San Marcos, CA: Homes for Sale & Neighborhood Guide
A fast-growing North County city of hillside villages, two college campuses and a long trail network.
San Marcos is a city in North County San Diego, between Escondido, Vista, Carlsbad and Encinitas, in ZIPs 92078 and 92069. It had 94,833 residents at the 2020 census. Census counts for the outline also show about 2,750 mobile homes. In September 2026 the 92078 median detached sale was $1,375,000 (GSDAR). San Marcos has about 17,130 detached homes and 12,970 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.
San Marcos 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 San Marcos
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Living in San Marcos
The vibe
The city lists more than 20 neighborhoods, from Richland and Twin Oaks Valley in the north to San Elijo Hills and Discovery Hills in the south. Lake San Marcos, in the southwest, is an unincorporated county island surrounded by the city.
Source: Wikipedia, San Marcos, California.
Things to do
San Marcos is home to Cal State San Marcos and Palomar College. San Elijo Hills alone has 18 miles of trails, and Double Peak Park, which opened in 2009, sits above the south side of the city.
Source: Wikipedia, San Marcos, California and San Elijo Hills.
Schools
Richland Elementary
Grades K-5
Knob Hill Elementary
Grades K-5
Woodland Park Middle
Grades 6-8
San Marcos Middle
Grades 6-8
San Marcos High
Grades 9-12
Mission Hills 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
SR-78 runs east to west through San Marcos, and the NCTD SPRINTER hybrid rail line between Oceanside and Escondido stops in San Marcos, including at Palomar College, San Marcos Civic Center and Cal State San Marcos.
Source: Wikipedia, Sprinter (rail service).
Neighborhood Insight
San Marcos incorporated on January 28, 1963. It was among the fastest-growing cities in California in the 1970s, passed 30,000 residents by 1990 and neared 100,000 by 2020. Questions about a neighborhood? text Jamile or Jed.
Source: Wikipedia, San Marcos, California.
Around San Marcos
San Marcos FAQ
Where is San Marcos, CA?
San Marcos is in North County San Diego, between Escondido to the east, Vista to the northwest, Carlsbad to the west and Encinitas to the southwest, in ZIPs 92078 and 92069.
What was the median home price in San Marcos 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 San Marcos 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).
How did San Marcos get its name?
According to San Marcos history, Spanish soldiers came upon the valley on St. Mark’s Day, April 25, 1797, and named it Los Vallecitos de San Marcos, “the little valleys of St. Mark.”
Which schools serve San Marcos?
San Marcos Unified serves most of the city, with San Marcos High and Mission Hills High. Check your exact address with the district.
Who can help me buy or sell a home in San Marcos?
Jamile Storck (DRE 01920597) and Jed Bratt (DRE 01891062) help buyers and sellers in San Marcos and across North County.
Neighborhoods Nearby
Twelve neighborhoods closest to San Marcos, with Sept 2026 median sale prices by ZIP from GSDAR.
Your Realtors: Jamile Storck & Jed Bratt
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