$880,863Average Value$665Average Price per Sq Ft50Homes 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
Jim Stengel,
an experienced agent in this area.
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On average, homes in Imperial Beach, CA sell after 47 days on the market compared to the national average of 53 days. The median sale price for homes in Imperial Beach, CA over the last 12 months is $816,000, down 5% from the median home sale price over the previous 12 months.
FIXER + LAND OPPORTUNITY! BRING YOUR TOOLBOX! NEAR THE BEACH IN IMPERIAL BEACH. 12,449 SF LOT. HOME HAS ALLEY ENTRANCE! MUST SELL WITH ADJACENT VACANT LOT – MLS #260002057. STRONG UPSIDE FOR INVESTORS/BUILDERS. ADU & DEVELOPMENT POTENTIAL (BUYER TO VERIFY). CASH ONLY. NO REPAIRS. APNS & APPRAISAL ATTACHED. I-5 FWY, PALM AVE EXIT. TEXT OR EMAIL ONLY FOR INFO.
Owner wants it SOLD!!! Don't Miss Out!! Stop by today! Beautifully Remodeled Imperial Beach Home! Motivated Seller! Welcome to this stunning 3-bedroom, 2-bath coastal retreat, perfectly situated just minutes from the Imperial Beach Pier, beach, schools, Imperial Beach Sports Park. Offering the best of Southern California living, this thoughtfully remodeled home blends modern design with relaxed
JUST REDUCED! across the street from the beach. This VA-approved, move-in ready end-unit townhome offers the best of coastal living. Lot's of parking. One attached garage and one carport Enjoy a bright, open floor plan downstairs with a private patio and an attached garage. Upstairs features has primary bedroom, in-unit laundry included. Nestled in a charming courtyard with lush landscaping,
Live the beach dream just two blocks from the sand & surf and the heart of downtown Imperial Beach! This stunningly remodeled end-unit offers a resort-style coastal lifestyle in one of IB’s premier locations. Featuring soaring ceilings, luxury vinyl plank flooring, and an open-concept floor plan that is bright, modern, and spacious - great for entertaining larger parties! The brand-new 19' x 11'
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
JUST 2 BLOCKS TO THE SAND!! Discover coastal living at its best with this beautifully updated 4-bedroom, 2-bathroom home nestled in highly sought-after Imperial Beach neighborhood! This home features a comprehensive 2023 renovation, including an updated kitchen with new appliances, cabinets, and countertops, as well as fully remodeled bathrooms with contemporary finishes. Bright, open layout with
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!
Wake up to coastal breezes and shimmering lights in this charming 2-bedroom beach condo perched on the 2nd floor of a 3-story building, perfectly positioned along the vast Tijuana River Estuary. This light-filled home offers peekaboo ocean views, tranquil estuary outlooks, distant mountain silhouettes, and the twinkling evening lights of Mexico, a view that feels magical day and night. Inside,
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
Welcome to this beautifully remodeled 3-bedroom, 2-bath home ideally located in a quiet Imperial Beach neighborhood just 1 mile from the pier & beaches. The home has been thoughtfully updated throughout, featuring a stylish new kitchen with a center island, quartz countertops, custom cabinetry, and newer appliances—perfect for everyday living and entertaining. Both bathrooms have been fully
Sellers will consider offers between $900K-$950K. More professional photos will be updated soon! Live Near the Beach in Style! Less than a mile to the sand, this spacious 4-bedroom, 2.5-bath detached home offers 1,799 sq.ft. of coastal living! The recent remodel added 224 sq.ft. of incredible design touches. The remodeled kitchen is an entertainer’s dream, featuring custom cabinetry and a massive
This is where panoramic bay views meet coastal luxury. Wake up every day to an ever-changing canvas of sparkling water at the Bay, wildlife, and enchanting sunset colors! This home sits in one of Imperial Beach’s most coveted enclaves, just steps from the world-renowned 24-Mile Bayshore Bikeway. Imagine miles of serene, car-free walking and cycling with the Bay on one side and the Pacific on the
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!
Sea Breeze Garden Apartments, located at 363 Palm Avenue in Imperial Beach, CA, offers coastal living approximately three blocks from the beach. Built in 1960, this two-story community consists of 69 units. Located in Imperial Beach and a short distance from Coronado. Our units are ready for you to call home. Currently offering: 2 Bedroom, 1 Bath (800 sq. ft.): Starting at $2,375 per
Prime location!! On the bay, directly off Silver Strand, approximately 6 blocks from the beach, and 7 miles from the Hotel del Coronado. Incredible furnished rental with the flexibility of 30 days to 90 days. This Newly-built,** fully furnished** 3 bedroom 2 bathroom townhouse that is 1760 sqft, and near Coronado. Designer touches throughout the property, a beautiful open-concept kitchen with 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
Located 5 blocks from the beach, this updated and remodeled single-family home in Imperial Beach features a functional open floor plan. The residence offers 4 bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet and abundant natural light. The open living and dining areas connect directly to the updated kitchen, which includes granite countertops, white
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
Built in 2021, this modern two-story home offers 3 bedrooms plus a den that can be used as an office or extra room. It features 2 full bathrooms and 1 half bath, with a large open floor plan downstairs that opens directly to your private yard and private two-car garage. The home is equipped with air conditioning for year-round comfort and includes its own private indoor laundry. The kitchen
Second floor, end unit. Fresh and very clean. Located the MTS route running between trolley, Imperial Beach and Coronado. One block from Navy Exchange. Neighborhood markets and fast food (7-11, Dominos, Kentucky Chicken, New York Pizza, etc.) within walking distance. One parking space included. The best choice of our seven apartments.
Furnished seasoned rental but could be available long term as well. Call for pricing. Looking for a place that is close to the beach, restaurants, shopping, and Coronado? Look no further. This cozy one-bedroom is right off Highway 75/Palm Ave. Comes with, a BBQ Grill, washer, dryer, TV, and everything you need for a comfortable stay. Large front yard that is fully gated with a private entrance.
** Contactless Tours & Immediate Move ins**Escape the bustle of the city in this cozy, yet spacious, studio apartment. Experience life in this open concept floor plan apartment home that feels light and breezy upon entering. Your new home is spacious enough to create a comfortable home and a work place environment. Stop by to visit our beach studios that include a massive walk in closet
SHORT TERM FURNISHED VACATION RENTAL. CALL FOR AVAILABILITY Birdwatcher's retreat. Beautiful home in the heart of Imperial Beach next to a nature preserve. This casually elegant home is perfectly situated, with the Tijuana River Estuary Nature Preserve and boardwalk just across the street, the beach only one and a half blocks West, and IB’s unique coffee shops, restaurants and shops right around
Welcome to Imperial Beach Palms where every daily amenity is within walking distance and you're only 10 minutes away from the nearest beach. Starbucks, Grocery Outlet, and Baskin Robbins are close by along with World Fitness to create a balanced lifestyle. We have 1 and 2 bedrooms currently available. Pets are welcome with deposit!
Welcome home where relaxed coastal living meets everyday convenience. Located in a quiet residential neighborhood just minutes from the beach. This UNFURNISHED home offers the perfect blend of comfort, walkability, and accessibility. Enjoy easy access to Imperial Beach Pier, scenic bike paths, and miles of sandy shoreline ideal for morning walks, sunset strolls, and an active outdoor lifestyle.
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