Blossom Valley
Suburban Neighborhood in El Cajon, California
San Diego County 92021
Manufactured homes from $350,000, country estates up to $2.5 million
"You'll find that the Blossom Valley area might be a bit higher priced than other surrounding communities because you can get so much more land with lots of distance between neighbors," says Kaplan. "If you're in Blossom Valley, you're looking to be away from others, in a more secluded, remote area with more privacy and a larger home." Residential styles include simple manufactured homes, contemporary stucco-and-stone hilltop single-levels and elaborate Mediterranean-style two-story estates. Most single-family homes range from $1 million to $2 million based on lot size and extras and were primarily built between the 1970s and the late 1990s, with some in the 2000s and 2010s. "Overall, people in Blossom Valley are looking for breathing room and exclusivity," Kaplan adds, "although there are a few 55-and-older and manufactured home communities." Newer builds between 2000 and 2015 include manufactured homes priced between $350,000 and $370,000 and 4,000 to 5,000 square-foot custom builds with pools, guest houses and jaw-dropping mountain views that fetch from $1.7 million to $2.5 million.Explore Blossom Valley Summit Preserve or Rios Canyon
Situated in a valley between mountainous preserves, canyons and two county parks, Blossom Valley is rich in natural wonders for recreation. "There's so much to get outdoors and enjoy in Blossom Valley," says Ken Kaplan, Realtor with Campbell & Kaplan Real Estate since 2015 and analyst with Fox 5 Morning News. "People are into everything from mountain biking to hiking to riding horses." Whether exploring the trails up north in Blossom Valley Summit Preserve or south in Rios Canyon, or casting a line in Lake Jennings, this is quiet country living, with little organized recreation beyond Little League games at the neighborhood's Rios Baseball Park. Flinn Springs County Park, just a mile drive down Flinn Springs Road from the southern part of Blossom Valley, is a 40-acre green space with ball fields, a playground and a gazebo that doubles as a wedding venue. From the northern part of the neighborhood, hikers and horseback riders can trek several miles on the challenging, zigzagging El Monte Park Trail, which connects to the playgrounds and picnic areas at El Monte County Park. It's also known as the Flume Trail because it crosses the random remains of a century-plus-old aqueduct planked with redwood that was used in the 1930s as part of the El Capitan Reservoir project.Popular agriculture program at highly rated El Capitan High
Public school students can start at Blossom Valley Elementary in the heart of the community and move on to Los Coches Creek Middle, both given a B-plus on Niche. El Capitan High earns an A-minus and offers a unique agricultural program. The school's state-of-the-art 2-acre agriculture center holds livestock, a high-tech greenhouse, arenas and a birthing house. El Capitan's Future Farmers of America chapter launched in 2013 with just over 100 members and has grown to more than 700 in recent years. Through classroom learning, hands-on experience and leadership conferences, students develop skills for careers in agriculture, food and natural resources.Ridin' and ropin' at the Lakeside Rodeo
Five miles west of central Blossom Valley, the Lakeside Rodeo Arena attracts thousands every April for riding, roping, races, a pageant, a fair and concerts. The Lakeside Rodeo celebrated its 60th anniversary in 2024.Easy access to Interstate 8
Blossom Valley is a car-dependent community, as the closest bus stop is a 30-minute walk outside the neighborhood. Commuters have immediate access to I-8 for traveling east-west throughout San Diego County or to the San Diego International Airport, about a 30-mile, 45-minute drive west.Bongiovanni's Italian Restaurant in the neighborhood, Walmart down the road
"Blossom Valley residents stay for the privilege of being away from it all, while still being only 10 minutes or less to groceries and shopping," says Kaplan. "It's just beautiful out here in these rural, rolling hills. There's no light pollution." Homes are remote for good reason, so residents don't mind the 4-mile drive down I-8 to a convenient plaza at Camino Canada and Los Coches Road that groups together a Starbucks, fast food restaurants, Dollar Tree, Walmart Supercenter and a Smart & Final Extra grocery store. More markets, grocers and convenience retailers are also just a mile farther south off I-8 toward the heart of El Cajon. Within Blossom Valley, Bongiovanni's Italian is a local favorite for pizza, seafood, pasta or a night out for cocktails with friends.Dry San Diego terrain comes with fire risk
Although there are no historic records of wildfire events in Blossom Valley, the Cedar Fire of 2003 affected communities to the west of Blossom Valley, such as Tierrasanta and Scripps Ranch. San Diego's arid inland terrain has a high wildfire risk, so the California Department of Forestry and Fire Protection maintains its three-step "Ready, Set, Go!" wildfire preparation plan for residents online.
Written By
Lia Girard
Photography Contributed By
Michael Hirsch
Video By
Anne Sheridan
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Agents Specializing in this Area
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Andrea Garzanelli
Andrea Garzanelli
Keller Williams Realty
(858) 630-2256
34 Total Sales
1 in Blossom Valley
$807,000 Price
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Garrin Fuller
Garrin Fuller
Real Broker
(858) 267-4170
38 Total Sales
5 in Blossom Valley
$650K - $1.5M Price Range
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James Nelson
James Nelson
Coldwell Banker West
(855) 980-5930
152 Total Sales
1 in Blossom Valley
$540,000 Price
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David Zimkin
David Zimkin
Zimkin Realty
(858) 223-9297
46 Total Sales
1 in Blossom Valley
$420,000 Price
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Yusef Hussainy
Yusef Hussainy
Responds QuicklyColdwell Banker West
(619) 404-5436
61 Total Sales
2 in Blossom Valley
$885K - $1.1M Price Range
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Charlene Thorman
Charlene Thorman
Keller Williams Realty
(858) 298-3153
101 Total Sales
1 in Blossom Valley
$200,000 Price
Schools
Source:
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
- 9th to 12th
- Public
- 6th to 8th
- Public
- K to 5th
- Public
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Parks in this Area
Flinn Springs County Park
- Picnic Area
- Trails
- Hiking
Old Ironsides County Park
- Basketball
- Picnic Area
- Trails
Crestridge Ecological Reserve
- Bike Trails
- Trails
- Hiking
Louis A Stelzer County Park
Lake Jennings
- Boating
- Fishing
- Lake
Historic Flume Trailhead
- Trails
- Hiking
Rios Baseball Park
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | Blossom Valley | US |
|---|---|---|
| Homicide | 2 | 4 |
| Sexual Assault | 1 | 4 |
| Assault with Weapon | 2 | 4 |
| Robbery | 2 | 4 |
| Burglary | 2 | 4 |
| Motor Vehicle Theft | 2 | 4 |
| Larceny | 1 | 4 |
| Crime Score | 2 | 4 |
Source: WhatIsMyCrimeRisk.com
Blossom Valley Demographics and Home Trends
On average, homes in Blossom Valley, El Cajon sell after 40 days on the market compared to the national average of 50 days. The median sale price for homes in Blossom Valley, El Cajon over the last 12 months is $1,460,000, up 20% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$1,495,000
Median Sale Price
$1,460,000
Median Single Family Sale Price
$1,460,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
46
Median Home Sale Price YoY Change
20%
Average Price Per Sq Ft
$468
Neighborhood Facts
Number of Homes in Neighborhood
1,005
Number of Homes for Sale
4
Median Year Built
1989
Months of Supply
1.00
Average Single Family Home Size Sq Ft
2,702
Significantly above the national average
1,933
Average Townhouse Size Sq Ft
2,967
Median Lot Size Sq Ft
47,044
Open Houses
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Saturday, Jun 2112 - 3pm
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Saturday, Jun 211 - 3pm
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Saturday, Jun 2112 - 3pm
Distribution of Home Values
Homes for Sale
Homes for Rent
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Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
3,991
Median Age
53
Population Density
1 person/acre
Population under 18
18.7%
Below the national average
23.8%
Population over 65
31%
Above the national average
19.1%
Finances
Median Household Income
$101,126
Significantly above the national average
$71,702
Average Household Income
$129,887
Education and Workforce
High School Graduates
93.8%
College Graduates
24.5%
Below the national average
34.1%
Advanced Degrees
9%
% Population in Labor Force
47.7%
Below the national average
65.1%
Weather
Annual Precipitation
11''
Average Winter Low Temperature
42°F
Average Summer High Temperature
87°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
2
/ 100
Car-Dependent
Walk Score®
7
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Nearby Neighborhoods
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Lakeview
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Granite Hills
Hillside San Diego-area suburb with sprawling lots and a strong sense of community
Winter Gardens
SoCal suburb with easy access to scrubby mountain foothills and military bases
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