North County Inland

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North County Inland is a vast region that lies just beyond the coastal mountains and extends all the way out into the desert. Whereas the coastal communities in San Diego’s North County are densely populated, traveling inland affords you miles of wide open spaces and diverse terrain. The sun shines a bit brighter here, as it is far enough away from the coast that the marine layer fog doesn’t darken the sky. You’ll find neighborhoods sprinkled amongst hills covered with groves of avocados, citrus, and grapes.

Plan on spending time outdoors with the plethora of activities to choose from. Hiking, biking, and camping top the list of popular excursions. If you would prefer to imbibe, you’ll be in heaven with dozens of craft breweries. In the lush valleys beyond each set of rolling hills, you’ll find vineyards and wineries to suit even the most discerning oenophile. Of course, you’ll have to navigate around the over 40 golf courses in the area to get there. The ever popular San Diego Zoo Safari Park is located in Escondido and is a must do.

Military families flock to this region for the suburbs with affordable housing, more space, and a chance at a yard. Neighboring MCAS Miramar supplies a healthy stream of military residents, and a lot of Navy families opt to commute to the inland communities as well. This region is located halfway between downtown San Diego and Anaheim and is just a quick drive on the freeway to the beaches.

Neighbors

North County Inland is an affordable, suburban locale inhabited predominantly by young professionals, working class, and military families. The vibe is still solidly Californian in its mellow, laid back culture, but a little less focused on leisure and the beach. Residents here tend to be either working or busy taxiing children around during the week.

Neighborhood Feel

The temperatures are 10 to 20 degrees warmer inland than on the coast, increasing the likelihood of homes with central A/C and a pool. Most homes tend to be a bit larger than on the coast, but you will still be hard-pressed to find anything with more than three bedrooms. Neighborhoods are hilly with lush landscaping.

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Neighborhood Location

Neighborhood Info

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Escondido

Escondido, Spanish for “hidden valley,” is nestled in the center of North County surrounded by hills covered with avocado and citrus groves. Though most military families will consider this locale to be far away for commuting (around 45 minutes during rush hour to Camp Pendleton or MCAS Miramar), you can save upwards of $300 per month on housing expenses. Escondido is one of the few areas where you can find larger homes at or below BAH—especially if you’re earning Camp Pendleton BAH, which is higher than BAH for San Diego bases.

Escondido is very family friendly with suburbs, two lakes, a sports center, parks, and of course, the nearby San Diego Zoo Safari Park. For more adult excursions, Escondido is home to art galleries, museums, golf courses, and wineries on the walkable Grand Avenue. All the shopping and dining you could want you’ll find in town, so there’s no need to venture far for errands. Your neighbors will mostly be working, middle-class families who still embody the casual Cali attitude. In Escondido, small town hospitality and community meets big-city amenities.

Home Size in Escondido

The historic district of Old Escondido dates back to 1888 and has an eclectic array of historic homes. In the suburban areas it’s common to see two-story, stucco homes with modest yards. The housing options run the gamut from gated golf course communities with expansive mansions to well maintained mobile home parks (sometimes in close proximity to each other). There are pockets of neglect and some older, run down areas so we encourage you to do your research.

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Home Prices in Escondido

The median home value for single family homes in Escondido is $448,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 2.8% in the coming year. According to Zillow’s Rental Index, the median rental rate for single-family homes in Escondido is $2,277.

Don’t forget to research HOA fees, Mello-Roos tax (if applicable), and utility costs when determining your budget for renting or buying. These items add up quickly and can tack on hundreds of dollars per month to your base rent or mortgage.

Schools in Escondido

The public schools in Escondido are part of Escondido Union School District (EUSD) or Escondido Union High (EUHSD). One of the best schools is L. R. Green Elementary School, with a rating of 8, according to GreatSchools.org. Escondido Union School District‘s rating is 4, while Escondido Union High‘s rating is 7. In contrast, nearby San Marcos Unified School District’s rating is 8 and San Pasqual Union Elementary rates a 9.

Quantum Academy is an innovative school of choice for students in grades 4 through 7. Enrollment is open to all Escondido children through a lottery process, and enrollment will expand to include grade 8 in 2017. Bernardo Elementary School, L. R. Green Elementary School, and Reidy Creek Elementary all come recommended by military spouses.

EUSD offers The School Choice program, meaning you can enroll your child at any school within the district. Transportation is not provided if you are enrolling in a school outside your district. Enrollment is limited by available space at each school. EUSD offers a transitional kindergarten program as well as three high schools and two magnet high schools. A variety of charter schools are operated by the American Heritage Charter Schools.

Poway

Poway (pronounced “pow-way”) is slightly inland and boasts a quasi-rural setting with accessible city amenities. Its rural roots actually gave rise the perfect city slogan, “The City in the Country,” and preservation efforts have made changing that unlikely. Over half of the city’s incorporated acreage is protected open space, which is a welcome change from other densely populated areas in the county. The weather here is a bit warmer than on the coast and a few days in the summer can see temperatures of 100 degrees or more.

If you have kids, you are most likely going to hear Poway recommended by other military families. It is a popular choice because of the top rated school district, relatively affordable housing, safety, and friendly residents. The beaches aren’t far, and the commute to San Diego is about 30 minutes. Shopping, dining, and entertainment options are plentiful, and there are many tight-knit communities to choose from.

Home Size in Poway

Poway’s average home size is around 1,100 to 2,000 square feet for most single family homes. There are also homes over 3,000 square feet, but you’re looking at million dollar plus properties.

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Home Prices in Poway

The median home value for single family homes in Poway is $656,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 1.9% in the coming year. According to Zillow’s Rental Index, the median rental rate for single-family homes in Poway is $2,745.

Schools in Poway

The public schools in Poway are part of Poway Unified School District which is rated 9 overall, according to GreatSchools.org. One of the highest rated schools is Painted Rock Elementary School, which is rated 10. Poway Unified School District offers transitional kindergarten. Inter/Intra-district transfers are authorized and decisions are made by the Student Attendance and Discipline Office. Priority is given in order of application receipt. Students requesting a transfer must be enrolled in their school of residence before attempting to transfer, and if approved, must provide their own transportation.

Another choice for K through 8th grade is Innovations Academy, a free public charter school that offers a traditional school day or homeschooling hybrid options with unique curriculum. Make sure you apply during the open period. If they receive more applications than seats, they hold a lottery for selection.

San Marcos

San Marcos is a vibrant city centrally located in the foothills of northern San Diego County and borders Carlsbad, Vista, and Escondido. This well-rounded area offers a little bit of everything. Being centrally located makes commuting to San Diego reasonable, and both the 5 and the 15 (San Diegans don’t say “interstate”) are easily accessible via Highway 78. The SPRINTER train connects San Marcos to Oceanside, and from there you can also pick up the COASTER to go south into San Diego. Commuting from San Marcos is also feasible for those stationed at Camp Pendleton and MCAS Miramar. San Marcos is home to many restaurants and name brand stores (they have a Costco!) alleviating the need to travel.

Outdoor recreation opportunities abound. The hills in San Marcos are perfect for hiking or horseback riding. The San Marcos Reservoir (Lake) is a fun destination for fishing and watersports, and the city has built over 63 miles of trails in recent years. There are also 35 parks and 11 recreation centers to amuse both little ones and retirees. The economy is strong, and employment opportunities are available for career-minded spouses. Escondido is considered North County’s “Education Hub.” Palomar College and California State University San Marcos are both located here, and the college students keep the area lively.

Home Size in San Marcos

San Marcos has a diverse housing stock and homes here tend to be a bit larger than some of the coastal regions, averaging around 1,300 to 2,800 square feet. You can easily find single family homes that are 2,000 square feet or more, which is excellent for families. The homes vary in age, and you’ll often find a mixture of older (built in the 1950s) and newer homes. There are also plenty of brand new, master-planned communities if that’s more your speed.

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Home Prices in San Marcos

The median home value for single family homes in San Marcos is $551,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 2.4% in the coming year. According to Zillow’s Rental Index, the median rental rate for single-family homes in San Marcos is $2,519.

Schools in San Marcos

The public schools in San Marcos are part of San Marcos Unified School District (SMUDS). One of the best schools is Carrillo Elementary School, which is rated 10, according to GreatSchools.org. San Marcos Unified School District’s rating is 8. For comparison, nearby Escondido Union School District has a rating of 4. San Marcos Unified School District also offers a Transitional Kindergarten program for children ages 3 to 4.

Intra/Inter-district transfers are available and processed on a case-by-case basis with priority reserved to employees in the desired district.

There are many charter school options in San Marcos. A few that are recommended by military spouses include Pivot Charter School, Taylion, Bayshore Preparatory Charter School, and Pathways Academy.

Points of Interest

Poway’s Mount Woodson Trail and Potato Chip Rock

Poway’s Iron Mountain

Escondido’s San Diego Zoo Safari Park

Wineries in Escondido – Orfila Vineyards & Winery or Cordiano Winery or Hungry Hawk Vineyards & Winery

Discovery Lake in San Marcos

San Marcos’ Golf Courses – St. Marks Golf Club, Twin Oaks Golf Club, or Lake San Marcos Executive Club

Palomar Mountain and Palomar Observatory

San Diego Zoo Safari Park

Leo Carrillo Ranch Historic Park

Sampling craft beer at one of the many local breweries

Big Plus

North County Inland is a quick 30 to 40 minute drive to most of the San Diego area installations, and only 20 minutes to the beaches.

Homes are larger and more affordable, and the schools come with good recommendations from military spouses.

There’s no shortage of things to do, places to go, and adventures to be had in this expansive and scenic region of the county.

Things to Consider

There is much more to consider when purchasing or renting a home in California, like additional taxes, stacked HOAs, and utility costs. Be sure to identify whether or not your potential home has air conditioning. If it does (and you’ll need it in the hot inland regions), utility bills can routinely exceed $300. One upside to living in the warmer inland areas: a lot of homes with pools!

North County Inland can get up to 20 degrees warmer than the coast. Expect temps of 100 degrees or more in the summer. The good news is that you’ll have sunshine practically year-round, whereas the coast has a few months of foggy mornings.

Like any suburban area, you’ll find areas of traffic and congestion, which can compound your commute. The extra time spent in the car is worth it for a lot of families who are saving $300 to $400 in housing expenses versus those living near the base or the water.

Because of the wide open spaces and diverse terrain, you’ll often find wildlife out on the trails and in the more rural areas.

How’s the Market?

The North County Inland market is a little more “doable” for most military budgets. You can find a home, although likely smaller than what you may be used to, priced around $600k and up. Rentals can be found at, or even below, BAH.

The real estate market in San Diego is very competitive, and homes move quickly. Cash offers above asking price are not unheard of so don’t be surprised if you get outbid. Having an experienced AgentHero is of tremendous value in this competitive market!

If you’re interested in renting, don’t feel like you are limited to renting sight-unseen. Our Scouts can help you out with a Facetime walk through, neighborhood “recon,” or by taking extra photos. Like any urban city, you’ll find pockets of neglect that may get glossed over on real estate listings.

School Scoop

PCS’ing to the San Diego area means parents have a lot of choices when it comes to picking a new school for their kids. We recommend checking out the subareas above to get a better idea of available education models.

We also recommend checking out our locale page to learn more about education models in San Diego.

Highlighted Areas

San Marcos – Discovery Hills, Lake San Marcos, Santa Fe Hills

Escondido – Summer Creek, Old Escondido

Poway – Carriage Hills, Normal Heights, Rancho Arbolitos

Rancho Bernardo – Eastview, Country Club of Rancho Bernardo

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