When looking at Oceanside's iconic beaches, buzzing downtown and quiet suburban communities, it's hard to imagine that this used to be somewhere people would avoid. Realtor Steven Torres with eXp, who's been selling in Oceanside for 20 years, says, "Oceanside used to be known as Oceanslime. It just had a bad vibe associated with it, but in the past decade, it's been totally revitalized. I mean, we've got Michelin-rated restaurants now." For many years, most people moving to Oceanside were Marines stationed at Camp Pendleton. As crime has steadily dropped and the city has been further developed, it's become the North County San Diego's newest hotspot — although barbershops and surplus stores on every block prove this is still a military town. "Now people can't look in San Diego without looking in Oceanside because their money goes so much further here," says Torres. Oceanside is North County San Diego's largest city and one of the lowest priced. Its median price is about $850,000, compared to neighboring Carlsbad's median of $1.5 million. This attracts many new residents from expensive SoCal areas, such as Orange County, who want more for their money in an unbeatable climate.
Visitors love to stroll along the strand area in Oceanside near Loma Alta.
Live music and nightlife is just a short drive to Oceanside from Ocean Hills.
Inside the Oceanside Museum of Art locals can sit and enjoy lunch near East Side Capistrano.
Locals like to hang out at the shops on the south side of South Oceanside.
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Top-notch weather and waves
Above all, Oceanside is known as a surfing mecca. Downtown Oceanside is home to the California Surf Museum, which is a few blocks from where the action goes down on Oceanside Beach. Many San Diego beaches are secluded by cliffs, whereas Oceanside Beach is a flat expanse of pearly white sand and sparkling blue water. Oceanside Pier is the beach's hub for tourists and surfers. After taking a picture in front of the "Top Gun" House across the street, visitors stand along the pier's railing to watch surfers "crash the pier." Surfers usually avoid piers because they're an extreme hazard, but at Oceanside Beach, surfers gather right next to the pier to shred the massive waves that form around it — much to the lifeguard's chagrin. The whole of Oceanside benefits from the beach's windy conditions. "When it comes to weather, there's no better place than Oceanside," says Torres. "We're in this vortex where the ocean air circulates and keeps the valley cool no matter how warm the sun is." This allows for year-round beach activities, golfing, and hiking in the hills east of downtown.
Downtown Oceanside locals can walk down to the pier and start their sunset surfing.
Surfing the Downtown Oceanside pier has been an activity for decades.
Loma Alta is just a short distance to the scenic and beautiful Oceanside Beach and pier.
The strand is a popular spot for locals to walk around in Downtown Oceanside.
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The downtown dining scene
The city's thriving dining scene is focused along the coast in downtown and South Oceanside . South Oceanside has become one of the trendier dining scenes in San Diego County. Restaurants like Wrench & Rodent Seabasstropub are making noise in this quiet neighborhood by serving inventive sushi preparations in a punk rock dive bar setting. Downtown is a short drive up the palm-lined Coast Highway. Tourism has brought an influx of brewhouses and swanky rooftop bars to downtown's beachfront, but there are still plenty of local spots lining the blocks throughout downtown. These include Michelin-star restaurants like Valle and simple morning bakeries like Petite Madeline. "Oceansiders are very prideful about local business," says local food influencer Kareem Pinkston of the Eatingoceanside Instagram account. "You want Oceansiders to like a new restaurant; put a mural of a local hero on the side of it." Downtown spots like Johnny Manana's are local legends themselves. Barefoot surfers wait in line for Manana's famous fish tacos while diners sip cervezas on the colorful backyard patio. No matter how much Oceanside grows, its chill attitude is persistent. "Oceanside is much more laid-back than Carlsbad," says Pinkston. "Outside of a coffee shop, you'll see people talking and saying, 'what's up,' instead of waiting in line silently like they have somewhere better to be." This is evident throughout downtown and the suburbs east of Interstate 5, where locals can be seen chumming it up outside of strip mall joints, or roadside stands like Gabby's Tacos.
Oceansiders flock to the Sunset Market every Thursday night. This street festival brings hundreds of vendors together in the heart of downtown. While strolling around, folks can get trinkets from craft tents, check out paintings and creations from local artisans and grab dinner from food trucks and pit-fired barbecue stands.
Swami's Cafe is a great place to grab a bite to eat near East Side Capistrano.
Bottlecraft at Tremont Collective has a bar and pop-up fish taco stand for locals to enjoy.
Frankie's restaurant in Oceanside has fun and inviting atmosphere near Loma Alta.
The historical part of Downtown Oceanside lights up at night along Coast Highway.
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Suburbs to the east and city to the west of the 5
Although Interstate 5 is on Oceanside's far west side, it's used as the city's dividing line. Locals refer to things as "east of the 5" or "west of the 5." Most of the city's footprint is east of the 5. It has a suburban setting with strip malls and sprawling developments of Spanish-style homes across the hills. Single-family homes can start under a million dollars in neighborhoods like Oceana , Peacock and San Luis Rey , while Fire Mountain 's hilltop homes with panoramic views can cost around $1.5 million. West of the 5 is the beach, or more specifically, downtown and South Oceanside. Downtown has a true urban setting with blocks of restaurants and high-rise beachfront hotels. It's generally crowded with beachgoers, but there are residential options outside of its tourism-focused core. These range from new condos in the six-figure range to beachfront homes for over $5 million. South Oceanside is down the road. This trendy neighborhood sits on a city grid, but its small beach cottages with grassy lawns give it a more laid-back vibe. These can cost around $1.5 million, while beachfront homes in the neighborhood can reach $10 million.
Much of Oceanside's Spanish Revival architecture is influenced by Mission San Luis Rey, located in the city's northern hills. Founded in 1798, Mission San Luis Rey is the largest of the 21 California missions, which is why it's called the "King of Missions." Visitors can explore its grounds, including the sunken gardens and grand buildings decorated with white stucco, red tile roofs and ornate copper detailing.
Ivey Ranch-Rancho Del Oro is a great place to walk your dog at sunset.
The streets are full of families enjoying the weather in East Side Capistrano.
Modern homes are being built from the ground up in Downtown Oceanside.
Homes sit right up to the water and have stunning views in South Oceanside.
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Oceanside Unified School District
The city's public school students are served by the Oceanside Unified School District, which is given a B-plus overall rating by Niche. While academics are the priority, Niche also ranks the district in the top 20 best school districts for athletes in California. The Pacific Ridge School is a popular private option a few miles south in Carlsbad. It's rated an A-plus and ranked the No. 3 best private high school in San Diego.
Camp Pendleton and nearby tech hubs
Despite the growing tourism industry, Oceanside is still very much a military town. Camp Pendleton — located just north of Oceanside Beach — is the largest Marine Corps base on the West Coast. Camp Pendleton has a daytime population of about 70,000, which includes over 40,000 active duty personnel. Those who aren't in the military might work at businesses in the city's industrial space on Oceanside Boulevard, like the headquarters of Genentech Pharmaceuticals or the Titleist Performance Institute. Expansive healthcare facilities, like Tri-City Medical Center, are also on the city's south side. All of these in-city employers are a few miles from most homes.
Many residents also commute on Interstate 5 to North County's biotech hubs, like Carlsbad and Sorento Valley. Carlsbad's industrial area is about 10 miles south, and Sorento Valley is about 30 miles south. Downtown San Diego and San Diego International Airport are both 40 miles south on the 5. Commuters can also take the Coaster train from Oceanside Transit Center. It travels through San Diego County, stopping in most coastal cities and downtown.
Steady drop in crime
Oceanside has lost its rough reputation as it's seen a steady decrease in crime. According to FBI data, in 2015, the Oceanside police department reported a violent crime rate that exceeded California's rate. By 2023, Oceanside's rate had dropped by 20%, while California's had risen during the same time period.
On average, homes in Oceanside, CA sell after 31 days on the market compared to the national average of 49 days. The median sale price for homes in Oceanside, CA over the last 12 months is $829,687, consistent with the median home sale price over the previous 12 months.
Jim Nelson embarked on his Real Estate career in 2010 at the bottom of the worst recession since the 1920’s. People questioned his decision to jump into the epicenter of the economic crash but he knew that if he could carve out a career at the bottom, the rest would take care of itself.
Fueled by his passion for investment real estate and his desire to help people obtain their dream of home ownership, Jim brings renewed vigor to the Coronado and San Diego markets. Whether you are looking for the “forever” home, are a 1st time buyer, or a seasoned real estate investor, Jim’s insights on the macro & micro markets creates winning solutions for his clients. By leveraging his degree in Psychology from UCSB, his customer service credentials from top Resorts in Park City and San Diego, Jim is able to promote and sell your home or investment in Coronado and beyond. Well regarded in the community and among his peers, Jim makes up half of the Nelson Riddle Team and is excited to meet you and help you buy or sell today.
The Nelson Riddle Team has been providing exceptional results for over 35 years. With hundreds of millions in sales, we have the experience and the track record of success that you need in pursuit of your real estate goals. Whether it is buying your first home, selling your beachfront estate, or conducting a 1031 exchange, we are here every step of the way. We look forward to meeting you and helping you realize your real estate dreams!
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
