Coastal city with casual surf culture and tangible civic pride
A hybrid of laid-back surf culture and active renovation, the 4.4-square-mile Imperial Beach — known locally as "IB" — brands itself "classic southern California." Intersected by Imperial Beach Boulevard, the city rests between Coronado's luxury resorts and naval air station to the north and a massive estuarine reserve to the south. "It's got a different vibe than Coronado," says Shirley Smith, Realtor with Coldwell Banker West who's been selling homes in the area since 2017. "It's community-focused, and I can walk my dog at 10 o'clock at night. You'll see a lot of families, a lot of pet owners, and people really round up and do things together."
Back in the late 1990s and early 2000s, when the city's crime rates peaked, the Port of San Diego got busy inspiring a new vision with commemorative art installations to help clean up IB's former reputation. The nearly 20-foot-high Spirit of Imperial Beach sculpture honors legendary surfer Dempsey Holden, who helped shape the city's most popular pastime. At the IB Pier, striking arches grace Surfhenge, one of South Bay's most colorful and iconic pieces. Today, IB is earning a new image as a public arts destination, where impressive murals and surfboard benches enliven public spaces. Dozens of stops along main corridors are part of the city's interactive Art Walk, and 20 years later, crime rates have dropped by more than 60% to well below national rates. IB is claiming its identity as a place of tribute to the ancient water sport that's earned recent Olympic status — in a city that feels like a small beach town. At roughly 26,000 residents, it's one of San Diego County's least populous.
In 2024, IB was hit with another challenge when a massive storm sent an unprecedented 14.5 billion gallons of untreated raw sewage from Mexico into the Tijuana River Valley. The city closed beaches due to water quality issues. In response, a $400 million overhaul of the South Bay International Wastewater Treatment Plant is underway, and Imperial Beach mayor at-large Paloma Aquirre is campaigning for more. In October 2024, the California Coastal Commission voted unanimously in favor of her proposal to request a national state of emergency, expediting federal funds for diverting and treating the Tijuana River.
While IB pursues its waterfront goals, recreation options abound at seven city parks, and Smith says the newly constructed Gaylord Pacific Resort 5 miles north will be a boon for real estate values. Scripps Mercy Hospital Chula Vista is also 5 miles north and more than a dozen houses of worship dot the city. "I call IB 'the pearl of the Pacific' because it's a gem," says Smith. "Years ago, it might have had a rep for bikers and drugs – but that is all gone now. Now, you have million-dollar homes and condos. It's a great place to buy and build equity over the next few years."
Imperial Beach Pier is accessed through some surf inspired artwork.
Imperial Beach is the southernmost beach town in greater San Diego.
Imperial Beach features plentiful bike lanes.
Imperial Beach's coastline features epic views of the Pacific Ocean.
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Comparative affordability from condos to oceanfront homes
Smith says residents are a friendly mix. "You have military because of the bases and the price point, seniors who've been there forever, new families and singles. It reminds me of what Pacific Beach was 30 years ago. People ride their bikes and walk everywhere, and owners are out scraping and renovating homes or adding accessory dwelling units."
The housing market has slowed somewhat since media coverage of the sewage spill, but Smith explains, "When we're back to good beach usage, prices will shoot up like everywhere else. People always make money at the beach, and it's good to get in now because it's going to appreciate fast." Manufactured homes start at $215,000, while condos and townhouses range from $440,000 inland to $1.2 million oceanfront. Single-family homes ask between $750,000 and $1.3 million depending on location and upgrades, while brand-new builds near Route 75 ask $980,000. IB's median of $860,000 is higher than neighboring Chula Vista's $800,000 and lower than San Diego's median of $920,000.
Mediterranean homes are abundant in Imperial Beach.
Imperial Beach is home to cozy ranch homes across the community.
Imperial Beach Mediterranean-style homes start at $1 million.
Condo units in Imperial Beach start at around $600,000.
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Historic IB pier, lively Portwood Pier Plaza and Imperial Beach Skatepark
The city's subtropical climate, with dry summers topping at around 80 degrees and cooler wet winters with only a rare frost, allows for year-round outdoor activity. Of the city's more than half a dozen parks with playgrounds and sports facilities, the Imperial Beach Pier — updated with new murals and rod holders in 2021 — is the nation's most southwesterly point. The adjacent Portwood Pier Plaza is a primary entertainment venue with walkable cafes and shops. Skaters appreciate the Imperial Beach Skatepark, while birders can spot hundreds of distinct species along the 5-mile trail through the Tijuana River National Estuary. Just outside the city's northeast edge, the San Diego African American Museum of Fine Art honors cultural icons.
Beach town staples can be found aside Imperial Beach Pier.
Portwood Pier Plaza is a primary entertainment venue with walkable cafes and shops.
The skatepark at Imperial Beach Sports Park Playground is well appointed and attracts many.
Fishing is popular on Imperial Beach's Pier.
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Hess Brewery, El Tapatio and new SunCoast Co-Op
Smith says the vibe is more local than touristy, and people know and care about each other. "Mike Hess Brewing brings the community together because Mike's daughter lost a leg to cancer, so now he donates a percentage of his sales to childhood cancer charities." Other local standouts include El Tapatio, a Mexican staple since the 1970s, Siam Imperial for elevated Thai and Brigantine for surf and turf. "For shopping, it's a better location than people think," says Smith. "You have the beach culture on the coast, but you turn around and have a Walmart and Vons just a few minutes down Route 75." Locals are pioneering the city's newest grocery concept. More than 1,000 residents and businesses each invested $200 toward establishing SunCoast Market Co-op, which plans a late-2024 opening with a vision to collaborate with 150 producers and farms, generate jobs and stimulate the regional economy.
El Cino Taqueria offers authentic Mexcian fare right off Palm Avenue.
Southland Plaza Shopping features major brands like Vons, the Home Depot and Walmart.
Southland Plaza features a Walmart within minutes of Nestor.
Mike Hess Brewing has an epic outdoor seating area for long beach days.
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San Diego County's second-largest school district
South Bay Union School District serves kindergarten through eighth graders and Sweetwater Union High School District — the second largest in San Diego County — serves grades seven through 12 and earns an A-minus on Niche. The closest community college is Southwestern, less than 5 miles east, and San Diego State University is 20 miles northeast.
Mar Vista Academy is a renowned middle school in Imperial Beach.
With caring educators, Mar Vista Senior High is a place to grow.
Southwestern College has classes that transfer to a four year university near Rancho Del Rey.
San Diego State University is a major public research institute in the College neighborhood.
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Quick drive to Interstate 5 or hop on the Bayshore Bikeway
Route 75 runs through the city's north side, connecting to Interstate 5 for statewide travel. "You can drive or take the bus to work anywhere from Imperial Beach," says Smith. "It's close to Chula Vista and downtown San Diego. And you can ride the 26-mile Bayshore Bikeway, that's safe off the road, from Coronado all the way to the new Gaylord Resort." Metropolitan Transit System bus routes offer public transit throughout the city and San Diego County. Mexico is less than 10 miles south, and IB locals can take the 5 and be at the border in about 20 minutes. Aside from the U.S. Navy, major employers in the city and surrounding area include Imperial Beach Technology Corp., Pier South Resort, University of California San Diego and Sharp Healthcare.
Waterfront cleanup underway, crime continues to decline
For updates on the sewage cleanup project, residents can contact the mayor's office and review the city's website. Like many of California’s coastal cities, Imperial Beach is also experiencing sea level rise and flooding from storm surges, both of which are worsening due to climate change. FBI crime data shows the city's violent crime rate per 100,000 people declined from 119 to 82 between January 2022 and December 2023, which is more than 30% lower than the national rate of 121. Property crime rates dropped by more than 70% in the same timeframe, from 138 to 39.
Sandcastles at Sun & Sea Festival, holidays at Portwood Pier Plaza
The city's signature Sun & Sea Festival every August brings thousands to Portwood Pier Plaza for a street festival, sandcastle building competition and live music. Holidays are always a big deal in IB, with festivals celebrating Easter, Dia de Los Ninos, Fourth of July and Dia de los Muertos. In December, residents and visitors head to Portwood Pier Plaza for the spectacular holiday tree lighting.
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