San Carlos · ZIP 92119 · SDMLS Data, Jan 1 - Aug 11, 2026
List for 1%.
Keep More of What You Earned.
San Carlos sellers are leaving thousands on the table -- not at negotiation, but inside the listing contract. See what your neighbors actually sold for, and what a 1% listing fee means for your bottom line.
★★★★★ 5.0 Rating · Hundreds of Homes Sold · East County San Diego's 1% Listing Broker · 20 Years Experience
92119 Market Snapshot
San Carlos by the Numbers
Source: SDMLS. Residential sales, ZIP 92119, Jan 1 - Aug 11, 2026. All data deemed reliable but not guaranteed.
San Carlos 92119 Price Guide
What Does San Carlos Actually Look Like at Each Price Point?
From condos near Cowles Mountain to larger detached homes with canyon views, 92119 has a wide range. Here is what your dollar buys at each tier, based on 125 sales so far in 2026.
| Price Range | What to Expect | Typical Profile |
|---|---|---|
| Under $500K | Entry-level condos, primarily 1-2 bedroom units near Cowles Mountain Ct, Lake Murray Blvd, and Hyde Park Dr. Mostly condo-regime HOA communities. | 1-2 BD / 1-2 BA · 610-880 SF · Condo/attached |
| $500K - $799K | Larger condos, townhomes, and lower-end attached homes. 2-3 bedrooms with community amenities. Bell Bluff, Navajo Road, and Caminito corridors. | 2-3 BD / 1-3 BA · 800-1,600 SF · Condo/townhome |
| $800K - $985K (Median) | Detached single-family homes on 5,000-9,000 SF lots. Typical 3-bed, 2-bath floor plan. Streets like Hudson, Bantam Lake, Anvil Lake, and Golfcrest. Sells in under 2 weeks on average. | 3-4 BD / 2 BA · 1,050-1,500 SF · Detached SFR |
| $985K - $1.2M | Move-up detached homes with updated interiors, larger lots, or better canyon/mountain positions. 4-bedroom plans more common. Competitive but not as frenzied as peak years. | 3-4 BD / 2-3 BA · 1,400-2,000 SF · Detached SFR |
| $1.2M+ | Premium detached homes with larger square footage, 4-5 bedrooms, and sought-after locations near Lake Murray, Golfcrest, or Cowles Mountain Blvd. Larger lots of 7,000-13,000+ SF. | 4-5 BD / 2-4 BA · 2,000-3,200 SF · Premium detached |
Agent Commentary
What the Numbers Mean for San Carlos Sellers
San Carlos is a neighborhood that does not get the attention it deserves. Cowles Mountain, Lake Murray, Mission Trails -- this is real outdoor lifestyle with actual single-family inventory and a price range that still makes sense. And the market is reflecting that. With 125 sales in under eight months and a median of $985,000, demand here is steady and buyers are competitive.
At the $985,000 median, the gap between a 1% and 2.5% listing fee is $14,775. At the average sale price of $952,439, it is $14,287. San Carlos sellers are already achieving 100.5% of list at negotiation -- they are not leaving money on the table there. But many of them are leaving it in their listing contract before the property ever goes live.
A 2.5% listing commission on the median San Carlos home costs you $24,625. A 1% commission costs $9,850. That $14,775 difference does not come from cutting services -- it comes from not overpaying for them. The marketing, the MLS exposure, the professional photography -- all of that is included. What changes is the fee structure.
San Carlos buyers are not waiting around. The median days on market is 11, and properties priced well are going over list. That kind of market rewards sellers who maximize their net -- not just their gross. That is what listing at 1% is about.
Nikolas Mazzola · CA DRE #01724621 · Broker, Shorebreak Real Estate · Analysis based on SDMLS data, ZIP 92119, Jan 1 - Aug 11, 2026.
1% vs 2.5% Listing Fee
What Staying with 2.5% Actually Costs You
The numbers below show the difference in your net proceeds between a 1% listing fee and the more common 2.5% listing fee -- at various San Carlos price points based on 2026 sales data.
| Sale Price | At 2.5% Listing Fee | At 1% Listing Fee | Your Savings |
|---|---|---|---|
| $600,000 | $15,000 | $6,000 | $9,000 |
| $800,000 | $20,000 | $8,000 | $12,000 |
| $985,000 | $24,625 | $9,850 | $14,775 |
| $1,200,000 | $30,000 | $12,000 | $18,000 |
| $1,400,000 | $35,000 | $14,000 | $21,000 |
| $1,600,000 | $40,000 | $16,000 | $24,000 |
Savings = difference between 2.5% and 1% listing fee applied to sale price. Does not include buyer agent compensation or other closing costs, which vary by transaction.
Schools
San Diego Unified
Public schools serving 92119. District enrollment and boundary information: (619) 725-8000.
sandi.netSan Carlos Elementary
K-5 neighborhood school on Lake Murray Blvd serving the core of the 92119 community.
sancarlos.sandi.netLewis Middle School
Grades 6-8 SDUSD middle school serving San Carlos and surrounding east San Diego neighborhoods.
lewis.sandi.netPatrick Henry High School
Comprehensive 9-12 public high school serving 92119 with strong athletics and academic programs.
patrickhenry.sandi.netPrivate & Charter Options
Several private and charter schools operate within the east San Diego area. Use GreatSchools to compare all options.
GreatSchools.orgParks & Recreation
Cowles Mountain
San Diego's highest peak at 1,591 ft -- the signature landmark of San Carlos. The trailhead is minutes from most 92119 addresses, with summit views spanning county to coast.
AllTrails - Cowles MountainLake Murray Recreation Area
Fishing, walking, cycling, and kayaking on Lake Murray -- accessible from Kiowa Drive. A genuine neighborhood amenity that few San Diego ZIPs can claim.
sandiego.gov/lake-murrayMission Trails Regional Park
5,800 acres of trails, canyons, and river habitat bordering San Carlos to the east. One of the largest urban parks in the United States.
mtrp.orgSan Carlos Recreation Center
City recreation center with gym, fitness classes, youth programs, and community events at 7324 Jackson Dr.
sandiego.gov/sancarlos-recSantee Lakes Regional Park
Seven lakes with camping, fishing, and recreation about 10 minutes east -- a popular weekend destination for 92119 families.
AllTrails - San Carlos AreaTransportation & Commute
MTS Bus Service
Routes 115 and 120 serve the Lake Murray and Jackson Drive corridors with connections to SDSU, Mission Valley, and downtown transit links.
MTS Trip PlannerFreeway Access
I-8 is the primary artery -- accessible in minutes from most 92119 addresses. SR-125 south to Chula Vista or north toward El Cajon adds flexibility for east county commuters.
Google MapsSDSU & Mission Valley
San Diego State University is about 10 minutes west via I-8. Mission Valley retail and employment centers are similarly close for 92119 residents.
SD Bike Network MapTypical Commute Times from 92119:
Downtown San Diego -- 20-25 min · Mission Valley -- 10-15 min · Airport (SAN) -- 20-25 min · UCSD La Jolla -- 25-30 min · Chula Vista -- 25-30 min
Dining, Shopping & Medical
Lake Murray Area
The Lake Murray Blvd and Jackson Drive corridors offer neighborhood dining, coffee, pizza, and everyday services within a short drive or walk of most 92119 homes.
Explore on YelpMission Valley Shopping
Fashion Valley Mall, Mission Valley Mall (Westfield), and Costco are 10-15 minutes west on I-8 -- full retail, grocery, and dining options at scale.
Fashion ValleyNavajo Road Corridor
Navajo Road in San Carlos offers grocery (Ralphs, Vons area), pharmacy, and everyday neighborhood retail -- walkable from many 92119 condos.
Google MapsSharp Grossmont Hospital
Major full-service hospital in La Mesa, about 10 minutes east on I-8. Level II trauma center with comprehensive specialty care.
Sharp GrossmontKaiser Permanente - Zion
Kaiser's Zion Medical Center is located about 15 minutes west -- a major resource for Kaiser members in the 92119 area.
Kaiser ZionWant 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
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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
