Sell Your Bay Park Home for 1%. Not 2.5%.
Full-service listing at a 1% fee. At the 2026 median of $790,000, that's $11,850 back in your pocket compared to a traditional 2.5% commission - with professional photography, MLS listing, expert negotiation, and transaction coordination included.
Source: SDMLS · ZIP 92110 · Jan - Aug 2026
Bay Park / 92110 - 2026 Market Snapshot
Based on 125 closed sales in SDMLS, January 1 - August 7, 2026. All residential property types, ZIP 92110. Includes condos, townhomes, attached, and detached single-family homes. Data provided by Nikolas Mazzola, CA DRE #01724621, Shorebreak Real Estate.
2026 Sold Data · SDMLS
What Homes in 92110 Actually Sell For
ZIP 92110 is one of San Diego's most diverse markets - compact condos in the Friars Road corridor, townhomes in Loma Riviera and Shoreline Bluff, and coveted detached Bay Park homes on the hillside with bay views. Here is how 125 closed sales in 2026 break down by property type.
| Property Type | 2026 Sold Range | Typical Size | Example Streets / Complexes |
|---|---|---|---|
| 1BR Condo (compact) | $323,000 - $470,000 | 547 - 770 SF | 3050 Rue D'Orleans (large complex, Friars/I-8 corridor), entry-level ownership in 92110 |
| 1BR Condo (standard) | $404,000 - $535,000 | 640 - 877 SF | 5605/5645/5705/5745/5750/5875 Friars Rd, Groton St (3820/3845), Riley St condos, Fresno St |
| 2BR Condo | $449,000 - $700,000 | 760 - 1,250 SF | 3140/3142/3211 Midway Dr, 4235/4265 Asher St, 3961/3975 Hortensia, 2624/2636 Worden St, 5725/5875/5845 Friars Rd (larger units) |
| 2-3BR Townhome | $635,000 - $875,000 | 1,054 - 1,652 SF | Loma Riviera Dr/Circle/Lane (4038/4044/4242/4062), Shoreline Bluff Lane (3538/3548), 5430 Linda Vista Rd, Gaines St (5965/6016), Cirrus St (6038/6048), Cabrillo Bay Lane |
| 3BR Condo / Large Attached | $650,000 - $943,000 | 1,260 - 1,969 SF | 3116/3821/3832 Groton Way, 3116 Groton Way, 1806 McKee St, 5845/5875/5805 Friars Rd (large 3BR units), 3003 Orleans, 4008 Ampudia |
| Detached SFR (entry/small) | $875,000 - $1,200,000 | 583 - 1,260 SF | Savannah St, Guy St, Galveston St (smaller lots), Denver St, Juan St (smaller homes), Erie St, Chicago St entry homes |
| Detached SFR (3-4BR Bay Park) | $1,185,000 - $1,850,000 | 1,025 - 2,132 SF | Grandview St, Cowley Way, Deerpark Dr, Illion St, Wing St, Morenci St, Tokalon St, Frankfort St, Hartford St, Goldfield St, August St, Cecelia Ter |
| Luxury SFR (4-6BR) | $2,050,000 - $3,300,000 | 2,176 - 4,073 SF | Juan St (2634), Hartford St (2634), Frankfort St (2025/2113-2115), September St (4971), Galveston St (1826), Illion St (1860), W California St (2045) |
Ranges based on 125 closed sales in ZIP 92110, January 1 - August 7, 2026. Bay Park detached homes on elevated streets with bay views consistently command premium pricing within their tier. Condo pricing varies significantly by building age, condition, HOA fees, and proximity to the Friars Road commercial corridor. Always request full comparable analysis before pricing.
Agent's Market Analysis · August 2026
The Two Markets Inside 92110 - and Why Both Are Moving
ZIP 92110 is not one market - it's two operating side by side. The Friars Road condo corridor runs from 3050 Rue D'Orleans east along Friars to the Mission Valley edge, with large complexes at 5605, 5645, 5705, 5745, 5845, 5865, and 5875 Friars Road. These are entry-level to mid-range condos, mostly 1BR and 2BR, selling between $323,000 and $700,000. They attract first-time buyers, investors, and downsizers priced out of the SFR market. The Bay Park hillside - Grandview, Cowley Way, Deerpark, Illion, Morenci, Frankfort, and the surrounding streets - is an entirely different buyer: families, move-up buyers, and professionals who want a real neighborhood with bay views and a 10-minute drive to La Jolla or Mission Valley.
"The median sale price of $790,000 sits right in the middle of these two markets. Sixteen days at median DOM and a 99% list-to-sale ratio tell you what the data confirms: correctly priced properties in 92110 are selling fast and clean."
The strongest single segment in 2026 has been 3-4BR detached Bay Park homes priced between $1.2M and $1.85M. Streets like Grandview, Deerpark, and Cowley Way produced 15+ closings in this range, most within 3 to 25 days on market. Several sold at or above asking. The Grandview corridor in particular - with bay views from upper elevations - is consistently the most competitive sub-market within the ZIP. When a well-maintained 3BR on Grandview hits at $1.55M, expect multiple offers.
The luxury tier above $2M - large custom homes on Juan, Hartford, Frankfort, and the Mission Hills-adjacent streets - has been more selective in 2026. These homes have more DOM variance (0 to 67 days in the sold data) and require precise pricing strategy. But the sales that did close at this tier - $2.05M to $3.3M - confirm that genuine demand exists. The townhome segment at Loma Riviera, Shoreline Bluff Lane, and Linda Vista has been quiet but steady, with 10+ closings in the $650K-$875K range - the sweet spot for buyers who want more space than a condo but haven't crossed into SFR pricing.
Nikolas Mazzola · CA DRE #01724621 · Broker, Shorebreak Real Estate · Analysis based on SDMLS data, ZIP 92110, Jan 1 - Aug 7, 2026.
Based on 2026 92110 Sold Prices
How Much You Keep at 1% vs. 2.5%
In a market where homes sell in 16 days and close at 99% of asking, the listing commission is one of the few costs you can actually control. Here's what a 1.5% difference means at real Bay Park and Old Town prices.
| Your Sale Price | 2.5% Listing Fee | 1% Commission | You Save |
|---|---|---|---|
| $550,000 | $13,750 | $5,500 | $8,250 |
| $700,000 | $17,500 | $7,000 | $10,500 |
| $790,000 (2026 Median) | $19,750 | $7,900 | $11,850 |
| $1,000,000 | $25,000 | $10,000 | $15,000 |
| $1,300,000 | $32,500 | $13,000 | $19,500 |
| $1,600,000 | $40,000 | $16,000 | $24,000 |
| $2,200,000 | $55,000 | $22,000 | $33,000 |
Full-service listing includes professional photography, MLS, syndication, negotiation, and transaction coordination. No hidden fees. Same service. A fraction of the cost.
The Bay Park Neighborhood
Bay Park is the elevated hillside neighborhood that defines the residential character of 92110. Sitting between Mission Bay to the west, Mission Valley to the east, and Linda Vista to the north, Bay Park offers something increasingly rare in San Diego: well-established single-family blocks with real lot sizes, mature trees, and bay views from upper streets - within 10 minutes of the beach, downtown, and Mission Valley.
Grandview Corridor
Grandview Street and the surrounding upper Bay Park streets - Cowley Way, Deerpark Drive, Tokalon Street, Illion Street, and Frankfort Street - sit at the neighborhood's highest elevations and include many of the ZIP's most desirable detached homes. Bay and Mission Valley views are common from these streets. Homes here range from modest mid-century 2BR bungalows starting around $1.1M to fully updated 3-4BR homes at $1.5M to $1.85M and custom luxury builds above $2M.
SDUSD School FinderLoma Riviera and Townhome Enclaves
Loma Riviera - centered on Loma Riviera Drive, Circle, and Lane near the 4000-4200 block - is a dense cluster of 2-4BR townhomes and attached condos that function as the neighborhood's workforce housing sweet spot. Well-maintained HOA communities, pool amenities, and quick access to I-5 and I-8 make this a reliable mid-market. Additional townhome clusters sit along Shoreline Bluff Lane, Linda Vista Road (5430), and Cabrillo Bay Lane - all offering more square footage than Friars Road condos at lower prices than Bay Park SFR.
Bay Park Dining - YelpOld Town San Diego
Old Town San Diego - the historic district at the western edge of 92110 - is home to California's first Spanish settlement and the Old Town San Diego State Historic Park. The Old Town commercial strip along Juan Street and San Diego Avenue draws significant tourist traffic, which creates a vibrant dining and retail environment for nearby residents. The Juan, Congress, and Twiggs Street corridors have smaller attached homes and older SFR that represent entry-level detached ownership within 92110.
Old Town State Historic ParkFriars Road Condo Corridor
The Friars Road corridor from Midway Drive east to the Mission Valley edge includes the ZIP's largest condo complexes - 5605, 5645, 5705, 5745, 5845, 5865, and 5875 Friars Road, plus the 3050 Rue D'Orleans complex off I-8 at Taylor Street. These communities offer Mission Valley access, proximity to Fashion Valley Mall, and entry price points from $323,000. They attract investors, first-time buyers, and professionals who want Mission Valley-adjacent living at condo pricing.
Old Town Dining - YelpParks, Recreation and the Bay
92110 is situated between two of San Diego's most significant recreational assets - Mission Bay Park to the west and Balboa Park to the east. Residents have access to waterfront recreation, urban parkland, and world-class attractions within a short drive from nearly any address in the ZIP.
Mission Bay Park
Mission Bay Park is the largest aquatic park in the United States - 4,600 acres of water and parkland surrounding Mission Bay. The park includes 27 miles of shoreline, boat launches, kayak rentals, cycling paths, and beach access at Crown Point, Fiesta Island, and Pacific Beach. From Bay Park, Mission Bay is a 5-10 minute drive. Mission Bay Aquatic Center at SDSU operates on the water year-round. Sea World San Diego sits on the southern edge of the bay.
Mission Bay Park - City of San DiegoBay Park Community Rec Center
The Bay Park Recreation Center at 2510 Garnet Avenue serves as the neighborhood's community hub - with a gymnasium, multipurpose rooms, youth programming, and organized sports leagues. The adjacent small park and play structure make it a popular gathering point for families. The Bay Park Little League fields and recreational sports programs are based here. Community events including the annual Bay Park Kiddie Parade are a staple of neighborhood life.
Bay Park Rec Center - City of SDTecolote Canyon Natural Park
Tecolote Canyon Natural Park runs along the eastern edge of Bay Park and Linda Vista - a 900-acre open space preserve with 6+ miles of trails through a native coastal sage scrub canyon. The main trailhead is off Tecolote Road, with access points throughout the park. Hikers, trail runners, and dog walkers from Bay Park use Tecolote as an everyday green escape. The canyon's 400-foot elevation change and canyon views make it one of the best urban wilderness trails in central San Diego.
Tecolote Canyon - City of San DiegoSea World San Diego
Sea World San Diego sits on the southern shore of Mission Bay, approximately 2 miles from most Bay Park addresses. As a major regional employer and year-round entertainment destination, Sea World's presence on Mission Bay has historically supported property values throughout the 92110 and 92109 corridor. The park hosts approximately 3-4 million visitors annually and is visible from Bay Park's elevated hillside streets.
Sea World San DiegoSchools Serving 92110
ZIP 92110 is served by the San Diego Unified School District (SDUSD), with school assignments depending on specific address. Bay Park's school profile is a common topic for families considering the neighborhood. Francis Parker School, one of San Diego's most prestigious private K-12 institutions, sits just north of Bay Park on Linda Vista Road.
Bay Park Elementary
Bay Park Elementary (2433 Denver St) is the neighborhood's primary public elementary school and the school that most Bay Park SFR families reference when discussing public school options. The school has historically drawn strong parental involvement, which contributes to community stability. The campus is walkable from much of the Bay Park hillside neighborhood - one of the few San Diego elementary schools with genuine walk-to-school access from its attendance area.
Bay Park Elementary - SDUSDDana Middle School
Dana Middle School (1775 Chatsworth Blvd) serves as the primary middle school feeder for much of the Bay Park and Point Loma area. Dana has a strong arts and academic programming focus and sits close to the Bay Park and Mission Hills attendance zones. As with all SDUSD middle schools, families are encouraged to verify current assignment boundaries directly with the district, as school boundary maps are updated periodically.
Dana Middle School - SDUSDFrancis Parker School (Private K-12)
Francis Parker School (6501 Linda Vista Rd) is one of San Diego's most selective and well-regarded independent college-preparatory schools, serving students from kindergarten through 12th grade. Parker consistently ranks among San Diego County's top private schools for college placement, athletics, and arts. The Linda Vista campus is 5-10 minutes from most Bay Park addresses. Parker's proximity is a recognized factor in 92110's appeal to families choosing private education from an upper Bay Park home base.
Francis Parker SchoolPoint Loma High School
Point Loma High School (2335 Chatsworth Blvd) serves as the primary public high school for much of the Bay Park and Point Loma attendance zone. Point Loma HS has strong extracurricular programs including athletics, performing arts, and academic teams. The school's campus is approximately 2 miles from central Bay Park. Some Bay Park addresses may fall into the Madison High School attendance zone depending on exact street location - always confirm with SDUSD directly before purchasing with school assignment as a factor.
Point Loma High School - SDUSDLocation and Transit
92110 benefits from one of the most central locations in San Diego - positioned between the airport, downtown, Mission Valley, and the coast. Interstate access is excellent (I-5, I-8, and SR-163 all within minutes), and two MTS Trolley stations serve the ZIP directly.
MTS Trolley - Blue Line
The MTS Blue Line Trolley runs through 92110 with two stations: Morena/Linda Vista station (serving the Friars Road condo corridor) and Fashion Valley station at the eastern edge near the mall. The Blue Line connects downtown San Diego, Old Town Transit Center, Mission Valley, SDSU, La Mesa, and Santee. For residents of the Friars Road and Midway Drive condo complexes, trolley access to downtown is a realistic car-free commute option.
MTS Trolley - sdmts.comOld Town Transit Center
The Old Town Transit Center (4005 Taylor St) sits at the western edge of 92110 and is one of the busiest transit hubs in the San Diego region - connecting the Blue and Green Trolley lines, Rapid bus service, and multiple local routes. From Old Town Transit Center, downtown San Diego is approximately 12 minutes by trolley and the San Diego International Airport is 3 minutes by Rapid bus. For 92110 residents without cars - or those who commute regionally - Old Town TC is a major asset.
Old Town Transit Center - MTSAirport and Freeway Access
San Diego International Airport (SAN) is 2-4 miles from Bay Park - a 7-10 minute drive under normal conditions. This proximity is a genuine quality-of-life advantage for frequent travelers. I-5 provides fast north-south access to downtown, La Jolla, and North County. I-8 connects east to Mission Valley, SDSU, El Cajon, and east San Diego County. SR-163 cuts north to Balboa Park and Kearny Mesa. Fashion Valley Mall and the Mission Valley commercial corridor are 10-15 minutes from Bay Park via Friars Road.
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Real estate commissions are not set by law. There are no standard or fixed rates. The total commission is entirely up to the seller’s discretion and is negotiable between the seller and their listing agent.
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Proposition 19: What California Homeowners Need to Know About Intergenerational Transfers
Why Proposition 19 Matters for California Homeowners
With California’s ongoing housing shortage and soaring prices, Proposition 19 brought major changes to how property taxes are handled — particularly for seniors, wildfire victims, and families passing property between generations.
C.A.R. (California Association of Realtors) sponsored Prop 19 as part of a broader strategy to unlock more housing inventory, especially by allowing older homeowners to move more freely without being penalized by increased property taxes.
But one of the biggest shifts? The rules for intergenerational transfers — meaning what happens when you pass your home to your children or grandchildren.
Let’s break it down.
The Big Picture: What Prop 19 Does
Proposition 19 has two major components:
Tax Portability
Homeowners who are 55+, severely disabled, or wildfire/natural disaster victims can now transfer their current property tax base to a new home anywhere in California, up to 3 times in their lifetime.
Limits on Inherited Property Tax Savings
Families used to be able to inherit not just the home, but also the low property tax base — even on vacation homes or investment properties.
Now, only primary residences passed to children or grandchildren will retain the property tax base — and only if the new owner uses the property as their primary residence.
Why C.A.R. Allowed Changes to Inheritance Rules
The truth is, intergenerational transfer tax rules were already under attack from lawmakers and media who viewed them as tax shelters for the wealthy.
Without Prop 19, there was a risk that all property tax benefits for family transfers would be eliminated completely.
Instead, Prop 19 preserved the ability for families to keep property tax savings on the family home, while ending those benefits for second homes or rentals.
It also cemented those rights in the state constitution, protecting them from future rollbacks.
New Rules for Family Transfers & Property Tax Basis
Here’s how the new rules work as of February 16, 2021:
✅ If you transfer your principal residence to your child or grandchild, and
✅ They live in the home as their primary residence, and
✅ They file for the homeowner’s exemption within one year —
👉 They can keep your low property tax base.
However, there are limits:
If the market value at time of transfer is less than $1 million over the original tax basis, the child keeps the exact same tax base.
If it’s more than $1 million over, the new tax base is adjusted upward:
➤ New Taxable Value = Market Value – $1 Million
📌 Example:
Original tax basis = $500,000
Market value at time of transfer = $1.2M → New tax basis = $500,000 (no change)
Market value at time of transfer = $2M → New tax basis = $1M
What About Family Farms?
Yes, family farms are included.
Under Prop 19, family farms retain their tax basis — even if the child or grandchild doesn’t live on the property, as long as it’s still being used for agriculture, grazing, or cultivation.
What Benefits Were Eliminated?
Prior to Prop 19, you could also pass on up to $1 million of additional real estate (not your primary home) to children without triggering reassessment.
🚫 That exemption is now gone.
Only the family home is eligible for tax savings under Prop 19 — and only if it becomes the new owner’s primary residence.
Will Prop 19 Raise Your Taxes?
For most homeowners, no.
In fact, it may help many Californians save — especially seniors or disaster victims looking to downsize or relocate.
But for families passing on high-value homes or second properties, there may be higher property taxes unless the new owners live in the home.
What Should You Do Next?
If you're planning to pass your home to your children or grandchildren, here’s what you should consider:
✅ Make sure they plan to live in the home as a primary residence
✅ File the homeowner’s exemption within 1 year of the transfer
✅ Talk to a tax advisor or estate attorney to understand how Prop 19 may impact your estate plan
Learn More & Get Help
Want a clear picture of your property’s value and options under Prop 19?
At San Diego 1 Percent Listing, we help families navigate homeownership decisions with strategy and transparency.
📞 Call Nik Mazzola at (619)851-7680
🌐 SanDiego1PercentListing.com
