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 November 6, 2026
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Ocean Hills Country Club · Market Update · Oceanside CA 92056
October 2026
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55+ Active Adult Community · Source: CRMLS · Published November 6, 2026
📉 A cooler, more negotiable month. Five homes sold, the average sold-to-list ratio eased to about 96.8% — the softest in a year — and three of the five closed below list. Condition still paid: a beautifully upgraded Palma on Adra Way closed at full price and led the community at $902 per square foot.
Five homes closed escrow at Ocean Hills Country Club in October 2026 — down from nine in September — and the month leaned cooler. The average sold price eased to $1,028,600 and the average sold-to-list ratio slipped to about 96.8%, the lowest in our twelve-month window, with three of the five homes selling below their final list price. Part of that softer average is simply mix: October’s sales skewed to smaller, entry-level homes (three 1,106-square-foot Palmas), which pulls the average price down even as price per square foot actually rose. But the direction is real — buyers negotiated more freely than they have all year. The clear exception made the point: a beautifully upgraded Palma on Adra Way — which we listed and sold — closed at its full $998,000 asking price and led the entire community at $902 per square foot. Condition and correct pricing still command full value; everything else is negotiable. You can watch the current month unfold on our live Market Trends page.
── October 2026 Key Numbers ──
| Homes Sold 5 Down from 9 in September | Avg Sale Price $1,028,600 Down 12.5% — a smaller-home mix | Median Sale Price $998,000 The core-market benchmark |
| Avg Days on Market 21.8 days Spread: one sold same-day, one sat 51 | Price / Sq. Ft. $709.50 Up from September’s $686.56 (mix) | Sold-to-List Ratio 96.8% Softest in a year; 3 of 5 under list |
| 96.8% |
Sold-to-list eased — the softest reading in a year At about 96.8%, October’s average sold-to-list ratio was the lowest in our twelve-month window, and three of the five homes closed below their final list price. Some of that is mix — October’s sales skewed to smaller, entry-level homes, which drags the average price down even as price per square foot rose. But the direction is real: buyers negotiated more freely than they have all year. The exception proved the rule — a beautifully upgraded Palma on Adra Way closed at full price and led the community at $902 per square foot. Condition and correct pricing still earn full value; everything else is negotiable. |
── October 2026 Sales by Floor Plan ──
| Floor Plan | Address | Sq. Ft. | DOM | Sale Price | vs. List | $/Sq. Ft. |
|---|---|---|---|---|---|---|
| Palma | 4644 Cordoba Way | 1,106 | 31 | $690,000 | −$85,000 | $623.87 |
| Palma | 4722 Collinos Way ‖ | 1,106 | 51 | $880,000 | −$29,000 | $795.66 |
| Palma | 4685 Adra Way ★ | 1,106 | 17 | $998,000 | even | $902.35 |
| Athos | 5062 Dassia Way | 2,368 | 10 | $1,250,000 | −$25,000 | $527.87 |
| Bellagio | 4663 Cordoba Way ‡ | 1,899 | 0 | $1,325,000 | even | $697.74 |
★ = Listed and sold by Jean & Ken Tritle, DreamWell Homes Realty (seller representation) — closed at full list. | “vs. List” compares sale price to the final list price. | ‖ 4722 Collinos Way was cut from a $949,000 original to $909,000 before closing at $880,000 (this is the Palma at 4722 Collinos — a different home from the St. Tropez at 4742 Collinos sold in September). | ‡ 4663 Cordoba Way was entered in the MLS as a closed comparable only (0 days on market, an off-market sale); floor plan inferred from living area. | Tap any floor plan for full model details. | Source: CRMLS
Same floor plan, $308,000 apart — condition decided everything. Three Palma homes closed in October, each the identical 1,106-square-foot, two-bed/two-bath single-story plan — and they sold for $690,000, $880,000, and $998,000. That’s a $308,000 gap on the very same floor plan, or $624 to $902 per square foot. The dated 4644 Cordoba Way (“an opportunity to make it your own”) sold at $690,000; the fully remodeled 4722 Collinos Way at $880,000; and the stunning, extensively upgraded 4685 Adra Way at $998,000 and a community-leading $902 per square foot. If you own a Palma, this month is a near-perfect, controlled illustration of exactly what condition and presentation are worth here.
The real credit for 4685 Adra Way belongs to the sellers. This community-leading result began long before the home ever reached the market. The owners transformed an ordinary Palma into a true showpiece through their own design vision and finishes — and did much of the work with their own hands. The upgrades were thoughtful and cohesive, built around a cool, sophisticated palette — crisp blue cabinetry and fresh, modern finishes — with genuine pride of ownership in every detail. That is what made buyers fall in love and pay full price. It is the clearest possible proof of the month’s theme: condition and presentation command value, and these sellers earned every dollar of it. Jean and Ken Tritle of DreamWell Homes Realty were honored to represent them. We listed and sold their beautifully reimagined Palma on a private, pie-shaped lot, and it closed at its full $998,000 asking price in 17 days at the highest price per square foot ($902) of any home sold in the community in October. Our part was to price it right, present the owners’ work to its best advantage, and market it to the right buyers; the home they created did the rest. See it among our Ocean Hills Country Club listings, and read what our sellers say in our home-seller reviews.
At the top of the market, buyers set the terms. The month’s two larger homes both closed at or below list: the rarely-available 2,368-square-foot Athos at 5062 Dassia Way sold for $1,250,000 — $25,000 under its ask — and 4663 Cordoba Way, a 1,899-square-foot home entered into the MLS as an off-market comparable, recorded at $1,325,000. With the smaller Palmas leading volume and the larger homes negotiating, October’s average fell even though per-square-foot pricing held up. Full detail on every sale: October 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 tracks two separate day counts. 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 once 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 far longer. A failed escrow, by contrast, resets neither counter when the same listing agreement stays in force. The quick test on any listing: if DAM and CDAM match, the reported count is the real one; if CDAM is higher than DAM, the home has a longer history than its headline number suggests.
| Address | DAM (Current) | CDAM (Cumulative) | What the Count Tells Us |
|---|---|---|---|
| 4663 Cordoba Way | 0 | 0 | Off-market comparable — entered at close with no public listing period. |
| 5062 Dassia Way | 10 | 10 | Accurate — one continuous listing. |
| 4685 Adra Way ★ | 17 | 17 | Accurate — our listing; full price in 17 days, one clean listing. |
| 4644 Cordoba Way | 31 | 31 | Accurate — one continuous listing; a dated home that needed a buyer willing to update. |
| 4722 Collinos Way | 51 | 51 | Accurate — one continuous listing. 51 days is real; cut from $949,000 to $909,000 before closing at $880,000. |
DAM = Days Active in MLS (current listing). CDAM = Cumulative Days Active in MLS. When the two match, the reported days-on-market is the real figure — and in October all five closings match, so there are no reset artifacts this month. 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 detail.
October’s day counts are clean. Every closing’s cumulative count matches its current one, so each reported days-on-market is the real timeline — no relisting resets to read around this month. The clearest lesson is in the spread: our turnkey Adra Way Palma sold in 17 days at full price, while the dated Palma on Cordoba took 31 days and the remodeled-but-ambitiously-priced Collinos Palma took 51 and a price cut. Buyers should always ask for a home’s full listing history, not just its current days-on-market — and in a cooler market, a longer history is real negotiating leverage.
Looking for What’s on the Market Now?
This report covers October’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 |
|---|---|---|---|---|---|
| Oct 2026 ★ | 5 | $1,028,600 | 22 | $709.50 | 96.8% |
| Sep 2026 | 9 | $1,175,168 | 28 | $686.56 | 101.1% |
| Aug 2026 | 7 | $1,116,396 | 23 | $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% |
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. October’s lower average reflects a smaller-home mix (three entry Palmas); its higher $/sq. ft. reflects that same mix — not a community-wide jump. Information believed to be accurate but not guaranteed.
── What This Means for You ──
Thinking about selling? October’s cooler tone makes one thing more important than ever: condition and correct pricing. The three Palmas told the whole story — the same floor plan sold across a $308,000 range, and the one whose owners had transformed it with their own design and finishes (our Adra Way listing) earned full price and the community’s top price per square foot in 17 days. Overpricing in a softer market just invites the cut you were trying to avoid. A quick, no-pressure conversation with Jean and Ken will tell you exactly where your floor plan stands right now — and you can read what our sellers say in our home-seller reviews.
Looking to buy? This is the most negotiating room buyers have had all year — three of October’s five closings came in under list, and the larger homes in particular traded below ask. The playbook: be pre-approved, know your target floor plan, and move decisively on the sharp, well-priced listings while pressing for value on anything that has been sitting. 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 by our sellers.
🏠 What’s My Home Worth? ⭐ Read Our Seller Reviews 📞 Call or Text: 760-798-9024
More Ocean Hills Country Club Seller Resources
🏡 Seller Hub 🏷️ Our OHCC Listings 📊 Sold Data by Floor Plan 📈 OHCC Market Trends 📰 Live OHCC Feed ⭐ Seller Reviews 📐 Find Your Floor Plan
October 2026 Sold Data · OHCC Homes for Sale · Listing Alerts · All Market Reports
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 November 6, 2026.
