Market Trends: Poway 92025, 92040, 92064 — April 2026
Key Metrics at a Glance
| Metric | Value | Trend |
|---|---|---|
| Median Sale Price, Rural-Res >=1 ac (0-12 Mo) | $225,000 | Decreasing |
| Median Sale Price, Rural-Res >=1 ac (0-24 Mo) | $388,000 | Decreasing |
| Median Sale Price, Rural-Res >=1 ac (0-36 Mo) | $475,000 | Decreasing |
| Median Sale $/Acre, >=1 ac (0-12 Mo) | $52,966 | Decreasing |
| Median Sale $/Acre, >=1 ac (0-36 Mo) | $58,000 | Decreasing |
| Months of Inventory (All Land) | 19.5 | Buyer's market |
| Median DOMLS (All Land, 0-12 Mo) | 154 days | Worsening |
| SP/LP Ratio (All Land, 0-12 Mo) | 66.0% | Weakening |
| Active Listings, Rural-Res (Current) | 10 | Elevated supply |
| Anticipated Marketing Time | 180+ days | Buyer's market |
Analysis
The Poway 92064 vacant-land market is softening as of the 04/29/2026 effective date. The rural-residential (>=1 acre) cohort that brackets the subject's 9.4-acre site shows a stepped-down median sale price across the 36-, 24-, and 12-month windows ($475,000 - $388,000 - $225,000); median $/acre across the same windows runs $58,000 - $54,545 - $52,966. Closed-sale volume has thinned (25 - 15 - 7 transactions across the same windows), median DOMLS is 154 days (trailing 12 mo all-land), SP/LP ratio is wide (66.0%), and months of inventory at 19.5 places the market firmly in buyer's-market territory. The appraiser has accounted for these conditions in the Sales Comparison Approach through bracketing comparable selection and through period-anchored market-conditions adjustments.
Market Conditions - Detailed Data
Listing Information
Sales: Rural-Residential Sub-Cut (>=1 acre - brackets subject)
Subject-Bracketed (5-15 acres, n=15 over 60 months)
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