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.
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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
