$871,942Average Value$656Average Price per Sq Ft1Home For Sale
Community and culture in central San Diego
Sherman Heights is a small, though highly active community between downtown San Diego, Golden Hill and Logan Heights. The largest historic district in San Diego, the neighborhood hosts 19th and early 20th century homes and buildings, most famously the Villa Montezuma.
The neighborhood’s current cultural diversity is an extension of its history. “On Market Street, every other block had a different house of worship on the corner,” says Louise Torio, who has lived in a historic home here for 30 years. Torio is the president of Friends of the Villa Montezuma, which operates the local museum. “Why would a neighborhood so small need a house of worship on every block?” A lack of racial covenants drew people from many backgrounds to the neighborhood, including African Americans and Japanese immigrants. Torio says knowing the history of Sherman Heights enriches a modern understanding. “It puts the pieces together.”
The neighborhood attracts both preservationists and investors looking to rent out properties. Despite the area’s high density of renters, people here are deeply invested in their community and consistently show up to support and celebrate it.
Blocks away from downtown San Diego, Sherman Heights is the largest historic district.
1835 Shops serve as an urban oasis providing residents with a place to read and relax.
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Historic designations for Sherman Heights homes
Here, historic Craftsman, Queen Anne, and Spanish and Colonial Revival homes neighbor Mediterranean-style apartment complexes and renovated bungalows. About 400 of these homes comprise the Sherman Heights Historic District, the largest in San Diego. Sherman Heights has become an attractive place for investors, as many homes arrive on the market already divided into duplexes and other multi-family arrangements. However, buyers who are interested in restoration can also apply for property tax deductions through the Mills Act. “You can save between 30 and 80% on your property taxes,” Torio says. “I am hopeful that the neighborhood will continue to attract owner occupants who love the neighborhood as much as those of us who have been here a long time.” Prices range dramatically – from $700,000 to $1.4 million – and are highly dependent on prior renovations made to the properties.
Victorian, craftsman and contemporary styles share residential blocks in Sherman Heights.
Craftsman homes are abundant in Sherman Heights.
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Local landmarks: Villa Montezuma and Sherman Heights Community Center
Locals and visitors can get a glimpse into the neighborhood’s history at Villa Montezuma, the preserved 1887 home of famed pianist Jesse Shepard. The grand building features carefully crafted stained glass and globally inspired designs. “We do not treat the Villa as a pretty paperweight,” Torio says. The museum hosts art exhibits and theatre performances, in addition to guided tours. “It is truly a palace of art and literature.” The museum recently received $5 million in state funding for exterior restoration, expected to be completed in 2026.
The Sherman Heights Community Center is an integral part of the neighborhood, offering after-school programs, culinary classes, community clean-ups and more. The center shares space with Border Angels, a nonprofit that provides immigration services and places water jugs in the desert where people cross the U.S./Mexico border. Kids can play soccer or baseball next door at the joint-use Sherman Elementary field.
Build for world renowned artist Jesse Shepard in 1887, the Villa Montezuma House is iconic.
Sherman Heights Community Center, true to neighborhood form.
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An Opportunity Zone for local businesses
The neighborhood has a high density of beloved Mexican spots, including El Paisa and La Fachada. Gabriel Tortilleria is well-known for having some of the most celebrated fresh tortillas in San Diego. In 2024, Walmart closed its Sherman Heights location, making the East Village Albertsons and Smart & Final the closest options for groceries.
Still, Sherman Heights’ status as a federally recognized Opportunity Zone is attracting new businesses and established San Diego businesses looking to move or expand. Mother and daughter-operated Café X: By Any Beans Necessary opened on Imperial Avenue in 2022, a cooperative coffee shop supporting Black artists, entrepreneurs and leaders in a welcoming space. The cafe, named for Malcolm X, not only sells beverages, pastries and Black-made goods, but provides guaranteed income to community members through their Black Women’s Resilience Project.
Many commercial buildings, such as the 1835 Shops, are painted with larger than life murals.
New shops like this multi purpose coffee shop are popping up around Sherman Heights.
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A lively celebration of Día de los Muertos
Sherman Heights explodes with marigolds and pictures of dear ones for Día de los Muertos throughout the entire month of October and into November. Neighbors set up front-yard altars and convene for crafts, food and a festival and procession at the Sherman Heights Community Center.
Dia de los Muertos is honored in Sherman Heights every October.
Dia De los Muertos is alive and well in Sherman Heights with a yearly celebration.
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Transportation
Residents can catch a bus along Imperial Avenue, Market Street and 25th Street. The orange line stops at the 25th/Commercial Street trolley station and heads west to downtown or east to El Cajon. Drivers can easily get on Interstate 5 or State Route 94, which border the neighborhood. Sherman Heights’ proximity to freeways and industrial port activity has an adverse effect on air quality, and the area has higher asthma rates than other parts of San Diego.
25th and Commercial street trolley station whisks Sherman Heights residents around San Diego.
Sherman Heights does not have in-neighborhood water access but does have a view of Coronado.
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Schools
Sherman Elementary sits in the center of the neighborhood, within walking distance of area homes. The school has a two-way language immersion program for English and Spanish speakers and earns an overall B from Niche. Students can continue on to Logan Memorial Educational Campus for middle and high school.
Sherman Elementary School serves students in Sherman Heights and beyond.
The newly constructed Logan Memorial Educational Campus is an educational ecosystem.
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Crime
Sherman Heights scores a 6 on the CAP Index, which rates crime levels on a scale of 1 to 10. This is above the national average of 4, though much lower than in neighborhoods farther downtown.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Miguel Contreras,
an experienced agent in this neighborhood.
Parks in this Area
Grant Hill Park
Basketball
Picnic Area
Trails
Fault Line Park
Picnic Area
Trails
Multi-Purpose Field
Chicano Park
Playground
Golden Hill Park & Recreation Center
Baseball/Softball
Basketball
Picnic Area
L street Mini Park
Basketball
Picnic Area
Sherman Park
Transit
Airport
San Diego International
8 min drive
Bus
25th St & Imperial Av
Bus
25th St & J St
Bus
Market St & 22nd St
Bus
Imperial Av & 24th St
Bus
Market St & 20th St
Bus
Market St & 25th St
Bus
Imperial Av & 19th St
Crime and Safety
1 - Low Crime, 10 - High Crime
Sherman Heights
US
Homicide
5
4
Sexual Assault
7
4
Assault with Weapon
7
4
Robbery
8
4
Burglary
6
4
Motor Vehicle Theft
8
4
Larceny
5
4
Crime Score
7
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Sherman Heights, San Diego sell after 99 days on the market compared to the national average of 47 days. The average sale price for homes in Sherman Heights, San Diego over the last 12 months is $801,500, consistent with the average home sale price over the previous 12 months.
Beautiful craftsman home in Sherman Heights. Make this your dream home or investment property. Kitchen, walk-in pantry, quartz countertops, bath, vinyl plank flooring, exterior and interior paint was remodeled within the last 2 years. Within 4 minutes to Freeway 5 and 94. Half mile to PETCO PARK. Close to Sea World, Harbor Island and San Diego International Airport. NO HOA and NO MELLO ROOS.
CURRENTLY 2 BEDROOM 1 BATH IS AVAILABLE. $500 OFF MOV IN SPECIAL!!! CALL TO MAKE AN APPOINTMENTSTUDIO , 1 BEDROOMS ,2 BEDROOMS, 1 BATH APARTMENTS FOR RENT IN DOWNTOWN SAN DIEGO. CLOSE TO ALL THE DOWNTOWN ATTRACTIONS. FULL KITCHEN AND BATH, WOOD FLOORING, TILE IN BATH, BUILT IN CLOSETS . WATER, TRASH, AND GAS INCLUDED. SECURED GATED PARKING, LAUNDRY ON-SITE. RENT $1400- $2200 PER
Property Id: 1786455*Charming 1920 Mills Act Historic Home*Surprisingly spacious 2 bedroom 1 bath in Historic Sherman Heights*Walk Score 92-walk to downtown*Exteriors refurbishment and painting make this home special*Remodeled kitchen and bath*Rebuilt wood windows maintaining historic design*Original hardwood floors*Ceiling fans throughout*Corian easy care
Interested in learning more about homes in this area?
Reach out to
Miguel Contreras,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
2,801
Median Age
37
Population Density
21 ppl/acre
Population under 18
21.3%
On par with the national average
23.8%
Population over 65
10.6%
Below the national average
19.1%
Finances
Median Household Income
$57,642
Below the national average
$71,702
Average Household Income
$75,705
Education and Workforce
High School Graduates
70%
Below the national average
89.1%
College Graduates
27.2%
Advanced Degrees
9.4%
% Population in Labor Force
73.7%
Above the national average
65.1%
Weather
Annual Precipitation
9''
Average Winter Low Temperature
50°F
Average Summer High Temperature
76°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
64/ 100
Walker's Paradise
Walk Score®
92/ 100
Excellent Transit
Transit Score®
71/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
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.
