Inland North County · San Diego County
San Marcos
College town with newer neighborhoods along SR-78
Discover San Marcos
Living in San Marcos
San Marcos is an inland city in North County San Diego, along SR-78 between Carlsbad and Escondido. It is home to Cal State San Marcos and Palomar College, and it has grown quickly over the last few decades.
Many neighborhoods are newer, including the master-planned San Elijo Hills. The hills around Double Peak Park have trails with views out to the ocean on clear days.
By the numbers
Typical home value, San Marcos
$953,656
September 2026
2026 conforming loan limit, San Diego County
$1,104,000
One-unit home
2026 HECM reverse mortgage limit
$1,249,125
All areas
Sources: Zillow Home Value Index (typical home value), September 2026; FHFA 2026 conforming loan limits; HUD 2026 FHA and HECM loan limits. Typical values are estimates, not appraisals.
Featured neighborhoods
San Elijo Hills
Master-planned community with a town center, parks and trails.
Lake San Marcos
Homes around a lake and golf course, south of the city center.
Discovery Hills
Neighborhoods near Discovery Lake and the Cal State San Marcos campus.
Twin Oaks Valley
Quieter area in the north of the city with larger lots.
Around the area
- Double Peak Park and the San Elijo Hills trails
- Discovery Lake
- Cal State San Marcos and Palomar College
- Restaurant Row on San Marcos Boulevard
- Sprinter stations connecting to Oceanside and Escondido
Local advice
What San Marcos buyers and homeowners ask me
Buying in San Marcos
The typical value is under the $1,104,000 San Diego County conforming limit, though newer homes in San Elijo Hills often cost more. Conventional, FHA and VA loans may fit, depending on the price and your situation.
Check for Mello-Roos and HOA dues
Some newer San Marcos neighborhoods carry special taxes and HOA dues on top of the base property tax. Include them when you compare homes.
Retiring in Lake San Marcos
Homeowners 62 and older who want to stay may look at a reverse mortgage. Those moving to a smaller home may look at a HECM for Purchase. Taxes, insurance and upkeep still apply.
General information, not a loan offer. Not all borrowers will qualify. Subject to credit approval and program guidelines. Property tax details: California State Board of Equalization — Proposition 19.
Map of San Marcos
Questions about buying or owning in San Marcos?
Whether you're buying, staying, or thinking about a move, I'm happy to walk through the numbers with you. No pressure.
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Photo by Aubrey Odom on Unsplash.