Mortgage Rates Below 6% Won't Save San Diego's Market (2026)

• 14 minutes • By San Diego Fast Cash Home Buyer Team

For the first time since 2022, mortgage rates in San Diego have dropped below 6 percent, with 30-year fixed rates hitting 5.98% in late February 2026. This should be good news for homebuyers and the sluggish San Diego housing market. But there's a problem: 83% of economists and business executives surveyed by the San Diego Union-Tribune say mortgage rates below 6% won't significantly impact the market.

The reason? Homeowners with 3-4% mortgage rates from 2020-2021 aren't going to give up those ultra-low rates to buy another home at 5.98%. Even with mortgage rates below 6 percent for the first time in years, the payment shock remains too severe. And with only 27,117 homes sold in San Diego County in 2025—the third-lowest total since records began in 1988—the market remains fundamentally frozen despite the headline-grabbing rate decline.

This creates a unique opportunity window where cash buyers who aren't affected by interest rate fluctuations can dominate a market where traditional financed buyers remain paralyzed, even with "improved" rates.

The Expert Consensus: Why 83% of San Diego Economists Are Skeptical

The San Diego Union-Tribune's March 2026 Econometer survey asked 12 local economists and business executives whether mortgage rates dropping below 6% would significantly impact San Diego's housing market. The results were striking:

  • 11 out of 12 respondents said NO (91.7%)
  • Only 1 out of 12 said YES (8.3%)

Among the economists expressing skepticism:

Norm Miller, University of San Diego economist, stated that rates would need to fall below 5% to truly unlock homeowners with locked-in low rates. He expects only a 10-15% volume increase with current rates.

Alan Gin, University of San Diego, said rates need to drop another full percentage point for significant impact on the market.

David Ely, San Diego State University, noted that supply constraints from homeowners unwilling to leave low-rate mortgages will limit market movement.

Ray Major, economist, observed that with an 18% affordability index and many qualified buyers still locked into much lower interest rates, the actual effects on the real estate market will be "modest."

Kelly Cunningham, San Diego Institute for Economic Research, pointed out that extreme affordability challenges persist, with median home prices exceeding most workers' reach.

The lone optimist, James Hamilton of UC San Diego, argued that high rates were the "biggest single drag" on the market, noting that the 30-year rate has dropped 1.8 percentage points from recent highs.

But the overwhelming consensus is clear: rates below 6% aren't low enough to unlock San Diego's frozen housing market.

The Math That Doesn't Work: Payment Shock at 5.98%

To understand why economists are skeptical, you need to look at the actual numbers. San Diego's median home price sits around $900,000 as of early 2026. Let's compare what homeowners face when they consider selling their current home (with a 3% mortgage from 2020-2021) to buy another property at today's 5.98% rate.

Mortgage Rate Monthly Payment (P&I)* Difference vs. 3% Rate
3.00% $3,794 Baseline
5.98% $5,371 +$1,577/month (+41.6%)

*Based on $900,000 loan amount, 30-year fixed mortgage, principal and interest only (excludes taxes, insurance, HOA)

This means a homeowner with a 3% mortgage who sells to buy another $900,000 home would face an additional $1,577 per month in housing costs—nearly $19,000 more per year. Over the 30-year life of the loan, that's an additional $567,709 in payments.

When you add San Diego County's average property taxes and insurance, the total monthly payment at 5.98% exceeds $6,000. According to the California Association of Realtors, the minimum qualifying income for this payment is approximately $243,600 annually.

This payment shock is precisely why economists say rates need to drop to 4-5% before homeowners with locked-in low rates will consider selling. At 5.98%, the math simply doesn't work for most move-up buyers.

The Rate Lock-In Effect: San Diego's Inventory Crisis

The "rate lock-in effect" has become the defining characteristic of San Diego's housing market in 2026. Here's how it works:

Between 2020 and 2021, thousands of San Diego homeowners purchased or refinanced at historically low rates—often between 2.75% and 4%. According to national data, 80% of existing mortgages are below 6%, and 54% are below 4%.

These homeowners are essentially trapped—not in their homes per se, but trapped by the financial mathematics of trading a 3% mortgage for a 6% mortgage. As economics blogger Bill McBride observed in the Union-Tribune, "The move-up market kind of died. Everyone is sitting on these 3% mortgages."

The impact on San Diego's inventory is devastating:

  • Approximately 5,000 homes for sale in San Diego County as of December 2025 (down from 7,446 in June 2025)
  • Average days on market: 42 days (up from 22 days in May 2025)
  • Real estate employment down 3.2% year-over-year, reflecting reduced transaction volume

Caroline Freund, UC San Diego economist, noted that locked-in low rates combined with California's Proposition 13 property tax structures severely limit supply. Many homeowners face not just higher mortgage payments if they move, but also substantially higher property tax bills due to reassessment at current values.

Real estate agent Chris Anderson told the Union-Tribune that sellers who purchased properties at $300,000 now face $1 million valuations—creating substantial capital gains tax burdens alongside the mortgage rate differential. These compounding costs make staying put the financially rational choice for most homeowners, even those who might otherwise want to move.

San Diego's Historic Sales Collapse: 27,117 Transactions in Context

The rate lock-in effect's impact becomes crystal clear when examining San Diego County's 2025 home sales data. The county recorded just 27,117 home sales in 2025, marking the third-lowest year since records began in 1988.

To put this in historical perspective:

Year Home Sales Context
2023 25,317 Lowest on record (high rates, post-COVID)
2024 26,235 Second-lowest on record
2025 27,117 Third-lowest on record
2007 33,020 Housing market crash year
1995 31,268 Sluggish economy recovery

Remarkably, 2025 sales were lower than the 2007 housing crash, when the financial crisis devastated the real estate market. This reflects how the rate lock-in effect has created a different kind of housing crisis—not one of falling prices and foreclosures, but one of market paralysis and vanishing transaction volume.

The causes, according to Union-Tribune analysis, are multi-layered:

  1. Low inventory: Homeowners holding 3% mortgage rates refuse to relocate, freezing supply
  2. Affordability crisis: Elevated prices far exceed local wage growth
  3. Slowed construction: New home building hasn't kept pace with demand
  4. High capital gains taxes: Long-term homeowners face substantial tax burdens when selling

For sellers who need to move—whether due to job relocation, divorce, estate settlement, or downsizing—this market presents a harsh reality: there aren't enough qualified, financed buyers to create competition for properties.

Affordability Reality: Only 15% Can Afford San Diego's Median Home

Even with mortgage rates dropping below 6%, San Diego's affordability crisis remains acute. According to the California Association of Realtors' fourth-quarter 2025 Housing Affordability Index:

  • Only 15% of San Diego County households could afford to purchase the median-priced home
  • This improved from 13% in Q3 2025 and 12% in Q4 2024
  • Statewide, California's affordability improved to 18%

The median San Diego County home price ranged from $865,500 to $900,000 depending on the month and property type in late 2025/early 2026. Breaking it down by property type:

  • Single-family homes: $986,800 (down from $1.04 million peak in May 2025)
  • Condos/townhouses: $660,000 (down from $710,000 peak in July 2024)

Neighborhood-specific data shows even starker disparities:

  • La Jolla: $2.22 million median
  • Mission Beach: $1.78 million median
  • Pacific Beach: $1.25-$1.60 million median
  • Ocean Beach: $1.20 million median
  • Point Loma: $1.07 million median

With rates at 5.98%, the required household income to afford San Diego's median home is approximately $240,000-$245,000 annually. According to U.S. Census data, San Diego County's median household income is approximately $98,000—meaning the median household earns less than half what's required to afford the median home.

This fundamental mismatch between incomes and prices means that even "improved" mortgage rates of 5.98% don't meaningfully expand the pool of qualified buyers. As economist Ray Major noted, the 18% affordability index severely constrains market activity regardless of modest rate improvements.

The 5% Threshold: What Rate Would Actually Unlock San Diego's Housing Inventory?

So if 5.98% won't do it, what mortgage rate would actually unlock San Diego's frozen housing inventory? The economist consensus points to a specific threshold: rates need to drop below 5%—and possibly into the mid-4% range—to materially impact the market.

Here's why the 5% threshold matters:

At 5% on a $900,000 loan, the monthly principal and interest payment is approximately $4,831. That's still $1,037 more per month than a 3% mortgage, but it represents a meaningful reduction from the $1,577 monthly penalty at 5.98%.

More importantly, rates in the mid-4% range would:

  • Reduce the psychological barrier for homeowners with 3-4% locked-in rates
  • Bring monthly payments closer to historical norms relative to income
  • Expand the pool of qualified buyers by lowering income requirements
  • Trigger refinancing activity that could free up some move-up buyers

Economist Norm Miller specifically stated rates must fall "below 5%" to unlock homeowners with locked-in low rates. Alan Gin said rates need to drop "another full percentage point"—from roughly 6% to roughly 5%—for significant impact.

The challenge? Current mortgage rate forecasts for 2026 don't project rates reaching the mid-4% range. According to Fannie Mae projections cited in market analyses:

  • Rates expected to average 6.1% in 2026
  • Potential to reach 5.9% by year-end 2026
  • NAR Chief Economist Lawrence Yun projects rates in the low 6% range

This means the rate environment that would actually unlock San Diego's housing market—mid-4% rates—is likely years away, not months away. Barring unexpected economic developments or Federal Reserve policy shifts, homeowners with 3-4% mortgages will continue sitting tight, inventory will remain constrained, and transaction volumes will stay near historic lows.

Cash Buyers Thrive in San Diego When Financed Buyers Remain Paralyzed

In a market where 85% of potential buyers are sidelined by mortgage rates that are still too high, and where existing homeowners refuse to sell because rates are still too high, cash buyers operate in an entirely different market reality.

Cash buyers offer sellers what financed buyers increasingly cannot:

1. Certainty in an Uncertain Market

Traditional financed buyers face multiple points of failure even after making an offer: mortgage pre-approval doesn't guarantee final loan approval, appraisals can come in low, interest rate locks can expire, and employment verification can uncover issues. According to industry data, 5-8% of traditional financed sales fail before closing.

Cash transactions eliminate financing contingencies entirely, providing sellers with closing certainty that's increasingly valuable in a market with limited buyer pools.

2. Speed That Matters

Cash buyers can close in 7-14 days versus 30-60 days for financed buyers. For sellers facing job relocation, estate settlement deadlines, divorce proceedings, or financial distress, this timeline difference can be critically important.

In San Diego's neighborhoods—from Pacific Beach to Point Loma, North Park to Downtown—sellers who need to move quickly find that cash offers provide the only viable path to a certain, fast close.

3. No Appraisal Contingency

With median home prices fluctuating (single-family homes down from $1.04 million in May 2025 to $986,800 by year-end), appraisal gaps have become a common deal-killer for financed buyers. If a home doesn't appraise for the contract price, financed buyers either need to bring additional cash or renegotiate the price.

Cash buyers purchase as-is without appraisal requirements, eliminating this transaction risk entirely.

4. Competitive Advantage in Multiple-Offer Scenarios

Even in San Diego's slow market, desirable properties in prime locations still generate multiple offers. Cash offers consistently win in competitive situations because they offer sellers the trifecta: speed, certainty, and simplicity.

When a seller receives a financed offer at asking price and a cash offer at 3-5% below asking, many choose the cash offer because the certainty of closing outweighs the slightly higher price from the financed buyer—especially when that financed buyer might not ultimately qualify.

5. Market Positioning for Distressed Properties

San Diego has limited foreclosure inventory in 2026 (approximately 32 properties at a median of $919,000), but distressed situations extend beyond foreclosure: estate sales, properties needing major repairs, pre-foreclosure situations, and homeowners facing financial hardship all require buyers who can move quickly and accept properties in as-is condition.

Financed buyers face lender requirements about property condition, making cash the only viable option for many distressed or repair-needed properties.

What This Means for San Diego Home Sellers

If you're a San Diego homeowner hoping to sell in 2026, the "good news" about mortgage rates dropping below 6% likely won't translate to a flood of qualified buyers knocking on your door. Here's what the expert consensus and market data mean for your situation:

For Sellers in Traditional Neighborhoods

Whether you're in Pacific Beach, La Jolla, Mission Beach, Ocean Beach, North Park, Point Loma, or Downtown San Diego, the buyer pool remains constrained by:

  • Only 15% of households able to afford median-priced homes
  • Move-up buyers locked into 3-4% mortgages unwilling to trade up to 5.98% rates
  • First-time buyers priced out by $900,000+ median prices requiring $240,000+ incomes

This means your property may sit on the market longer than you expect, even with competitive pricing. San Diego's average days on market reached 42 days in late 2025—nearly double the 22-day average from May 2025.

For Sellers Who Need to Move

If you're selling due to job relocation, divorce, estate settlement, downsizing, or financial necessity, you face a challenging reality: waiting for more financed buyers may not be a viable strategy. With economists projecting rates staying in the 6% range through most of 2026, and the 5% threshold needed to truly unlock inventory still years away, the pool of qualified financed buyers won't meaningfully expand in the near term.

This is where cash buyers become not just an option, but potentially the most practical path to certainty. While cash offers typically come in below financed offers (often 3-7% below market value), they provide:

  • Guaranteed closing in 7-14 days
  • No financing contingency risk
  • No appraisal contingency
  • Acceptance of as-is condition
  • No buyer qualification uncertainty

For Sellers with Rate-Locked Properties

If you're one of the many San Diego homeowners sitting on a 3-4% mortgage, you face a double bind: you can't afford to buy your next home at 5.98%, but you also need to sell your current home to move. This creates a paradox where you're simultaneously unable to be a buyer and struggling to find buyers for your property.

Cash buyers solve one side of this equation—they can purchase your home without being constrained by mortgage rates. This at least frees you from your current property, even if it doesn't solve your next purchase challenge.

Understanding Your True Market Position

The San Diego housing market in 2026 is characterized by a fundamental mismatch:

  • Sellers expect "normal" market conditions with multiple qualified buyers
  • Reality: Only 15% affordability, record-low transaction volumes, rate lock-in paralysis

Understanding this gap is crucial. If you list expecting 2019-2021 market dynamics—multiple offers, bidding wars, quick closes—you'll likely be disappointed. The current market requires realistic pricing, flexibility on terms, and serious consideration of cash offers that provide certainty in an uncertain environment.

Looking Ahead: When Will Market Conditions Improve?

The economists surveyed by the Union-Tribune are clear: rates below 6% won't meaningfully improve San Diego's housing market. But that raises the obvious question: when will conditions actually improve?

The honest answer is that no one knows with certainty, but economist projections and market fundamentals point to several scenarios:

Optimistic Scenario: Mid-2027 Improvement

If the Federal Reserve successfully engineers a "soft landing" with continued inflation moderation, mortgage rates could gradually decline to the mid-5% range by late 2026 and potentially reach the high-4% range by mid-2027. This would begin unlocking some rate-locked homeowners and expand the buyer pool modestly.

Realistic Scenario: 2027-2028 Stabilization

More likely, rates remain in the 5.5-6.5% range through 2026-2027, transaction volumes stay depressed, and the market slowly adjusts through a combination of: gradual rate declines, sellers accepting new price realities, and generational turnover (as older homeowners with locked-in rates eventually must sell for retirement, health, or estate reasons).

Pessimistic Scenario: Extended Paralysis

If inflation proves sticky and the Federal Reserve maintains higher rates for longer, the rate lock-in effect could persist for many years. Japan's experience with multi-decade rate suppression followed by normalization provides a cautionary tale—markets can remain frozen far longer than participants expect.

Regardless of which scenario unfolds, the key insight is this: the market you're selling into today is fundamentally different from historical norms, and cash buyers represent a disproportionately large percentage of viable purchasers.

Frequently Asked Questions

Will mortgage rates below 6% help San Diego's housing market recover?

According to a March 2026 San Diego Union-Tribune Econometer survey, 83% of economists and business executives said NO. While rates dropping to 5.98% represents an improvement from 2023's 7%+ rates, economists say rates need to fall below 5%—and potentially into the mid-4% range—to truly unlock inventory from homeowners locked into 3-4% mortgages from 2020-2021. At current 5.98% rates, homeowners would pay approximately $1,577 more per month on a $900,000 home compared to a 3% mortgage, creating a payment shock that keeps move-up buyers sidelined.

Why did San Diego home sales hit near-record lows in 2025?

San Diego County recorded just 27,117 home sales in 2025—the third-lowest total since records began in 1988, behind only 2023 (25,317 sales) and 2024 (26,235 sales). The primary causes are: (1) Rate lock-in effect—homeowners with 3-4% mortgages refuse to sell because buying another home at 5.98% would increase monthly payments by $1,500-$2,000; (2) Severe affordability crisis—only 15% of San Diego households can afford the median-priced home; (3) Limited inventory—constrained by locked-in homeowners and slow new construction; (4) High capital gains taxes discouraging long-term homeowners from selling.

What is the mortgage rate lock-in effect?

The rate lock-in effect refers to homeowners being financially trapped by the difference between their current low mortgage rate and prevailing market rates. Nationally, 80% of existing mortgages are below 6%, and 54% are below 4%. In San Diego, thousands of homeowners who purchased or refinanced in 2020-2021 have rates between 2.75-4%. Selling their current home to buy another $900,000 property at 5.98% would increase their monthly payment by approximately $1,577—nearly $19,000 more per year. This payment shock keeps homeowners from selling even if they'd otherwise like to move, dramatically reducing housing inventory and transaction volumes.

How much income do you need to afford a $900,000 home in San Diego?

At 5.98% mortgage rates, the monthly payment on a $900,000 home is approximately $5,371 in principal and interest. When you add San Diego County property taxes (approximately 1.1% of assessed value), homeowners insurance (averaging $1,616 annually statewide), and potential HOA fees, the total monthly payment exceeds $6,000. According to the California Association of Realtors, the minimum qualifying income for this payment is approximately $243,600 annually. This far exceeds San Diego County's median household income of approximately $98,000, explaining why only 15% of households can afford the median-priced home.

What mortgage rate would unlock San Diego's housing market?

Economists surveyed by the San Diego Union-Tribune said rates need to drop below 5%—and potentially into the mid-4% range—to meaningfully unlock inventory. University of San Diego economist Norm Miller specifically stated rates must fall "below 5%" to unlock homeowners with locked-in low rates. University of San Diego economist Alan Gin said rates need to drop "another full percentage point" from current levels for significant impact. At 4.5%, the monthly payment on a $900,000 loan would be approximately $4,560—still higher than a 3% mortgage, but a meaningful reduction from $5,371 at 5.98%. However, current forecasts don't project rates reaching the mid-4% range until potentially 2027-2028.

Why do cash buyers have an advantage in San Diego's 2026 housing market?

Cash buyers operate outside the rate lock-in dynamics paralyzing financed buyers. Their advantages include: (1) No financing contingency—eliminating the 5-8% failure rate of financed transactions; (2) Fast closing—7-14 days versus 30-60 days for financed buyers; (3) No appraisal contingency—avoiding deal-killing appraisal gaps; (4) Certainty for sellers—in a market where only 15% of households can afford median-priced homes, cash buyers represent guaranteed closes; (5) As-is acceptance—buying properties that don't meet lender condition requirements. In a market where move-up buyers are paralyzed by rate lock-in and first-time buyers are priced out entirely, cash buyers represent a disproportionately large share of viable purchasers.

Are San Diego home prices falling in 2026?

San Diego home prices have shown modest declines from 2025 peaks but remain historically elevated. Single-family homes averaged $986,800 in late 2025, down from a peak of $1.04 million in May 2025. Condos and townhouses averaged $660,000, down from a $710,000 peak in July 2024. The overall median price ranged from $865,500 to $900,000 depending on month and property mix. San Diego experienced a -2.6% year-over-year price decline at the end of 2025. However, with only 5,000 homes for sale county-wide and limited new construction, the constrained inventory prevents significant price declines despite record-low transaction volumes. Prices remain fundamentally disconnected from incomes—requiring $240,000+ annual income to afford the median home.

Should I wait to sell my San Diego home until rates improve?

This depends entirely on your circumstances and timeline. If you need to sell due to job relocation, divorce, estate settlement, financial distress, or downsizing, waiting may not be viable. Economists don't expect rates to reach the 5% threshold that would unlock inventory until potentially 2027-2028. Transaction volumes may remain depressed through 2026-2027. Homes are averaging 42 days on market in San Diego—nearly double the 22 days from May 2025. If you can wait 2-3+ years for rates to potentially reach mid-4% levels, you might see expanded buyer pools. But if you need to move within 6-18 months, the current market conditions—including serious consideration of cash offers—may be your reality regardless of waiting.

How does San Diego's affordability compare to the rest of California?

San Diego's affordability is worse than the California average. According to the California Association of Realtors' Q4 2025 Housing Affordability Index, only 15% of San Diego County households could afford the median-priced home, compared to 18% statewide. San Diego improved from 13% in Q3 2025 and 12% in Q4 2024, showing slight improvement but still ranking among California's least affordable markets. The challenge is San Diego's combination of high home prices ($900,000+ median) and incomes that, while above national averages, don't keep pace with coastal California home prices. Coastal neighborhoods like La Jolla ($2.22 million median), Mission Beach ($1.78 million), and Pacific Beach ($1.25-$1.60 million) push affordability even lower in desirable areas.

What percentage of homeowners are locked into low mortgage rates?

Nationally, approximately 80% of existing mortgages are below 6%, and 54% are below 4%, according to mortgage industry data. This represents millions of homeowners who refinanced or purchased during 2020-2021 when rates fell to historic lows of 2.75-3.5%. In San Diego specifically, thousands of homeowners hold these ultra-low-rate mortgages. However, recent data shows the lock-in effect beginning to ease: for the first time in five years, more U.S. homeowners have a mortgage rate above 6% than a rate below 3%. More than one in five (21.2%) mortgaged homeowners had a 6%+ rate in Q3 2025, as older low-rate mortgages are gradually replaced by new purchases and refis at higher rates. Still, the majority of existing mortgages remain below current market rates, perpetuating the lock-in effect.

Conclusion: Navigating San Diego's New Housing Reality

Mortgage rates dropping below 6% should have been a turning point for San Diego's beleaguered housing market. Instead, the overwhelming consensus among economists reveals a harsh truth: 5.98% rates are still too high to unlock the inventory frozen by homeowners with 3-4% mortgages, and too high to expand the buyer pool beyond the 15% of households who can afford median-priced homes.

With San Diego County recording just 27,117 home sales in 2025—the third-lowest total since 1988—and economists projecting rates will need to fall below 5% to truly revive the market, sellers face a difficult reality in 2026. The "good news" about improved rates hasn't translated to qualified buyers, and it likely won't until rates reach the mid-4% range, which may be years away.

In this environment, cash buyers represent not just an alternative, but increasingly the primary source of viable purchasers. Unaffected by mortgage rate fluctuations, cash buyers provide certainty, speed, and guaranteed closings in a market characterized by uncertainty, paralysis, and record-low transaction volumes.

For San Diego homeowners from Pacific Beach to Point Loma, North Park to Downtown—whether you're in a $660,000 condo or a $2 million coastal property—understanding this new market reality is essential. The market you're selling into is fundamentally different from historical norms, and strategies that worked in 2019-2021 may not work in 2026-2027.

The question isn't whether mortgage rates have improved—they have. The question is whether that improvement is enough to unlock San Diego's frozen housing market. And according to 83% of surveyed experts, the answer is clear: not yet, and possibly not for several more years.

Ready to explore your options? Contact San Diego Fast Cash Home Buyer for a no-obligation consultation. We provide transparent assessments, competitive cash offers, and can close in as little as 7 days—giving you certainty in an uncertain market. Learn more about our cash home buying services throughout San Diego County.

Citations

  1. Will mortgage rates below 6% make a difference - San Diego Union-Tribune, Accessed 2026-03-13
  2. Move-up market kind of died - San Diego Union-Tribune, Accessed 2026-03-13
  3. Home Sales Hit Near-Record Lows in 2025 - San Diego Today, Accessed 2026-03-13
  4. Lock-in effect keeps homeowners from selling - CNBC, Accessed 2026-03-13
  5. Higher Mortgage Rates and Rate Lock-In Effect - RISMedia, Accessed 2026-03-13
  6. The End of 3% Mortgages - Reventure News, Accessed 2026-03-13
  7. Housing Market Lock-In Effect Starting to Ease - Kiplinger, Accessed 2026-03-13
  8. San Diego Housing Market Trends and Forecast 2026 - Norada Real Estate, Accessed 2026-03-13
  9. San Diego Housing Market Forecast 2026 - San Diego Real Estate Hunter, Accessed 2026-03-13
  10. Local realtor and economic expert explain mortgage rates impact - 10News, Accessed 2026-03-13
  11. Affordability in California improves with home price dip - NBC San Diego, Accessed 2026-03-13
  12. Home affordability trends up in San Diego County - 10News, Accessed 2026-03-13
  13. How a Cash Offer Can Help You Remove Contingencies - Compass San Diego, Accessed 2026-03-13