Navy San Diego Neighborhoods

Chula Vista · National City · Coronado · Imperial Beach · Santee · Oceanside

Six towns compared for San Diego orders

California's property tax starts at 1% of a home's value under Proposition 13 and then stacks voter-approved debt on top, so the rate on a bill depends on the tax rate area a house sits in, not just the city. The county has 5,165 of them. The table below gives each town's range from the county's FY 2025-26 rate table.

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.

Town comparison (payment uses the county median detached price and each town's most common rate)
TownCity hall ZIP / 2026 housing areaTax rate range, FY 2025-26Assessed value growth, 2026-27 rollSchool districts named on the town pageIllustrated monthly payment
Chula Vista91910 / CA0381.17112%-1.18748%6.21%Chula Vista Elementary; Sweetwater Union High$8,040
National City91950 / CA0381.17378%-1.24880%3.49%National School District; Sweetwater Union High$8,029
Coronado92118 / CA0381.05331%-1.20381%6.07%Coronado Unified$7,929
Imperial Beach91932 / CA0381.20381%5.14%South Bay Union; Sweetwater Union High$8,054
Santee92071 / CA0381.09709%-1.19018%4.90%Santee School District; Grossmont Union High$8,027
Oceanside92054 / CA0241.04574%-1.12952%5.56%Oceanside Unified$7,992

Source: DoD BAH 2026, ZIP-to-housing-area file sorted_zipmha26.txt and mhanames26.txt, 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; San Diego County Assessor, 2026 Summary of Total Assessed Value (Gross) by City, checked 2026-10-09; San Diego County Assessor/Recorder/County Clerk, news release: 2026 tax roll hits record $845 billion (Jul 2, 2026), checked 2026-10-09; Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09.

Morning drives from each city hall

Google Maps, depart Mon Oct 12 2026, 7:00 AM PT; ID check not included
From city hallToMilesTypicalRoute
National CityNBSD Gate 63.614 minvia E Harbor Dr
CoronadoNBSD Gate 65.716 minvia CA-75 N
Chula VistaNBSD Gate 66.316-20 minvia E Harbor Dr
Imperial BeachNBSD Gate 611.320-24 minvia I-5 N
SanteeNBSD Gate 620.928-35 minvia CA-94 W
OceansideBase address Google lists on Vandegrift Blvd (not a named gate)1.65-7 minvia County Hwy S21
OceansideNBSD Gate 641.240-50 minvia I-5 S and I-805 S

Gate 6 is the point Google returns at 3670 Surface Navy Blvd. Single values (National City, Coronado) are how Google reported them. NBSD gate hours are on the official gate-hours page.

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; Navy Region Southwest, Naval Base San Diego gate hours (official CNIC page), checked 2026-10-09.

Why the payments barely move

Every payment in the last column starts from the same countywide price, because no official city-level median home price was found for these towns. What changes from town to town is the tax line. The spread between the lowest rate here (Coronado's 1.05331%) and the highest (Imperial Beach's 1.20381%) is worth about $125 a month on a $997,250 house. A difference in purchase price moves the payment far more than that.

Source: 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; San Diego County Assessor/Recorder/County Clerk, news release: 2026 tax roll hits record $845 billion (Jul 2, 2026), checked 2026-10-09.

Loan size against the conforming limit

FHFA set San Diego County's 2026 one-unit conforming loan limit at $1,104,000, above the $832,750 national baseline; FHFA raises a county's limit where 115% of the local median home value exceeds the baseline. The illustrated VA loan, $1,018,691 with the funding fee financed, sits under that county limit.

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; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; San Diego County Assessor/Recorder/County Clerk, news release: 2026 tax roll hits record $845 billion (Jul 2, 2026), checked 2026-10-09.

Sources and dates