Navy San Diego Neighborhoods

How the figures are produced

Methodology: dated sources, shown arithmetic

A number appears on this site only if it was read from an official or primary source on the date listed beside it, or if it is arithmetic on such numbers with the steps shown. Nothing is forecast.

Housing allowance

Rates are read straight from bahw26.dat (with dependents) and bahwo26.dat (without), the May 13, 2026 revision of the DoD 2026 ASCII files. Each ZIP is looked up in sorted_zipmha26.txt and named from mhanames26.txt. The grade columns follow the DoD format: E-1 to E-9, W-1 to W-5, O-1E to O-3E, then O-1 to O-10. Seven grades are printed for CA038 and CA024.

Source: DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09; DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09.

Prices and the assessor

California sale prices are public record, but no official, current city-level median was found for these six towns. The site therefore uses one countywide figure: the $997,250 median price for detached homes that the San Diego County Assessor reported with the 2026 roll on July 2, 2026. Town pages also give each city's 2026-27 gross assessed value and its growth from the prior roll. Those totals cover all taxable property and are not home prices. The assessor's release says Proposition 13's 2% limit on assessed value increases protected 93% of properties on the 2026 roll, and an assessment that has grown at most 2% a year since purchase is not a current price.

Source: San Diego County Assessor/Recorder/County Clerk, news release: 2026 tax roll hits record $845 billion (Jul 2, 2026), checked 2026-10-09; San Diego County Assessor, 2026 Summary of Total Assessed Value (Gross) by City, checked 2026-10-09; County of San Diego Auditor and Controller, Property Valuations, Tax Rates, Useful Information for Taxpayers, fiscal year ending June 30, 2026 (tax rate book), checked 2026-10-09.

Property tax

The county tax rate book explains the structure: 1% of full cash value under Proposition 13, plus rates for voter-approved debt of school and special districts. The rate on a bill is set by the parcel's tax rate area. For each town, this site reads every rate in the city's block of tax rate areas from Table 27 of the FY 2025-26 book, reports the range, and uses the rate that the largest number of those areas share. The Board of Supervisors adopted FY 2026-27 rates on September 15, 2026, but the new rate book was not yet posted when this site was checked, so the FY 2025-26 table is the one cited. A buyer's actual rate comes from the parcel's own tax rate area on the county bill.

Source: County of San Diego Auditor and Controller, Property Valuations, Tax Rates, Useful Information for Taxpayers, fiscal year ending June 30, 2026 (tax rate book), checked 2026-10-09; County of San Diego, Table 26 Tax Rate Area Index and Table 27 Tax Rate by Tax Rate Area, FY 2025-26, checked 2026-10-09; County of San Diego Board of Supervisors, Statement of Proceedings, September 15, 2026, item 9, checked 2026-10-09.

Payment illustrations

Price: $997,250. Loan: price plus a first-use VA funding fee of 2.15% (the rate for less than 5% down), financed. Rate: Freddie Mac's 30-year fixed average of 7.40% as of October 8, 2026; it is a conventional, national survey figure used as a stand-in, since each VA lender quotes its own rate. Principal and interest are over 360 months. Tax: the town's rate applied to the full price, divided by 12. Left out: homeowners insurance, HOA dues, Mello-Roos or other special assessments, supplemental tax bills, upkeep and closing costs. The total is compared with 2026 BAH with dependents at E-5 and O-3. Each town page also works the problem backward: the price at which that total would equal the allowance.

Source: San Diego County Assessor/Recorder/County Clerk, news release: 2026 tax roll hits record $845 billion (Jul 2, 2026), checked 2026-10-09; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; County of San Diego, Table 26 Tax Rate Area Index and Table 27 Tax Rate by Tax Rate Area, FY 2025-26, checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.

Loan limits

The county's 2026 one-unit conforming limit, $1,104,000, is read from FHFA's all-counties file; the $832,750 national baseline is from FHFA's November 25, 2025 release.

Source: FHFA, Conforming Loan Limit Values for Calendar Year 2026, all counties (XLSX), checked 2026-10-09; FHFA news release, Conforming Loan Limit Values for 2026 (Nov. 25, 2025), checked 2026-10-09.

Installations and gates

Addresses and ZIPs come from each installation's MilitaryINSTALLATIONS listing. Gate hours appear only when the official page was opened in a browser on the check date. The Naval Base San Diego gate-hours page would not load on October 9, 2026, so its hours are linked, not printed. Camp Pendleton's Base Access page lists no gate hours; the site prints only its FPCON status and Visitor Center details, plus the closures tab of its Base Advisories page.

Source: MilitaryINSTALLATIONS, Naval Base San Diego, checked 2026-10-09; MilitaryINSTALLATIONS, Camp Pendleton, checked 2026-10-09; Navy Region Southwest, Naval Base San Diego gate hours (official CNIC page), checked 2026-10-09; MCB Camp Pendleton, Base Access (official Marine Corps page), checked 2026-10-09; MCB Camp Pendleton, Base Advisories: Road, Gate and Lane Closures tab (official Marine Corps page), checked 2026-10-09.

Drive times

Every town page carries one Google Maps trip from its city hall to Gate 6 of Naval Base San Diego, which Google places at 3670 Surface Navy Blvd. Oceanside also gets a trip toward Camp Pendleton. That one is not measured to a named gate; it ends at the base address Google lists on Vandegrift Blvd. (20250 Vandegrift Blvd., Oceanside 92058). Departure is set to Mon Oct 12 2026, 7:00 AM Pacific. We copy Google's typical range, or its single value when it gives only one, plus the miles and Google's route label. Each time stops at the gate or address, so ID check not included. Times were read on October 9, 2026, for that future Monday, and a home across town from city hall will differ.

Source: Google Maps directions, route 1, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 2, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 3, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 4, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 5, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 6, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09; Google Maps directions, route 7, depart Mon Oct 12 2026 7:00 AM PT, checked 2026-10-09.

Schools

A school district is named only when its own website was opened and ties it to the town, through a district office or a campus address there. Campus assignment depends on the home address. No ratings are shown.

Source: Chula Vista Elementary School District, checked 2026-10-09; Sweetwater Union High School District, About Us, checked 2026-10-09; Sweetwater Union High School District, High Schools, checked 2026-10-09; National School District, checked 2026-10-09; Coronado Unified School District, checked 2026-10-09; South Bay Union School District, checked 2026-10-09; Santee School District, checked 2026-10-09; Grossmont Union High School District, Schools, checked 2026-10-09; Oceanside Unified School District, checked 2026-10-09.

Recheck cycle

Figures are rechecked at least every 90 days, and at once when DoD publishes new BAH rates, the county posts a new rate book, or the weekly mortgage survey moves.

Sources and dates