Should You Still Expect a Bidding War in San Marcos?

If you’ve been holding off on buying a home because you’re worried about getting caught in a bidding war, you may finally be able to exhale a little.

Multiple-offer situations haven’t disappeared completely, but they’re not nearly as common as they used to be. According to a recent national survey, only 1 in 5 homes (20%) received multiple offers in June 2025. That’s down from nearly 1 in 3 (31%) just a year ago—and well below 39% in June 2023.

This shift means you’re likely to face less competition when you buy, giving you more breathing room to make decisions, negotiate terms, and move at a pace that feels right.

Local Matters More Than National

Of course, national averages don’t tell the whole story. Real estate is hyper-local, and conditions can look very different depending on where you’re buying.

Survey data from John Burns Research & Consulting (JBREC) and Keeping Current Matters (KCM) shows how regional differences play out:

• In the Northeast, roughly 1 in 3 homes (34%) are still getting multiple offers.

• In the Southeast, that number drops to just 6%.

Why such a big gap? It all comes down to inventory. Areas where there aren’t enough homes to meet buyer demand are still seeing bidding wars. Markets with more homes available are cooling off, which translates to fewer multiple-offer situations.

So what about San Marcos?
Inventory in our area has been rising, which means buyers are seeing a little less competition than in past years. That said, certain neighborhoods with limited listings—especially those with top schools or close to major employers—may still experience higher demand.

Sellers Are Offering More Flexibility

Another shift worth noting: sellers aren’t holding all the cards anymore. A recent Redfin report shows that nearly half of sellers are offering concessions, like paying part of the buyer’s closing costs or adjusting their asking price to make the deal work.

Not long ago, buyers often had to waive inspections or appraisals just to get noticed. Today, sellers are more open to working with buyers, which means you don’t have to give up key protections in your contract.

For first-time buyers in San Marcos, this change is a big deal. It opens the door to opportunities that simply didn’t exist in the ultra-competitive frenzy of the past few years.

What This Means for You

If the thought of a bidding war has been holding you back, it may be time to take another look at the market.

• Competition is cooling: Multiple offers are down compared to recent years.

• You may have more negotiating power: Sellers are more willing to compromise.

• Local expertise matters: Some San Marcos neighborhoods are still hot, while others are seeing more balanced conditions.

Bottom Line

The market is no longer the feeding frenzy it once was. If you’ve been on the fence, now could be a smart time to step in.

Buying your first home in San Marcos doesn’t have to mean outbidding ten other offers. With the right guidance and a clear strategy, you can find the right home without feeling like you’re stepping into a battle.

Thinking about buying in San Marcos? Talk with a local agent who knows where the competition is cooling and where you’ll still need to move quickly. Having that insight can make all the difference in your home search.