$868,073Average Value$668Average Price per Sq Ft70Homes For Sale
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.
Written By
Lia Girard
Photography Contributed By
Michael Hirsch
Video By
Daniel Quattro
Interested in learning more about homes in this area?
Reach out to
Tim Diamond,
an experienced agent in this area.
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On average, homes in Imperial Beach, CA sell after 50 days on the market compared to the national average of 56 days. The median sale price for homes in Imperial Beach, CA over the last 12 months is $815,500, down 2% from the median home sale price over the previous 12 months.
This two-story property offers so much potential! This home has a beautifully updated kitchen and features a permitted first-floor bedroom and bathroom with its own private entrance, currently with access to the main home but can also be closed off. Upstairs you have 4 bedrooms and 2 baths and attic access! Come take a look for yourself and see why you can call this house your future home!
Live every day like you’re on vacation in this beautifully updated beach-side condo. Enjoy sweeping ocean and estuary views from your private rooftop patio, the balcony, or even from the comfort of your living room couch. The main level features an open, airy floor plan that creates a spacious and welcoming atmosphere—ideal for relaxing after a day at the beach or entertaining friends.
Two detached houses on one lot! LIVE IN ONE...STRONG RENTAL INCOME POTENTIAL for 2nd UNIT! 3 Bed 2 Ba 1200 ft ADU plus 3 Bed 2 Ba 970 ft main house. The rear NEW-CONSTRUCTION ADU is brand-new ground-up construction totaling approximately 1,200 sq. ft., featuring a modern great-room layout, high ceilings, its own private entrance, generous outdoor space, and a dedicated stackable laundry closet.
Fully Remodeled Coastal Home Just Minutes From the Beach! Welcome to 1038 Delaware Street, a beautifully renovated 4-bedroom, 2-bath home in the heart of Imperial Beach. This property has been fully remodeled from top to bottom, with major system upgrades and nearly everything brand new, offering modern comfort and true turnkey convenience. The home features a stunning new kitchen with
UNEXPECTEDLY BACK ON MARKET! Buyer could not perform on their home sale contingency, so this beachside beauty is available once more. Welcome to 270 Dahlia Avenue, Unit 7—a charming 3-bed slice of paradise in the heart of Imperial Beach. From the modern updates to the perfect location just blocks from the waves, this $665,550 coastal gem won’t last long this time around. Make your move and
AHUGE PRICE REDUCTION! Prime Beach Front Location With Views ! Just Steps Beyond Your Private Patio! Everything inside has been thoughtfully Transformed Through a Complete Renovation! Starting with a very open and Bright floor plan. Some of the many Premium Features Include: Lights and Fans through out the entire condo.A gourmet kitchen with two skylines,custom cabinets, premium appliances Design
DON'T MISS THIS RARE BEACH-CHIC OPPORTUNITY! Imagine waking up just short bike ride from the sand - this charming 2 bedroom, 1 bath manufactured home is in a prime all-age community and literally walking distance to the beach! Tucked on a quiet corner lot with a huge covered porch perfect for morning coffee or sunset relaxing, this home is bursting with potential! Vaulted ceilings, a spacious
This two-story property offers so much potential! This home has a beautifully updated kitchen and features a permitted first-floor bedroom and bathroom with its own private entrance, currently with access to the main home but can also be closed off. Upstairs you have 4 bedrooms and 2 baths and attic access! Come take a look for yourself and see why you can call this house your future home!
Live the Penthouse Dream: Unobstructed Bay Views, enchanting sunsets over downtown San Diego. Step into a top-level sanctuary where every day begins and ends in sunlight. This expansive 1,504 sq.ft. penthouse-style condo delivers the rare combination of 4 true bedrooms, an open great room, and spectacular bay views from three of the four bedrooms. It’s called a million-dollar view for a reason!
Live the Coastal Lifestyle You’ve Been Dreaming Of. Welcome to Bayside Landing, one of Imperial Beach’s most sought-after newer communities - where everyday living feels like a vacation. Zoned for short-term and vacation rentals, this spacious three-story townhome puts you steps from the bike path to Coronado, the beach, and the best of IB coastal living. The entry level offers a flexible bonus
1451 Louden Lane is offered at a list price range between $995,000 - $1,049,000. | Home features a 4 Bed / 3 Bath | Main Home + Permitted ADU | Optional VA Assumable Loan at 4.125% (*if qualified) Welcome to one of the most versatile offerings in this sought-after Imperial Beach coastal community. Located just south down the strand to world famous Coronado and Hotel Del, this beautifully
Welcome to this beautifully remodeled 3-bedroom, 2-bath home tucked into a quiet neighborhood in Imperial Beach, just about a mile from the pier & coastline. Let’s talk timing... yes, the beaches are currently under advisory- but not forever. Savvy buyers know this is when opportunity shows up. Imperial Beach has all the fundamentals: location, lifestyle, and long-term upside- and when the
Live every day like you’re on vacation in this beautifully updated beach-side condo. Enjoy sweeping ocean and estuary views from your private rooftop patio, the balcony, or even from the comfort of your living room couch. The main level features an open, airy floor plan that creates a spacious and welcoming atmosphere—ideal for relaxing after a day at the beach or entertaining friends.
Beautifully updated duplex in a premier beachside location! The main residence features 4 bedrooms, 2 bathrooms. The open floor plan includes a dining area and a thoughtfully upgraded kitchen with quartz countertops and perfect for everyday living and entertaining. A spacious laundry area with ample counter space provides convenient access to the 2-car garage. The second unit offers a charming 1
THE NICEST HOME IN IMPERIAL BEACH! Fully remodeled 2 bed / 2 bath showstopper with new roof, owned solar, resort-style pool with dual fountains, massive tiled patios, and high-end finishes throughout. This home blends luxury interior upgrades with an ultra-private, serene backyard oasis rarely found in Imperial Beach. Sold fully furnished, the inside features warm wood flooring and a designer
Studio apartment, only 99 steps to the beach, nestled in a secure compound in IB. It's "like-new" and was fully gutted and remodeled in 2022, on a large property with AC/Heat mini-split, quartz counters, soft-close white shaker cabinets and pantry, beachy-blue & white tile backsplash, stainless steel refrigerator, stove/oven, and built-in microwave. Luxury vinyl floors and a double hang closet.
Sea Breeze Garden Apartments, a coastal community located at 363 Palm Avenue in Imperial Beach. The community consists of a two-story building with 69 units, originally built in 1960 and recently updated. We currently have availability for 1 & 2-bedroom units, 1-bathroom. Updated kitchens featuring stainless steel appliances and brand new flooring.*Onsite smart app-controlled laundry
This updated single-story 3-bedroom, 2-bath home offers a bright, open layout with wide plank flooring throughout and a clean, modern feel. The remodeled kitchen features new cabinetry, quartz countertops, and stainless steel appliances, opening seamlessly to the main living area. Both bathrooms have been thoughtfully upgraded with contemporary finishes, including a sleek walk-in shower and a
Welcome home to coastal living at Imperial Beach Gardens Apartment Homes! Our beautiful community is located in Imperial Beach, California within minutes to the beach. You will find an elementary, day school and high school nearby, a sports park, Reama Park, and bus routes. We offer spacious two or three bedroom townhomes featuring an entry closet, gas range, premium carpeting, and a private
Welcome home to your 2 bedroom townhome just minutes from the beach! Built in 2003 this well maintained home has a private patio/yard and a 1 car garage plus a reserved parking space. Convenient to shopping, restaurants and the I-5. Don't miss this one!
Welcome home to your beautiful top-floor condo in Seabreeze Gardens at Imperial Beach! This home features two bedrooms, one bathroom, an assigned parking space, new carpet & paint, stainless steel appliances, crown molding, granite countertops and private washer/dryer inside. Near public transportation, Ream Field Helicopter Base, North Island, schools, shopping, parks, restaurants, freeways,
Welcome home to Mariners Point Apartment Homes, perfectly located in Imperial Beach, California. You will find coastal living with easy access to several beaches, schools and public parks. Our beautiful community offers one or two bedroom apartment homes featuring comfortable spacious living with ocean views in select units, and your own private patio or balcony. Relax in our sparkling swimming
Coming Soon to Imperial Beach - Join the Interest List Today!Contemporary Coastal Living in the Heart of Imperial BeachWelcome to The Crest, where modern comfort meets authentic beach-town charm in California's southernmost coastal community. Located at 1031 Imperial Beach Boulevard, our newly renovated apartment community offers thoughtfully designed studios, 1-, 2-, and 3-bedroom
Spacious and beautiful home in a highly sought after area of Imperial Beach. Recently painted inside and out. 4 bedrooms and 3 full bathrooms, with a bed & bath on the first floor. Open floorplan, fireplace, vaulted ceilings, and ample storage. The large kitchen has lots of cabinetry, and a peninsula/island with a stainless steel hood for cooking. The light and bright primary suite has a private
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