Coronado Market Update | February 2026

Market Overview

February 2026 brought continued strength to the Coronado real estate market, with median home prices climbing to $2.65M—a 3.2% increase from January and 8.1% year-over-year growth. Inventory remains historically tight at just 42 active listings, down 12% from last month, creating a competitive seller's market that favors well-priced properties.

As a Coronado High School Class of '98 graduate who's watched this market evolve for 25+ years, I can confidently say this February's dynamics mirror the seasonal patterns we typically see, but with notably stronger price appreciation than historical averages. The combination of limited inventory, strong military buyer demand, and Coronado's enduring appeal continues to drive premium valuations.

Neighborhood Breakdown

Coronado Village

The Village saw 8 sales in February, with prices ranging from $1.95M to $3.8M. Historic homes continue to command premium pricing, particularly those within walking distance to Orange Avenue shops and restaurants. Average days on market: 32 days. Multiple offers remain common for turnkey properties priced under $2.5M.

Insider Tip: Village homes requiring historic permitting are sitting longer (45+ days) as buyers factor in renovation timelines and approval processes. If you're considering a fixer-upper, budget 6-12 months for City of Coronado permitting.

Coronado Cays

Waterfront demand remains robust in the Cays, with 5 sales averaging $3.2M. Properties with private docks and deep-water slips (accommodating 40+ foot vessels) continue to sell fastest, often within 2-3 weeks of listing. Streets with the deepest slips—Spinnaker Way, Mariner Way, and Sandpiper Strand—command 15-20% premiums over interior Cays streets.

Insider Tip: Silver Strand bridge traffic patterns are shifting with new Naval Base Coronado gate procedures. Morning commutes (0600-0800) now see 10-15 minute delays. Buyers should factor this into their decision-making, especially for dual-military households with early reporting times.

Coronado Shores

Luxury condo market showed strength with 12 sales ranging from $1.1M to $4.2M. Beachfront towers with direct ocean views (Le Pont, Coronado Shores) continue to outperform bay-view properties. Average price per square foot: $985, up 4.1% from January.

Insider Tip: HOA assessments are increasing across most Shores towers (averaging $1,200-$1,800/month) due to infrastructure upgrades and insurance costs. Budget accordingly and request 3-year HOA financial statements before making offers.

Military Housing Impact

Military buyers represented approximately 35% of February sales, consistent with historical averages. VA loan usage remains strong, with most Coronado sellers now familiar with VA appraisal requirements and timelines. My Navy SEAL family heritage gives me unique insight into military buyer needs—I understand the urgency of PCS timelines and the importance of base proximity.

Market Forecast: March 2026

Looking ahead to March, I expect continued inventory constraints (likely 40-45 active listings) as we enter the traditional spring selling season. Historically, March-May brings the highest sales volume in Coronado, with military PCS moves driving 40-50% of transactions.

Buyer Strategy: Act quickly on well-priced properties. In this market, waiting "to see what else comes up" often means losing your top choice. Get pre-approved, have your down payment ready, and be prepared to make competitive offers within 48 hours of new listings.

Seller Strategy: Spring is your window. List in March-April to capture peak military buyer demand before summer PCS moves conclude. Professional staging, high-quality photography, and strategic pricing (within 5% of recent comps) will generate multiple offers.

Notable February Sales

Final Thoughts

February 2026 reinforced what I've observed over 25+ years in Coronado real estate: limited inventory, strong demand, and the island's unique appeal create a consistently resilient market. Whether you're a military family relocating to Naval Base Coronado or a civilian buyer seeking coastal living, understanding these micro-market dynamics is essential.

As someone who graduated from Coronado High School in 1998 and comes from a Navy SEAL family (grandfather UDT, brother SEAL), I don't just sell Coronado real estate—I live it. I know which Village streets flood during king tides, which Cays docks have the deepest slips, and which Shores towers have the best HOAs. This insider knowledge is what you get when you work with a true Coronado native.

Questions about the Coronado market? Thinking about buying or selling? Let's talk. I'm here to provide honest, data-driven insights backed by decades of local knowledge.