Coastal San Diego
The beach beckons with a magical and a powerful draw. San Diego’s beautiful coastline is a feast for the senses – the ocean spray and briny air plus the sound of crashing waves and seabirds calling. It’s a celebrated setting. Learn more about real estate in coastal San Diego below.
Do you love San Diego’s coast so much that you want to live there?
Beach living is different. Because of the high demand for living near the beach, space is at a premium. As a rule expect smaller parcels and smaller living spaces. Homes and condos fit a little closer together down at the beach.
And parking is at a super premium.
Some coastal segments in La Jolla and Del Mar feature larger homes and larger parcels. Everything depends on location preference plus desired location, of course, price point.
Ocean View Homes
The holy grail of beach living is the ocean view. And it is worth noting that the view from any home is something you must see in person to know what it looks like. Water views from a home don’t translate well by photo.
BONUS! Here is your decoder for view descriptions in real estate listings. (You’ll need one.)
“Sit down views” is what you have when you can enjoy a view even while seated. You may also hear the term “distant views” or “whitewater views.” Understanding the concept of a distant view is straight forward enough.
“Whitewater views” (the actual surf) can be a misleading description. It is supposed to imply proximity to the shoreline but you can be quite a distance away and still see a whitewater view.
Some homes have a teeny bit of view. Maybe if you stand on tip-toe you can see a little chunk of blue between the two buildings in front of you. These get called “peek” views, shorthand for the original “peek-a-boo” view.
A full-front, commanding ocean view is glorious during the day. Just remember at night that space will be mostly black. And is it at ground level? Neptune likes to pay the occasional visit to ocean front homes and businesses. If you are close enough, pounding surf is quite capable of busting out ground-level windows in a fierce storm.
Speaking of views, what’s up with all those the multiple level homes? Not uncommon at the beach. The goal is capturing ocean views. Many homes have views only from that 3rd floor (or its popular beach cousin, the rooftop deck). Some tri-level homes feature small elevators to soften all those stairs.
Now, about those tri-level homes… could you live in one? Tri-level homes are not for everyone, but before rejecting them out of hand, consider them individually. Are you liking a home with the main living area with kitchen and dining on the bottom floor and master on the 3rd floor? Or is the main floor the middle floor – with garage or driveway on that same level?
Notice that in the second scenario, you’re pretty much living life on just two levels, not three. Both 3 levels, but live much differently.
View fail: when a home should have a view but doesn’t. If you ever see a seaside home or condo complex with closets or bathrooms where a big view window should be, it’s possible the home was built to the specs of a borrowed design meant for an area indifferent to view orientation.
What does this mean, value-wise? If you see a home that would and should have a great ocean view where a fireplace or closet is, think twice about quickly crossing it off the list. Has it been sitting a while? If you’re willing to take on a project, maybe you can grab that house for an under-market price and put in that window yourself.
A caveat here that certain changes are easier in a house than a condo. In either case you’d want to consult a professional to understand scope and restrictions before buying a house with a specific modification plan in mind.
About searching “ocean view” homes.
You would think that it would be easy to search the MLS for an ocean view home. And you would be wrong.
Probably half of all homes that have an ocean view aren’t marked as such with a searchable toggle. The only way you know is by reading the description – and even that isn’t as easy as it sounds! Some realtor descriptions rhapsodize about appliances or proximity to some landmark or other and mention the ocean view as an afterthought at the tail end of a long description. They can forget what an enormous differentiator that is – view vs no view.
So if it seems tricky to search for “water view home,” it’s not your imagination.
Once you find your wonderful beach house, your search will be worth it. Idyllic coastal San Diego is world class. Come see why people who could live anywhere in the world choose to live here.
Some Favorite Coastal Neighborhoods Include:
La Jolla | Pacific Beach | Mission Beach | Point Loma | Ocean Beach | Bay Park
La Jolla
Impossible to overstate the beauty of the La Jolla coastline. It is sublime.
“The jewel” in Spanish, La Jolla lives up to its name, seducing us with sweeping coastline views, surf crashing on rocks, sandy beaches, upscale boutique shops, excellent restaurants, a variety of charming home styles, and… seals!
At La Jolla cove on any given day you can see tens, sometimes hundreds of seals frolicking, swimming, or just lounging in the sun – often looking very much like the rocks they lay upon. It is a sight to see and people come from all around to take in the sight.
La Jolla is fairly spread out and features many different and distinct neighborhoods. It’s also interesting topographically with many peaks and valleys. Home prices can vary a great deal based on various neighborhoods.
What started as a retreat destination back in the day eventually became the desirable and sophisticated beach town we know today. It’s sort of a suburb of San Diego, but vibe-wise more like its own thing.
On the north-ish end of La Jolla is La Jolla Shores, an exclusive area containing the La Jolla Beach and Tennis club, spectacular beaches, and uber-famous restaurant The Marine Room. La Jolla Shores is considered by many to be the most desirable part of La Jolla, and the home prices reflect that.
Just north of the seals at La Jolla Cove is La Jolla’s very own sea cave, very popular with swimmers and kayakers. Sitting on the bluff just above it, on Coast Boulevard, you will find the unassuming Cave Store. The store features a staircase that leads you right into the cave. Another of La Jolla’s many hidden charms.
On the south end of La Jolla is Bird Rock. While the real estate is less expensive there, the south-facing views from the hills can be extraordinary. The panorama includes the Coronado bridge, downtown San Diego, the bay, the land bar that is Mission Beach, and finally the vast Pacific – in ONE perfect picture. It is knee-weakeningly gorgeous.
On the way-north end is the gorgeous and famous Torrey Pines Golf Course, and straddling La Jolla and Del Mar, the beloved Torrey Pines Reserve. Just south of them you’ll find Scripps, Salk, and UCSD. Scripps and Salk are world-renowned research facilities, and UCSD is one of San Diego’s excellent universities. These areas have broad streets and massive buildings. It’s a more car-intensive area and feels separate from the rest of La Jolla.
Downtown La Jolla, or as the locals call it, ‘The Village’ is a walkable urban area packed with shops, museums, and art galleries – making it one of the best places to visit – or live – in San Diego. (Note that this area is not to be confused with La Jolla Village – a more strip-mally affair right off the I-5)
The architecture and museums of La Jolla in general do not disappoint. From several charming churches to the historic La Valencia Hotel, the Salk Institute and UCSD library, interesting buildings abound. The architectural styles of homes are lovely as well, from vintage to tasteful contemporary, the home styles delight even the most discriminating home buyer.
The Museum of Contemporary Art, featuring interesting and ever-changing exhibitions, is but one of the terrific museums here. The Map and Atlas Museum, the La Jolla Historical Society Wisteria Cottage Museum, and the Nautical History Gallery all add richness to the fabric of this community.
Home prices is La Jolla are above San Diego’s median. If you have your heart set on La Jolla but a house isn’t in the budget, competitively priced condos can be found. Quality of life here is unsurpassed. La Jolla is a jewel indeed.
Pacific Beach
“PB” is a favorite spot for college students and newly arrived San Diego transplants enjoying the party atmosphere, frequenting restaurants and bars. Both Mission Beach and Pacific Beach tend to attract a huge number of new-comers to San Diego.
The residents are not all new arrivals though. Plenty of old-time San Diegans make their home in PB and wouldn’t live anywhere else. You can ID them by their relaxed manner, historic knowledge of the area, and “California” accent.
Best known for its parks and beaches, PB is bounded by Mission Bay and Mission Beach to the south, La Jolla to the north, interstate 5 on the east, and the vast Pacific on the west.
Garnet Avenue and Mission Boulevard are restaurant and bar hotspots, and also feature clothing stores, and other fun shops.
Pacific Beach home styles vary quite a bit and include ocean front homes, ocean view homes from up on the hill, newly constructed homes in Crown Point, which has a much different vibe than the beach area, and also more modest houses and condos.
“North PB” is the area north of Grand or Garnet, depending on who you ask. As you move toward La Jolla, things start to feel a little more upscale, a sort of halo effect.
Pacific Beach Miscellanea
Ever notice a lot of the street names in PB named after stones? Fun fact: the stone streets all run east-west. For you directionally challenged folks. that means if you are traveling on Agate, Turquoise, Sapphire, Tourmaline, Diamond, Emerald, Garnet, or any other stone street, you are either headed toward the beach or away from it.
Whether you’re heading to or from the beach, at some point make sure to check out Kate Sessions Park. A favorite for watching sunsets, it is where Lamont Street becomes Soledad Road. It offers views of Mission Bay, the downtown San Diego skyline, and the ocean.
In addition to the great view and large turf area, the park has picnic tables, bbqs and a play structure for the kiddos.
As far as the actual coastline, Tourmaline Surfing Park is PB’s northernmost beach and begins where the rugged bluffs of La Jolla end. It is a surfing-only beach, popular with novice surfers. With slow, ‘mushy’ waves, beginners, longboarders, windsurfers and kiteboarders favor Tourmaline. It has a small parking lot and little picnic area.
Farther south is 1927 Pacific Beach landmark Crystal Pier, a privately-owned pier with daytime public access. Sitting at the foot of Garnet Avenue, the pier is a good spot to watch surfers. You can supposedly whale-watch there too (but I’ve never spotted one). There is a bait shop on the pier, and pier fishing at the end of the pier, no license required. You can also try your hand shore fishing in Fishermen’s Channel at the tip of Crown Point under the Ingraham Street Bridge.
Mission Beach
Essentially a long and slender sand bar with bay on one side and ocean on the other, Mission Beach is a high-density boardwalk beach area with nearly two miles of boardwalk, numerous skate/bike/surf rental shops and Belmont Park, a beachy amusement park featuring a historic wooden roller coaster, miniature golf, bumper cars, rock climbing, an arcade, and more.
Mission Beach is also home to a very charming yacht club that is fun and friendly, not swanky or snobby. It’s almost worth having a membership there just for the parking availability! (Kidding, not kidding.)
The homes tend to be tightly packed in and many of the people in those homes are visitors. It is estimated that Mission Beach might be as high as 50% short-term vacation rentals (source).
Short term vacation rentals such as AirBnB and VRBO are a big part of the fabric of the area. And they are best thing ever… or horrible. Depends on who you are.
If you are the owner raking in high rental rates, it’s great! If you are the neighbors dealing with visitors showing up at midnight and knocking on the wrong door, blasting music at all hours, and generally not respecting the peaceful enjoyment of the neighborhood… well, you can imagine this is unpopular with neighbors.
These kinds of rentals have been alternately declared legal and not legal, and the fight still rages. It has been going on in earnest since about 2017. You get this issue in all the beach communities, but Mission Beach seems to feel it most.
As far as vibe and layout, you find most of the action in Mission Beach around Belmont Park at the intersection of Mission Boulevard and West Mission Bay Drive. That is where you can ride the Big Dipper all-wood roller coaster, Tilt-a-Whirl and other amusement rides, rent a bike, play some games or grab a bite.
South Mission Beach offers a slower pace from the bustling activity in the Belmont Park area. The beach gets wider as you go south, with more room to stretch out on the sand or play volleyball.
People like fishing at the end of the road at South Mission Beach Park. Cast off the jetty and watch the boats pass in and out through the flood control channel.
Special note to bird enthusiasts: the flood control channel is a great place to see all sorts of shore birds and some migratory birds as well. San Diego is an internationally recognized bird mecca. If you want tips for local birding hotspots, contact me.
Don’t forget the bay side, which is also scenic and charming. If you strike out finding a home close to the beach, get close to the bay instead. There is a great deal of Bayfront recreation area on the other side of the Mission Beach strip, a great place to rent paddle boats and kayaks and enjoy the bay.
You can’t tell by looking but a half-mile off the coast are a series of shipwrecks, placed there to create an artificial reef and a diver's haven for underwater exploration.
Point Loma
Point Loma is a lovely part of San Diego that sits on the peninsula. It is bordered on the east by San Diego Bay and on the west by the vast Pacific.
At its point lies Cabrillo National Monument commemorating the landing of Juan Rodríguez Cabrillo at San Diego Bay in 1542. (It’s a great spot for panoramic views and for really understanding the layout of San Diego. If you take your out of town guests to only one place, this should probably be it.)
Point Loma is home to a naval base, the richly historic Point Loma Nazarene University, a commercial district, and many residential areas.
It’s so hard to keep my personal bias out of these reviews so I’ll get this out of the way right up front: I have a personal fondness for Point Loma. It’s a little upscale and fabulous without pretentiousness. People are super friendly. Many families there have been in San Diego multiple generations. It has a ton of style and cute little spots and a lot of the neighborhoods are darling.
Originally settled back in the day, it features a great deal of housing stock from the 1930’s. Some of the stately and elegant homes in the area northwest of Liberty Station once belonged to high-ranking military officers and their families. They retain a graceful charm to this day.
Some areas are under the flight path and get a certain amount of noise. A well known federally funded ‘Quieter Home Program’ provides free windows, doors, and in some cases, ventilation systems to homes that get airport noise of 65 decibels or above. (Every 15 years or so people start talking about big plans to relocate the airport to the Miramar area, but the smart money is on the airport staying put, right where it is now.)
Point Loma is unique and delightful, an excellent place to live.
Ocean Beach
“OB” as the locals call it, is famous for miles and miles of gorgeous cliffs along the coast, including “Sunset Cliffs.” It also features the OB pier, a lot of fun shops and restaurants along Newport, and many, many view homes as you go up the grade toward Point Loma.
As you reach the southern point of the coastline, especially at Garbage Beach (a misnomer), you can find a lot of tide pools at low tide. But be careful! If you get carried away staring at hermit crabs, the tide can come in before you know it and you’re swimming – rather than walking – from where you started. Fun swim though, spoken from experience.
Ocean Beach has its own vibe, and is different than San Diego’s other beach communities. You will find a lot of independently owned shops and restaurants there as it has resisted chain stores through the years. (The Starbucks there is tolerated, but just barely. We saw a fiery showdown when it first went in).
Back in the day a famous bumper sticker here was “US out of OB” to give you an idea. It still retains some of that old counter-culture ethos.
The housing stock here, like other beach communities, is mixed. There are a lot of single family residences plus a number of condos. The northern end, especially right near the beach, features a lot of rentals and a more transient community (people moving in and out constantly). OB gets more upscale as you head south. Great sense of community all over OB - fun place to live.
Bay Park
Bay Park is a residential neighborhood situated on a hill overlooking Mission Bay. It is known for its beautiful bay views, its diverse mix of single-family homes, apartments, and townhouses, and offers convenient access to the nearby beaches, including Pacific Beach and Mission Beach, and the popular shopping and dining destinations of La Jolla and downtown San Dieg
Bay Park is near Tecolote Canyon Natural Park, with its fabulous hiking trails and recreational opportunities, and the University of San Diego (USD) campus, a private Catholic university located just to the east of these neighborhoods. Many students and faculty members of USD choose to live in Bay Park due to its convenient location and proximity to the campus - a campus repeatedly voted among the most beautiful in the nation.
Bay Park's housing stock is primarily composed of single-family homes, with a mix of older and newer construction. Many homes were built in the 1950s and 1960s, but there has been a significant amount of new development in recent years as well. The architectural styles of homes in Bay Park are varied, ranging from mid-century modern to traditional ranch-style homes, as well as some newer contemporary homes. Due to the hilly terrain, many homes in Bay Park offer stunning views of Mission Bay and the Pacific Ocean.
A notable feature of Bay Park is its sense of community. The neighborhood community association hosts events such as a summer concert series, holiday events, and clean-up days. It’s also known for its excellent schools. The neighborhood is served by the San Diego Unified School District, and many of the local schools have high ratings. Bay Park Elementary School is particularly well-regarded, and there are also several private schools in the area.
Access to public transportation is another plus. The neighborhood is located near several major highways, making it easy to get around by car, but is also well-served by public transportation, including the San Diego Trolley's Blue Line, which runs along the eastern edge of the neighborhood, and several bus routes that connect to other parts of the city.
Bay Park is known for its diverse and vibrant dining scene. Morena Boulevard is home to a wide range of restaurants, including seafood, Mexican, Italian, and Asian cuisine, as well as breweries and bars. The neighborhood's dining options draw locals and visitors alike and provide a unique cultural experience. Overall, Bay Park offers a comfortable suburban lifestyle with convenient access to other parts of San Diego, making them popular choices for families, young professionals, and anyone looking for a pleasant, community-oriented place to live.