SAN MARCOS, Calif. — September 2026 — As the San Marcos Planning Commission prepares to review the proposed San Elijo Hills Town Center Apartments on Monday, October 5, 2026, thousands of local residents and community stakeholders are calling for comprehensive environmental and safety reviews before any entitlements are granted.

Monday, October 5, 2026 at 6:30 pm
San Marcos Planning Commission
Project: San Elijo Hills Town Center Apartments / SDP24-0009
San Marcos City Hall

The proposal by Ambient Communities (SDP24-0009) calls for a five-story, 31-unit apartment building situated on a 0.5-acre triangular parcel positioned between the north and south lanes of San Elijo Road—a primary corridor designated within a state-recognized Very High Fire Hazard Severity Zone (VHFHSZ).

Community members, including emergency management professionals, civil engineers, and the San Elijo Hills Community Association Master Board and the San Elijo Hills Fire Council, have raised critical concerns regarding wildfire evacuation constraints, emergency access, traffic congestion, and school-zone pedestrian safety.

Key Concerns Raised by the Community:

Wildfire Evacuation & Emergency Ingress/Egress: San Elijo Hills has limited evacuation routes, a vulnerability demonstrated during the 2014 Cocos Fire. Placing high-density residential development at a vital traffic convergence point risks bottlenecking emergency access routes during a rapid evacuation. After seeing what has happened in similar communities with few exit routes (i.e. – Lahaina, Palisades Fire, Eaton Fire, Camp Fire, etc. ), the San Elijo Community is strongly opposed to a building being placed at one of the community’s two principal egress routes.

Environmental Review: The City’s review appears to rely on San Elijo Hills environmental documentation prepared more than 25 years ago. Since then, traffic volumes, school activity, community development and wildfire-risk conditions have changed. Residents are requesting a written, publicly available determination of whether these changed circumstances or new information require additional environmental review under Public Resources Code § 21166 and CEQA Guidelines § 15162.

Residents also question whether the project satisfies all requirements for any proposed infill exemption without a publicly available, project-specific analysis of current traffic, pedestrian, biological-resource, wildfire and evacuation conditions.

Reduced Setbacks & School Zone Hazards: The proposed design includes an 18-inch setback where a standard 10-foot buffer would otherwise apply. Located directly adjacent to San Elijo Elementary and San Elijo Middle School—serving roughly 2,000 students—this variance raises critical questions regarding sight distance, sidewalk clearance, pedestrian visibility and separation from traffic along a 35-mph arterial roadway.

Additional concerns include fire apparatus access, heavy existing traffic and evacuation congestion, lack of safe parking along San Elijo Road, roadway, absence of a clear evacuation plan for the community, absence  of a publicly reviewed Fire Protection Plan prior to the entitlement process. Residents are asking the City to independently evaluate wildfire evacuation capacity, fire apparatus access, traffic and sight-distance safety, and construction-period evacuation impacts before approving the project.

Residents are asking the City to independently evaluate wildfire-evacuation capacity, fire-apparatus access, traffic and sight-distance safety, pedestrian conditions and construction-period evacuation impacts before acting on the project.

Housing Accountability Act Public Safety Standards: While California law encourages housing production, the Housing Accountability Act specifically permits local agencies to deny development when substantial evidence shows an unavoidable, adverse impact on objective public health and safety standards. Unresolved questions concerning fire apparatus clearances, on-street parking reliance, and the lack of a finalized, publicly reviewed Fire Protection Plan represent tangible risks.

“This is not about opposing housing. It is about whether this particular project can be safely located on this particular site” stated a community representative. “Before introducing dense multi-story housing directly onto a constrained corridor within a high-severity fire zone, the City must establish through objective, current modeling that evacuation routes can accommodate the load while preserving access for emergency responders.”

To date, more than 3,000 residents have signed a verified petition requesting thorough safety reviews, and over 200 public comments have been submitted to the City of San Marcos.

Media & Questions, please contact:

Shideh Rad
P: 619-719-1630
E: ConsiderSEHVoices@gmail.com

Free Music Returns to the San Elijo Hills Fountain on Sunday, October 4

San Elijo Hills is getting an afternoon of free live music, dance, and community fun at the Fountain on Sunday, October 4.

The event will feature a mix of local performances and music throughout the afternoon:

• San Elijo Dance Academy — 3:30–4:00 PM
• Velvet Moon — 4:00–6:00 PM
  Classic Yacht Rock / Blues
• DJ Dutch One — 6:00–7:00 PM
  EDM / House

It’s a great excuse to get out of the house, walk down to the Town Center, see some neighbors, and enjoy live music right here in San Elijo Hills.

The event is free and is sponsored by Puddle Pool Services.

Event Details

When: Sunday, October 4
Time: 3:30–7:00 PM
Where: The Fountain in San Elijo Hills Town Center
Cost: Free

Bring the family, meet up with friends, grab something to eat nearby, and enjoy an afternoon of music in the heart of the community.

Meet the Candidates: San Marcos Mayor & City Council Forum

San Marcos voters have a chance to hear directly from the candidates running for Mayor and City Council this Thursday night.

The San Marcos Chamber of Commerce is hosting the 2026 San Marcos Mayor & City Council Candidate Forum:

Thursday, October 1
5:30–7:00 PM
Mission Hills High School Theater
1 Mission Hills Court, San Marcos
Free and open to the public

This is a good opportunity for San Elijo Hills residents to hear the candidates discuss their priorities, perspectives, and vision for San Marcos before Election Day.

Local elections have a direct impact on issues including growth, traffic, housing, parks, public safety, infrastructure, and open space—so come informed and hear directly from the people asking to represent our community.

Forum details: San Marcos Chamber Candidate Forum

San Elijo Life — Connecting the San Elijo Hills community since 2006.

The latest San Elijo Hills real estate data shows a divided fall market. Buyers are gaining leverage on homes that have been sitting, while properly priced and well-presented properties can still attract strong offers.

There are currently 12 homes actively for sale and three pending. Seven of the active listings have been on the market for at least 30 days, and three sellers recently reduced their asking prices.

That is creating opportunities—but not equally across every price range or property type.

Opportunity for Buyers

Buyers currently have more negotiating leverage on older inventory:

• Seven active homes have reached at least 30 days on the market.
• Five have been available for 45 days or longer.
• Three recently received price reductions.
• One attached home returned to the market after being pending.

Depending on the property and seller’s circumstances, buyers may be able to negotiate the purchase price, closing-cost assistance, an interest-rate buydown, repairs or more flexible terms.

The attached market deserves particular attention. Three condos or townhomes are currently offered between approximately $785,000 and $800,000. Two are priced near $451–$454 per square foot, compared with an average of approximately $545 per square foot for attached sales since April.

Condition, location, floor plan, HOA costs and insurance still need to be evaluated before determining whether a particular home represents a good value.

Opportunity for Sellers

This is not a market where every home is struggling. Two recent detached sales went under contract in five days or less:

• One sold for $75,000 above its asking price.
• One sold at its asking price.

Another detached home priced just under $1.3 million went pending after approximately two weeks.

These results show that buyers will still act quickly when a home’s price, condition and presentation line up. The strongest seller opportunity appears to be among well-prepared detached homes in the middle of the San Elijo Hills price range, where active competition remains limited.

The lesson for fall sellers is simple: limited inventory helps, but it does not protect an overpriced listing. The launch price and first two weeks remain critical.

A Potential Move-Up Opportunity

There may still be an opportunity for condo or townhome owners hoping to purchase a detached home, although attached sellers now face slightly more competition than earlier in September.

A successful move-up plan should be based on realistic sale proceeds. The potential advantage is that several detached listings have accumulated market time, giving buyers an opportunity to negotiate while selling their current home in a segment with relatively limited inventory.

The Fall Market in One Sentence

San Elijo Hills buyers have gained leverage on older and attached listings, while sellers are still being rewarded when a desirable home enters the market properly prepared and correctly priced.

If you are considering buying, selling or moving up, contact me for a straightforward analysis based on your home, price range and goals.

Ed Philbrick

760496-8134
REALTOR® | Coastal Premier Properties
CA DRE #01967137
Publisher, San Elijo Life

Market statistics are based on San Diego MLS data available September 29, 2026. Information is deemed reliable but not guaranteed. Properties referenced are not represented as listings of Ed Philbrick or Coastal Premier Properties.

By Ed Philbrick, San Elijo Hills Realtor

A one-week market snapshot can show what just happened, but it may miss homes that have been sitting on the market, older listings that recently went pending, and properties that were canceled or relisted.

To get a clearer view, I reviewed six months of San Elijo Hills MLS activity from March 22 through September 22, 2026.

The report includes 72 MLS listing records. Some homes appear more than once because they expired, were canceled, or were withdrawn before returning to the market under a new listing.

San Elijo Hills Six-Month Market Snapshot

During the six-month period:

• 40 listings sold
• 12 listings are active
• 5 listings are pending
• 7 listings expired
• 6 listings were canceled
• 2 listings were withdrawn

The 40 closed sales had an average sale price of approximately $1.62 million and a median sale price of $1,537,500.

Homes sold in an average of 22 days, with a median market time of 16 days. The average sale-to-list-price ratio was approximately 99.2%, showing that correctly priced homes are still selling close to asking price.

Detached and Attached Homes Remain Different Markets

Of the 40 closed sales, 31 were detached homes.

Detached homes recorded:

• Median sale price: $1,645,000
• Median market time: 17 days
• Average price per square foot: $583

The nine attached sales, including townhomes and condominiums, recorded:

• Median sale price: $815,000
• Median market time: 11 days
• Average price per square foot: $533

There are currently 12 active listings and five pending listings. The median asking price for active detached homes is approximately $1.67 million.

The attached market remains more sensitive to the complete monthly payment. HOA fees, insurance costs, mortgage rates, and property condition can make a meaningful difference in how buyers compare similar homes.

Pricing Is Making the Difference

The clearest trend in the data is the difference between homes priced correctly at launch and those that require a second attempt.

Expired, canceled, and withdrawn listings spent a median of approximately 57 days on the market. Several later returned with new pricing or positioning.

For example:

• A townhome on Goddard expired at $785,000 after 48 days. It returned at $699,000 and went pending in seven days.
• A home on Avery Road was canceled at $825,000, relisted, and eventually sold for $815,000.
• A Windriver home expired at $1,675,000 after 67 days. It was relisted and sold for $1,647,500 after 16 days.
• A Lighthouse Road home previously expired at $1,999,000 and is now active at $1,950,000.

Nine unsuccessful listing attempts were later relisted. Of those, two have sold, two are pending, and five remain active.

That tells us buyers have not disappeared. They are simply more selective and quicker to reject a home when the price, condition, or monthly payment does not line up with the alternatives.

What This Means for San Elijo Hills Sellers

Sellers can still achieve strong results, but the first few weeks matter.

The best opportunity is to launch with a price supported by the most recent comparable sales, current competition, and the home’s condition. Starting too high can lead to a longer market time, price reductions, and eventually a canceled or expired listing.

Homes that show well and feel correctly priced are still selling close to asking price.

What This Means for Buyers

Buyers have more room to be selective than they did during the peak pandemic market.

The best negotiating opportunities may be found among homes with longer market times, recent price reductions or previous expired and canceled listings. These sellers have already received feedback from the market and may be more willing to discuss price, repairs or closing-cost assistance.

At the same time, well-priced homes can still move quickly. Buyers should be prepared when the right property appears.

The Bottom Line

San Elijo Hills remains an active market, but it is no longer a market where every listing sells simply because it becomes available.

Over the past six months, closed homes sold for approximately 99% of their asking price and typically went under contract within a few weeks. Listings that missed the market often remained available for nearly two months before being canceled, withdrawn or allowed to expire.

For sellers, accurate pricing and strong preparation are essential. For buyers, fall may provide opportunities among longer-market-time and relisted properties.

Thinking about buying or selling in San Elijo Hills or elsewhere in San Diego County? Contact Ed Philbrick for a personal market and property analysis.

Ed Philbrick, Realtor

Call or Text 760 496-8134
Coastal Premier Properties
Serving San Diego County—from The Hills to the Coast
CA DRE #01967137

This report is based on MLS activity from March 22 through September 22, 2026. Some properties may appear more than once because they were relisted. The latest closing included in the report occurred on September 4, so September sales data is not yet complete.

Local students and families can explore college opportunities close to home during Discover CSUSM, Cal State San Marcos’ fall open house and admission day.

The event takes place Saturday, October 24, 2026, from 9 a.m. to 2 p.m. at the CSUSM campus, 333 S. Twin Oaks Valley Road in San Marcos.

Hosted by the university’s Office of Recruitment & Outreach, Discover CSUSM will give prospective first-year and transfer students an opportunity to learn about academic programs, admissions, financial aid, campus housing, and student support services.

The day will include student-guided campus and housing tours, college and major presentations, application workshops, a resource fair, and activities throughout the campus. Spanish-language admissions and financial-aid presentations will also be offered.

Eligible incoming first-year students may even receive an early admission decision. Students interested in this opportunity must submit their Cal State Apply application to CSUSM by 11:59 p.m. on October 16, 2026.

Event Details

When: Saturday, October 24, 2026, from 9 a.m.–2 p.m.

Where: Cal State San Marcos, 333 S. Twin Oaks Valley Road, San Marcos

Check-in: Chavez Plaza, Craven Circle or Founders Plaza

Host: CSUSM Office of Recruitment & Outreach

Registration: Advance registration is available, and no admission fee is listed.

Free event parking will be available on levels 5 and 6 of Parking Structure 1. Morning check-in begins at 8:30 a.m.

Discover CSUSM offers San Marcos and San Elijo Hills families a convenient way to explore a local four-year university, meet faculty and students, and get answers about admissions and financial aid—all in one visit.

View the complete schedule and register for Discover CSUSM

Local families can receive a free child car seat during a community giveaway on Saturday, September 19, at the San Marcos Sheriff’s Substation.

Representatives will help families select an appropriate car seat based on each child’s age and size. The event is being presented by County Supervisor Jim Desmond, the San Diego County Sheriff’s Office, the Oceanside Police Officers’ Association and the County of San Diego.

For families replacing an expired or outgrown seat, the giveaway offers meaningful help with an essential—but often expensive—piece of safety equipment.

Event Details

Date: Saturday, September 19, 2026
Time: 10 a.m.–1 p.m.
Location: San Marcos Sheriff’s Substation, 182 Santar Place, San Marcos, CA 92069
Cost: Free

No advance registration is listed. Car seats will be distributed while supplies last, so families are encouraged to arrive early.

View the official event details

The San Elijo Hills housing market is shifting as we head into fall. It isn’t simply a buyers’ market or a sellers’ market—it depends on the home, its price, and how long it has been available.

The early September snapshot shows 10 homes actively for sale and five already pending. Six of those active listings carried over from the summer, including four detached homes that have been on the market for more than 30 days.

That combination is creating some interesting opportunities.

Opportunity for Sellers

Inventory remains limited, with only eight detached and two attached homes currently available. A well-prepared home that enters the market at the right price can stand out without facing a great deal of competition.

The key is getting the launch right. Buyers are paying close attention to value, and homes that start too high are more likely to sit and eventually require a price adjustment.

For anyone considering selling this fall, the first two weeks on the market will be especially important. Good preparation, strong photography and realistic pricing can make a meaningful difference.

Opportunity for Buyers

Buyers have more negotiating room than they did earlier in the year—particularly on homes that have been available for several weeks.

Depending on the property and the seller’s situation, there may be opportunities to negotiate the price, closing-cost credits, repairs or other favorable terms. At the same time, five pending sales show that attractive, correctly priced homes are still being purchased.

The best strategy is to move quickly when a strong value appears while taking a more patient approach with older inventory.

A Potential Move-Up Window

The most interesting fall opportunity may be for San Elijo Hills condo and townhome owners who would like to purchase a detached home.

Attached-home inventory remains especially limited, while buyers have gained more leverage in portions of the detached-home market. That could allow a homeowner to sell into a tighter segment and negotiate more favorable terms on the home they purchase.

Every situation is different, especially when coordinating a sale and purchase, but this may be a good time to explore the numbers before spring brings more buyers and competition.

What This Means for San Elijo Hills

The local market is not frozen or collapsing. It has simply become more selective and price-sensitive.

For sellers, limited competition remains an advantage—but it does not provide permission to overprice. For buyers, longer market times are opening the door to negotiations, although the best homes can still move quickly.

If you’re wondering what your home might sell for or what you could purchase next, contact me for a straightforward, neighborhood-specific review.

Ed Philbrick
REALTOR® | Coastal Premier Properties
CA DRE #01967137
760 496-8134

*This is an early September 2026 MLS snapshot. Final monthly figures may change as additional sales are reported.

– Community event benefiting Avian Behavior Conservancy and the Escondido Creek Conservancy takes place October 3 at Elfin Forest Recreational Reserve –

–Birds, plants, wildlife, and hands-on discovery come together this fall for Birds, Botany, and the Creek, a special community fundraiser benefiting the Avian Behavior Conservancy and the Escondido Creek Conservancy. Happening on Saturday, October 3, from 8 a.m. to 11 a.m. at the Interpretive Center at Elfin Forest Recreational Reserve, the event invites nature lovers of all ages to spend a morning exploring and learning more about the natural world while supporting local conservation and environmental education. Set against the natural backdrop of the Elfin Forest Recreational Reserve, guests will enjoy special avian experiences, nature walks, interactive exhibits, arts and crafts, educational talks, and immersive opportunities to discover the birds, plants and wildlife that make this region unique. The morning will also feature a silent auction and drawings with exciting packages and prizes from local vendors. More than a morning of discovery, Birds, Botany & the Creek will help support the work of two local nonprofit organizations dedicated to connecting people with nature. Proceeds from the event will benefit conservation and environmental education efforts throughout North San Diego County and the greater community.

“We are thrilled about bringing our communities together for a morning that celebrates the distinct wildlife and natural spaces that make this region so special,” said Ariel Reed, Education Director at the Escondido Creek Conservancy.

“We hope people leave with a greater connection to the natural world and an understanding that each of us plays a vital role in protecting it for the future,” said Hillary Hankey, Executive Director of Avian Behavior Conservancy.

What: Birds, Botany & the Creek: A Fun-draiser for Nature, benefitting the Avian

Behavior Conservancy and the Escondido Creek Conservancy

When: Saturday, October 3, 2026 | 8 a.m. to 11 a.m.

Where: Interpretive Center at Elfin Forest Recreational Reserve

Tickets: $12 standard admission | $45 four pack | $50 VIP*

Tickets are available for purchase on Eventbrite:

https://www.eventbrite.com/e/2000215416154?aff=oddtdtcreator

For sponsorship opportunities, please contact ariel@escondidocreek.org or

hillary@avain-behavior.org.

*VIP tickets include: Reserved front-row seating for demonstrations; Small bird encounter and photo opportunity with trainer (approximately 10 minutes); limited Conservancy merchandise.

About The Escondido Creek Conservancy

Established in 1991, the mission of The Escondido Creek Conservancy is to preserve and restore the Escondido Creek watershed. Flowing from the mountains above Lake Wohlford in Escondido to the San Elijo Lagoon and shores at Cardiff Reef, the Escondido Creek watershed encompasses over 75 square miles of land in North San Diego County. Celebrating 35 years of conservation in 2026, the Conservancy’s vision remains to serve as a model of vibrant urban communities and viable natural ecosystems thriving together. For more information, visit

escondidocreek.org.

About Avian Behavior Conservancy

Avian Behavior Conservancy is dedicated to creating meaningful connections between people

and birds through education and engaging avian experiences. Through its programs and work

with birds, the organization inspires curiosity, understanding and appreciation for the natural

world. The programs support their work researching declining avian species in North America

and globally. For more information, visit avian-behavior.org.

San Elijo Live is moving back one week this month because of Labor Day weekend. Join your neighbors at the San Elijo Town Center Fountain on Sunday, September 13, for a free afternoon of music and family fun.

Orion Martial Arts kicks things off from 3:30–4 p.m., followed by the Harmony Grove Band from 4–6 p.m. DJ Dutch One closes out the evening with EDM and house music from 6–7 p.m. Alan the Bubble Guy will bring extra fun for the kids.

Bring chairs or blankets and spend the afternoon with your neighbors. September’s sponsor is Puddle Pool North County, a new local business owned by San Elijo residents Melanie and Andrew.

When: Sunday, September 13, starting at 3:30 p.m.
Where: San Elijo Town Center Fountain
Admission: Free

The date change is for September only. San Elijo Live returns to its usual first-Sunday-of-the-month schedule afterward. Follow San Elijo Live on Facebook for event updates.

San Marcos residents will have an opportunity to hear from candidates for mayor and City Council at a public forum on Thursday, October 1, 2026. The San Marcos Chamber of Commerce is hosting the event from 5:30 to 7 p.m. at the Mission Hills High School Theater, 1 Mission Hills Court.

The forum is free and open to the public. Residents can submit questions in advance; the Chamber’s board of directors will review and select the questions asked during the event. The Chamber says there will be no live audience questions or participation.

For San Elijo Hills residents, the forum is a chance to hear directly from people seeking to represent San Marcos and learn about their priorities before the election.

View the Chamber’s official event details.

San Elijo Hills families have a nearby opportunity to learn about bicycle and e-bike safety—and for students to earn a San Marcos Unified School District riding permit. A workshop led by the San Diego County Sheriff’s Office will take place at Double Peak School on Tuesday, September 22, from 4:30 to 5:30 p.m.

The workshops are offered by San Marcos Unified in collaboration with the Sheriff’s Office and the City of San Marcos. They cover rider safety and align with the city’s e-bike ordinance, which requires e-bike riders to be at least 12 years old. After completing a workshop, students receive SMUSD permit stickers for their bike and helmet.

Remaining workshops:

• Tuesday, September 15, 4:30–5:30 p.m. — La Mirada Academy, 3697 La Mirada Drive
• Tuesday, September 22, 4:30–5:30 p.m. — Double Peak School, 111 San Elijo Road
• Tuesday, September 29, 5–6 p.m. — San Marcos Middle School, 650 W. Mission Road
• Tuesday, October 6, 5–6 p.m. — Woodland Park Middle School, 1270 Rock Springs Road

Students can attend any session, regardless of which school they attend. They must bring a parent or guardian, their bicycle or e-bike, and a helmet. The Sheriff’s Office workshop listing does not list an advance-registration requirement or fee. Questions can be sent to Communications@smusd.org.

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San Elijo Hills Emergency Preparedness Forum

The forum combines wildfire readiness, homeowners insurance and the launch of a local vegetation-removal grant program.

• When: Thursday, September 17, 2026, 5:30–7:30 p.m. Doors/networking at 5:30; presentations 6–7; Q&A afterward.
• Where: Double Peak School, 111 San Elijo Road, San Marcos, CA 92078.
• Host: San Elijo Hills Fire Safe Council.
• Why it matters: Residents can hear from the California Department of Insurance about insurance and wildfire risk, learn about Zone 0, and get a local firefighter’s perspective on evacuation. The new vegetation-removal grant program gives this a particularly useful neighborhood angle.
• Signup/tickets: Open to the public. No registration link or admission fee is listed; questions can go to info@sehfsc.org.

Official event details · Event flyer

San Elijo AYSO Fall Season Kickoff

A timely, highly local family event tied directly to San Elijo Hills’ youth-sports community.

• When: Friday, September 11, 2026, 5–8 p.m.
• Where: San Elijo Park Hilltop Field, 1496 Schoolhouse Way, San Marcos, CA 92078
• Host: San Elijo AYSO Region 1505
• Why it matters: The community celebration launches the fall soccer season with a team parade, bounce houses, games and family activities.
• Signup/admission: Free; advance RSVP is available through Eventbrite.

Official AYSO listing · Event details and free registration

San Elijo Hills Market Update — August 2026

Home Prices

In August 2026, the median sales price was $1,799,000 for detached homes and $970,000 for attached homes in San Elijo Hills.

Sales Activity

• 7 homes closed escrow during August
• 7 new listings came on the market
• 11 homes are currently listed for sale
• 9 homes are pending in escrow

Sales Price vs. Original List Price

Homes sold for an average of 95.1% of their original asking price in August. This suggests buyers have more negotiating leverage, especially when a home is initially priced above current market expectations.

Days on Market and Price Per Square Foot

The average market time was 41 days, while the average sales price per square foot was $585.

What This Means for Buyers and Sellers

The San Elijo Hills real estate market continues to move at a more measured pace. With fewer sales and homes taking an average of 41 days to sell, buyers generally have more time to evaluate properties, complete their due diligence, and negotiate.

For sellers, the 95.1% sales-to-original-list-price ratio highlights the importance of pricing correctly from the start. Buyers are paying close attention to condition, location, upgrades, and comparable sales. Homes that enter the market overpriced are more likely to experience longer market times and price reductions.

For buyers, the current market offers more negotiating opportunities. However, well-priced homes in desirable locations can still attract strong interest, making it important to structure an offer around the property’s condition, competition, and the seller’s motivation.

Thinking About Buying or Selling in San Elijo Hills or 92078?

Whether you’re curious about your home’s value, current competition, neighborhood trends, or buying opportunities, I’m happy to help.

I offer no-pressure conversations backed by 20+ years of local real estate experience, clear market data, and practical next steps. Reach out anytime to talk about your plans.

Call or Text: 760-496-8134

E: ed@hillsandcoast.com

Book Appoinment 

Edward Philbrick: REALTOR Lic #01967137

Coastal Premier Properties. Lic #01882160