Start with where you are coming from
Guides for the four moves we see most
Where to live in San Diego
One county, six very different regions
San Diego County is larger than Rhode Island and Delaware combined. People who say they live in San Diego may be describing a beach cottage, a downtown condo, a house on a golf course or five acres with horses. Choosing the region comes before choosing the house.
- Coastal San Diego. La Jolla, Pacific Beach, Ocean Beach, Point Loma and Coronado. Ocean air, older homes and the highest prices per square foot.
- Central and urban. Downtown, Little Italy, North Park, South Park, Hillcrest, Mission Hills and Clairemont. Walkable, close to everything, with condos and character homes.
- North County coastal. Carlsbad, Encinitas, Solana Beach, Del Mar, Rancho Santa Fe, Carmel Valley and Oceanside. Beach towns, top schools and estate properties.
- North County inland. Poway, Rancho Bernardo, 4S Ranch, Scripps Ranch, San Marcos, Vista and Escondido. More space, warmer days and newer homes.
- East County. La Mesa, Santee, Ramona and Alpine. Sunshine, land and the best value in the county.
- South Bay. Chula Vista's Eastlake and Otay Ranch, and Imperial Beach. Newer planned communities and an affordable stretch of coast.
For a closer look at the coast, read the best places to live in San Diego or the guides to Carlsbad, Encinitas, Solana Beach, Del Mar, Rancho Santa Fe, Carmel Valley and La Jolla.
Our two-minute quiz asks how you like to spend a Saturday, how close you need to be to the ocean, and what you want nearby. It ranks 26 areas for you and shows a recent median price for each. No email required.
Find my San DiegoCost of living and home prices
What homes cost across San Diego
Housing is the largest part of the cost of living here, and it varies more by neighborhood than most newcomers expect. These are recent median sale prices for a sample of areas, from most to least expensive.
| Area | Region | Median sale price |
|---|---|---|
| Rancho Santa Fe | North County coastal | $6.00M |
| Del Mar | North County coastal | $4.10M |
| Coronado | Coastal San Diego | $2.89M |
| La Jolla | Coastal San Diego | $2.39M |
| Encinitas | North County coastal | $2.05M |
| Solana Beach | North County coastal | $2.00M |
| Carmel Valley | North County coastal | $1.89M |
| Point Loma | Coastal San Diego | $1.74M |
| Carlsbad | North County coastal | $1.58M |
| Scripps Ranch | North County inland | $1.36M |
| Poway | North County inland | $1.23M |
| North Park | Central and urban | $895K |
| Oceanside | North County coastal | $889K |
| La Mesa | East County | $841K |
| Downtown San Diego | Central and urban | $680K |
Median sale prices are from Redfin, all home types, mostly for the three months ending August 2026. They change monthly. Ask us for this week's numbers.
San Diego weather
The weather is great. It is also not the same everywhere.
San Diego gets about 10 inches of rain a year, and most of it falls between December and March. Winters are mild and summers along the coast are cooler than visitors expect.
The detail that surprises newcomers is the microclimate. Within a few miles of the ocean, late spring and early summer bring cool, overcast mornings that locals call May Gray and June Gloom. Ten miles inland, the same day is sunny and 15 degrees warmer. September and October are often the warmest months of the year.
That is why the quiz asks you to pick your weather. A buyer who wants pool days from April to October is usually happier in Poway or Rancho Bernardo than in Pacific Beach.
Schools
Where families look
San Diego County has dozens of school districts, and reputation drives a lot of home searches. The areas families ask us about most:
- Carmel Valley and Del Mar, served by the Del Mar Union and San Dieguito districts.
- Encinitas and Carlsbad, with Encinitas Union, San Dieguito and Carlsbad Unified.
- Poway, Rancho Bernardo and 4S Ranch, in Poway Unified.
- Coronado, with its own small district.
- La Jolla, Scripps Ranch and Point Loma, within San Diego Unified.
Attendance boundaries can change from one street to the next. We confirm the assigned schools for every home before you make an offer. The county also has well-regarded private and charter schools.
Jobs and commutes
Where people work, and how that shapes where they live
- Sorrento Valley, UTC and Torrey Pines. The biotech, life-science and wireless hub. Carmel Valley, Del Mar, La Jolla, Scripps Ranch and Clairemont are the short commutes.
- Downtown and the bay. Law, finance, government, the Navy and the port. Point Loma, Coronado, Mission Hills and North Park are close.
- Carlsbad and North County. Life sciences, technology and golf-equipment companies. Encinitas, Carlsbad, San Marcos and Oceanside fit well.
- Military. Camp Pendleton, Naval Base San Diego, Naval Base Coronado and MCAS Miramar are major employers across the county.
The 5, the 805 and the 15 carry most commuters and all three slow down at rush hour. The trolley connects downtown with UTC, East County and the border, and the Coaster train runs along the coast from Oceanside to downtown. San Diego International Airport is ten minutes from downtown.
Taxes and the cost of owning
What you will pay after you buy
- Property tax. About 1 percent of your purchase price a year, plus local bonds. Under Proposition 13 the assessed value can rise no more than 2 percent a year while you own the home.
- Supplemental tax bill. After closing, the county sends a one-time bill for the difference between the seller's assessed value and yours. Budget for it in year one.
- Mello-Roos. Newer communities such as Carmel Valley, 4S Ranch, San Marcos and Otay Ranch may carry this extra assessment for roads, schools and parks.
- HOA dues. Common in condos and planned communities. Read the budget and the rules before you commit.
- Insurance. Homes near canyons, open space and coastal bluffs can cost more to insure. Get a quote during your inspection period.
- State income tax. California's rates rise with income. If you are coming from a state with no income tax, plan this with your CPA.
Buying at a higher price point? See buying at the top of the San Diego market.
Buying from out of state
How to buy a home in San Diego when you live somewhere else
Most of our relocating clients travel here once before they buy. Everything else happens from their kitchen table.
Get pre-approved, and decide the order
A lender confirms your budget and whether you will sell first, buy first, or use a bridge loan. This step removes most of the stress from everything after it.
Narrow to three areas
Use the quiz and the area guide. We add what the listings leave out: noise, parking, fog, and which side of the freeway you want.
Tour by video
We walk through homes on a live video call and show you the street, the neighbors and the view from every window.
Come for one focused weekend
We build the route and the showings. You see your short list in person and at the times of day that matter.
Make the offer and open escrow
Offers are signed electronically. Escrow, a neutral third party, holds the money and the paperwork for both sides.
Inspect, then close from home
We attend inspections for you and send video and reports. A mobile notary brings the closing documents to you, and we hand over the keys when you arrive.
A 90-day plan
What a calm move looks like
Decide and prepare
Take the quiz. Talk to a lender and your CPA. Choose three areas. If you are selling, get your current home ready and agree on the order of operations.
Scout and offer
Tour by video, then visit for a weekend. Compare the full monthly cost of your favorites. Write an offer with clean terms and negotiate.
Escrow and move
Inspections and insurance quotes in the first two weeks, loan approval after that, and closing around day 30 to 45 of escrow. Book movers for the week after closing.
Moving to San Diego
Common questions
Is moving to San Diego worth it?
For people who value weather, the outdoors and a slower pace, usually yes. The trade-offs are high housing costs and California taxes. The buyers who are happiest here chose their neighborhood for how they live day to day, not only for the price.
What salary or budget do you need to live comfortably in San Diego?
It depends on the neighborhood and whether you buy or rent. Housing is the largest cost. Recent median sale prices range from under $800,000 in parts of East County to several million dollars on the coast. A lender can turn your income and savings into a real number in one conversation.
What is the best month to move to San Diego?
The weather allows a move in any month. More homes are listed in spring and early summer, and there is less competition from other buyers in late fall and winter. Families often time a move to the school calendar.
What should I know before moving to San Diego?
The county is large and its areas differ more than newcomers expect. The coast is cooler and cloudier in late spring, and inland is hotter in summer. Commute, schools and price change quickly from one area to the next, so narrow your search to a few areas before you tour.
How long does it take to buy a home in San Diego?
Once a seller accepts your offer, a typical California purchase closes in about 30 to 45 days. Cash purchases can close faster. Finding the right home takes anywhere from a weekend to several months.
Do I need to be a California resident to buy a home in San Diego?
No. Anyone can buy property in California. Residency affects state income tax and loan terms for primary versus second homes, so tell your lender and CPA how you plan to use the home.
Talk to a local
Want a second opinion on your plan?
Andrew Luria and Jaime Chambers are San Diego real estate agents and Emmy Award-winning journalists. Tell us about your move and we will reply with honest thoughts. No sales pitch.