Across a wide terrain of former dairy fields flanking Highway 78 in San Diego's North County, San Marcos is a 24-square-mile city making its mark as fertile ground for education, recreation and a new downtown. "San Marcos is 61 years old, but we've never really had a downtown," says Tess Sangster, community and economic development director for the city of San Marcos since 2015. "We had a dairy, and cows and chickens, and just sort of grew up without a downtown or historic core. But in the past 25 years, California State University San Marcos had expanded tremendously, and we're now ranked by Fortune magazine as one of California's fastest growing cities." In 2022, Fortune also ranked San Marcos among the top 25 best places to live for families, citing its mild year-round climate, award-winning communities, miles of hiking trails, and abundant retail and dining. Chris Erickson, longtime North County San Diego resident and Realtor with the Beach Life Group of Compass, says, "The city is quite spread out with some large, medium and micro neighborhoods that vary from suburban to rural." More than 94,000 residents choose among 55-and-better mobile home communities, luxury golf-course homes or master-planned developments with a town center. Gold medallion trees bloom vivid yellow in the summer, and parks, plazas and public transit are easy to reach. Rock Church, founded in 2000 by former NFL player Miles McPherson, has one of its six California and Hawaii campuses in San Marcos.
Leading the roster of projects shaping San Marcos, the new 200-acre North City is underway right next to Cal State. "That's where our new downtown is, and it's about 15% built right now," Sangster adds. "It's a ground-up development that's been in the works for over 15 years. It will add green spaces and all sorts of new residential and commercial buildings, some of which are 12-story and 16-story." Andrew Santiago, Realtor with Real Broker, who's been selling homes in the area since 2019, says, "Even though North City's a small part of San Marcos, they're constantly building, so you'll always have new shops and restaurants to try. It's not just for students from Cal State campus. It's very well rounded." Just down the street, Kaiser Permanente — one of the city's top employers along with the San Marcos Unified School District, Palomar College and CSUSM — opened a seven-story medical center in 2023 that earned LEED Platinum certification for its green energy technologies. "We're fortunate to have partnerships with developers who have the vision to see a 50- to 60-year return on investment," says Sangster. "I bring other cities' officials to North City to tour them around, and they're in awe."
The North City condos are an important addition to downtown San Marcos.
San Marcos homes sit along the mountain side and have sweeping views.
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Blend of semi-rural, master-planned and new North City homes
Palomar Estates mobile homes, Mission Circle condos, Twin Oaks golf course estates and North City new builds are among San Marcos' many residential options. Spanish and Mediterranean architecture prevails, mixed with modern farmhouse flair and contemporary angles. "You'll see similar-looking newer homes, built in two or three phases," says Santiago. "But you can also find custom-builds older than 2010 with more elbow room than in other more cramped areas of San Diego." Newer condos and townhouses start around $800,000, while single-family homes go for $1.5 million up to $4 million for large country-style properties.
Eric Charlebois, a local Realtor who co-owns the Charlebois Team of Compass with his wife, Amy, says, "Developments like San Elijo Hills are designed to bring people together at cafes, breweries and stores. It's like being back in an old-school Midwest family community with your town center and schools within walking distance." Streets curve around social hubs, homes offer mountain views and public trails connect the city's communities.
There are a variety of Spanish-style homes in San Marcos.
Expansive driveways lead to farmhouse-style homes in San Marcos.
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A-grade San Marcos Unified schools, guaranteed university admission
Fourteen of the city's 18 public schools earn an A-minus or higher on Niche, and the San Marcos Unified School District scores an A-plus. Cal State San Marcos has s student body of over 16,000 and is the city's crown jewel. Eligible SMUSD grads are guaranteed CSUSM admission. In 2024, the city's public Palomar College submitted its first application to the California Community Colleges Chancellor's Office to offer bachelor's degrees in a new Science and Sustainability in the Built Environment program.
The newly-renovated entrance welcomes students at San Marcos High School.
San Elijo Middle School has top-notch programs near the Barham Discovery Community.
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Walnut Grove Equestrian Park and the new Bradley Bike Park
San Marcos proudly claims the nickname "San Parkos," thanks to 24 community parks, 13 neighborhood parks, five splash pads, two aquatic facilities and more than 60 miles of biking, hiking and equestrian trails. Walnut Grove Equestrian Park is a favorite for horse lovers. Swim lessons happen at Las Posas and Woodland parks, while Double Peaks Park has been hosting the Double Peak Challenge 10k trail run since 2016. In 2023, the city opened a formerly fenced-off wildlife area, creating South Lake Park for fishing and wildlife viewing. League sports fill expansive Sunset and Bradley parks. "The new Bradley Bike Park is a huge hit," says Spangster. "It has a lot of jumps for all levels and kids just love it." Pickleballers have nearly 20 outdoor and indoor courts to choose from at several parks and rec centers. Hollandia Park, named after the dairy farm that once occupied the city's landscape, fills 30 acres with an amphitheater, dog park, sports fields and the city's first skate park. The San Marcos Civic Center is a centerpiece for meetings, markets and book fairs.
Farm homes with horse ranches can be found near Walnut Grove Equestrian Park.
Bradley Bike Park is nearby in the Barham Discovery Community.
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New life for Old California Restaurant Row, games at My Yard Live Beer Co.
"San Marcos' Old California Restaurant Row, about 2 miles from North City, is going through a whole revitalization," says Sangster. "That used to be our downtown where people gathered in the '60s, but over the years, it started to struggle. It's been purchased by Lennar Developers to build a mixed-use development that preserves its Wild West vibe." The new Old California Restaurant Row plan includes outdoor dining, landscaped promenades and public art.
Commercial plazas such as Nordahl Marketplace, Grand Plaza and Creekside Marketplace feature Western-theme restaurants and favorites like Handel's Homemade Ice Cream, Broken Yolk and Albertsons. "Nordahl is really convenient," says Erickson, "because all your big-box stores like Costco, Kohls and Walmart are in the same place." The city claims its share of the North County brewery scene with Dos Desperados, The Sanctuary and Creative Creature. My Yard Live Beer Company sports a playground and mini arcade, and San Elijo Vine & Tap sells specialty and local wines. And although a dozen Starbucks surround I-78, locals also love alternatives like Better Buzz Coffee.
Enjoy a night out for dinning at the Old California Restaurant Row in Palomar Estates.
Local enjoy a craft beer at Dos Desperados Brewery in Palomar Estates.
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Quick I-5 access, SPRINTER stations and new Via Vera Cruz bridge
The 22-mile SPRINTER hybrid rail runs east-west through more than a dozen stations along state Route 78, connecting San Marcos to Escondido, Vista and Oceanside. Route 78 leads to I-5 and I-15, for reaching downtown San Diego or the San Diego International Airport within a 35-mile drive. "One thing we're always considering is that where there's growth, there's traffic," says Sangster. "So, we just invested $120 million to redo an arterial road and build two bridges connecting San Marcos Boulevard and Discovery Street. Now you can use the bridge to head to the new downtown."
Public transportation is provided by MTS in Palomar Estates.
Locals can take the coaster from Escondido and Oceanside in the Barham Discovery Community.
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Low crime rates, pleasant temps
FBI crime data shows the violent crime rate per 100,000 people in San Marcos dropped from 53 in January 2022 to 47 in December 2023, significantly lower than the national rate of 121. Property crime rate also declined in the same time frame from 104 to 84, which is much lower than the national rate of 180. Cool ocean breezes come up through the valley into San Marcos without the inland heat or the marine layer prevalent in coastal towns, so daytime temps average between 65 and 75 degrees in the spring and summer. Winter daytime temps can drop to 50 degrees.
Food and fun at Harvest Festival, equestrian history at Horse Heritage Festival
In 2024, the city will celebrate its longstanding San Marcos Harvest Festival in its new North City location. The festival has been a premier city bash since the 1990s, drawing more than 15,000 people to peruse hundreds of booths and enjoy food, live music and carnival rides. Every October since 2006, Walnut Grove Park has hosted a 3-mile trek through the valley as part of the Horse Heritage Festival to promote the preservation of San Marcos' equestrian community.
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Matt Brown
Video By
Austin Lewis
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On average, homes in San Marcos, CA sell after 36 days on the market compared to the national average of 53 days. The median sale price for homes in San Marcos, CA over the last 12 months is $932,900, down 2% from the median home sale price over the previous 12 months.
From the moment you step inside, the breathtaking lake and hillside views will captivate you, setting the stage for this beautifully updated single-level home that perfectly blends comfort, style, and convenience. Serene, picturesque lake views from the living room, dining room, and primary bedroom infuse the home with a sense of tranquility and natural beauty. Step outside through the sliding
Nestled in the California Showcase community* Freshly remodeled kitchen boasting new stainless appliances & center island with bar stools* Beautiful 3 bedroom home offers the perfect blend of modern efficiency & serene hillside living. New kitchen appliances * Freshly painted cabinets* Situated on a desirable corner lot, the residence features a Tex coat exterior that enhances energy
Sellers have created two additional bedrooms with closets, which can be removed upon the buyer’s request at the seller’s expense. First time on the market, this well-maintained single-story home is located in the highly desirable Santa Fe Hills community and reflects pride of ownership. Featuring tile flooring throughout, the home offers a clean, cohesive, and low-maintenance living environment
Chateau Lake San Marcos 55+ Independent Living Community. Fee simple. This South facing 1st floor end unit enjoys lots of natural light. Larger patio for plants and park-like setting with hedges and tree view. E building only has 2 stories. Chateau is nestled within the community of Lake San Marcos and residents enjoy the many amenities. The condo has been upgraded with textured ceilings, newer
Welcome to Your Dream Home in the Heart of Santa Fe Hills! Nestled on a quiet cul-de-sac in the highly sought-after Santa Fe Hills neighborhood of San Marcos, this beautifully upgraded residence offers a rarely available floor plan designed for both comfort and functionality. With 4 bedrooms plus an office and 3 bathrooms, this home seamlessly blends thoughtful design, quality upgrades, and
Panoramic ocean. lake, mountain views. Private, quiet, gated culdesac prime loacation. 2 spacious bonus rooms, convertible additional bedrooms. Walk to schools, stores and eateries, community center. Minutes to Cal-State San Marcos, freeways and beach.
Open Concept Floorplan, Highly Appointed Finishes, Quartz Countertop Upgrade, Upgraded Backsplash at Kitchen, Upgraded Wall Tile at Primary Bathroom, Upgraded LVP Flooring Throughout
Set within the heart of San Marcos' most visionary neighborhood, 222 North City offers proximity and presence. Streets lead to chef-driven dining, curated retails, and spaces designed for connection and ease. Every detail reflects a lifestyle shaped by taste, discernment, and a desire to live exceptionally. For those who seek more of where they live, this is the address that delivers. Greystar
Be the first to live in this brand-new, beautifully designed three story townhome at the Element Community of San Marcos. Offering 3 bedrooms, 2.5 bathrooms, and 1,529 sq of modern living space, this home perfectly combines comfort, style, and efficiency. The open-concept main level features a bright living and dining area ideal for entertaining, along with a sleek kitchen showcasing premium
We ensure beautiful landscaping is around our sparkling swimming pool, play area, and clubhouse for you to enjoy. Our community features an HD theater room and a business center for convenience. We offer a state-of-the-art fitness center with spin and Zumba classes, cooking classes, and a tennis court for our fitness enthusiasts! We have assigned parking and ample guest parking, so contact us
Don’t miss this beautifully updated two-bedroom, two-bath condominium located in the desirable Lake San Marcos community. Offering approximately 1,200 square feet of thoughtfully designed living space, this home features a walk-out ground-level patio ideal for indoor-outdoor living. Step inside to new plank flooring that flows seamlessly throughout the home. The upgraded kitchen showcases crisp
Located in San Marcos, Palomar Station is a community of modern apartments coupled with unique amenities such as resort-style pools, a high-performance fitness center, and beautiful outdoor spaces to entertain or unwind. Each apartment home is refined with designer finishes, sleek fixtures, gourmet kitchens, quartz countertops, high ceilings, spacious closets, and much more. Located near the
Fully Remodeled Kitchen and Baths in Spacious 4-Bedroom Home Step inside this bright, 2,182 sq. ft. home featuring a fully remodeled gourmet kitchen and exquisitely updated bathrooms. The open-concept layout begins with a tiled foyer leading to a spacious living area and a brand-new kitchen, complete with premium appliances and a breakfast bar overlooking the family room. Upstairs, the primary
Windsor Manor Apartments in San Marcos, CA | a RENOVATED COMMUNITY in San Diego, CA | residential community featuring One & Two Bedroom-Two Bath & Three Bedroom-Two Bath Apartments | Pet-Friendly Community
Welcome to the Luxury on the Lake! 4 bedrooms/ 4 baths on the lake w/ private dock! - Furnished or unfurnished your choice - Private deck off the primary bedroom - Lake Views - Pool & Spa - Deck with full grill - Central Heating and cooling - Quartz kitchen countertops - Stainless steel appliances - Washer and Dryer - 3 car driveway, 2 car attached garage as well as street parking AMENITIES -
We invite you to come in and make your home here at Coastal Living at San Marcos 55+ Community. Coastal Living is a 55+ community beautifully located adjacent to San Marcos Creek. Be the first to experience the light, airy, and open apartments and the many amenities newly completed and now available. Enjoy a morning swim, a game of billiards, work up a sweat in the fitness center, or relax on the
Spanish Mediterranean Style Home built in 2014, seamlessly blends the best of modern luxury with indoor/outdoor living. 1/4 ac corner lot, double cul-de-sac in the coveted Bella Vista neighborhood of the award winning San Elijo Hills. Spacious home with 3,776 sq ft, 5 bed & 5 baths, 1 ensuite & office on entry level. Upstairs loft / bonus room is great for kids to do homework, play room or
Located outside San Diego in San Marcos, eaves San Marcos is an Avalon community with convenient shopping, Restaurant Row and colleges nearby. Easy access to major highways including 15 and 78 and a short drive to some of the area’s best beaches. eaves San Marcos apartments feature updated kitchens with stainless steel appliances in select homes, updated baths with modern finishes in select
OCEAN VIEW LEASE OPPORTUNITY! Enjoy breathtaking sunsets and a southern orientation that fills the home with natural light all day. This is truly a must-see in person! Welcome to Westridge, one of the most desirable gated communities in the heart of San Elijo Hills. This stunning end-unit townhome offers 3 bedrooms, 2.5 baths, and an ideal open layout for comfortable, modern living. Step inside
Residents of the well-appointed mobile home neighborhoods of Palomar Estates East or Palomar Estates West enjoy a calendar of community activities and clubhouse amenities. Palomar Estates homes are situated within a wider suburban locale that hugs the 78 freeway. Chris Erickson, the longtime North County San Diego resident and Realtor with the Beach Life Group of Compass, says, “Outside of the manufactured home community of Palomar Estates if you live in the residential areas surrounding Bradley Park, you just say that you live in San Marcos.” Residents here are proud to reside in what many consider the fastest-growing city in California. Its central location makes it just as easy to reach the ocean as it is to hike through the mountains or relax at Lake San Marcos.
Including the manufactured homes in the Palomar Estates community that range from $350,000 to $500,000, streetscapes are surrounded by mountain views. Outside of the mobile home community are tightly packed single-family Mediterranean-style homes with terracotta tiled roofs, arched entryways and stucco siding. These properties range from 1,400 square feet for $700,000 to $1.7 million for a 3,200-square-foot. The residential streets of Palomar Estates curve around the hillsides and are lined with paved sidewalks.
Palomar Estates students attend High Tech Elementary School North County, which receives an overall grade of B-plus from Niche; San Marcos Middle School, which earns an A-minus; and San Marcos High School, which receives an A. San Marcos High was recently renovated and is home to the Future Center, a space dedicated to providing college and career resources and guidance to high schoolers and their families.
Locals can walk or bike to the 20-acre, multi-recreational Sunset Park on Poinsettia Avenue. Area youth play outdoor sports on lighted fields and courts or indoors in the turf arena. Sunset Park is also outfitted with a disc golf course, two playgrounds, a concession stand, walking trails and a popular splash pad. Residents can also practice and play ball on multiple lighted diamonds and fields or spend a fun afternoon at the playground in the 34-acre Bradley Park found right in the center of the community.
Several attractive retail plazas offer a host of shopping and dining options within easy reach. For dinner, locals can enjoy down-home American fare at Mama Kat's, followed by a sweet treat at Handel’s Ice Cream. “Handel’s an awesome ice cream spot that started small and is still expanding,” Erickson says. Handel’s recently opened its 100th store and now operates in 11 states. For healthy wraps, bowls and omelets Broken Yolk is a top choice. In the same shopping center, residents can grab groceries at Sprouts and shop at Nordstrom and Marshalls.
Palomar Estates residents are within walking and biking distance of several shopping centers, parks and schools. Bus stops are abundant along South Rancho Santa Fe Road, making it easy to take public transit to get around. By car, locals can take South Rancho Santa Fe Road to the 78 freeway, which curves west to the Pacific coast and southeast to Escondido. In Palomar Estates and the surrounding area north of Lake San Marcos, residents enjoy a blend of home variety, good schools and sizable parks in the heart of North County’s mountains.
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
