Carmel Valley is an affluent suburb east of Del Mar. Families gravitate toward neighborhoods here because of the schools and parks in the area. One of the best public high schools in California, Canyon Crest Academy, lies in the heart of Carmel Valley. They have great programs for students interested in the arts as well as STEM subjects.

For more family fun, head over to the Carmel Valley Recreation Center. There are pools, tennis courts, gyms, game rooms, and more. The neighborhood has some great places to eat, too. For brunch, stop into Snooze and try their breakfast tacos or a morning mimosa. Another popular restaurant in the area is Searsucker. They have great appetizers and entrees to choose from.

Home Prices in Carmel Valley

These are the year to date stats as of June 2022. For monthly stats, visit the San Diego Association of Realtors website

Carmel Valley 92130 Single Family Homes: $2,445,000 median price 

Carmel Valley 92130 Condos: $996,944 median price 

Rental Rates in Carmel Valley 

Expect high rental rates in Carmel Valley. Its proximity to Poway schools (and its own great school district) make it desirable and the properties are mostly single family homes. Homes can rent for $3,500-$5,000/month depending on number of beds and baths. One bedrooms are around $2,000-$2,200/month and are harder to find. 




Pros of Investing in Carmel Valley 

Hugely popular and one of the most recently developed suburbs of San Diego with fantastic schools. Its central location to every major employment hub makes it an ideal place to live for many, leading to a strong renter base. 

Cons of Investing in Carmel Valley

There is a ton of new construction happening that is leading to a saturated and competitive rental environment. The luxury nature and high supply of homes here saw this zip code get hit the hardest in terms of rent concessions during COVID-19. 

Sample Deals in Carmel Valley 

12675 Camino Mira Del Mar Unit 160 - Full Deal Report 

  • $465,000 purchase price ($106,950 cash needed) 
  • -$651/month cash flow 
  • 2.9% cap rate 
  • -7.3% COC

A moderately-upgraded 2B/2BA condo with a highly desirable location at the junction of highways 5 and 56. Shockingly low HOA fees at $235 and not too serious of negative cash flow for a class A zip code. The biggest drawback is only having 1 reserved parking space, which could lead to year-over-year turnovers.

13346 Marigold Way - Full Deal Report 

  • $970,000 purchase price ($223,100 cash needed) 
  • -$1,905/month cash flow 
  • 2.2% cap rate 
  • -10.2% COC

Located in the new neighborhood of Pacific Highlands Ranch, this monstrous home is attractive for its size, upgrades, and proximity to top-notch public schools. You pay a hefty price tag for all these perks and the rents just don't support it as a viable rental investment. In our experience, these new construction luxury properties also have much longer vacancy times in Carmel Valley due to a large inventory being cookie-cutter manufactured by national developers.

Carmel Valley Property Management

Good Life Property Management has become experts in Carmel Valley property management over the last 7 years. As a result, we know how to effectively market and manage your Carmel Valley home. We find that days on market are average when compared to other areas and vacancy is about average as well. Carmel Valley property management can be challenging, but doesn’t have to be with Good Life.

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