Across a wide terrain of former dairy fields flanking Highway 78 in San Diego's North County, San Marcos is a 24-square-mile city making its mark as fertile ground for education, recreation and a new downtown. "San Marcos is 61 years old, but we've never really had a downtown," says Tess Sangster, community and economic development director for the city of San Marcos since 2015. "We had a dairy, and cows and chickens, and just sort of grew up without a downtown or historic core. But in the past 25 years, California State University San Marcos had expanded tremendously, and we're now ranked by Fortune magazine as one of California's fastest growing cities." In 2022, Fortune also ranked San Marcos among the top 25 best places to live for families, citing its mild year-round climate, award-winning communities, miles of hiking trails, and abundant retail and dining. Chris Erickson, longtime North County San Diego resident and Realtor with the Beach Life Group of Compass, says, "The city is quite spread out with some large, medium and micro neighborhoods that vary from suburban to rural." More than 94,000 residents choose among 55-and-better mobile home communities, luxury golf-course homes or master-planned developments with a town center. Gold medallion trees bloom vivid yellow in the summer, and parks, plazas and public transit are easy to reach. Rock Church, founded in 2000 by former NFL player Miles McPherson, has one of its six California and Hawaii campuses in San Marcos.
Leading the roster of projects shaping San Marcos, the new 200-acre North City is underway right next to Cal State. "That's where our new downtown is, and it's about 15% built right now," Sangster adds. "It's a ground-up development that's been in the works for over 15 years. It will add green spaces and all sorts of new residential and commercial buildings, some of which are 12-story and 16-story." Andrew Santiago, Realtor with Real Broker, who's been selling homes in the area since 2019, says, "Even though North City's a small part of San Marcos, they're constantly building, so you'll always have new shops and restaurants to try. It's not just for students from Cal State campus. It's very well rounded." Just down the street, Kaiser Permanente — one of the city's top employers along with the San Marcos Unified School District, Palomar College and CSUSM — opened a seven-story medical center in 2023 that earned LEED Platinum certification for its green energy technologies. "We're fortunate to have partnerships with developers who have the vision to see a 50- to 60-year return on investment," says Sangster. "I bring other cities' officials to North City to tour them around, and they're in awe."
The new North City condos are an important addition to downtown San Marcos.
San Marcos homes sit along the mountain side and have sweeping views.
Ducks fly to the lake every year at Woodland park San Marcos.
San Elijo has rolling water fall as you enter the newly built development.
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Blend of semi-rural, master-planned and new North City homes
Palomar Estates mobile homes, Mission Circle condos, Twin Oaks golf course estates and North City new builds are among San Marcos' many residential options. Spanish and Mediterranean architecture prevails, mixed with modern farmhouse flair and contemporary angles. "You'll see similar-looking newer homes, built in two or three phases," says Santiago. "But you can also find custom-builds older than 2010 with more elbow room than in other more cramped areas of San Diego." Newer condos and townhouses start around $800,000, while single-family homes go for $1.5 million up to $4 million for large country-style properties.
Eric Charlebois, a local Realtor who co-owns the Charlebois Team of Compass with his wife, Amy, says, "Developments like San Elijo Hills are designed to bring people together at cafes, breweries and stores. It's like being back in an old-school Midwest family community with your town center and schools within walking distance." Streets curve around social hubs, homes offer mountain views and public trails connect the city's communities.
Here is a brand new farmhouse style home in San Marcos.
There are a variety of Spanish style homes in San Marcos.
This mansion has a three car garage in San Marcos and sits along Elfin Forrest.
This brand new modern Spanish Colonial home has a covered garage in San Elijo.
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A-grade San Marcos Unified schools, guaranteed university admission
Fourteen of the city's 18 public schools earn an A-minus or higher on Niche, and the San Marcos Unified School District scores an A-plus. Cal State San Marcos has s student body of over 16,000 and is the city's crown jewel. Eligible SMUSD grads are guaranteed CSUSM admission. In 2024, the city's public Palomar College submitted its first application to the California Community Colleges Chancellor's Office to offer bachelor's degrees in a new Science and Sustainability in the Built Environment program.
Walnut Grove Equestrian Park and the new Bradley Bike Park
San Marcos proudly claims the nickname "San Parkos," thanks to 24 community parks, 13 neighborhood parks, five splash pads, two aquatic facilities and more than 60 miles of biking, hiking and equestrian trails. Walnut Grove Equestrian Park is a favorite for horse lovers. Swim lessons happen at Las Posas and Woodland parks, while Double Peaks Park has been hosting the Double Peak Challenge 10k trail run since 2016. In 2023, the city opened a formerly fenced-off wildlife area, creating South Lake Park for fishing and wildlife viewing. League sports fill expansive Sunset and Bradley parks. "The new Bradley Bike Park is a huge hit," says Spangster. "It has a lot of jumps for all levels and kids just love it." Pickleballers have nearly 20 outdoor and indoor courts to choose from at several parks and rec centers. Hollandia Park, named after the dairy farm that once occupied the city's landscape, fills 30 acres with an amphitheater, dog park, sports fields and the city's first skate park. The San Marcos Civic Center is a centerpiece for meetings, markets and book fairs.
Farm homes with horse ranches can be found near Walnut Grove Equestrian Park.
Bradley Bike Park is nearby Barham Discovery Community.
Kids are enjoying a hot summer day playing in the fountains at Sunset Park in Palomar Estates.
This family enjoying a game of hoops at Sunset Park in Palomar Estates.
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New life for Old California Restaurant Row, games at My Yard Live Beer Co.
"San Marcos' Old California Restaurant Row, about 2 miles from North City, is going through a whole revitalization," says Sangster. "That used to be our downtown where people gathered in the '60s, but over the years, it started to struggle. It's been purchased by Lennar Developers to build a mixed-use development that preserves its Wild West vibe." The new Old California Restaurant Row plan includes outdoor dining, landscaped promenades and public art.
Commercial plazas such as Nordahl Marketplace, Grand Plaza and Creekside Marketplace feature Western-theme restaurants and favorites like Handel's Homemade Ice Cream, Broken Yolk and Albertsons. "Nordahl is really convenient," says Erickson, "because all your big-box stores like Costco, Kohls and Walmart are in the same place." The city claims its share of the North County brewery scene with Dos Desperados, The Sanctuary and Creative Creature. My Yard Live Beer Company sports a playground and mini arcade, and San Elijo Vine & Tap sells specialty and local wines. And although a dozen Starbucks surround I-78, locals also love alternatives like Better Buzz Coffee.
The new North City is a popular place for families in the Barham Discovery Community.
Enjoy a night out for dinning at the Old California Restaurant Row in Palomar Estates.
Local enjoy a craft beer at Dos Desperados Brewery in Palomar Estates.
Get a taste of western times at the Old California Mining Company restaurant.
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Quick I-5 access, SPRINTER stations and new Via Vera Cruz bridge
The 22-mile SPRINTER hybrid rail runs east-west through more than a dozen stations along state Route 78, connecting San Marcos to Escondido, Vista and Oceanside. Route 78 leads to I-5 and I-15, for reaching downtown San Diego or the San Diego International Airport within a 35-mile drive. "One thing we're always considering is that where there's growth, there's traffic," says Sangster. "So, we just invested $120 million to redo an arterial road and build two bridges connecting San Marcos Boulevard and Discovery Street. Now you can use the bridge to head to the new downtown."
Low crime rates, pleasant temps
FBI crime data shows the violent crime rate per 100,000 people in San Marcos dropped from 53 in January 2022 to 47 in December 2023, significantly lower than the national rate of 121. Property crime rate also declined in the same time frame from 104 to 84, which is much lower than the national rate of 180. Cool ocean breezes come up through the valley into San Marcos without the inland heat or the marine layer prevalent in coastal towns, so daytime temps average between 65 and 75 degrees in the spring and summer. Winter daytime temps can drop to 50 degrees.
Food and fun at Harvest Festival, equestrian history at Horse Heritage Festival
In 2024, the city will celebrate its longstanding San Marcos Harvest Festival in its new North City location. The festival has been a premier city bash since the 1990s, drawing more than 15,000 people to peruse hundreds of booths and enjoy food, live music and carnival rides. Every October since 2006, Walnut Grove Park has hosted a 3-mile trek through the valley as part of the Horse Heritage Festival to promote the preservation of San Marcos' equestrian community.
Devone Richard is a licensed real estate broker in multiple states. Real estate became his passion in 1994. From that point real estate became his passion. He started his first company D.A Richard Investments which over saw all his rehab projects that Devone had going on. Then he decided he wanted to handle his own mortgage loans so he started his own mortgage company Southern Pacific Funding. By 2013 he obtained his California real estate broker license. Once getting his Broker license that's when he started his next endeavor, his Real Estate Company Commissions Real Estate Group, Inc which opened in 2013. He didn't want to just stop there so he continued and obtain his Nevada and New York broker license. At this point Devone has over 100 Million Dollars in sales from residential to multi-homes. In 2019 he opened Commissions Real Estate Academy for realtors to receive training and to help individuals who are looking to obtain their Real Estate License.
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