad runs from the lagoons and the coastline inland to the La Costa hills, and the trade-offs shift sharply along the way. Near the water, bluff erosion and salt-air corrosion of roofs, railings, and HVAC are the quiet cost drivers; in the eastern canyons, wildfire exposure and steeper grading take over. Mello-Roos districts blanket much of the newer La Costa and Bressi Ranch construction, HOA structures vary by village, and insurance availability is tightening on the wildland fringe. Schools, walkability to the Village, and lot size diverge between the 92008 coastal core and the 92009 hillsides. Prices sit well above the inland Riverside markets we cover, so the inspection and insurance read matters even more per dollar. This page surfaces the inspection findings, insurance exposure, and ZIP-level price movement before you ever step into a showing.
The Carlsbad Index
Real-time market intelligence for buyers, agents & investors.
DATA AS OF JUN 30, 2026 · INDICATIVE, NOT GUARANTEED
-
Median Price
$825,000
-2.9% MoM -
Active Inventory
196
+4% MoM -
Avg Days on Market
18
+0 days -
List-to-Sale
99%
-0.3 pt -
30-yr Mortgage
6.82%
+0.06 pt -
Listings w/ Price Cut
19%
+2 pt -
Rent-to-Price
0.34%/mo
flat -
Insurance Stress
Elevated
FAIR Plan share rising -
Wildfire Exposure
Moderate
eastern canyons (WUI) -
ZIP Appreciation (YoY)
+3.1%
92011 leads -
Off-Market Supply Members
41
members only -
Foreclosure Rate
0.12%
-0.01 pt
County verification layer
San Diego County · the recorded numbers
CRMLS MATRIX · THROUGH MAY 2026 · COUNTY MEDIANS
Median Home Price
$825,000
▼ -2.9% vs Apr 2026
Median Days on Market
18
— flat vs Apr 2026
Year-over-Year
0.0%
— flat vs Jun 2025
SOURCE: CRMLS MATRIX · NOT A SUBSTITUTE FOR A PROPERTY-SPECIFIC APPRAISAL OR CMA
Buyer Intelligence · aggregated
Who's buying in Carlsbad right now
90 DAYS · CLOSED SALES · AS OF JUN 30, 2026
How the last 90 days of buyers paid
Conventional
58%
Cash
28%
VA
8%
FHA
6%
Cash share
28%
Offers per listing
3.1
Coastal equity recyclers and out-of-state cash lead; FHA is nearly absent above the median.
Days on market, by price band
| Band | Median DOM | Share | Pressure |
|---|---|---|---|
| Under $1M | 14d | 22% | HOT |
| $1–1.5M | 19d | 41% | HOT |
| $1.5–2.5M | 28d | 27% | WARM |
| Over $2.5M | 52d | 10% | COOL |
The read
Nearly a third of closings are cash — appraisal contingencies are a negotiating lever here, not a formality.
AGGREGATED CLOSED-SALE PATTERNS · NO INDIVIDUAL BUYER DATA IS COLLECTED, PROFILED, OR PUBLISHED
Pre-screened, risk-read
Properties Worth Watching
New 
Price Drop $1,465,000
7521 Caminito Avola
4 BD · 4 BA · 3,010 SQFT
Inspector’s Eye
- Wildfire
- WATCH
- Fault
- CLEAR
- Foundation
- WATCH
- Insurance
- FLAG
Coming Soon $1,180,000
2630 Gateway Rd
3 BD · 3 BA · 2,280 SQFT
Inspector’s Eye
- Wildfire
- CLEAR
- Fault
- CLEAR
- Foundation
- CLEAR
- Insurance
- WATCH
Off-Market Private listing
ADDR ▮▮▮▮▮▮▮▮▮▮▮
APN ▮▮▮▮▮▮▮ · MEMBERS ONLY
PRICE ON REQUEST
Off-market — coastal bluff, 92008
Inspector’s Eye
- Wildfire
- CLEAR
- Fault
- CLEAR
- Foundation
- FLAG
- Insurance
- FLAG
The Off-Market Vault
Pre-MLS and pocket listings drop every Tuesday. Members see them days before they hit the market — sometimes never reaching it.
Founder’s Field Notes
Straight from the inspection
Real findings from recent Carlsbad inspections — roofs, foundations, drainage, and the things sellers hope you miss.
Block by block
Carlsbad Neighborhood Guides
Olde Carlsbad
Walkable Village core near the coast with older housing stock. Roof age, original electrical, and salt-air corrosion are the inspection items that actually move price.
La Costa
Master-planned southeast hills with golf frontage, Mello-Roos, and steeper lots. Slope, drainage, and retaining walls drive cost here.
Bressi Ranch
Newer central community, predictable layouts and a strong HOA. Read the CFD line items before you write an offer.
California-specific
Education Hub
Mello-Roos
What those CFD line items add to your Carlsbad tax bill, and how to read them before you offer.
ADU Rules — San Diego County
County and state ADU/JADU limits, setbacks, and what actually pencils out.
Wildfire Hardening
Defensible space, vents, and Chapter 7A materials that keep a WUI home insurable.
Earthquake Retrofits
Cripple-wall bracing and foundation bolting — cost, permits, and resale impact.
FAIR Plan 101
When the standard market drops you, what the FAIR Plan covers, and the wrap policy gap.
NHD Reports
Reading the Natural Hazard Disclosure: flood, fire, fault, and seismic zones.
Tools
Do the homework the agents skip
What buyers say
★★★★★
The bluff-side place looked perfect until their read on the foundation and salt-air corrosion gave us real numbers to negotiate with.
Free, gated download
The State of California Real Estate Report
Inventory, insurance stress, wildfire exposure, and ZIP-level appreciation across every market we cover — plus the weekly brief in your inbox.
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