Coronado Market Update | March 2026

Market Overview

March 2026 marked the official start of Coronado's spring selling season, with median home prices reaching $2.72M—a 2.6% increase from February and 10.9% year-over-year growth. Inventory expanded to 48 active listings (up 14% from February) as sellers capitalized on peak military PCS demand. Days on market dropped to just 32 days, signaling intensified buyer competition as spring momentum builds.

As a Coronado High School Class of '98 graduate who's watched this market evolve for 25+ years, March consistently delivers the year's strongest activity. Military PCS orders (Permanent Change of Station) drive 45-50% of spring transactions, with buyers racing to close before summer reporting dates. This March's 32-day average DOM (down from 38 in February) confirms the urgency—well-priced homes are receiving multiple offers within the first weekend.

Neighborhood Breakdown

Coronado Village

The Village saw 11 sales in March, with prices ranging from $2.1M to $4.1M. Spring PCS buyers drove increased activity, with historic homes near Orange Avenue receiving 3-5 offers. Average days on market: 28 days. Properties priced under $2.8M are selling within 2 weeks, often above asking price.

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 surged in the Cays, with 7 sales averaging $3.6M. Spring brought Navy and civilian buyers seeking dock-equipped properties before summer boating season. Properties with private docks and 50+ foot slips sold within 10-14 days. Spinnaker Way and Mariner Way saw bidding wars, with one property receiving 6 offers and closing $250K over asking.

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 accelerated with 15 sales ranging from $1.2M to $4.5M. Military retirees and downsizing families drove March activity, with Le Pont and Coronado Shores towers seeing multiple-offer scenarios. Average price per square foot: $1,015, up 3% from February and marking a new 2026 high.

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 48% of March sales, significantly above the 35% annual average as PCS season accelerated. VA loan usage surged, with 22 of 33 total March transactions using VA financing. My Navy SEAL family heritage gives me unique insight into military buyer needs—I understand the urgency of PCS timelines, the stress of compressed house-hunting trips, and the importance of base proximity for dual-military families.

Market Forecast: April 2026

Looking ahead to April, I expect peak spring market conditions with 50-55 active listings as more sellers list to capture PCS demand. April historically delivers the year's highest sales volume in Coronado, with military buyers representing 50-55% of transactions. Expect continued multiple-offer scenarios and sub-30-day average DOM.

Buyer Strategy: Competition will intensify in April. Submit offers the same day you view properties—waiting even 24 hours can mean losing to faster buyers. Consider escalation clauses ("$25K over highest offer up to $X") and waive contingencies where feasible. Pre-approval letters from military-friendly lenders carry more weight.

Seller Strategy: List by April 1st to maximize exposure during peak PCS season. Homes listed mid-April compete with increased inventory and face tighter buyer timelines. Price aggressively (within 2-3% of comps), stage professionally, and expect to review multiple offers within 5-7 days of listing.

Notable March Sales

Final Thoughts

March 2026 delivered exactly what I predicted: spring PCS season ignited the market with 48% military buyer participation, bidding wars on waterfront properties, and homes selling $200K-$250K over asking. After 25+ years watching Coronado's cycles, March-April consistently produce the year's most competitive conditions. If you're buying, expect to move fast and compete aggressively. If you're selling, this is your moment to capitalize on peak demand.

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.