Sell Your 4S Ranch / Del Sur Home for 1%. Not 2.5%.
Full-service listing at a 1% fee. At the 2026 median of $1,562,100, that's $23,432 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 92127 · YTD 2026 (through Aug 14)
4S Ranch / Del Sur 92127 -- 2026 Market Snapshot
Based on 202 closed sales in SDMLS, YTD 2026 through August 14, 2026. All residential property types, ZIP 92127. Includes condos, townhomes, and detached single-family homes across 4S Ranch, Del Sur, Santaluz, and the West Bernardo corridor. Data provided by Nikolas Mazzola, CA DRE #01724621, Shorebreak Real Estate.
2026 Sold Data · SDMLS
What Homes in 4S Ranch / Del Sur Actually Sell For
ZIP 92127's 2026 median of $1,562,100 spans entry-level condos near $292K and an estate that closed at $6,500,000. The median home is a 4BR/3BA, 2,334 SF property on an 8,406 SF lot selling in just 12 days at $673/SF with a 103.5% list-to-sale ratio. The table below breaks those 202 sales into their natural tiers.
| Property Type | 2026 Sold Range | Typical Size | Example Streets |
|---|---|---|---|
| Entry Condo (1BR) | $291,807 - $550,000 | 540 - 968 SF | Camino De La Luna, Via Fiesta, Maturin Drive, Avenida De Los Lobos, Alva Rd -- the genuine entry point into 92127 ownership. |
| Condo / Townhome (2BR) | $550,000 - $900,000 | 899 - 1,578 SF | W Bernardo Dr, Poblado Rd, Caminito Canasto, Caminito Masada, Veridian Circle, Sanshey Lane, Calle Trevino, Camino Marcilla, Via Fiesta -- the largest concentration of entry-level attached inventory. |
| Attached / Entry Detached (2-4BR) | $900,000 - $1,300,000 | 1,276 - 2,430 SF | Coyote Bush Dr, Parkview Loop, Whitcomb Way, Matinal Cir, Poblado Ct, Hollingsworth, Auberge Cir, Honeybrook Avenue, Big Springs Way, Hada Dr, Turtleback Ln -- the bridge tier between attached and detached ownership. |
| Core Detached SFR (3-4BR) | $1,300,000 - $2,000,000 | 1,553 - 2,690 SF | Cabela Pl, Alveo Way, Windy Summit Pl, Aliento, Paseo Del Sur, High Mesa Ct, Sun Maiden Court ($165K over ask), Lusardi Creek, Grassy Trail Dr, Via Montenero, Duenda Rd, Ralphs Ranch Road -- 4S Ranch and Del Sur at their core, where the 2026 median transaction actually happened. |
| Premium / Luxury Estate SFR | $2,000,000 - $6,500,000 | 2,692 - 6,588 SF | Glen Aspen Dr, La Alberca, Patina, Black Granite Drive, Pomerol Ln, San Rufo Court, Sienna Ridge Drive, Caminito Lazanja, Santaluz Village Green (full price, zero negotiation), Tanner Ridge Court ($3.6M, zero DOM, full ask), Calle Hermosa, Hidden Cove Way -- topped by Entrada De Luz East, the $6,500,000 sale of the year. |
Ranges based on 202 closed sales in ZIP 92127, YTD 2026 through August 14, 2026. Median DOM of 12 days across all tiers confirms an exceptionally competitive market where accurately priced homes move quickly at virtually every price point from $292K condos to $6.5M Santaluz estates. School district access, lot size, and golf course or view premiums are the primary premium-drivers within sub-tiers.
Agent's Market Analysis · August 2026
92127 in 2026: A 12-Day Median, a 103.5% List-to-Sale Ratio, and a $6.5M Estate That Still Sold in a Month
The most telling number in the 2026 data for 92127 is the median list-to-sale ratio: 103.5%. That means the typical seller in 4S Ranch, Del Sur, and Santaluz received more than they asked -- a stronger seller's market signal than nearly every other San Diego ZIP we've analyzed this year. Combined with a median DOM of just 12 days across 202 closed sales, this is one of the most competitive markets in the county at nearly every price point.
"92127 is where top-rated Poway Unified schools meet genuinely new construction, and buyers know it. 202 homes sold through mid-August. Median DOM of 12 days. One home on Sun Maiden Court sold $165,000 over asking in 5 days. And at the very top, an estate on Entrada De Luz East closed at $6,500,000 -- still moving in about a month even at that price point. This ZIP does not sit on inventory."
The data point that best illustrates 2026 demand in 92127: 18167 Sun Maiden Court listed at $1,395,000 and sold at $1,560,000 in 5 days -- nearly 12% over asking. At the top of the estate market, 15549 Tanner Ridge Court closed at exactly $3,600,000 with zero days on market, and the year's largest transaction -- 8084 Entrada De Luz East -- closed at $6,500,000. Between these signals, the message is consistent: correctly priced 92127 homes are not waiting around.
The average SP ($1,879,886) tracking closely with the average LP ($1,902,637) reflects a market with very little downward pricing pressure across the full range of 202 transactions -- from entry condos to multi-million-dollar Santaluz estates. For sellers pricing in the $1.3M-$2M core tier, the relevant signal is the median: above asking, in under two weeks.
The condo and townhome corridor along W Bernardo Drive, Poblado Road, and Via Fiesta provides the most accessible entry point into 92127 at $292K-$900K -- a meaningful discount to the detached market while still delivering access to the same top-rated school district. For buyers priced out of 4S Ranch or Del Sur detached homes, this corridor remains the practical path into the ZIP.
With a typical 92127 sale at $1,562,100, a traditional 2.5% listing commission costs $39,053. Our 1% listing fee is $15,621 -- a difference of $23,432 that stays in your pocket. In a market where homes are selling above asking in under two weeks, sellers don't need to pay a premium commission to get a premium result.
Nikolas Mazzola · CA DRE #01724621 · Broker, Shorebreak Real Estate · Analysis based on SDMLS data, ZIP 92127, YTD 2026 through August 14, 2026.
Based on 2026 92127 Sold Prices
How Much You Keep at 1% vs. 2.5%
At the 2026 92127 median of $1,562,100, the 1.5% difference between a 1% and 2.5% listing fee is $23,432. At the average of $1,879,886, it's $28,198. On the estate tier above $3.5M, savings exceed $52,000 -- money that stays with you after a sale you've worked hard to earn.
| Your Sale Price | 2.5% Listing Fee | 1% Commission | You Save |
|---|---|---|---|
| $600,000 | $15,000 | $6,000 | $9,000 |
| $900,000 | $22,500 | $9,000 | $13,500 |
| $1,200,000 | $30,000 | $12,000 | $18,000 |
| $1,562,100 (2026 Median) | $39,053 | $15,621 | $23,432 |
| $2,200,000 | $55,000 | $22,000 | $33,000 |
| $3,500,000 | $87,500 | $35,000 | $52,500 |
| $6,500,000 | $162,500 | $65,000 | $97,500 |
Full-service listing includes professional photography, MLS listing, syndication, negotiation, and transaction coordination. No hidden fees. Same service. A fraction of the cost. In 92127, where the median home sells in 12 days at 103.5% of list price, the right pricing strategy matters far more than the commission rate your agent charges themselves.
The 92127 Neighborhoods
ZIP 92127 covers 4S Ranch, Del Sur, Santaluz, and the western edge of Rancho Bernardo -- a corridor of master-planned communities built primarily from the late 1990s through the 2010s, unified by newer construction, top-rated Poway Unified schools, and a consistently strong list-to-sale ratio. Condo prices begin near $292K; estate homes close above $6.5M. The sub-markets within 92127 are distinct in both product type and price point.
4S Ranch
One of San Diego's most established master-planned communities, built around multiple community parks, sports fields, and a central retail corridor. 4S Ranch offers a broad range of product -- from attached townhomes to large detached estates -- and produced a significant share of 2026's core-tier transactions.
4S Ranch CommunityDel Sur
A newer New Urbanist-style community known for its walkable village center, extensive trail network, and the widely recognized Design39Campus school. Del Sur commands strong premiums for its combination of modern construction and top school access.
Del Sur RanchSantaluz
A guard-gated golf course estate community anchored by the Santaluz Club, offering some of 92127's largest lots and most private settings. Santaluz produced several of 2026's top sales, including a full-price closing at Santaluz Village Green.
The Santaluz ClubWest Bernardo Condo Corridor
The condo and townhome corridor along W Bernardo Drive and Via Fiesta provides the most accessible entry point into 92127 at $292K-$900K -- a meaningful discount to the detached market while retaining access to the same school district.
Request a Condo Comp AnalysisWhy 92127's Location Drives Its Value
92127 sits along the I-15 corridor in northern San Diego County, with direct access to Rancho Santa Fe, Carmel Valley, and the broader North County job market. That combination of relatively newer construction, top-rated schools, and extensive community infrastructure is the foundation of the ZIP's consistent, above-asking demand.
4S Ranch Community & Sports Parks
Multiple large community parks throughout 4S Ranch and Del Sur provide sports fields, playgrounds, and dedicated trail access -- a significant part of the daily lifestyle for families throughout 92127.
San Diego County ParksDel Sur Village Center
Del Sur's walkable village center hosts a weekly farmers market, restaurants, and shops, and serves as one of the community's primary gathering spaces -- a genuine town-center feel within a newer master-planned neighborhood.
Del Sur Village CenterBernardo Winery
The historic Bernardo Winery is one of San Diego County's oldest continuously operating wineries and sits just outside 92127, offering wine tasting, shops, and dining -- a unique local landmark for the broader Rancho Bernardo area.
Bernardo WineryThe Santaluz Club
The Santaluz Club anchors the Santaluz community with a Rees Jones-designed golf course and full country club amenities, offering one of the more exclusive golf and social settings in North County San Diego.
The Santaluz ClubRancho Santa Fe Proximity
92127 borders Rancho Santa Fe and Carmel Valley, giving residents easy access to two of San Diego's most prestigious neighborhoods for dining, shopping, and recreation while maintaining a comparatively more accessible price point.
Ask About Nearby CommunitiesI-15 Freeway Access
92127's position along I-15 provides efficient access south to Rancho Bernardo, Poway, and central San Diego, and north to Escondido -- a consistently useful commute corridor for residents throughout the ZIP.
Ask About Commute TimesSchools Serving 92127
92127 is served by the Poway Unified School District, one of the highest-performing large school districts in San Diego County. This school pipeline -- and in particular Del Sur's widely known Design39Campus -- is one of the single largest drivers of family buyer demand in the ZIP, and is directly reflected in the market's 103.5% list-to-sale ratio. Families should verify current attendance boundaries with the district before purchasing.
Design39Campus
Design39Campus is a widely recognized, innovation-focused Poway Unified elementary and middle school located in Del Sur, known nationally for its project-based learning model and modern facility design. Design39Campus is one of the single biggest draws for families relocating specifically to Del Sur.
Design39CampusDel Norte High School
Del Norte High School serves the 4S Ranch and Del Sur communities, offering a strong AP curriculum, competitive athletics, and a college-going culture consistent with Poway Unified's reputation for academic excellence.
Poway USD High SchoolsOak Valley Middle School
Oak Valley Middle School serves as a key feeder into Del Norte High School, offering strong academics and a full slate of electives and athletics for 92127 families in grades 6-8.
Poway USD Middle SchoolsPoway Unified School District
Poway Unified School District operates the full K-12 pipeline across 92127, consistently ranked among the top large districts in California for academic performance, extracurricular programming, and college placement outcomes.
Poway Unified School DistrictNeighborhood Elementary Options
Several highly-rated Poway Unified elementary schools serve 4S Ranch, Del Sur, and Santaluz depending on specific attendance zone. Families should confirm current boundaries directly with the district for any specific address under consideration.
Poway USD Elementary SchoolsList Your Home for 1% in 92127
92127's median sale price means a traditional 2.5% listing commission costs over $39,000. Shorebreak Real Estate's 1% listing fee keeps $23,432 in your pocket without sacrificing the premium marketing and negotiation your sale 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.
Department of Real Estate License # 01724621, #01984637
COMPANY
Areas
Services
LEGAL
FOLLOW US
Copyright 2026. Shorebreak Real Estate DBA San Diego 1 Percent Listing. All Rights Reserved.
Elite Broker Blogs
━━━━━━━━
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
