Imperial Beach Market Update | March 2026

Market Overview

March 2026 marked the official start of PCS season in Imperial Beach — and the numbers tell the story. The median home price climbed to $932K, a 4.1% jump from February, while active listings fell to just 22 (down 21% month-over-month). The result: Imperial Beach is now operating at less than three weeks of inventory, a seller's market by any measure.

Military buyers drove 61% of March transactions — the highest share ever recorded in IB and nearly double the San Diego County average of 18%. This surge reflects the convergence of two forces: NAS Coronado's spring PCS cycle and the growing recognition among military families that Imperial Beach offers coastal living at one-third of Coronado's price. With the 2026 BAH increase already in effect, IB has become the most financially accessible coastal community for E-5 through O-4 personnel in Southern California.

Neighborhood Breakdown

Beachfront & Ocean View Corridor

Seacoast Drive saw 6 sales in March — up from 4 in February — with prices ranging from $1.45M to $2.35M. The Seacoast Drive beautification project (now 70% complete, expected Q3 2026 finish) is already generating buyer interest, with two properties selling specifically for their proximity to the improved promenade. Average days on market: 11 days.

Insider Tip: Oceanfront buyers who close before the Q3 2026 project completion are likely to see immediate appreciation of 8–12% once the finished promenade is unveiled. This is the last window to buy at pre-improvement prices.

Palm Avenue Corridor

Palm Avenue recorded 8 sales in March with prices ranging from $755K to $1.22M. The corridor's commercial revitalization is accelerating — three new restaurant concepts signed leases in March, and the city-approved farmers market is scheduled to launch in May. Properties within two blocks of Palm Ave are now selling at a 9% premium over comparable East IB homes. Average days on market: 22 days.

Insider Tip: The Palm Avenue ADU opportunity remains the best value-add play in the South Bay. A $150K ADU addition on a $850K Palm Ave home creates a rental income stream that effectively reduces your net housing cost below BAH — a strategy we've helped multiple military families execute this year.

East Imperial Beach & Nestor

East IB and Nestor saw 13 sales in March — the most active month in this segment since spring 2022 — with prices ranging from $685K to $935K. VA loan buyers dominated, accounting for 78% of transactions in this price range. The sub-$800K segment is now effectively a multiple-offer environment, with the average home receiving 3.2 offers. Average days on market: 17 days.

Insider Tip: E-5 and E-6 buyers using VA loans in Nestor are finding that their zero-down purchase actually builds equity faster than renting on-base housing — especially with the current appreciation trajectory. We've run the numbers for dozens of junior enlisted families this spring, and the math consistently favors buying.

Military Housing Impact

Market Forecast: April 2026

April will be the peak month of PCS season demand in Imperial Beach. We expect active listings to remain below 25, days on market to compress further to 14–16 days, and the median price to approach $960K–$975K. The Seacoast Drive project entering its final phase will add additional buyer urgency in the beachfront segment.

Buyer Strategy: Get pre-approved now — not when you find the right house. With 19-day average DOM and multiple-offer situations in every price band, buyers who aren't already pre-approved are losing homes to those who are. Call us today and we'll connect you with our VA loan specialists for same-week pre-approval.

Seller Strategy: April is your optimal listing window. PCS buyers have firm deadlines, strong pre-approvals, and are motivated to close quickly. A March listing that doesn't move will likely attract multiple offers in April as PCS demand peaks. If you've been thinking about selling, now is the time.

Notable March Sales

The IB Moment: Spring 2026

Imperial Beach is no longer a secret. The combination of Seacoast Drive improvements, Palm Avenue revitalization, and the city's short-term rental regulations (which are converting investor-held properties into owner-occupied homes) has created a fundamentally different market than what existed two years ago. The military community has taken notice — and the 61% buyer share in March is the clearest signal yet.

For military families PCS'ing to NAS Coronado, NASNI, 32nd Street Naval Station, or MCRD this spring, Imperial Beach represents the best combination of coastal lifestyle, military community, and BAH-accessible pricing in San Diego County. We've helped over 500 military families find homes in this market, and we've never seen demand this concentrated.

PCS season waits for no one. If your orders are for summer 2026, contact us today — we'll have you under contract before peak season competition arrives.