Sell Your Coronado Home for 1%. Not 2.5%.
Full-service listing at a 1% fee. At the 2026 median of $2,950,000, that's $44,250 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 92118 · YTD 2026 (through Aug 14)
Coronado 92118 -- 2026 Market Snapshot
Based on 108 closed sales in SDMLS, YTD 2026 through August 14, 2026. All residential property types, ZIP 92118. Includes Village condos, Coronado Cays townhomes, and detached single-family homes across the island of Coronado. Data provided by Nikolas Mazzola, CA DRE #01724621, Shorebreak Real Estate.
2026 Sold Data · SDMLS
What Homes on Coronado Actually Sell For
Coronado's 2026 median of $2,950,000 spans entry-level Village condos near $950K and an oceanfront estate that closed at $28,000,000. The median home is a 3BR/3BA, 1,812 SF property on a 6,247 SF lot selling in 21 days at $1,493/SF with a 97.6% list-to-sale ratio. The table below breaks those 108 sales into their natural tiers.
| Property Type | 2026 Sold Range | Typical Size | Example Streets / Complexes |
|---|---|---|---|
| Village Condo (Entry) | $950,000 - $1,300,000 | 587 - 1,239 SF | Avenida Del Mundo (1720-509, 1830-403 & 1112), Pomona (430 G Ave, 1620), Montego Court (43, 46, 86), 1612 Pomona Avenue, 333 Orange Avenue (16), 1101 1st Street (404) -- the genuine entry point into Coronado ownership, mostly one-bedroom Village condos a few blocks from Orange Avenue. |
| Cays Townhome / Entry Detached | $1,300,000 - $1,900,000 | 800 - 2,016 SF | Avenida Del Mundo (1760-801, 1770-1401), 236 B Ave (Townhome), 4 S Cays, 1010 5th, 85 Kingston Court, 5 Bridgetown Bend, 1100 Adella Ave, 69 Half Moon Bend -- the transition tier between Village condo living and standalone Coronado Cays waterfront townhomes. |
| Core Village Detached (2-3BR) | $1,900,000 - $2,700,000 | 1,326 - 2,343 SF | 943 F Avenue, 120 C Ave (205), 139 I Avenue, 250 C Avenue, 862 G Ave, 4 Gingertree Ln, 1210 3rd Street, 264 A Ave, 45 Saint Christophers Lane, 816 F, 369 Alameda Boulevard, 843 G Ave -- Coronado Village at its core. 139 I Avenue closed $390,000 over asking (nearly 20%) in just 4 days. |
| Premium Village / Cays (3-4BR) | $2,700,000 - $4,000,000 | 1,169 - 3,689 SF | 540 H Avenue, 635 Margarita Ave, Avenida Del Mundo (1730-610, 1830-909), 431 H Avenue, 344 A, 314 Glorietta Place, 926 D Ave, 733 H Avenue, 1424 10th, 235 F Avenue, 868 A Ave -- larger detached homes and premier Village condos, several closing at or above full asking price. |
| Ultra-Luxury Oceanfront / Estate | $4,000,000 - $28,000,000 | 1,686 - 6,315 SF | 40 Spinnaker Way, 1725 Monterey Avenue, 420 1st St, 800 A Ave, 11 Spinnaker Way, 11 Ocean Court, 1011 Flora, 701 Balboa Ave, 920 Country Club, 9 The Point, 120 Carob Way, 910 Balboa Ave, 1121 Isabella Ave -- the top sale of the year, 1063 Ocean Blvd, closed at exactly $28,000,000 with zero days on market. |
Ranges based on 108 closed sales in ZIP 92118, YTD 2026 through August 14, 2026. Median DOM of 21 days across all tiers confirms a supply-constrained island market where accurately priced homes move quickly at virtually every price point from $950K Village condos to $28M oceanfront estates. Proximity to the beach, Orange Avenue, and the Hotel del Coronado are the primary premium-drivers within sub-tiers.
Based on 2026 Coronado Sold Prices
How Much You Keep at 1% vs. 2.5%
At the 2026 Coronado median of $2,950,000, the 1.5% difference between a 1% and 2.5% listing fee is $44,250. At the average of $3,373,815, it's $50,607. On the estate tier above $10M, savings exceed $150,000 -- money that stays with you after a sale you've built over a lifetime on the island.
| Your Sale Price | 2.5% Listing Fee | 1% Commission | You Save |
|---|---|---|---|
| $1,000,000 | $25,000 | $10,000 | $15,000 |
| $1,750,000 | $43,750 | $17,500 | $26,250 |
| $2,500,000 | $62,500 | $25,000 | $37,500 |
| $2,950,000 (2026 Median) | $73,750 | $29,500 | $44,250 |
| $4,000,000 | $100,000 | $40,000 | $60,000 |
| $6,000,000 | $150,000 | $60,000 | $90,000 |
| $10,000,000 | $250,000 | $100,000 | $150,000 |
Full-service listing includes professional photography, MLS listing, syndication, negotiation, and transaction coordination. No hidden fees. Same service. A fraction of the cost. On Coronado, where the 2026 median traded in 21 days at 97.6% of list price, the right pricing strategy and presentation matter far more than the commission rate your agent charges themselves.
Based on 2026 Coronado Sold Prices
How Much You Keep at 1% vs. 2.5%
At the 2026 Coronado median of $2,950,000, the 1.5% difference between a 1% and 2.5% listing fee is $44,250. At the average of $3,373,815, it's $50,607. On the estate tier above $10M, savings exceed $150,000 -- money that stays with you after a sale you've built over a lifetime on the island.
| Your Sale Price | 2.5% Listing Fee | 1% Commission | You Save |
|---|---|---|---|
| $1,000,000 | $25,000 | $10,000 | $15,000 |
| $1,750,000 | $43,750 | $17,500 | $26,250 |
| $2,500,000 | $62,500 | $25,000 | $37,500 |
| $2,950,000 (2026 Median) | $73,750 | $29,500 | $44,250 |
| $4,000,000 | $100,000 | $40,000 | $60,000 |
| $6,000,000 | $150,000 | $60,000 | $90,000 |
| $10,000,000 | $250,000 | $100,000 | $150,000 |
Full-service listing includes professional photography, MLS listing, syndication, negotiation, and transaction coordination. No hidden fees. Same service. A fraction of the cost. On Coronado, where the 2026 median traded in 21 days at 97.6% of list price, the right pricing strategy and presentation matter far more than the commission rate your agent charges themselves.
The Coronado Neighborhoods
ZIP 92118 covers the entire island of Coronado -- a fixed-supply market bounded by San Diego Bay, the Pacific Ocean, the Silver Strand, and Naval Air Station North Island. Unlike mainland ZIPs, Coronado cannot expand its housing stock, which is the single biggest driver of its long-term value. Village condos begin near $950K; oceanfront estates close above $28M. The sub-markets within 92118 are distinct in both product type and price point.
Coronado Village
The historic heart of the island, centered on Orange Avenue with its shops, restaurants, and the Hotel del Coronado anchoring the south end. The Village mixes condo buildings (Avenida Del Mundo, Montego Court, Pomona) with classic Craftsman and Spanish-style detached homes on tree-lined streets. This is where the bulk of 2026 transaction volume occurred, from $950K entry condos to $4M+ Village estates.
Coronado Visitor CenterThe Coronado Cays
A guard-gated waterfront community at the southern end of the island, built around private boat docks and bay-front canals. The Cays offers a different lifestyle than the Village -- resort-style waterfront living with direct boat access, popular with buyers who prioritize boating and bay views over walkability to Orange Avenue.
Coronado Cays HomeownersCoronado Shores
A cluster of high-rise oceanfront condo towers along the southern beach, offering some of the most direct beach access on the island along with amenities like pools, tennis courts, and 24-hour security. Coronado Shores condos command some of the highest per-square-foot prices in the ZIP given their oceanfront position.
Request a Shores Comp AnalysisNorth Island / Estate Corridor
The northern and eastern stretches of the island -- including streets like Ocean Boulevard, Isabella Avenue, and Country Club Lane -- host Coronado's largest estate homes, several backing directly onto the beach or golf course. This corridor produced the top sale of 2026: a $28,000,000 oceanfront estate on Ocean Boulevard that closed with zero days on market.
Search Coronado Estate HomesWhy Coronado's Location Drives Its Value
Coronado is technically a tied island, connected to the mainland by the Coronado Bridge and the Silver Strand, and separated from downtown San Diego by San Diego Bay. That geography has kept it insulated from the density and traffic that define much of coastal San Diego -- while placing it minutes from downtown by bridge or ferry. Few places in California combine small-town walkability, a world-class beach, and a five-minute commute to a major downtown core.
Hotel del Coronado
The Hotel del Coronado, a National Historic Landmark opened in 1888, anchors the island's identity and draws visitors from around the world. For residents, the Hotel Del's presence means permanent protection of the beachfront it sits on, along with the restaurants, shops, and events the hotel brings to the Village.
Hotel del CoronadoCoronado Central Beach
Coronado's main beach is consistently rated among the best beaches in the country -- wide, clean sand and gentle surf that make it one of the most family-friendly beaches in San Diego County. Direct beach access is one of the top value-drivers for homes throughout the Village and Shores.
Coronado Parks & RecreationNaval Air Station North Island
NAS North Island occupies the northern half of the island and is one of the largest employers in the region, home to multiple aircraft carrier squadrons and naval aviation commands. The base's presence provides economic stability to the local market and a steady pipeline of military and defense-industry buyers and renters.
NAS North IslandFerry Landing & Downtown Access
The Coronado Ferry Landing offers a scenic bay crossing to downtown San Diego's Embarcadero in about 15 minutes, in addition to the direct drive across the Coronado Bridge. For residents who work downtown or in the Gaslamp Quarter, Coronado offers a rare combination: island living with a genuinely short commute.
Coronado FerrySilver Strand & Imperial Beach Access
The Silver Strand connects Coronado south to Imperial Beach along a narrow strip bordered by the bay on one side and the ocean on the other. The Strand's bike path and Silver Strand State Beach give Coronado residents an easy, scenic route to the South Bay without leaving the coastline.
Silver Strand State BeachOrange Avenue Village Life
Orange Avenue is Coronado's main street -- restaurants, boutiques, a classic movie theater, and the Coronado Farmers Market anchor a genuinely walkable small-town commercial corridor rarely found in coastal Southern California. For buyers who prioritize walkability alongside beach access, the Village is the draw.
Coronado MainStreetSchools Serving 92118
Coronado is served entirely by the Coronado Unified School District, a small, single-city district consistently recognized as one of the highest-performing in San Diego County. Because Coronado is geographically self-contained, nearly every family on the island attends the same three-school K-12 pipeline -- a level of community continuity that is rare in a major metro area and a significant driver of family buyer demand in 92118.
Village Elementary School
Village Elementary School serves Coronado's K-5 students in a single, centrally located campus. Consistently strong academic performance and an unusually engaged parent community reflect the tight-knit character of the island. Nearly all Coronado families attend the same elementary school, which reinforces long-term neighborhood continuity.
Coronado Unified School DistrictCoronado Middle School
Coronado Middle School serves grades 6-8 and feeds directly into Coronado High School, continuing the island's single-pipeline school structure. The school offers strong academics alongside a full slate of athletics and extracurriculars supported by the district's relatively small size and high level of community investment.
Coronado Unified School DistrictCoronado High School
Coronado High School is consistently ranked among the top public high schools in San Diego County, with strong AP participation, competitive athletics (notably water polo, swimming, and sailing given the island setting), and a college-going culture typical of a high-income, high-engagement community. For families with school-age children, CHS is a primary driver of Coronado's premium.
Coronado High SchoolSacred Heart Academy
Sacred Heart Academy is Coronado's private Catholic elementary option, serving families who prefer a faith-based education within the island itself rather than commuting off-island for private school. Sacred Heart has a long-standing presence in the Coronado community.
Ask About School OptionsOff-Island Private Options
Families seeking additional private school options typically look to downtown San Diego and Point Loma, both accessible via the Coronado Bridge in under 20 minutes. This proximity means Coronado families are not limited to on-island schools if they prefer a different educational environment for their children.
Schedule a Buyer ConsultationList Your Home for 1% on Coronado
Coronado's median sale price means a traditional 2.5% listing commission costs nearly $74,000. Shorebreak Real Estate's 1% listing fee keeps $44,250 in your pocket without sacrificing the premium marketing and negotiation your island property deserves.
Get Your Free Home Value EstimateWant to work with us?
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
