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.
Written By
Lia Girard
Photography Contributed By
Matt Brown
Video By
Austin Lewis
Interested in learning more about homes in this area?
Reach out to
Sandra Hardcastle-Taylor,
an experienced agent in this area.
On average, homes in San Marcos, CA sell after 33 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 $950,000, up 1% from the median home sale price over the previous 12 months.
Welcome to this beautifully maintained END-UNIT home in the desirable Magnolia community of Old Creek Ranch, San Marcos! This spacious residence lives like a townhome-style condo, with no one living above or below you, offering 3 bedrooms, a versatile BONUS ROOM, and an ATTACHED 2-car garage. The entry-level bonus room with its own bath, is perfect for a home office, gym, or guest space. On the
Step Into Comfort, Style, and Serenity—Welcome to 1925 Rock Springs Road Discover the perfect blend of charm, modern updates, and unbeatable location in this beautifully upgraded single-story home in the heart of San Marcos. With a brand-new roof, new skylights, fresh flooring, and a fresh coat of paint, this home is truly move-in ready. Tucked against a lush, private park you can step into from
Gorgeous home in highly desirable Santa Fe Hills located on a quiet cul-de-sac. Offering a bright open floor plan with soaring ceilings and abundant natural light. The spacious layout includes a large upstairs bonus loft that provides additional living space. A full bedroom and bathroom on the main level is perfect for guests or a private home office. The kitchen features generous cabinetry and
Sip your margarita while you enjoy your peek-a-boo ocean view sunset from your large custom porch in the beautiful and spacious 2 bedroom 2 bath located on a gently sloping corner lot surrounded by gardens, porches, patios, and views! Uniquely private and useable lot is completely landscaped front, back, and side yards. Low water succulents and plumeria in front, lime, lemon, and avocado in back
Welcome to this beautifully maintained END-UNIT home in the desirable Magnolia community of Old Creek Ranch, San Marcos! This spacious residence lives like a townhome-style condo, with no one living above or below you, offering 3 bedrooms, a versatile BONUS ROOM, and an ATTACHED 2-car garage. The entry-level bonus room with its own bath, is perfect for a home office, gym, or guest space. On the
Light-filled corner unit in the gated Sunrise Jade community of San Marcos. Located on a private cul-de-sac perfect for play, this home offers wide views of San Marcos and the resort-style pool and spa. The open-concept main level features a modern kitchen with quartz countertops, shaker cabinets, stainless steel appliances, and a large island. Upstairs includes a spacious primary suite with
Newly remodeled home located in the highly sought after San Marcos Unified School District. This freshly updated property has everything you're looking for and then some. Bosch refrigerator (not pictured), new flooring, bathroom tile, vanities & fixtures, carpeting in the bedrooms, fresh paint throughout, new A/C, new hot water heater, new furnace, etc. The community pool across the street will
Welcome home to this amazing property in the community of Candera in San Marcos. Features include 5 bedrooms(one full bed and bath on the 1st floor), 3 full bathrooms, spacious primary bedroom with large walk in closet and walk out balcony, high ceiling, solar panels for low electric bills, 3-car tandem garage that currently has a man cave in the back space, granite kitchen counters with an eat
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.
