Ocean Hills Country Club Real Estate Specialist — Call or Text Ken Tritle:
760-798-9024
Jean & Ken Tritle, SRES® | DreamWell Homes Realty | Source: CRMLS | Published September 2, 2026
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Ocean Hills Country Club · Market Update · Oceanside CA 92056
August 2026
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55+ Active Adult Community · Source: CRMLS · Published September 2, 2026
📈 The market steadied in August. Seven homes sold — the most in months — the sold-to-list ratio recovered to about 99.1%, back above 98% after July’s dip, and price per square foot ticked up to $632.
Seven homes closed escrow at Ocean Hills Country Club in August 2026 — the highest monthly volume since spring — and the market firmed after July’s soft patch. The average sold-to-list ratio recovered to about 99.1%, back above the 98% line, with three of the seven homes closing over their asking price. Still, this remained a two-speed, selective market: sharp, updated homes drew over-ask offers in days, while ambitiously priced homes cut and sat — including one that took 87 days to clear. One firmer month doesn’t undo the broader normalization we’ve been tracking on our live Market Trends page, but August suggests the market is finding its level.
── August 2026 Key Numbers ──
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Homes Sold 7 Up from 4 in July — best in months |
Avg Sale Price $1,116,396 Up 5.1% from July’s $1,062,250 |
Median Sale Price $1,053,770 The core-market benchmark |
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Avg Days on Market 22 days Wide spread: four sold in 0–4 days |
Price / Sq. Ft. $632.00 Up from July’s $611.94 |
Sold-to-List Ratio 99.1% Back above 98%; 3 of 7 sold over ask |
| 99.1% |
Back above 98% After July slipped to 97.2% — the first month below 98% since August 2025 — August recovered to about 99.1%, back above the threshold. Volume also rose to seven sales, the most since spring. One firmer month doesn’t erase the broader normalization, but it points to a market finding its level rather than sliding. |
── August 2026 Sales by Floor Plan ──
| Floor Plan | Address | Sq. Ft. | DOM | Sale Price | vs. List | $/Sq. Ft. |
|---|---|---|---|---|---|---|
| Mystra | 4168 Andros Way † | 2,314 | 0 | $1,420,000 | −$75,000 | $613.66 |
| Palma | 4710 Majorca Way | 1,052 | 2 | $875,000 | +$20,000 | $831.75 |
| Bellagio | 4664 Cordoba Way | 2,100 | 4 | $1,040,000 | +$15,000 | $495.24 |
| Costa Smeralda | 4603 Zamora Way | 1,952 | 4 | $1,240,000 | +$30,000 | $635.25 |
| Acadia | 4939 Tilos Way | 1,592 | 28 | $1,053,770 | −$46,230 | $661.92 |
| Bellagio | 5033 Santorini Way ‡ | 1,899 | 33 | $975,500 | −$24,400 | $513.69 |
| St. Tropez | 4708 Galicia Way ‡ | 1,800 | 87 | $1,210,500 | −$8,500 | $672.50 |
“vs. List” compares sale price to the final list price. | † 4168 Andros sold before hitting the open MLS (“entered for comp purposes only”), so its price was not market-tested. | ‡ Two homes sold well under their original ask: 5033 Santorini closed $74,500 below its $1,050,000 launch, and 4708 Galicia closed $88,500 below its $1,299,000 launch after 87 days and earlier relistings. | Tap any floor plan for full model details. | Source: CRMLS
Turnkey homes led the rebound. The renovated Costa Smeralda at 4603 Zamora Way — reportedly $290,000 in upgrades — sold for $1,240,000, $30,000 over asking, in 4 days. The Palma at 4710 Majorca closed $20,000 over ask in 2 days, and 4664 Cordoba added another $15,000 over ask in 4 days. When condition and price line up, buyers still compete.
The long tail finally cleared. The St. Tropez at 4708 Galicia Way — the renovated attached home we’ve followed on the Market Trends page all summer — closed at $1,210,500 after 87 days, the month’s longest, and $88,500 below its original $1,299,000 ask. The Acadia at 4939 Tilos and the Bellagio at 5033 Santorini also cut and closed below list. The pattern is unchanged: overpricing still costs time and money.
Ken Tritle represented the buyers on two of August’s closings. As the buyers’ agent, Ken Tritle of DreamWell Homes Realty negotiated the purchase of the Costa Smeralda at 4603 Zamora Way ($1,240,000) — a competitive, over-ask situation — and the St. Tropez at 4708 Galicia Way ($1,210,500), which closed after a long marketing run. A Senior Real Estate Specialist (SRES®) who has worked Ocean Hills Country Club full-time since 2010, Ken knows every one of the community’s floor plans, its recent comparable sales, and the pricing and negotiation strategy that gets buyers and sellers the right result in this 55+ market. It’s the kind of on-the-ground, deal-by-deal experience in Ocean Hills Country Club — and San Diego’s 55+ active-adult communities more broadly — that only comes from representing clients here month after month.
August’s top sale — 4168 Andros Way at $1,420,000 — sold before reaching the open MLS and was entered for comp purposes only, so it wasn’t market-tested. Full detail on every sale: August 2026 Sold Data →
── When the Days-on-Market Clock Resets ──
Here’s something every Ocean Hills seller should understand before reading any market report — including this one. CRMLS actually tracks two counters. Days Active in MLS (DAM) measures the current listing and resets to zero every time a property is entered as a new listing. Cumulative Days Active in MLS (CDAM) is designed to stitch a property’s separate listings together — but it, too, resets to zero when the property has been off the MLS long enough. As of November 19, 2025, CRMLS shortened that window: CDAM now resets after a property has been off-market for 30 days (previously 90), and it also resets on the first day of a new listing whenever ownership has transferred. So a home relisted by a new agent, or relisted after a roughly month-long gap, can reappear showing very few days — even though it has been trying to sell for the better part of a year. A failed escrow, by contrast, does not reset either counter when the same listing agreement stays in force. We pulled the full property-history detail on all seven August closings to separate the real timelines from the reported ones.
| Address | DOM Reported | True Time on Market | What the Count Hides |
|---|---|---|---|
| 4710 Majorca Way | 2 | ~2 days | Accurate — clean listing, sold over ask in days. |
| 4603 Zamora Way | 4 | ~4 days | Accurate — clean listing (the $2.1M “original” was a same-day data blip, fixed to $1,210,000). |
| 4168 Andros Way | 0 | 0 days | Sold before hitting the open MLS — never market-tested. |
| 5033 Santorini Way | 33 | ~33 days | Accurate — one continuous listing, same agent. Went under contract 8/12, fell through, cut from $1,050,000 to $999,900, then sold. The escrow fell out but the listing agreement never expired, so the clock kept running. |
| 4939 Tilos Way | 28 | ~28 days | Accurate — one continuous listing, same agent. A July escrow fell through (pending 7/2 → back active 7/14), but the agreement never expired, so DAM kept running. |
| 4664 Cordoba Way | 4 | ~305 days | Counter reset: first listed Oct 2025 by a different brokerage at $1,175,000, cut to $1,050,000, held twice, canceled 6/25 — then relisted by a new agent 7/30 at $1,025,000, where it sold in 4 days. The ~35-day off-MLS gap (over CRMLS’s 30-day window) and the new listing reset the cumulative count. |
| 4708 Galicia Way | 87 | ~172 days | Counter reset: first listed Jan 2026 at $995,000 (expired), relisted Apr under a new MLS number at $1,299,000 with two failed escrows, cut to $1,219,000, sold Aug — roughly 172 cumulative calendar days from first listing to close. |
“True time on market” counts each home’s full 2026 marketing run — across relistings, status resets, and re-entries by a new agent. Days-on-market rules per CRMLS Listing Status Definitions and the CRMLS November 2025 Broker Report (CDAM reset window shortened from 90 to 30 days). Source: CRMLS property-history detail.
Two of August’s “fast” and “moderate” sales carry long histories the MLS clock wiped clean. 4664 Cordoba reads “4 days” but had been chasing the market since October 2025, and 4708 Galicia reads “87” but had been on and off since January — roughly 172 cumulative days. Both restarted at zero because they were relisted anew (Cordoba by a new agent, Galicia under a new MLS number). The other five counts are accurate: Santorini and Tilos each had a July escrow fall through, but because the same agent kept the listing, their clocks kept running — 33 and 28 days are real.
This doesn’t contradict the month’s firmer numbers — it adds context. Sharp, correctly-priced, updated homes (Majorca, Zamora) genuinely sold in days. The two homes that launched high and had been on the market longest (Cordoba, Galicia) only sold after price cuts and fresh listings. Worth knowing how CRMLS counts it: the current-listing figure (DAM) resets to zero on every new listing, and even the cumulative figure (CDAM) resets once a property has been off the MLS for 30 days — or on any new listing after ownership transfers — while a failed escrow under one continuous agreement resets neither. The takeaway for sellers is the one the data keeps proving: relisting resets the counter, not the buyer pool. Buyers should always ask for a home’s full listing history, not just its current days-on-market — that history is your negotiating leverage.
Looking for What’s on the Market Now?
This report covers August’s closed sales. For the current month’s active listings, homes in escrow, price changes, and new listings — updated continuously through the month — visit our live Ocean Hills Country Club Market Trends page.
── 12-Month Market Trend ──
| Month | Sold | Avg Price | DOM | $/Sq. Ft. | Sold-to-List |
|---|---|---|---|---|---|
| Aug 2026 ★ | 7 | $1,116,396 | 22 | $632.00 | 99.1% |
| Jul 2026 | 4 | $1,062,250 | 23 | $611.94 | 97.2% |
| Jun 2026 | 5 | $1,284,000 | 16 | $618.89 | 100.62% |
| May 2026 | 6 | $1,127,666 | 9 | $609.78 | 98.11% |
| Apr 2026 | 11 | $1,078,332 | 8 | $640.34 | 100.85% |
| Mar 2026 | 10 | $1,000,900 | 35 | $611.05 | 98.02% |
| Feb 2026 | 10 | $1,135,350 | 30 | $641.44 | 99.50% |
| Jan 2026 | 4 | $1,045,500 | 20 | $655.96 | 99.90% |
| Dec 2025 | 7 | $1,171,285 | 33 | $618.42 | 100.95% |
| Nov 2025 | 8 | $998,486 | 21 | $642.74 | 98.03% |
| Oct 2025 | 11 | $1,080,298 | 56 | $530.64 | 98.98% |
| Sept 2025 | 13 | $1,093,385 | 27 | $580.35 | 100.60% |
Source: CRMLS via DreamWell Homes Realty. Green = sold-to-list ratio above 100%. Average price and $/sq. ft. reflect closed sales; sold-to-list is measured against final list price. Information believed to be accurate but not guaranteed.
── What This Means for You ──
Thinking about selling? August rewarded two things: pricing to the comps and turnkey condition. All three homes that sold over asking — Zamora, Majorca, and Cordoba — were sharply priced and move-in ready, and each went under contract in four days or fewer. Every home that reached (Galicia, Tilos, Santorini) cut its price and closed below list, with Galicia taking 87 days. The takeaway hasn’t changed: price to the market from day one, and let condition do the rest. A quick conversation with Ken will tell you exactly where your floor plan stands right now.
Looking to buy? There’s still meaningful room to negotiate on homes that have been sitting or have already reduced — but the best updated homes are drawing competing, over-ask offers again, so hesitation has a cost. Being pre-approved, knowing your target floor plan, and being ready to act remains the whole game. For the current list of active and pending homes, check our live Market Trends page, or set up a free listing alert so you’re first to know when your floor plan appears.
Thinking of Selling Your Ocean Hills Country Club Home?
Talk to Jean and Ken Tritle — a husband-and-wife team who specialize in Ocean Hills Country Club. Ken is your lead listing agent (Realtor®, SRES®, full-time since 2010); Jean is the real estate broker behind every sale. No upfront cost — they’re paid only when your home successfully sells. 100% 5-star reviewed.
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Data sourced from CRMLS. Information believed to be accurate but not guaranteed. Accuracy of square footage, lot size, and other data is not guaranteed. This is general market information, not personalized real estate, legal, or financial advice. © 2026 DreamWell Homes Realty · CA DRE# 01777754 | 01892793 · Published September 2, 2026.
