Creek District, San Marcos: Homes for Sale & Neighborhood Guide
Central San Marcos along San Marcos Creek, where a new park, bridges and trails opened in 2024.
The Creek District is in central San Marcos along San Marcos Creek, south of San Marcos Boulevard between Via Vera Cruz and Grand Avenue, mostly in ZIP 92078. Census counts for the outline also show about 660 mobile homes. In September 2026 the 92078 median detached sale was $1,375,000 (GSDAR). Market figures here are for all of 92078. Creek District has about 820 detached homes and 1,040 attached homes such as condos, townhomes and apartments (U.S. Census ACS 2020–2024).
Boundary: approximate neighborhood outline by Jamile Storck and Jed Bratt. Map tiles © Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS, © OpenStreetMap contributors.
Creek District Market · September 2026
ZIP 92078 · compared with September 2025
Source: Greater San Diego Association of REALTORS® Local Market Update for 92078 (San Marcos South), September 2026 (current as of Oct 5, 2026). Sept 2025 figures are as shown in the same report. All data from the San Diego MLS. Medians do not account for sale concessions. Small sample sizes can swing percentages.
Homes for Sale In and Near Creek District
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Living in Creek District
The vibe
The city’s San Marcos Creek Specific Plan, first adopted in 2007, covers about 214 acres here and plans for a walkable, mixed-use district. The 2025 update proposes about 2,273 homes, from small-lot houses and townhomes to apartments and condos.
Source: City of San Marcos, Creek Specific Plan Update; CEQAnet.
Things to do
The San Marcos Creek project, finished in 2024, restored 1.5 miles of creek habitat and added a 1.2-mile loop trail and Paseo del Arroyo Park, the city’s 16th neighborhood park.
Source: ConstructConnect; City of San Marcos.
Schools
Knob Hill Elementary
Grades K-5
San Marcos Middle
Grades 6-8
San Marcos High
Grades 9-12
Ratings out of 10: ELA and math = % of students meeting or exceeding the 2025 CAASPP standard, divided by 10; overall = average of the two. Source: California Dept. of Education (caaspp-elpac.ets.org). School assignment changes, so confirm with the district before you buy.
Getting around
The creek project widened Via Vera Cruz and Discovery Street to four lanes and built new bridges at Bent Avenue and Via Vera Cruz. San Marcos Boulevard connects to SR-78.
Source: ConstructConnect; City of San Marcos.
Neighborhood Insight
Parts of the district are still inside the 100-year flood boundaries on FEMA maps, so it is worth checking flood zone and insurance for a specific property. Paseo del Arroyo Park is the city’s 16th neighborhood park.
Source: CEQAnet, San Marcos Creek District Specific Plan Update.
Around Creek District
Creek District FAQ
Where is the Creek District?
It is in central San Marcos along San Marcos Creek, south of San Marcos Boulevard between Via Vera Cruz and Grand Avenue, mostly in ZIP 92078.
What was the median home price in Creek District in September 2026?
For ZIP 92078, the September 2026 median sale price was $1,375,000 for detached homes and $699,000 for attached homes (GSDAR Local Market Update). These are ZIP-wide figures for 92078, which covers south San Marcos.
How long are Creek District homes taking to sell?
In September 2026, detached homes in 92078 sold in a median of 44 days and attached homes in 57 days (GSDAR).
What is the San Marcos Creek project?
A roughly $100 million city project finished in 2024 that added flood control, new bridges, restored creek habitat, a 1.2-mile loop trail and Paseo del Arroyo Park.
Which schools serve the Creek District?
San Marcos Unified runs Knob Hill Elementary, San Marcos Middle and San Marcos High in and near the area. Check your exact address with the district.
Who can help me buy or sell a home in Creek District?
Jamile Storck (DRE 01920597) and Jed Bratt (DRE 01891062) help buyers and sellers in Creek District and across San Marcos.
Neighborhoods Nearby
Twelve neighborhoods closest to Creek District, with Sept 2026 median sale prices by ZIP from GSDAR.
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