5 Best San Diego Homes for Sale Areas Under $500,000 in 2021

Looking for a home in San Diego can be tricky, especially with a budget. The average home in San Diego is about $570,000. When living a little bit further away from the beach, people can find houses that are a little under that average. Below is a list of cities with houses for sale that are under $500,000. They may not be on the beach, but the city furthest from the beach is only 23 miles. With each city listed below is a list of the top three properties for sale in no particular order. 

Here's a quick rundown of our list:


Escondido has been around since 1888, making it one of the oldest cities in San Diego. The city is only 11.5 miles away from the nearest beach. Besides being so close to the beach, Escondido offers its residents 15 different parks. This includes Dixon Lake, Lake Wohlford, Daley Ranch, Grape Day Park, Queen Califia’s Magical Circle and several others. These parks range from playgrounds for kids to sculpture gardens.The biggest of these parks is Dixon Lake. Unfortunately, swimming is not allowed but, residents can go boating, fishing and camping.

See Escondido's latest real estate stats...

Children living in Escondido can attend schools from the Escondido Union School District, the Escondido Union High School District and the San Pasqual Union School District. This gives parents a total of 19 elementary, seven middle and seven high schools to chose from. 

The top three properties in Escondido for under $500,000 are: 

  1. 534 El Rancho Lane, Escondido, CA 92027

  2. 136 Cityscape Gln, Escondido, CA 92027

  3. 1616 Madrone Gln, Escondido, CA 92027

See the latest Escondido homes, townhomes, and condos for sale here…


With over 25 properties for sale that are under 500K, is the city of Fallbrook, also known as the avocado capital of the world. Besides being one of the best places to grow avocados, Fallbrook is also home to several local farms including Kenny’s Strawberry Farm, Casa Tiene Vista Vineyard, Lavender Hill Pumpkins, Myrtle Creek Vineyards and Estate d’Iacobelli Winery. Fallbrook offers its residents other places to explore that aren’t farms, such as the Grand Tradition Estate and Gardens, Myrtle Creek Botanical gardens and Nursery, Fallbrook Gem and Mineral Museum and The Golf Club of California. Fallbrook is also less than 20 miles away from the nearest beach. 

See the 5 latest Fallbrook real estate trends...

Fallbrook offers 12 schools for children to attend from the Fallbrook Union Elementary and Fallbrook Union High district. 

The top three properties in Fallbrook for under $500,000 are: 

  1. 1887 Fox Bridge Court, Fallbrook, CA 92028-8940

  2. 613 Robby Way Road, Fallbrook, CA 92028

  3. 5024 Avocado Vista, Fallbrook, CA 92028

See the latest Fallbrook homes, townhomes, and condos for sale here…

Spring Valley

While the city of Spring Valley doesn’t have too much to offer, its closeness to other cities makes up for it. Spring Valley is less than 25 minutes away from some of San Diego’s bigger attractions. Downtown San Diego is only about a 16-minute drive away from Spring Valley. Balboa Park is only 13-minutes away. The San Diego Zoo is 18 minutes away. The Sycuan Casino Resort is about 20 minutes away. The Mission Trails Regional Park is less than 15 minutes away. While the nearest beach is just a little over 20 minutes away. While there aren’t any main attractions located in Spring Valley, the city is in the center of many surrounding ones. 

See the latest Spring Valley mortgage trends I am seeing now...

Spring Valley offers a variety of elementary schools from the La Mesa-Spring Valley school district. For high schools, residents have the option of the Steele Canyon High District or Grossmont Union High school district. 

The top three properties in Spring Valley for under $500,000 are: 

  1. 9833 Ivanho St., Spring Valley, CA 91977

  2. 9079 Fitzgerald Way, Spring Valley, CA 91977

  3. 10202 Stone Point Ln, Spring Valley, CA 91977

See the latest Spring Valley homes, townhomes, and condos for sale here…


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As the name would suggest, Lakeside is near not one, but three lakes. The three lakes, El Capitan Reservoir, San Vicente Reservoir and Lake Jennings are all maintained by the California Department of Fish and Wildlife. These lakes offer fishing to an assortment of fish like bass, catfish and rainbow trout. Residents can also go wakeboarding and jet skiing on the lakes. Surrounding each lake are trails where people can hike, bike or ride a horse. Lake Jennings and the San Vicente Reservoir both offer campgrounds. 

See the latest Lakeside mortgage rates now...

The Lakeside Union Elementary school district offers eight different schools, ranging from elementary to middle schools. The Grossmont Union High district offers the only public high school. While the River Valley Charter District offers a middle through high school. 

The top three properties in Lakeside for under $500,000 are: 

  1. 8825 Los Coches Road, Lakeside, CA 92040

  2. 9915 Winchester Way, Lakeside, CA 92040

  3. 13539 Mijo Ln, Lakeside, CA 92040

See the latest Lakeside homes, townhomes, and condos for sale here…


The city of Santee is known for its recreational attractions. One of the more popular spots is Santee Lake. The lake offers seven playgrounds, fishing, camping, boating, cabin rentals and hiking trails. Another popular spot is the Santee boulders, which is known for its rock climbing. Santee offers almost all outdoor recreational activities, including four mountain biking trails, the Carlton Oaks Golf Course and the Sportsplex USA Santee complex. The complex offers residents three softball fields, four batting cages and two soccer fields. For residents who are not into outdoor activities, Santee also offers the Creation and Earth History Museum, the Edgemoor Farm- Santee Historical Society Museum and a drive-in theater. 

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The Santee School district provides nine elementary and middle schools for residents. As for high schools, there are only two in Santee and they are provided by the Grossmont Union High School District. Santee is also home to the San Diego Christian College. 

The top three properties in Santee for under $500,000 are: 

  1. 9574 Carlton Hills Blvd, Santee, CA 92071

  2. 10378 Bart Way, Santee, CA 92071

  3. 10362 El Toro Ln, Santee, CA 92071

See the latest Santee homes, townhomes, and condos for sale here…

If you want to know more about these communities or others, I would be happy to help. 

Leave me a comment below – or, contact me here

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