San Marcos Election Update — November 10

Mike Sannella conceded the mayoral race to Sharon Jenkins today. Jenkins now leads by 890 votes, an increase of 137 votes from yesterday.

Mayor

• Sharon Jenkins: 16,102 votes — 51.42%
• Mike Sannella: 15,212 votes — 48.58%

City Council — District 2

• Justin Matsushita: 4,684 votes — 51.10%
• Lindsey Smith: 4,482 votes — 48.90%

Matsushita’s lead grew to 202 votes, up 37 votes from yesterday.

Approximately 120,000 ballots remain to be counted countywide; that figure does not indicate how many are from San Marcos.

There will be no results update on Veterans Day, November 11. The next update is scheduled for Thursday, November 12, by 6 p.m.

Results remain unofficial until certified.

November 10, 2026 | San Elijo Life

The San Marcos City Council voted Tuesday evening unanimously to defer a decision on the controversial 31-unit condominium project proposed for San Elijo Hills Town Center, requesting additional studies addressing traffic safety, wildfire hazards, and environmental impacts.

The environmental study cannot be conducted until spring 2027, meaning any potential return to the council would likely occur under new city leadership.

The decision followed an extensive presentation by developer Ambient Communities, including a last-minute traffic study, and substantial public testimony from San Elijo Hills residents expressing concerns about the development.

Mayor Rebecca Jones made the motion to defer the decision, seconded by Councilmember Ed Musgrove. The motion passed unanimously.

Prado II Residents Report Traffic Accidents and Safety Concerns

A significant focus of the council discussion was the proposed project’s potential impact on the adjacent Prado II condominium community.

Prado II residents described a range of existing traffic and safety problems, including hit-and-run incidents, blocked garages, near-miss traffic accidents, cut-through vehicle and e-bike traffic, and poor sight-line visibility.

Residents expressed concern that adding another 31 residential units could compound these problems, particularly regarding the proposed project’s vehicle entrance and exit, visibility for drivers, and traffic circulation through the neighboring community.

Mayor Jones requested additional study of the existing conditions in Prado II and how the proposed development could affect traffic flow, visibility, and safety.

The request places additional emphasis on the actual conditions reported by neighboring residents, rather than relying solely on projected traffic volumes generated by the proposed development.

Environmental Review Delayed Until Spring 2027

Mayor Jones also requested additional environmental analysis addressing potential habitat impacts involving the endangered Crotch’s bumble bee.

The environmental study cannot be conducted until spring 2027, creating a significant delay in the project’s potential return to the City Council.

The additional study is intended to provide a more complete assessment of potential impacts on sensitive habitat before the council makes a final decision.

Updated Fire Hazard Zones and Wildfire Safety

Councilmember Ed Musgrove requested further review of updated fire hazard zones and their potential implications for the proposed development.

Wildfire evacuation and emergency access have been recurring concerns among San Elijo Hills residents, particularly given the project’s proposed location along San Elijo Road, one of the community’s primary evacuation routes.

The council requested additional information to better understand potential wildfire risks and safety considerations before making a final determination.

Extensive Public Testimony and Last-Minute Traffic Study

The hearing included a detailed presentation from Ambient Communities, including a traffic study submitted late in the review process. The timing left insufficient opportunity for city staff and other interested parties to fully review the new information before the hearing.

Residents also addressed the council, raising concerns about several issues:

• Traffic and neighborhood safety: Existing cut-through traffic, poor sight lines, and the potential for additional congestion.
• Prado II impacts: Reported hit-and-run incidents, blocked garages, near-miss accidents, and conflicts involving vehicles and e-bikes. Residents also questioned how the proposed project’s entrance and exit would affect traffic circulation and safety in Prado II.
• Wildfire evacuation: Emergency vehicle access, updated fire hazard zones, and the potential impact of additional development on evacuation routes.
• Parking: Limited parking availability, neighborhood spillover, and concerns about the lack of overnight parking.
• Market demand: Questions about demand for the proposed condominium units.
• HOA purchase proposal: Questions about why Ambient Communities has not agreed to sell the property to the San Elijo Hills HOA.

The San Elijo Hills HOA has previously expressed interest in purchasing the property as an alternative to the proposed development.

The developer’s appeal followed the San Marcos Planning Commission’s earlier decision to reject the project.

What Happens Next? A New Mayor and City Council Could Decide the Project’s Future

The City Council’s unanimous decision was a deferral, not a denial or approval of the project.

With the environmental study unable to take place until spring 2027, several months will pass before that portion of the requested review can be completed. Additional traffic and wildfire safety analysis will also need to be addressed.

Another significant factor is the upcoming change in San Marcos city leadership following the November election.

If Ambient Communities chooses to bring the project back for consideration after the requested studies are completed, the proposal would be heard by a new mayor and a differently constituted City Council, rather than the same council that voted unanimously to defer the decision Tuesday evening.

The new councilmembers would have an opportunity to review the additional findings, consider community testimony, and evaluate the proposal.

No new hearing date has been announced, and it remains unclear when—or whether—Ambient Communities will return to the City Council.

For San Elijo Hills residents, the future of this prominent Town Center parcel remains unresolved. The council’s decision ensures that additional questions involving neighborhood traffic, access and safety, wildfire hazard maps, and environmental impacts will receive further attention before another decision is considered.

San Elijo Life will continue to follow the project and provide updates as more information becomes available.

Previous coverage: City Council to Consider High-Density Condo Proposal in Town Center

November 10, 2026 | San Elijo Life

San Marcos Deputy Mayor Mike Sannella has conceded the mayoral race to Sharon Jenkins, according to reports referencing his campaign’s Facebook page.

The announcement comes after several days of ballot counting in one of San Marcos’ closest local election contests.

As of Monday, November 9, Jenkins led Sannella by 753 votes, with 51.27% of the vote compared to Sannella’s 48.73%.

Jenkins’ lead has continued to grow as additional ballots have been counted, increasing from just 36 votes early in the count to 753 on Monday.

Sannella currently serves as San Marcos Deputy Mayor and has been a member of the City Council since 2022. Jenkins previously served 12 years on the City Council, including as deputy mayor.

District 2 Race Still Too Close to Call

While the mayoral race appears settled following Sannella’s concession, the City Council District 2 contest representing San Elijo Hills remains close.

As of November 9:

• Justin Matsushita: 4,445 votes (50.95%)
• Lindsey Smith: 4,280 votes (49.05%)
• Matsushita leads by 165 votes.

The county is continuing to process outstanding ballots, with another election update expected Tuesday, November 10, by 6 PM.

The results remain unofficial until certified by the San Diego County Registrar of Voters.

Congratulations to Sharon Jenkins on her apparent victory, and thank you to Mike Sannella for his service to San Marcos and his participation in this closely contested election.

San Elijo Life will continue following the District 2 race as additional votes are counted.

Sources:

Mike Sannella for San Marcos – Official Campaign Facebook Page

San Diego County Registrar of Voters

Monday, November 9, 2026 | 6 PM Update

The latest election results show Sharon Jenkins and Justin Matsushita expanding their leads in two closely watched San Marcos races. Both margins have grown since Friday, although neither race has been officially decided.

SAN MARCOS MAYOR

• Sharon Jenkins: 15,201 votes (51.27%)
• Mike Sannella: 14,448 votes (48.73%)
• Jenkins leads by 753 votes, up from 346 on Friday.

CITY COUNCIL – DISTRICT 2 (SAN ELIJO HILLS)

• Justin Matsushita: 4,445 votes (50.95%)
• Lindsey Smith: 4,280 votes (49.05%)
• Matsushita leads by 165 votes, up from just 81 on Friday.

What’s Changed Since Friday?

Both candidates have strengthened their positions as additional ballots were counted.

Jenkins increased her lead by 407 votes, while Matsushita more than doubled his previous 81-vote margin to 165 votes.

District 2 remains particularly close, with less than two percentage points separating the candidates.

Countywide Ballot Count

San Diego County now reports:

• 1,079,098 ballots counted
• 53.0% voter turnout
• 185,000 projected outstanding ballots, down from 390,000 on Friday.

That’s nearly 193,000 additional ballots counted countywide since Friday.

The key unknown remains how many of those outstanding ballots are from San Marcos, particularly District 2. The countywide total does not tell us how many votes remain in either local race.

Next Election Results Update: Tuesday, November 10, by 6 PM.

While the margins have widened, these results remain unofficial. We’ll continue following both races as the remaining ballots are counted.

San Elijo Life | Your Community. Your News.

Friday, November 6, 2026 | 5:46 PM Update

The latest election results are in, and both San Marcos races remain close. Sharon Jenkins has expanded her lead in the mayor’s race, while the District 2 City Council contest remains separated by just 81 votes.

SAN MARCOS MAYOR

• Sharon Jenkins: 12,985 votes (50.68%)
• Mike Sannella: 12,639 votes (49.32%)
• Jenkins leads by 346 votes, up from 232 yesterday.

CITY COUNCIL – DISTRICT 2

• Justin Matsushita: 3,748 votes (50.55%)
• Lindsey Smith: 3,667 votes (49.45%)
• Matsushita leads by just 81 votes, up slightly from 79 yesterday.

What’s changed?

Jenkins gained another 114 votes in her margin over Sannella. In District 2, the margin barely moved, increasing by just two votes despite 548 additional votes being counted in that race.

Countywide Ballot Count

San Diego County reports:

• 886,224 ballots counted
• 43.6% voter turnout so far
• 390,000 projected outstanding ballots, down from 475,000 in the previous update.

The big question remains: How many of those outstanding ballots are from San Marcos, especially District 2?

Neither race has been officially decided, and the remaining ballots could still affect these narrow margins.

Next Results Update: Monday, November 9, by 6 PM.

San Elijo Life will continue tracking both races as the votes are counted.

San Elijo Life | Your Community. Your News.

San Marcos Election Update: Jenkins and Matsushita Expand Leads, But Both Races Remain Close

Thursday, November 5, 2026 | 5:44 PM Update

The latest ballot count shows Sharon Jenkins and Justin Matsushita increasing their leads in two closely watched San Marcos races. Both contests remain extremely tight, with thousands of ballots still to be counted across San Diego County.

San Marcos Mayor

• Sharon Jenkins: 11,683 votes (50.50%)
• Mike Sannella: 11,451 votes (49.50%)
• Jenkins leads by 232 votes.

San Marcos City Council – District 2

• Justin Matsushita: 3,473 votes (50.58%)
• Lindsey Smith: 3,394 votes (49.42%)
• Matsushita leads by just 79 votes.

The margins have grown in both races, but neither contest has been decided.

According to the latest reported countywide estimate, approximately 475,000 ballots remain to be counted across San Diego County.

The big unknown is how many of those remaining ballots are from San Marcos, particularly District 2, and whether they will change the current margins.

Next Election Results Update: Friday, November 6, at 6 PM.

We’ll keep tracking both races and share updates as votes are counted.

Follow San Elijo Life for local election coverage and community news.

Art of the Watershed: The Escondido Creek Conservancy Launches Special 35th Anniversary Art Auction

Nature-inspired works by local artists in support of land conservation and outdoor education

ESCONDIDO, Calif. (November 2, 2026) — In celebration of its 35th anniversary this year, the Escondido Creek Conservancy (Conservancy) is bringing art and nature together with Art of the Watershed, a special online silent auction featuring original, nature-inspired works by talented Southern California artists.

Open for online bidding from November 1–14, the auction offers an opportunity to acquire unique works of art while supporting the Conservancy’s work to protect and restore the natural lands, waterways, and wildlife of North San Diego County.

The collection features a variety of artistic styles and mediums, from vibrant paintings and photography to whimsical sculptures and one-of-a-kind creations. Participating artists include Cathy Carey, Jennifer Coburn, Hilary Dufour, Francisco Morales, and Helen Shafer-Garcia, each bringing a unique creative perspective to the natural world.

“Art has a wonderful way of connecting and inspiring us to see beauty in the natural world around us,” said Richard Murphy, Board President of the Escondido Creek Conservancy. “We are very grateful to these talented artists for sharing their creativity in support of conservation and outdoor education. This auction is an extra special way to celebrate our 35th anniversary while supporting our efforts as we look towards the next 35 years.”

Art of the Watershed is available for limited viewing at the Elfin Forest Interpretive Center from November 1–12.

With the holiday season approaching, the auction also offers an opportunity to find meaningful, curated gifts that give back. Proceeds will support the Conservancy’s ongoing land conservation, habitat stewardship, and outdoor education efforts throughout communities connected by the Escondido Creek watershed, including Escondido, Elfin Forest, San Marcos, Olivenhain, Encinitas, Rancho Santa Fe, and Solana Beach.

Auction Details

• Event: Art of the Watershed – 35th Anniversary Silent Auction
• Online Bidding: November 1–14, 2026
• Auction Website: www.32auctions.com/35thanniversary2026
• Art on Display: November 1–12, 2026, at the Elfin Forest Interpretive Center

About The Escondido Creek Conservancy

Founded in 1991, the Escondido Creek Conservancy is a nonprofit organization dedicated to the preservation and restoration of the Escondido Creek watershed in North County San Diego.

Over the past 35 years, the Conservancy has helped protect more than 7,000 acres of open space, stewarded thousands of acres of wildlife habitat, and connected more than 33,000 students with nature through outdoor education programs.

Through land conservation, habitat restoration, and community engagement, the Conservancy works to protect the special places that make North County home.

The Conservancy’s vision is to serve as a model of vibrant urban communities and viable natural ecosystems thriving together.

Learn more at www.escondidocreek.org.

Auction Website: https://www.32auctions.com/35thanniversary2026

Art on Display: Nov. 1–12, 2026 at the Elfin Forest Interpretive Center

October 27, 2026 | San Elijo Life | Ed Philbrick, Realtor

As we head into November, the San Elijo Hills real estate market is showing two different stories. Well-priced homes are still selling quickly, while other properties are spending weeks or even months on the market. Some sellers are responding with meaningful price reductions.

The latest MLS data reveals opportunities for buyers willing to look beyond new listings, along with some important lessons for homeowners thinking about selling.

San Elijo Hills Market by the Numbers

The latest MLS reports show:

• 10 active listings: Eight detached homes and two townhomes
• 4 pending sales: Three detached homes and one townhome
• 79 closed sales in the historical reporting period
• $1,550,000: Median closed sale price across all property types
• $1,599,391: Average closed sale price
• 13 days: Median market time for sold homes
• 99.4%: Average sale-to-final-list-price ratio

The closed-sale data covers December 2, 2025, through October 26, 2026.

Detached Homes vs. Townhomes and Condos

The significant difference between detached and attached home prices highlights the range of housing options available in San Elijo Hills.

Price Reductions Are Creating Opportunities

One of the most interesting trends in the latest reports is the number of sellers adjusting their asking prices.

Here are three examples from current listings:

• Luxury property: Reduced from $3,279,999 to $3,050,000 — a $229,999 reduction (7%).
• Higher-end detached home: Reduced from $2,500,000 to $2,400,000 — a $100,000 reduction (4%).
• Detached home: Reduced from $1,424,888 to $1,395,999 — a $28,889 reduction (2%).

These adjustments don’t necessarily indicate a neighborhood-wide decline in home values. Instead, they show how individual sellers are responding to market conditions and buyer expectations.

For buyers, properties with multiple price reductions or extended market times may deserve a closer look.

How Long Are San Elijo Hills Homes Taking to Sell?

Market time tells an interesting story.

Four of the 10 current active listings have been on the market for at least 30 days, including properties showing 60, 76 and 97 days.

The takeaway: Homes that successfully sell are moving substantially faster than properties that remain on the market or eventually leave the market without selling.

For buyers, longer market times can create potential negotiating opportunities. For sellers, it reinforces the importance of getting pricing and presentation right from the beginning.

Are Buyers Negotiating Below Asking Price?

Looking at 79 closed sales in the reporting period:

• 41 homes sold below their final asking price
• 15 sold at asking price
• 21 sold above asking price
• 2 lacked the information necessary for this comparison

The median sale-to-final-list-price ratio was approximately 99.6%.

While many buyers are negotiating, the overall market is still closing relatively close to final asking prices.

However, some individual transactions tell a different story.

One detached home listed at $1,750,000 closed at $1,525,000 after 53 days on the market — $225,000 below its final asking price.

Another property listed at $1,895,000 sold for $1,761,000 after 70 days — $134,000 below its final asking price.

These examples illustrate why buyers should evaluate individual properties rather than relying exclusively on neighborhood averages.

A Look at Recent October Sales

Three recorded October closings provide a snapshot of recent activity:

• October 5: Sold for $2,178,000 after 63 days on market.
• October 23: Sold for $1,287,000 after 14 days on market.
• October 26: Sold for $2,176,000 with zero reported days on market.

The average price of these three closings was approximately $1.88 million. Because this is a small sample, it should not be interpreted as a neighborhood-wide October price trend.

What Does This Mean for Buyers?

Fall may offer some interesting opportunities in San Elijo Hills.

Homes with longer market times, recent price reductions or limited buyer activity can be worth investigating. Buyers may have opportunities to negotiate on purchase price, repairs, closing costs or other terms.

The key is identifying which sellers may be motivated and understanding how each property compares with recent sales.

What Does This Mean for Sellers?

San Elijo Hills remains a desirable North County community, and the data shows that homes can still sell quickly and close near asking price.

But sellers need to recognize that not every property is attracting the same level of interest.

Accurate pricing, strong marketing and realistic expectations are especially important heading into the holiday season.

For homeowners considering a sale in early 2027, now is a good time to review comparable sales, competing listings and how your property would be positioned in the market.

My Take: It’s a Property-by-Property Market

I’ve lived in San Elijo Hills for more than 20 years, and I’ve seen how differently homes can perform even within the same neighborhood.

Our community isn’t a single housing market. Floor plans, location, condition, outdoor space, views and price range all influence demand.

For buyers, the opportunity may be in homes other buyers have overlooked. For sellers, the opportunity is understanding the market well enough to price and position your home correctly.

Whether you’re actively looking or simply curious about your home’s value, I’m happy to share what I’m seeing in the neighborhood.

Ed Philbrick | REALTOR
Coastal Premier Properties | CA DRE #01967137
Publisher, San Elijo Life
From the Hills to the Coast

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