Sell Your Pacific Beach Home for 1%. Not 2.5%.
Full-service listing at a 1% fee. At the 2026 median of $1,430,000, that's $21,450 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 92109 · Jan - Aug 2026
Pacific Beach 92109 - 2026 Market Snapshot
Based on 179 closed sales in SDMLS, January 1 - August 10, 2026. All residential property types, ZIP 92109. Includes condos, townhomes, and detached single-family homes across Pacific Beach, Crown Point, Mission Beach, and Mission Bay waterfront. Data provided by Nikolas Mazzola, CA DRE #01724621, Shorebreak Real Estate.
2026 Sold Data · SDMLS
What Homes in Pacific Beach Actually Sell For
ZIP 92109 is one of San Diego's most active and diverse markets - 179 closed sales YTD across a $350,000 to $9,000,000 price range. The median home is a 3BR/2BA, 1,298 SF property selling in 19 days at roughly $1,028 per square foot. Here is how those 179 sales break down by property type.
| Property Type | 2026 Sold Range | Typical Size | Example Streets / Complexes |
|---|---|---|---|
| Entry / 1BR Condo | $350,000 - $700,000 | 480 - 748 SF | Diamond Head complex (1855, 1775, 1801 Diamond St), 4600 Lamont, 4730 Noyes, 3993 Jewell, 4015 Crown Point - the largest condo concentrations in PB, ideal for first-time buyers and investors |
| 2BR Condo | $580,000 - $1,100,000 | 800 - 1,100 SF | 1885 Diamond, 4600 Lamont (2BR), 4750 Noyes, Crown Point Dr condos, Parker Place (1251/1235), Riviera Dr, Pacific Beach Dr units, 3833 Lamont, 4667 Ocean Blvd - 2BR/2BA units across PB's condo stock |
| Townhome (2-3BR) | $890,000 - $1,550,000 | 1,060 - 1,600 SF | Grand Ave, Lamont St, Agate St, Hornblend, Wilbur, Gresham, Riviera Dr, Reed, Felspar, Pacific Beach Dr - 2-3BR attached units with garages; the dominant move-up buyer segment in 92109 |
| Entry Detached SFR | $750,000 - $1,650,000 | 750 - 1,250 SF | Diamond St (1816, 2114), Reed Ave (1743), Thomas Ave (1404), Missouri (1844), Emerald (2275), Oliver (1067), Jersey Ct (719) - original beach-era bungalows and small SFR on standard 3,000-6,300 SF lots, frequently marketed as fixer or teardown |
| Standard SFR (3BR) | $1,500,000 - $2,500,000 | 1,300 - 2,000 SF | Chalcedony, Beryl (lower), Archer, Law, Wilbur, Shasta, Honeycutt, Sequoia, Loring, Missouri (upper), Fanuel, Haines, San Anselmo, San Joaquin, Promontory - the broad mid-market SFR tier across the PB residential grid |
| Premium SFR (4-5BR) | $2,400,000 - $4,500,000 | 2,000 - 3,500 SF | Van Nuys, Opal, Beryl (upper), Windsor, Collingwood, San Aquario, Malden, Pacifica, Harbour Heights, Gordon Lane, Windsor Dr, Foothill Blvd - upper PB / Kate Sessions area homes on larger lots with city and ocean view potential |
| Luxury / Waterfront | $3,000,000 - $9,000,000 | 1,500 - 4,800 SF | Ocean Front Walk (2623, 2740, 3409), Bayside Walk (2841, 3268), Strandway (3721), Mission Blvd (3828), Riviera Dr (3657), Pacific Beach Dr (1375), Briarfield Dr (1053 - $9M) - direct beach and Mission Bay waterfront properties; the most irreplaceable addresses in 92109 |
Ranges based on 179 closed sales in ZIP 92109, January 1 - August 10, 2026. Pacific Beach is one of San Diego's most heterogeneous ZIP codes - a 1BR condo and a beachfront estate share the same ZIP. Pricing within each tier varies significantly by proximity to the ocean, Mission Bay frontage, lot size, condition, and view. The 19-day median DOM confirms that correctly priced properties across all tiers find buyers quickly.
Agent's Market Analysis · August 2026
Pacific Beach in 2026: 179 Sales, $1,028 Per Square Foot, and a Market That Moves in 19 Days
ZIP 92109 is San Diego's beach-town market at scale. With 179 closed sales through August 10 - more than any other ZIP in this market series - Pacific Beach is liquid, active, and broadly accessible. Entry-level 1BR condos start at $350,000. Ocean Front Walk beachfronts top $9,000,000. In between, there are 179 data points in 2026 alone. The 19-day median DOM and approximately 98% list-to-sale ratio tell a consistent story: at the right price, Pacific Beach properties sell fast across every property type.
"At the $1,430,000 median, the gap between a 1% and 3% listing commission is $28,600. At the average sale price of $1,720,889, it's $34,418. Pacific Beach sellers aren't leaving money on the table at negotiation - they're getting 98% of list - but a lot of them are leaving money on the table in their listing contract before the property even hits the MLS."
The most active segment has been 3BR detached SFR priced $1.5M to $2.5M - homes on Chalcedony, Beryl, Law, Archer, Loring, Missouri, and the cross-streets of the PB residential grid. These are typically original-stock or renovated bungalows on 3,100-7,900 SF lots, ranging from about 1,100 to 2,000 SF. When renovated and correctly priced, they move in under 10 days. The raw-condition end of this tier (0-67 days DOM in the data) reflects how aggressively buyers are still willing to work in Pacific Beach even on incomplete or dated inventory.
The Crown Point sub-market (Crown Point Dr, Riviera Dr, Gresham, Strandway, Bayside Walk) is one of the ZIP's most compelling micro-markets in 2026. The peninsula's Mission Bay frontage is genuinely scarce, and the $1,250,000-$3,300,000 range captures everything from 2BR Mission Bay-view condos to the Bayside Walk waterfront townhomes that closed at $3,050,000 and $5,650,000. Crown Point buyers understand what they're getting: bay access, walkable to the PB core, and limited new supply.
The upper Pacific Beach tier - streets like Van Nuys, Opal, Beryl (upper section), Windsor, Collingwood, San Aquario, and the streets around Kate Sessions Park - has absorbed significant demand from buyers priced out of La Jolla who want larger lots, ocean-view potential, and a quieter character than the lower beach grid. The $2,400,000-$4,500,000 SFR sales in this tier show consistent absorption with DOMs largely in the 4-34 day range.
Nikolas Mazzola · CA DRE #01724621 · Broker, Shorebreak Real Estate · Analysis based on SDMLS data, ZIP 92109, Jan 1 - Aug 10, 2026.
Based on 2026 Pacific Beach Sold Prices
How Much You Keep at 1% vs. 2.5%
The 1.5% difference between a 1% and 2.5% listing fee compounds with price. From a $700K condo to a $4M beachfront property, here is what 92109 sellers keep when they list at 1%.
| Your Sale Price | 2.5% Listing Fee | 1% Commission | You Save |
|---|---|---|---|
| $700,000 | $17,500 | $7,000 | $10,500 |
| $1,100,000 | $27,500 | $11,000 | $16,500 |
| $1,430,000 (2026 Median) | $35,750 | $14,300 | $21,450 |
| $1,800,000 | $45,000 | $18,000 | $27,000 |
| $2,400,000 | $60,000 | $24,000 | $36,000 |
| $3,200,000 | $80,000 | $32,000 | $48,000 |
| $4,500,000 | $112,500 | $45,000 | $67,500 |
Full-service listing includes professional photography, MLS, syndication, negotiation, and transaction coordination. No hidden fees. Same service. A fraction of the cost. Pacific Beach sellers are already achieving approximately 98% of their asking price - locking in a 1% listing fee means your net proceeds stay where they belong.
The Pacific Beach Neighborhoods
ZIP 92109 spans more ground - and more market terrain - than almost any coastal ZIP in San Diego. From the commercial energy of Garnet Avenue to the stillness of Crown Point's Mission Bay waterfront to the upper-PB hillside homes around Kate Sessions Park, 92109 is not one neighborhood. It is several, layered over a beach grid that runs from Tourmaline Surf Park in the north to Belmont Park and Mission Beach in the south.
Pacific Beach Core
The residential and commercial center of 92109 runs along the east-west lettered streets - Diamond, Emerald, Felspar, Garnet, Hornblend - intersecting with the north-south avenues of Cass, Lamont, Ingraham, and Mission Boulevard. The blocks closest to the ocean (west of Mission Blvd) are denser and smaller; homes east of Mission toward Lamont and Cass have more street and yard. This is the ZIP's highest-turnover residential zone, with condos, small SFR, and townhomes trading continuously throughout the year.
Pacific Beach Town CouncilCrown Point
Crown Point is the peninsula that juts into Mission Bay from the eastern edge of Pacific Beach. Streets like Crown Point Drive, Riviera Drive, Gresham, Strandway, Bayside Walk, and Jewell form a neighborhood where nearly every home is within a short walk of Mission Bay water access. The sub-market combines Crown Point Park (a sandy bay beach), launch points for paddleboard and kayak, and a quieter, more residential character than the beach-adjacent blocks of PB proper. Crown Point homes range from $990K condos to $5.65M Bayside Walk waterfront - one of the widest price spans of any sub-neighborhood in the ZIP.
Crown Point Shores - City of SDMission Beach
Mission Beach occupies the narrow barrier strip between Mission Bay and the Pacific - a half-mile-wide, 1.5-mile-long spit of land with Ocean Front Walk running the length of it. Properties here divide into two categories: those that front directly on the ocean (Ocean Front Walk at $4M-$9M+) and those that front on Mission Bay (Bayside Walk and Strand Way at $3M-$6M+), with the dense residential interior blocks in between at $750K-$2.5M. Mission Beach is where PB's highest dollar-per-SF values are realized, and it is the ZIP's most irreplaceable real estate.
Mission Bay Park - City of SDUpper Pacific Beach / Kate Sessions Area
The upper PB hillside streets - Van Nuys, Opal, Beryl, Windsor, Collingwood, San Aquario, Foothill, Malden, Chalcedony (upper sections), and the streets around Kate Sessions Park - form a quieter, larger-lot tier of the ZIP that has absorbed significant demand from buyers who want more square footage, views, and space than the lower beach grid offers. Homes here are typically 3-5BR on 5,000-13,000 SF lots and sold in the $1.8M-$4.9M range in 2026. The panoramic views from the hilltop blocks and proximity to Kate Sessions Park make this sub-market a consistent performer for family buyers.
Kate Sessions Memorial ParkWhat Pacific Beach Is Actually Like to Live In
Pacific Beach's lifestyle is built on an unusually large foundation of outdoor amenities: 4,600 acres of Mission Bay to the east, the Pacific and its surf breaks directly to the west, Kate Sessions Park above, and a walkable commercial grid in between. This is one of the few neighborhoods in the country where you can launch a paddleboard in the morning, surf at lunch, and walk to dinner - all without driving.
Mission Bay Park
Mission Bay Park - 4,600 acres of aquatic park immediately east and south of the Crown Point peninsula - is one of the largest man-made aquatic parks in the United States. The park encompasses Sail Bay, Fiesta Bay, Crown Point Shores, Tecolote Shores, and Fiesta Island, with facilities for sailing, kayaking, paddleboarding, windsurfing, swimming, fishing, cycling, running, and picnicking. For 92109 residents, Mission Bay is not a destination - it is the backyard. Crown Point park launches are a 5-10 minute walk from most addresses in the ZIP.
Mission Bay Park - City of SDThe Boardwalk and Crystal Pier
The Ocean Front Walk boardwalk runs 3 miles from Tourmaline Surf Park in the north through Pacific Beach and Mission Beach to Belmont Park in the south - a paved promenade for cyclists, joggers, skaters, and pedestrians that is one of San Diego's signature public amenities. At the foot of Garnet Avenue, Crystal Pier is the ZIP's iconic landmark - a historic wooden fishing pier with the Crystal Pier Hotel and Cottages perched above the water, an image that appears on more Pacific Beach postcards and listings than any other. The pier is public-access for fishing and sunset walks.
Crystal Pier Hotel & CottagesTourmaline Surf Park and Beach Culture
Tourmaline Surf Park at the northern end of Pacific Beach (Tourmaline St and La Jolla Blvd) is San Diego's designated longboard-only surf area - a gentler, rolling break that draws a loyal community of traditional surfers and is generally less crowded than the main PB break. The larger PB surf zone runs from Tourmaline south to the pier. Pacific Beach's surf culture is embedded in the neighborhood's identity in a way that distinguishes it from other San Diego beach communities - it is a working surf town, not a resort town.
Pacific Beach Surf Report - SurflineGarnet Avenue and Grand Avenue
Garnet Avenue is Pacific Beach's commercial spine - a dense, walkable corridor from Lamont to the pier with coffee shops (Cafe 976, Windmill Coffee), restaurants, bars, surf shops, yoga studios, breweries, and grocery options. It is the most pedestrian-active commercial street in the ZIP and a primary reason buyers choose the address. Grand Avenue runs parallel one block north with a slightly calmer mix of local restaurants and neighborhood services. Both streets feed directly to the boardwalk at the beach.
Garnet Ave Dining - YelpBelmont Park
Belmont Park (3146 Mission Blvd) anchors the southern end of Mission Beach with the Giant Dipper wooden roller coaster - a California Historic Landmark built in 1925 and still operating - along with a Wave House (FlowRider indoor surf pool), mini golf, arcade, and boardwalk food. For families in 92109, Belmont Park is a neighborhood fixture rather than a tourist stop, accessible by bike from most of the ZIP in under 15 minutes. The park is immediately adjacent to Belmont Park Beach, one of the wider, calmer beach areas in the Mission Beach zone.
Belmont ParkKate Sessions Memorial Park
Kate Sessions Memorial Park (5115 Soledad Rd) sits atop the upper Pacific Beach hillside with some of the best panoramic views in San Diego - 360-degree sightlines taking in Mission Bay, La Jolla, downtown, and on clear days the mountains. Named for the botanist who developed Balboa Park's landscape and lived in Pacific Beach, the park has picnic areas, walking paths, and grass fields that attract upper-PB residents for morning runs and weekend afternoons. The streets immediately surrounding the park - Soledad, Van Nuys, Opal, Beryl (upper section) - represent the ZIP's most sought-after hillside addresses.
Kate Sessions Memorial ParkSchools Serving 92109
ZIP 92109 is served by San Diego Unified School District (SDUSD). School assignment depends on exact address within the ZIP - 92109 spans multiple attendance boundaries. Verify enrollment zones directly with SDUSD before purchasing with school assignment as a factor.
Pacific Beach Elementary
Pacific Beach Elementary School (4119 Fanuel St) is the primary elementary school for the central Pacific Beach residential grid. The school serves the area roughly bounded by Mission Blvd to the west, Lamont to the east, and the Garnet/Hornblend corridor. Pacific Beach Elementary has a strong family involvement culture and benefits from the neighborhood's economic diversity - a mix of long-term owner-occupants and newer families drawn by the beach lifestyle. The walk and bike to school from most central PB addresses is a genuine feature of the school experience.
Pacific Beach Elementary - SDUSDCrown Point Elementary
Crown Point Elementary School (4033 Gesner St) serves the Crown Point peninsula and adjacent portions of 92109. The school has a close-knit community character consistent with Crown Point's physically distinct neighborhood identity - families who live on the Mission Bay peninsula tend to have longer tenure and stronger local roots than parts of the broader PB residential market. Crown Point Elementary consistently performs above district averages and benefits from high parent engagement.
Crown Point Elementary - SDUSDPacific Beach Middle School
Pacific Beach Middle School (4676 Ingraham St) is the primary middle school for the 92109 attendance area. PB Middle has a diverse student body that reflects the ZIP's range of housing types and demographics, with strong arts and athletics programs. The school's location on Ingraham Street places it in the heart of the ZIP's residential grid, with most students reaching it by walking or biking - a genuine advantage in a neighborhood where car-free mobility is part of the culture.
PB Middle School - SDUSDMission Bay High School
Mission Bay High School (2475 Grand Ave) is the public high school for most of ZIP 92109 and one of the most distinctively located high schools in the country - its campus sits directly on Mission Bay, with water access, a rowing facility, and an aquatics program that takes full advantage of the address. Mission Bay HS is known for its sailing, rowing, and beach volleyball programs, above-average academic performance relative to similar urban high schools, and a student culture that reflects Pacific Beach's outdoor orientation. For buyers with high-school-aged children, Mission Bay HS is often a significant draw.
Mission Bay High School - SDUSDWant 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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California Real Estate Disclosures: What Sellers and Buyers Need to Know
California Real Estate Disclosures: What Sellers and Buyers Need to Know
If you’re buying or selling a home in California, disclosures are not optional — they are a critical part of the transaction designed to protect both parties and prevent surprises after closing.
California has some of the most comprehensive disclosure laws in the country. Understanding them upfront can help you avoid delays, renegotiations, or legal issues later.
Here’s a practical breakdown of what disclosures are, why they matter, and what to expect during a residential real estate transaction.
What Are Real Estate Disclosures?
A disclosure is written information about a property that could affect a buyer’s decision to purchase or the price they’re willing to pay. These disclosures typically address:
The physical condition of the home
Known defects or repairs
Environmental or natural hazards
Legal or financial obligations tied to the property
California law places the primary responsibility for disclosures on the seller, with additional duties imposed on real estate agents to investigate and disclose material facts.
The Transfer Disclosure Statement (TDS)
One of the most important documents in a California home sale is the Real Estate Transfer Disclosure Statement (TDS).
This form requires the seller to disclose, to the best of their knowledge:
The condition of major systems (roof, plumbing, electrical, HVAC)
Past or present leaks, water damage, or structural issues
Unpermitted additions or repairs
Neighborhood nuisances (noise, odors, etc.)
HOA involvement or shared features
Environmental hazards such as asbestos, lead-based paint, or contaminated soil
Importantly, the TDS is not a warranty — but buyers are legally allowed to rely on the information provided when deciding whether to move forward.
If disclosures are delivered after an offer is accepted, buyers are given a short window to cancel the contract without penalty.
Natural Hazard Disclosures (NHD)
California sellers must also disclose whether a property is located in certain state- or federally-designated hazard zones, including:
Flood zones
Earthquake fault zones
Seismic hazard zones (liquefaction or landslides)
Very high fire hazard severity zones
Wildland fire areas
These disclosures are typically made using a Natural Hazard Disclosure Statement, often completed by a third-party reporting company. Even when a third party is used, the seller and agent remain responsible for ensuring the disclosure is delivered to the buyer.
Hazard disclosures help buyers understand potential insurance costs, building restrictions, and long-term risks tied to the property.
Additional Seller Disclosures You Should Know About
Depending on the property and transaction, sellers may also be required to provide disclosures related to:
Mello-Roos taxes or special assessments
Supplemental property tax notices
Methamphetamine contamination orders
Window security bars and pool safety features
Industrial zoning or nearby nuisance uses
Water heater earthquake bracing
Registered sex offender database notice
Lead-based paint disclosures (for homes built before 1978)
Failing to properly disclose these items can expose a seller to claims of misrepresentation — even years after closing.
What Are Agents Required to Disclose?
Licensed real estate agents in California have independent disclosure obligations. Agents must:
Conduct a reasonably competent visual inspection of accessible areas
Disclose material facts affecting value, desirability, or intended use
Disclose known defects even if the seller does not
Properly explain agency relationships (buyer, seller, or dual agency)
Agents are not required to perform technical inspections, but they cannot ignore visible red flags or known issues.
Why Disclosures Matter (for Both Sides)
Disclosures protect everyone involved:
For sellers, proper disclosures:
Reduce legal risk after closing
Build buyer confidence
Prevent deals from falling apart late in escrow
For buyers, disclosures:
Provide transparency
Help inform inspections and negotiations
Prevent costly surprises after move-in
In short: honest, timely disclosures keep transactions smoother and safer.
Work With a Broker Who Takes Disclosures Seriously
Disclosure laws are detailed, technical, and constantly evolving. Having an experienced broker who understands both the legal requirements and the practical realities of escrow can make a major difference.
At San Diego 1 Percent Listing, disclosures aren’t treated as paperwork — they’re treated as a critical part of protecting our clients and closing clean, defensible transactions.
Thinking of Selling?
If you’re preparing to sell and want help navigating disclosures the right way — without over-disclosing, under-disclosing, or risking liability — let’s talk.
👉 Schedule a free seller consultation
👉 Get a professional disclosure strategy before you list
Legal Note
This article is for general informational purposes only and is not legal advice. Disclosure laws can change, and every property is different. Buyers and sellers should consult qualified real estate and legal professionals regarding their specific situation. Information summarized from the California Department of Real Estate disclosure guidelines
