Carmel Mountain Ranch: A Local Guide to Homes, Pockets and Daily Life
How the pockets differ
The Carmel Mountain Ranch Residential Community Association (CMRRCA) lists 15 single family districts, 11 sub-associations and 4 apartment communities. These are the 15 single family districts, with the number of homes and developer as the association lists them.
| District | Homes | Developer |
|---|---|---|
| Belle Fleur | 127 | Lyon |
| The Bluffs | 114 | Presley |
| Bridgeport / Bridgeport II | 207 | Presley |
| Christopher Homes | 92 | Christopher |
| Christopher Homes II | 70 | Christopher |
| Fairway Village | 70 | U.S. Homes |
| J.M. Peters | 56 | J.M. Peters |
| Marseilles | 164 | Presley |
| The Summit | 86 | Presley |
| Tapestry | 237 | Presley |
| Villaggio | 145 | Presley |
| Walden Greens | 189 | Presley |
| Walden Terrace | 173 | Presley |
| Waterfield Laurels | 187 | Not listed |
| Woodcrest | 107 | Woodcrest |
Source: Carmel Mountain Ranch Residential Community Association (CMRRCA), Residential Areas page, read October 26, 2026. The association also lists sub-associations (such as Heritage Hill, il Palio, Carmel Trails, Collage and Cambridge) and apartment communities separately.
Walden
Two adjacent districts, Walden Greens (189 homes) and Walden Terrace (173 homes), both built by Presley. Read the Walden guide.
The Summit
86 homes built by Presley, on Shoal Summit Drive, Calvados Place and Grosse Point, as the association lists them. Shoal Summit Drive is a street within The Summit district.
The Bluffs
114 homes built by Presley, on Sorbonne Court, Castile Way and Fontanelle Place, as the association lists them.
The Trails at Carmel Mountain Ranch
The Trails is a newer development on former golf course land. Lennar is the builder and developer of three new neighborhood parks totaling 7.87 acres: Eastbourne, Shoal Creek and Walden. Check current build status with the City and Lennar.
Names people use that are not association districts
The “Shoal Summit area,” “Highland Ranch” and “the Trails” are names you will hear in conversation and see in listings. They are not names on the association’s district list. If a listing names an area, ask which association district the address belongs to.
What to investigate before you buy or sell
- Association dues and what they cover change by district and sometimes by street. Ask for the current dues, the budget and the governing documents for the exact property.
- Special assessments and Mello-Roos: do not rely on a listing remark. Read the tax bill and the preliminary title report for the exact address.
- The former golf course land was redesignated for the Trails project. Check construction timing for homes and parks with the City and the developer.
- Views, slope, lot size and distance from Ted Williams Parkway change how a home lives. Walk it at different hours.
Parks and community
South Creek Neighborhood Park, 12249 Wickerbay Cove. Highland Ranch Neighborhood Park, 12140 Eastbourne Road. Carmel Mountain Ranch/Sabre Springs Community Park and Recreation Center, 10152 Rancho Carmel Drive.
Who serves Carmel Mountain Ranch
- Fire: San Diego Fire-Rescue says Fire Station 42, 12119 World Trade Drive, serves Carmel Mountain Ranch and its surrounding areas. Which station responds to a specific address depends on dispatch, so confirm with the City or district for the exact address. In an emergency, call 911.
- Police: the City’s Carmel Mountain Ranch page lists the San Diego Police Department Northeastern Division, 13396 Salmon River Road.
- Library: Carmel Mountain Ranch Library, 12095 World Trade Drive.
- Planning: the City’s Carmel Mountain Ranch Community Plan, adopted August 14, 1984, guides land use here. The Carmel Mountain Ranch/Sabre Springs Community Planning Group posts agendas and minutes on the City’s page.
A mailing address or ZIP code does not decide which city, county or district serves a property. Confirm service for the exact address.
Schools
The City lists Highland Ranch Elementary and Shoal Creek Elementary among the schools in the area. Attendance boundaries belong to Poway Unified School District and can change. Enter any address in the district's own lookup before you rely on it.
The district's feeder schools report lists Shoal Creek Elementary as feeding into Meadowbrook Middle School and Highland Ranch Elementary as feeding into Bernardo Heights Middle School. It lists both of those middle schools as feeding into Rancho Bernardo High School, and each is also listed as feeding into other high schools. The posted chart is undated, so it may not reflect the current school year. These are feeder patterns, not a promise that any particular Carmel Mountain Ranch address is assigned to these schools. Assignments depend on the address and the school year, so confirm the exact address with the district's lookup and the school before you rely on it.
Homes for sale in Carmel Mountain Ranch
See the homes currently listed for sale inside the City of San Diego’s Carmel Mountain Ranch community-plan boundary. The search shows Active listings only, so pending and sold homes are not included.
Search Carmel Mountain Ranch homes for sale
The search uses a simplified outline of the City’s boundary. That is not the association’s boundary or the 92128 ZIP code, and a home right at the edge could fall on either side. Listing details appear on the search page with its MLS attribution.
ZIP Code 92128 Market Update
These figures cover the entire 92128 ZIP code and are not specific to Carmel Mountain Ranch. Detached homes and attached homes are reported separately, as in the source report. Reporting period: September 2026 and year to date through September 2026. Source data current as of October 5, 2026. Figures checked against the source report on October 26, 2026.
Detached
| Metric | September 2025 | September 2026 | % Change | Year to Date Thru 9-2025 | Year to Date Thru 9-2026 | % Change |
|---|---|---|---|---|---|---|
| New Listings | 42 | 46 | +9.5% | 409 | 388 | −5.1% |
| Pending Sales | 31 | 28 | −9.7% | 238 | 261 | +9.7% |
| Closed Sales | 30 | 27 | −10.0% | 227 | 253 | +11.5% |
| Median Sales Price* | $1,158,500 | $1,155,000 | −0.3% | $1,195,000 | $1,227,500 | +2.7% |
| Percent of Original List Price Received* | 94.4% | 95.4% | +1.1% | 96.9% | 97.8% | +0.9% |
| Days on Market Until Sale | 47 | 38 | −19.1% | 32 | 29 | −9.4% |
| Inventory of Homes for Sale | 80 | 59 | −26.3% | Not reported | Not reported | Not reported |
| Months Supply of Inventory | 3.2 | 2.1 | −34.4% | Not reported | Not reported | Not reported |
Attached
| Metric | September 2025 | September 2026 | % Change | Year to Date Thru 9-2025 | Year to Date Thru 9-2026 | % Change |
|---|---|---|---|---|---|---|
| New Listings | 49 | 31 | −36.7% | 431 | 395 | −8.4% |
| Pending Sales | 27 | 15 | −44.4% | 226 | 230 | +1.8% |
| Closed Sales | 30 | 19 | −36.7% | 213 | 220 | +3.3% |
| Median Sales Price* | $684,950 | $640,000 | −6.6% | $683,500 | $675,000 | −1.2% |
| Percent of Original List Price Received* | 96.1% | 97.1% | +1.0% | 97.2% | 97.2% | 0.0% |
| Days on Market Until Sale | 47 | 45 | −4.3% | 38 | 40 | +5.3% |
| Inventory of Homes for Sale | 75 | 87 | +16.0% | Not reported | Not reported | Not reported |
| Months Supply of Inventory | 3.2 | 3.6 | +12.5% | Not reported | Not reported | Not reported |
* Does not account for sale concessions and/or downpayment assistance. Percent changes are calculated using rounded figures and can sometimes look extreme due to small sample size. Year to date figures are not reported for inventory and months supply.
Source: San Diego MLS. Local Market Update for September 2026, ZIP 92128, provided by the Greater San Diego Association of REALTORS®. Current as of October 5, 2026. Report © 2026 ShowingTime Plus, LLC.
Questions people ask
Is Carmel Mountain Ranch the same as 92128? No. A ZIP code is a mail delivery area. Carmel Mountain Ranch is a community with its own boundary, and 92128 includes other addresses too.
Do all homes here have the same association fees? No. Dues differ by district and by property. Confirm the figure and what it covers for the exact address.
Which school will my child attend? I cannot promise that. Use Poway Unified's address lookup and confirm with the district.
Where should I start if I am thinking of selling? With a conversation about timing and what your pocket is doing now. I will tell you when waiting makes sense.
Nearby communities
These communities sit close together, and many people move between them in daily life.
- Rancho Bernardo
- 4S Ranch
- Rancho Peñasquitos