Some of the lowest prices in East San Diego County
Since the post-World War II housing boom, Spring Valley has remained a popular option as one of the few San Diego County cities yet to skyrocket in price. “It’s got some of the lowest prices in San Diego, but it’s in the middle of East County, so you’re close to downtown, Chula Vista and North County,” says Realtor Dean Alzaro with Pellego Inc., who’s been selling in San Diego since 2023. Downtown San Diego is just over 10 miles west on state Route 94, which runs along the city’s north side. Spring Valley might not get much attention because it lacks commercial activity. However, it does offer far more outdoor space than most East County suburbs.
The famous Gaslamp Quarter sign welcomes visitors and residents alike in Downtown San Diego.
3rd Avenue is the epicenter of activity in Downtown Chula Vista.
Some contemporary homes boast incredible views in Spring Valley.
Access to the CA94 freeway makes commuting from Spring Valley easy.
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Hundreds of acres of hiking space in and around the city
Between Dictionary Hill Preserve and Sweetwater Regional Park, there are hundreds of acres of open space within a few miles of most homes. Dictionary Hill Preserve borders the city’s south side. It consists of over 150 acres of sagebrush-covered hills with miles of trails leading from residential streets to the preserve’s centerpiece: Dictionary Hill. This elevated point provides views all the way to San Diego Bay and is a favorite spot to watch the sunset. The city’s east side is bordered almost entirely by open space. Most of it is occupied by Sweetwater Regional Park’s large reservoir and 500 acres of brush-covered rolling hills. “The reservoir and the trails around it are some of the most popular outdoor spaces in San Diego, and Spring Valley has some of the best access to them,” says Alzaro. More than 15 miles of hiking, mountain biking and equestrian trails wind through Sweetwater. East of Sweetwater, green hills stretch over the 12,000 acres of preserved natural space in the San Diego National Wildlife Refuge.
Spring Valley is within view of the Sweetwater Reservoir.
Dictionary Hill Preserve in Spring Valley offers sweeping views of greater San Diego.
Sweetwater Preseve in Spring Valley provides easy access to nature.
Access to open space makes Spring Valley an attractive option for outdoor enthusiasts.
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Different settings for different budgets
Spring Valley’s median single-family home price is under $800,000. In comparison, neighboring La Mesa is about the same distance from downtown and has a median single-family home price of almost $1 million. This lower price point still comes with a variety of options. “Spring Valley is pretty spread out, so one area can feel totally different than another,” says Alzaro. Homes are mainly concentrated in communities south of state Route 94. Ranch-style homes and single-story Spanish Revivals are common around the median price. On the west side, they might sit spaced out on hilly streets with views of the city. Those on the east side, around Monte Vista High School, sit close together on cul-de-sacs with midsize lawns. Some of these traditional suburban communities have larger Spanish Revivals for nearly $1 million. Modern homes with ample privacy around Dictionary Hill Preserve can go for over $1 million.
Spring Valley homes carry Spanish influence with tiled roofs in the southern region.
Connected homes are found in Spring Valley with separate driveways.
Many homes in Spring Valley are ranch style homes.
Large two story homes are common in Spring Valley.
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Authentic Mexican fare and essential shopping
The city has just enough shopping and dining to get necessities and a casual bite. Still, its handful of eateries express the area’s Mexican roots. These include spots like Loreto’s on Bancroft Drive, which serves traditional tacos from a bright red and yellow striped building. El Puerto Taco Shop is a similarly colored space dishing out authentic Mexican street fare down the road. Casa De Oro Shopping Center has a grocery stores on the city’s north side, and there’s a Target on the city’s east side. For more retail, shoppers drive 3 miles north to the Grossmont Center.
Casa de Oro Shopping Center in Spring Valley offers a Grocery Outlet and more.
Loreto’s on Bancroft Drive serves traditional tacos via drive-through.
A Target can be found on Spring Valley's east side.
The Grossmont Center in La Mesa provides easy access to an expansive outdoor shopping mall.
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Downtown San Diego just over 10 miles west
Spring Valley is primarily residential, so most homeowners commute to downtown San Diego’s large employers, like San Diego Naval Base. Downtown is just over 10 miles west on state Route 94. Lemon Grove Depot offers a ride downtown on San Diego’s Orange Line Trolley. It’s about 2 miles west by car or bus. Sharp Grossmont Hospital — 3 miles north in La Mesa — is the nearest large healthcare facility. San Diego International Airport is about 15 miles away on the north side of downtown.
La Mesa-Spring Valley School District
Public school students are part of the La Mesa-Spring Valley School District for elementary and middle school, which is graded a B-minus overall by Niche. Grossmont Union High School District serves the city for ninth through 12th grade and receives an A rating. Many Spring Valley students attend Monte Vista High, which earns a B-plus.
Monte Vista High School is located in the heart of Spring Valley.
Murdock Elementary School is a great choice for students near Spring Valley.
An entrance view to Hillsdale Middle School located near Spring Valley.
Grossmont High School in Santee emphasizes leadership, growth, and achievement.
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Preparing for brush fires
Spring Valley’s sunny climate and lack of rainfall is friendly to outdoor activities, but it also creates dry conditions that are friendly to fires. Brush fires are known to spark in the hills of San Diego National Wildlife Refuge east and south of the city. Homeowners close to this vulnerable open space are encouraged to create a defensible area by removing any overgrown brush from their property’s perimeter. Most importantly, all residents should have a prepared evacuation plan. The city is served by the San Diego Sheriff’s Office, and crime statistics for Spring Valley specifically are not available.
Written By
Ed Coombs
Photography Contributed By
Michael Hirsch
Video By
Bill Jennings
Interested in learning more about homes in this area?
Reach out to
Kevin Ehm,
an experienced agent in this area.
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On average, homes in Spring Valley, CA sell after 30 days on the market compared to the national average of 52 days. The median sale price for homes in Spring Valley, CA over the last 12 months is $760,000, up 3% from the median home sale price over the previous 12 months.
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Fully Renovated Mt. Helix Gem with 2 Master Bedrooms & Room for All Your Toys! Step into a stunning corner-lot, move-in-ready home that’s been completely transformed from top to bottom. Enjoy a brand-new kitchen with modern cabinetry, premium countertops, and sleek appliances, along with fully updated bathrooms, new flooring throughout, and a premium HVAC system for year-round comfort. The
Sommerset Apartments offers pet-friendly, spacious 1, 2, and 3 bedroom apartments located in Rancho San Diego. Apartments feature walk-in closets (select apartments), high speed internet access, wood-burning fireplaces, central heating and air conditioning, washer dryer hook ups, and so much more! We are located in the heart of San Diego, with easy access to freeways, Downtown San Diego, parks,
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