~$1.18M
- Sales in this range34
- Typical home2 bed · 2 bath
- Median size793 sq ft
- Median $ / sq ft$1,265
- Single-family9 of 34
Condos and smaller cottages on the courts and places, typically two bedrooms.
Areas · Mission Beach, 92109
Mission Beach
Mission Beach Real Estate
A strip of sand between the Pacific and Mission Bay, from Pacific Beach Drive to the jetty.
The neighborhood
Mission Beach is the narrow strip of land between the Pacific Ocean and Mission Bay, from Pacific Beach Drive south to the San Diego River channel. It has its own zoning, the Mission Beach Planned District, and two walkways: Ocean Front Walk on the ocean and Bayside Walk on the bay.
Most homes here sit on the short walk streets, the courts and places, that run between Mission Boulevard and the two walks. Houses and condos both trade: 22 of the 54 sales from January 1 to November 10, 2026 were houses.
Mission Beach shares zip code 92109 with Pacific Beach, and the Pacific Beach page counts it as one of its areas. This page goes one level deeper, with Mission Beach split into three parts.
Homes for sale in Mission Beach
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- 1Area: Mission Beach
- 2Price range
- 3Beds & baths
- 4Home type
- 5Must-haves: ocean or bay frontage, parking, roof deck, rental history
- 6Timing
- 7Name + email or phone
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The market · Jan 1 – Nov 10, 2026
Mission Beach, by the numbers.
54Homes sold, Jan 1 – Nov 10, 202642 by this date in 2025
$1.88MMedian sale price$1.83M by this date in 2025
$1,623Median price per sq ft$1,482 by this date in 2025
27Median days on market44 by this date in 2025
| 2026 so far | Sales | Median price | $ / sq ft | Days |
|---|---|---|---|---|
| Single-family | 22▲ 2 | $2,875,000▲ 43% | $1,708▲ 5% | 40+7 days |
| Condos | 32▲ 10 | $1,565,000▼ 1% | $1,561▲ 25% | 26−20 days |
Jan 1 – Nov 10, 2026. Small lines = change from the same dates in 2025.
See all numbers
| Closed sales, Mission Beach | Sales | Median price | $ / sq ft | Days |
|---|---|---|---|---|
| All homes · 2026 | 54 | $1,882,500 | $1,623 | 27 |
| All homes · same dates 2025 | 42 | $1,834,000 | $1,482 | 44 |
| All homes · 2025 | 45 | $1,720,000 | $1,456 | 40 |
| Single-family · 2026 | 22 | $2,875,000 | $1,708 | 40 |
| Single-family · same dates 2025 | 20 | $2,010,000 | $1,620 | 33 |
| Single-family · 2025 | 21 | $2,000,000 | $1,631 | 35 |
| Condos · 2026 | 32 | $1,565,000 | $1,561 | 26 |
| Condos · same dates 2025 | 22 | $1,582,500 | $1,247 | 46 |
| Condos · 2025 | 24 | $1,437,500 | $1,222 | 46 |
The median sale price from January 1 to November 10, 2026 was $1.88M, against $1.83M for the same dates in 2025. With so few sales a year, a handful of oceanfront or bayfront sales can move the median a long way.
Source: San Diego MLS, closed residential sales, Jan 1 – Nov 10, 2026 vs. Jan 1 – Nov 10, 2025, and full-year 2025. Closed residential sales inside the City of San Diego's Mission Beach community plan area (the Mission Beach Planned District), placed by map location (zip 92109). Houses, condos and townhomes; two-to-four-unit income properties (a separate MLS category), manufactured homes and timeshares are not included. "2026" = January 1 – November 10, 2026; "same dates 2025" = January 1 – November 10, 2025; "2025" = the full year. "Days" is median days on market. Condos include townhomes and other attached homes.
What your budget buys here.
Based on all 99 sales here from January 1, 2025 through November 10, 2026. Price here follows the lot more than the floor plan: what faces the ocean or the bay, and how much it can hold.
~$1.90M
- Sales in this range38
- Typical home3 bed · 3 bath
- Median size1,268 sq ft
- Median $ / sq ft$1,533
- Single-family16 of 38
Townhomes, newer condos and houses on the walk streets, typically three bedrooms.
~$3.69M
- Sales in this range27
- Typical home3 bed · 3 bath
- Median size1,800 sq ft
- Median $ / sq ft$1,991
- Single-family18 of 27
Larger houses and the homes that face Ocean Front Walk or Bayside Walk.
Source: San Diego MLS, closed residential sales, Jan 1, 2025 – Nov 10, 2026, placed by map location (Mission Beach community plan area); the same sales as the market numbers above. Medians; $ / sq ft leaves out listings with under 400 sq ft recorded. Area names follow the three areas described below.
The parts of Mission Beach.
We split the Mission Beach plan area at Ventura Place (Belmont Park), where locals divide North and South Mission, and split North Mission at Mission Boulevard: the same three areas, in the same order, as the numbered map below.
North Mission, ocean side
Ventura Pl to Pacific Beach Dr · west of Mission BlvdThe courts and places between Mission Boulevard and Ocean Front Walk, with the boardwalk and the beach at the end of every block.
Get North Mission ocean side homes ›North Mission, bay side
Ventura Pl to Pacific Beach Dr · east of Mission BlvdThe blocks between Mission Boulevard and Bayside Walk, on the calm water of Mission Bay.
Get North Mission bay side homes ›South Mission Beach
South of Ventura Pl to the jettyFrom Belmont Park south to the jetty at the San Diego River channel, ocean to bay, with Mission Beach Park and the courts at the south end.
Get South Mission homes ›Small markets
Mission Beach, block by block.
One median hides a lot. Here is how each part of Mission Beach has actually sold, area by area. Tap an area on the map or read the list.
North Mission, ocean side
$1.95M median, Jan 1 – Nov 10, 202621 salesTypical range $1.4M–$2.8M$1,670 / sq ft19 daysHouses $2.89M (8) · Condos & townhomes $1.73M (13)
2025: 22 sales, median $2.01M, $1,703 / sq ft
Get North Mission ocean side homes ›North Mission, bay side
$1.63M median, Jan 1 – Nov 10, 202620 salesTypical range $1.5M–$2.0M$1,500 / sq ft42 daysHouses $1.88M (10) · Condos & townhomes $1.53M (10)
2025: 13 sales, median $1.72M, $1,456 / sq ft
Get North Mission bay side homes ›South Mission Beach
$2.92M median, Jan 1 – Nov 10, 202613 salesTypical range $1.3M–$4.3M$1,849 / sq ft38 days2025: 10 sales, median $1.32M, $1,099 / sq ft
Get South Mission homes ›
Source: San Diego MLS, closed sales of houses, condos and townhomes. "Jan 1 – Nov 10, 2026" = Jan 1 – Nov 10, 2026; map shading uses Jan 2025 – Nov 2026. Medians. Typical range = the middle half of sales (25th to 75th percentile). "Days" = median days on market. Areas with fewer than 5 sales in a period show "too few sales to report." Area outlines are approximate; see below.
How we drew these areas
- 1. North Mission, ocean side — From Belmont Park north to Pacific Beach Dr, between Mission Blvd and the boardwalk: the ocean-side courts and Ocean Front Walk. Source: City of San Diego Mission Beach community plan area (Mission Beach Planned District, SDMC §1513.0102); north of Ventura Pl and west of the Mission Blvd centerline (our lines).
- 2. North Mission, bay side — From Belmont Park north to Pacific Beach Dr, between Mission Blvd and Bayside Walk: the bay-side places along Mission Bay. Source: City of San Diego Mission Beach community plan area (Mission Beach Planned District, SDMC §1513.0102); north of Ventura Pl and east of the Mission Blvd centerline (our lines).
- 3. South Mission Beach — From Belmont Park and Ventura Pl south to the jetty at the San Diego River channel, ocean to bay. Source: City of San Diego Mission Beach community plan area (Mission Beach Planned District, SDMC §1513.0102); south of Ventura Pl (our line).
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Life in Mission Beach
Boardwalk, bay and sand.
- 01
Ocean Front Walk
The boardwalk runs the length of Mission Beach along the sand and continues north into Pacific Beach.
- 02
Mission Bay
Bayside Walk follows the bay side, with calm water for paddleboarding, kayaking and sailing.
- 03
Belmont Park
The seaside amusement park at West Mission Bay Drive, home of the wooden Giant Dipper roller coaster.
- 04
South Mission Jetty
The jetty at the San Diego River channel marks the south end, with a beach popular for surfing and volleyball.
- 05
Getting around
West Mission Bay Drive connects to Sea World Drive and Interstate 5; Mission Boulevard runs north into Pacific Beach.
Buying or selling in Mission Beach?
We can walk you through any block of Mission Beach, from recent sales to what the Planned District allows on a specific lot. Talk to us about Mission Beach ›
Questions
Building and renting in Mission Beach.
General information, not legal advice. Rules change and depend on the parcel — we confirm details with the City and the right professionals on every deal.
How tall can I build in Mission Beach?
30 feet. The City's Coastal Height Limit bars any building or addition over 30 feet in the coastal zone, meaning everything west of where Interstate 5 ran on January 1, 1971. That covers all of Mission Beach. Height is measured using the 1970 Uniform Building Code, and the code lists no exception that applies here. Mission Beach's own zoning sets the same 30-foot maximum.
Source: SDMC §132.0505(a)–(d) (Coastal Height Limit); §1513.0304(h) (Mission Beach Planned District).What's different about building in Mission Beach?
Mission Beach has its own zoning, the Mission Beach Planned District, covering the area from Pacific Beach Drive south to the San Diego River channel, between the ocean and Mission Bay. Any new building, addition or alteration there needs a Mission Beach Planned District Permit from the City. The residential areas are split into a northern and a southern subdistrict (R-N and R-S).
Lot coverage is capped at 65%, the basic floor area ratio is 1.1 for one to seven units, and no single building can exceed 5,280 square feet. Required parking areas (up to 200 square feet per space) don't count toward floor area. Side yards are 5 feet, or 3 feet for parts of a building 20 feet tall or less. Homes facing Ocean Front Walk, Bayside Walk and the courts and places have their own setback and step-back rules.
Source: SDMC §1513.0102 (boundaries); §1513.0201 (permit); §1513.0302 (subdistricts); §1513.0304(c), (f), (g), (h).Can I rent my home as a short-term vacation rental?
Only with a City license. Any stay of less than one month counts as short-term residential occupancy and needs one. Renting the whole home for more than 20 days a year inside Mission Beach takes a Tier Four license, with a two-night minimum stay.
Tier Four licenses can't exceed 30% of the housing units in Mission Beach. They are issued by lottery when demand is high, and a host may hold only one license. Licenses are not transferable, so a license does not come with the house when you buy it.
Source: SDMC §510.0102 (definitions); §510.0103; §510.0104(a), (d), (e); §510.0106(c), (e).Do I need a Coastal Development Permit to remodel?
It depends on where the home is and how much you change. All of Mission Beach is in the Coastal Overlay Zone, where the City issues coastal permits. Remodels of existing homes are usually exempt, unless the work: is on a beach; adds 10% or more to interior floor area, or raises the height more than 10%, on a lot between the sea and the first public road (or within 300 feet of the beach); removes 50% or more of the exterior walls; or adds an ADU beyond a conversion inside the existing house.
If you need a permit, it is a staff-level decision (Process Two) in the non-appealable area. In the "appealable" area near the shore, it goes to a Hearing Officer (Process Three) and can be appealed to the California Coastal Commission.
Source: SDMC §126.0702(a); §126.0704(a)(1), (2), (5), (9); §126.0707(a)–(b); §126.0710(a).
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What can you build on your Mission Beach lot?
Enter an address and see the zoning, setbacks, height and floor-area limits that apply — with the city code cited for every rule.
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