Camp Pendleton
KEY CONTACTS
Main Housing Office
98 San Jacinto Rd.
Camp Pendleton, CA 92055
PH: (800) 843-2182
(760) 725-5995
Marine Family Services
13150 C St.
Camp Pendleton, CA 92055
PH: (760) 725-3400
Liberty Military Housing
Camp Pendleton
98 San Jacinto Rd.
Oceanside, CA 92055
PH: (833) 293-0598
DeLuz Family Housing
108 Marine Dr.
Oceanside, CA 92055
PH: (855) 232-9653
School Liaison Office
Building 1160
Camp Pendleton, CA 92055
PH: (760) 763-7385
Most installation services will be available Monday through Friday, 9:00am to 4:00pm. As always, call first to confirm hours and availability of services.
Helpful hint: Contact these offices early in the week during the morning time
Camp Pendleton
This sprawling training base occupies over 125,000 acres of land, including 17 miles of undeveloped land on the picturesque Southern California coastline. The base’s diverse terrain offers amphibious and sea-to-shore training opportunities and many large desert “tactical playgrounds.” It is located in the northern reaches of San Diego County, with downtown San Diego just 38 miles to the south. Los Angeles is roughly 82 miles to the north, but many Orange County attractions are just a short drive away.
Camp Pendleton is home to the I Marine Expeditionary Force (‘Eye’ MEF), which primarily includes the 1st Marine Division, 3rd Marine Aircraft Wing, and 1st Marine Logistics Group. Other significant commands at Camp Pendleton are Marine Corps Installations-West, 1st Marine Special Operations Battalion. Marine Corps Tactical Systems Support Activity, Wounded Warrior Battalion West, Marine Corps Recruit Depot, San Diego’s Weapons & Field Training Battalion, and Naval Hospital Camp Pendleton, just to name a few. Several training courses are also hosted here, with the School of Infantry being the most notable.
Spanish explorers and Franciscan missionaries settled in the area of present-day Camp Pendleton in 1769 and christened it to Santa Margarita. Soon after, “ranchos” were handed out via land grants to favored families and retired soldiers for settlement and cultivation of the land. Descendants of these Spanish rancheros were dubbed the “Californios” and became the region’s ruling families. Even after Mexico gained its independence from Spain, Rancho Santa Margarita y Las Flores remained mostly undeveloped and intact for over 120 years. Following the onset of World War II, there was a push to establish an amphibious training area, and this mass of land on the Southern California coastline was ideal. The ranch was acquired for just over $4 million, and Camp Pendleton was established in 1942. It became a permanent base in 1946.
Camp Pendleton is a gigantic installation, with a significant amount of its mountainous land reserved for training exercises. While this keeps the “Mainside” compact and navigable, traversing the base from north to south can take up to an hour. Generally speaking, most of the infantry units are on the north side, and the aviation and support units are on the south. No matter which side of the base you or your spouse may commute to, several commissaries, exchanges, and other amenities are relatively evenly dispersed. Camp Pendleton boasts two beaches with cottage rentals, a dive shop, several pools, fitness centers, a bowling alley, a movie theater, and a horse stable.
Living on base is very popular due to the high cost of living in California. However, BAH at Camp Pendleton is higher than many other California bases — including those in neighboring San Diego. Most of the housing has been renovated or is being remodeled, and a lot of it is concentrated at the southern end of the base. Utilities are included with on-post housing, a significant consideration in this costly region. Homes in neighborhoods close to the water may not have central A/C because of the opportunity to capture ocean breezes, but that may take some getting used to during the hotter summer months. Newer and renovated homes in the valley or desert usually have A/C, but you can also add 10 to 20 degrees to the average temperature once you move away from the coast.
Enjoy the sunshine, year-round mild temperatures, the great outdoors, and the Cali way of life! All of California is at your fingertips from Camp Pendleton, and there are some postcard-worthy communities beyond the base to call home if you so choose. Two airports and several trains serve the area, making travel up and down the coast a breeze. Family-friendly attractions such as SeaWorld, the world-famous San Diego Zoo and its Safari Park, and LEGOLAND are conveniently located in San Diego. Neighboring towns provide a chill, oh-so-California vibe with surf shops and beaches.
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Nearby Neighborhoods
Carlsbad
About
As you travel south on Interstate 5, the next city after Oceanside is Carlsbad, the idyllic "Village by the Sea." Spouses we've spoken to awarded this quaint resort city "all the heart emojis," and we can see why.
Its history originates with the native Luiseño people, named by the Spanish after their nearby Mission, San Luis Rey. The town of Carlsbad began as a "whistle-stop" on the Southern California Railroad, and one industrious local, John Frazier, dug a well to supply water to the locomotives. In the 1880s, Frazier drilled a second well and had the mineral content of the water tested. When the results indicated that the water composition was comparable to one of Europe's most famous health spas in Karlsbad, Bohemia (now the Czech Republic), he knew that he had struck gold. The town was officially named Carlsbad, and the driving industry would be tourism.
Carlsbad has a walkable, quirky downtown filled with locally owned shops and boutiques, independent restaurants ranging from fine dining to taco stands, and running trails that follow its 7-mile stretch of Pacific coastline. The town is family-friendly and unpretentious, making it very popular with military families. The schools are very desirable, and the shopping ranges from small mom-and-pop stores to popular chains like Trader Joe's, Target, and Costco. Biking is a favorite pastime, and the city has made a concerted effort to promote walking and cycling by widening bike lanes, creating "walkabouts," and more roundabouts for vehicles.
Neighbors
Carlsbad is a beautiful retirement town, but you'll also find many young families in this laid-back beach town. The slow pace, cozy homes, and excellent schools are also attractive to many military families. Your neighbors will likely be active and take advantage of the great outdoors and mellow weather. You may find dual-income military families here or those that have decided to spend a little more of their budget on housing to take advantage of living in this picturesque coastal town.
Neighborhood Feel
Carlsbad uses quadrants to reference each area of the city. The Northwest is the city's oldest section and includes the Downtown Village, the Barrio, and Old Carlsbad. The homes here range from 1950s bungalows brimming with character to elegant oceanside mansions. The Northeast (east of El Camino Real Highway) is where you'll find single-family homes and larger lots. There are older neighborhoods alongside a few newer developments. Southeast (south of Palomar Airport Road) is where you'll find the more modern, master-planned developments in Carlsbad. Southwest is a pricey area with huge beachfront homes that overlook the Pacific.
Neighborhood Info | Carlsbad
Points of Interest
- Carlsbad State Beach
- LEGOLAND
- Sea Life Aquarium
- Magee Park
- Leo Carrillo Ranch Historic Park
- Carlsbad Flower Fields
- Old Santa Fe Depot
- Carlsbad Mineral Water Spa
- Carlsbad Skatepark – First modern skatepark in California circa 1976
- Alga Norte Community Park
Highlighted Areas
- Blackrail
- Bressi Ranch
- All of the La Costa neighborhoods (mainly the Villages of La Costa)
- Aviara
- Chestnut Hills
- Calavera Hills
Big Plus
- Carlsbad has been a tourist destination since the 1880s, and its popularity hasn’t waned a bit over the years. There are over 50 miles of hiking trails in Carlsbad with incredible views and overlooks, several world-class golf courses, a restaurant scene even the most discerning foodie will love, and of course—LEGOLAND.
- The cost of living and housing in Carlsbad is a bit more “doable” for military families than some of the uber-swanky beach towns farther south; however, you will still be maxing out your BAH. Dual-income families will have a bit of wiggle room in their budget.
- Downtown San Diego is a short, 30-minute drive down I-5 from Carlsbad. La Jolla is a popular destination and is even closer! Suppose your service member has the potential of being stationed at any of the San Diego area installations before or after their time at Camp Pendleton. This could be an excellent locale to “split the difference” between multiple buildings.
- You can still find a cozy, family-friendly atmosphere in Carlsbad, even though it’s a beach town. Sometimes the beach towns get a little festive, but Carlsbad has a sophisticated nightlife and a much slower pace. “Clean” and “welcoming” were two adjectives we repeatedly heard from the spouses living in Carlsbad.
Things to Consider
- Though slightly more affordable than other beach towns, Carlsbad is still a pricey locale with affluent neighborhoods and California cost-of-living. Be sure you’re realistic with your budget and consider all expenses beyond rent or your mortgage (utilities, HOAs, Mello-Roos taxes, etc.). We’ve heard it compared to San Clemente in personality, yet slightly more affordable. It’s going to be more expensive than Oceanside or Temecula, though.
- Be sure to identify whether or not your potential home has air conditioning. The home cooling situation applies to both on and off-post housing, so just keep in mind that utility bills for homes off-post can routinely exceed $300. Living near the coast will afford the coastal breezes, so most people say that not having A/C here isn’t a deal-breaker. Pay close attention to this as you move farther inland with your search.
- Carlsbad is a quirky little beach town and a favorite vacation spot, so you must deal with tourists. Seek out the “secret” beaches that locals cling to—there are always a few.
- Getting to Camp Pendleton involves driving through Oceanside to either the Main Gate or the San Luis Rey Gate. Camp Pendleton is a massive base, and if the commute is to anything other than the south side of the base or the Mainside, it will be a long drive. Be mindful of where you or your service member will report for work.
- There is a Mello-Roos tax that you’ll need to get acquainted with if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all neighborhoods are CFDs, and HOAs can be for the neighborhood and the city. The fees add up, and you could be spending well above what BAH allows. Do your research before you set your heart on the house! An experienced AgentHero can help tremendously.
School Scoop
- Carlsbad contains 30 primary and secondary schools. One of the well-regarded schools is La Costa Meadows Elementary School. The public schools in Carlsbad belong to San Marcos Unified School District or Carlsbad Unified School District. You really can’t go wrong in these districts.
- Carlsbad does not have a charter school available as an option, but many of the spouses that we asked said there are so many quality traditional public schools in the town that there hasn’t been a need for one.
- Carlsbad boasts an all-male, tuition-based boarding school, The Army and Navy Academy, for grades 7 through 12 as one of its private school options.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
Fallbrook
About
Remnants of Fallbrook’s humble beginnings as a stagecoach stop are still apparent in this rural town, often referred to as “The Friendly Village.” Fallbrook is nestled in a valley and claims roughly 127 square miles of rolling hills blanketed by groves of avocado and citrus trees. Fallbrook is the “Avocado Capital of the World,” and they take their guacamole very seriously. Fallbrook shares a boundary with the eastern edge of Camp Pendleton, making it a contender for those working on the far east side of the base or Mainside.
There is no lack of inspiration with the natural beauty on display in Fallbrook, and downtown has a vibrant art scene. There are several galleries, public art installations, and the Fallbrook School of the Arts to feed the creative spirit. The town center is on the western side of Fallbrook, near the Camp Pendleton boundary, and the farms and orchards radiate out from there. Several golf courses, bed and breakfasts, and community centers are scattered amongst the homesites and farmland. Interstate 15 brushes the eastern corner of the city, making travel north to Temecula or south to Bonsall or Escondido possible.
Neighbors
Fallbrook is home to various residents, including Marine families, retirees, farm owners, and farm workers. The entire economic spectrum can be found here, from extremely wealthy landowners and blue-collar workers to everything in between. The proximity to Camp Pendleton and the opportunity to own some acreage is a big draw for military families who prefer the rustic, out-in-the-country vibe. You’ll typically find solitude-seekers and retirees farther away in their paradise, whereas families with small children tend to concentrate in the smaller homes closer to town.
Neighborhood Feel
The neighborhoods are relatively spread out, and many homes are on at least an acre. Homes are typically 20 to 40 years old and are commonly built in the Spanish stucco ranch style. Some even come with groves of fruit trees like avocado and citrus fruits—yum! The area is hilly with extraordinary views. You may have neighbors with horses or a working farm.
Neighborhood Info | Fallbrook
Points of Interest
- Beverly Mansion House
- Myrtle Creek Botanical Gardens and Nursery
- Grand Tradition Estate and Gardens
- Fallbrook Art Center
- Kenny’s Strawberry Farm
Big Plus
- An eclectic, artistic community that is surrounded by natural beauty. Painters and photographers have no trouble finding inspiration from the peaceful setting.
- This is your spot if you have horses or a desire for wide-open spaces. It’s rural, calm, and provides all the essential amenities—without the hustle and bustle of a big city. Though removed from the major metropolitan areas, you can still drive too many of the major West Coast cities in two hours or less.
- The slower pace and quality of schools draw many military families to the area, especially those looking for larger homes or lots of lands.
- The homes in Fallbrook are considered to be affordable. Many of them are older but have been well-maintained.
- If you work on the far eastern side of Camp Pendleton, Fallbrook is just outside the gate. It’s also not a bad commute to Mainside.
- In the summer, temperatures are about 15 degrees cooler than in Temecula. Fallbrook is also much more lush and green than its desert neighbors.
School Scoop
- Fallbrook contains 13 schools. One of the well-regarded schools is Fallbrook Homeschool Academy (FHA). It is important to note that this school offers a non-traditional educational alternative that combines on-campus instruction with homeschooling, as the name implies.
- The public schools in Fallbrook are in Fallbrook Union Elementary School District or Fallbrook Union High School District. Interestingly, Fallbrook Union Elementary School District governs schools that are kindergarten through 8th grade, while Fallbrook Union High governs the area high schools.
- According to the spouses we asked, some addresses in Fallbrook are zoned to the Bonsall Unified School District, another very popular district.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
- Fallbrook Union High School District, along with Bonsall Unified School District, is a part of a consortium of four other school districts created by the University of Southern California for an initiative called Welcoming Practices. The program recognizes the unique needs of military children in school transitions. It aims to ensure “that district and school staff members have access to the tools they need to create welcoming and effective transition procedures that give students a successful start at their new school.” We think this deserves massive kudos!
Things to Consider
- Most area residents consider Fallbrook to be “out in the boondocks.” Most of the town is about 6 miles from a major freeway, and amenities are limited to just the essentials—causing locals to venture into Temecula for shopping and dining.
- Though it is cooler here than in the desert plains, it is still warmer than on the coast. Go ahead and add 10 to 20 degrees to the breezy beach temps your neighbors on the other side of the base will have.
- Fallbrook is just on the eastern side of Camp Pendleton, and the Fallbrook Gate makes for easy access. However, if you or your spouse will be commuting to the western side of the base, it could take up to an hour to traverse this vast installation. Because of its location, Fallbrook is also not recommended for those who might be stationed at another San Diego base after leaving Camp Pendleton.
- Fallbrook is rural, and available houses are somewhat scarce. There are several desirable neighborhoods, but the homes typically pass through “word-of-mouth” transactions. The market here is aggressive, and you need to be positioned to move quickly if you’re purchasing a home.
- Be sure to identify whether or not your potential home has air conditioning. The home cooling situation applies to both on and off-post housing, so just keep in mind that utility bills for homes off-post can routinely exceed $300. Living near the coast will afford the coastal breezes, so most people say that not having A/C here isn’t a deal-breaker. Pay close attention to this as you move farther inland with your search.
- You’ll need to get acquainted with a tax called Mello-Roos if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all neighborhoods are CFDs, and HOAs can be for the neighborhood and the city. Do your research before you set your heart on the house! The fees add up, and you could be spending well above what BAH allows. An experienced AgentHero can help tremendously.
Highlighted Areas
- East Ridge
Oceanside
about
The city of Oceanside nestles snugly against Camp Pendleton’s southern border and occupies 3.5 miles of the glorious Southern California coastline. This sleepy beach town turned Marine Corps hub is part of the Tri-City area, along with Vista and Carlsbad. The climate is cooler in Oceanside than in inland areas like Vista, thanks to the coastal breezes.
Oceanside was once a day-trip destination for the nearby families of Rancho Margarita and Las Flores looking to escape cooler temperatures. The California Southern Railroad was completed in 1882 and made the beaches of Southern California and San Diego County accessible to the masses. With the arrival of the railroad and later the highways, development and a surge in population soon followed. Oceanside was officially incorporated in 1888 but saw its largest boom during World War II. The population almost tripled from 1940 to 1950, primarily due to establishing the country’s largest Marine Corps base, Camp Pendleton, on the rancho lands directly north of Oceanside.
The Oceanside Pier is a community treasure and a venue for year-round events, a weekly farmer’s market, and even international surf competitions. A vibrant downtown beach village serves as a playground for Marines and tourists alike. Quirky shops, independent restaurants, craft breweries, gastropubs, and even a Surf Museum that pays homage to the region’s most renowned sport are all here. The COASTER Commuter Train conveniently stops in “O’side” and runs south throughout San Diego County. If commuting to either Orange County or San Diego, Oceanside is far enough north to be considered for a home.
Neighbors
Oceanside has a little bit of everything. As an immediate neighbor to Camp Pendleton, the city is home to many Marines and their families. Oceanside is also home to a large Hispanic population which richly influences the food and music scene. Infuse that with the retro, creative edge of the locals, and you’ve got a great mix of artistic and vibrant cultures. Don’t be shocked by the vivid ink rocked by a soccer mom or the young professional in flip-flops. You’ll find a mix of new and long-time residents in most neighborhoods. Young families and singles love Oceanside for the affordable housing options—for a beach town. The Southern California weather leaves no room for excuses not to be outside, so most Oceanside residents are active.
Neighborhood Feel
Smaller ranch homes are standard and date back to the 1970s, with some from the 2000s. You will be hard-pressed to find a house larger than two or three bedrooms, as is the norm for most of California. Drought conditions and water restrictions make lush green yards impossible, but people get creative with rocks, coastal shrubs, and succulents. There are several family-friendly suburbs, and we highlight them below. We recommend researching the area extensively (or visiting in person) before renting or buying a home. Some fantastic homes are on the ocean side (west) of Interstate 5, but most of the traditional suburban neighborhoods are farther inland (closer to Bonsall).
Neighborhood Info | Fort Montgomery
Points of Interest
- Guajome Lake County Park
- Oceanside Pier
- Coaster Tramway
- Mission San Luis Rey
- Harbor Beach
- Oceanside Sunset Market
- Oceanside Farmer’s Market
- San Luis Rey River Trail
- California Surf Museum
- Paul Mitchell Supergirl Pro Jam – World’s Largest Female Surf Event
- Graves House – Kelly McGillis’ little blue beach hut in the movie “Top Gun.” It’s not open for tours but still makes for a very cool photo-op
Big Plus
- Getting to Camp Pendleton is a short drive through either of the gates in Oceanside (San Luis Rey Gate and Main Gate), but be aware of where you or your service member will report for work. The commute to Camp Pendleton can’t be beaten from Oceanside, mainly Del Mar (21 Area) and Mainside (11 through 16 Areas). Camp Pendleton is a massive base, and if the commute is to anything other than the south side of the base or the Mainside, it will be a much longer drive.
- Though roughly 85 miles south of Los Angeles, it’s still an excellent option for those commuting to either Orange County or San Diego.
- Oceanside has a vibrant downtown right by the beach and the iconic Oceanside Pier. A weekly farmer’s market looks out onto the water, and there always seems to be a festival or athletic competition on the beach.
- Oceanside is a draw for families because of the affordability of the homes, considering the proximity to the beach. Single-family homes can still cost a pretty penny, so don’t be afraid to look at condos or townhomes to land a pad closer to the water. You might have to sacrifice some square footage for a coastal living experience.
School Scoop
- Oceanside contains 41 primary and secondary schools. One of the well-regarded schools is Bonsall West Elementary School. However, this school falls under the Bonsall Unified School District, within Oceanside city limits. Most of the public
- Schools in Oceanside are in the Vista Unified School District or Oceanside Unified School District.
- Bonsall USD came highly recommended by the spouses we’ve spoken with. Coastal Academy Charter School is also raved about, but understand that it operates a blended in-seat and independent study program. That means your student will usually attend class once per week, and you’ll be supplementing the instruction the rest of the week at home.
- Be sure to research the traditional public schools in Oceanside, especially if you have a high schooler. Most families we spoke with opted to live in areas like San Clemente or Temecula to take advantage of their traditional public schools.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
- Oceanside Unified School District and Bonsall Union School District are a part of a consortium of four other school districts created by the University of Southern California for an initiative called Welcoming Practices. The program recognizes the unique needs of military children in school transitions. It has the goal of ensuring “that district and school staff members have access to the tools they need to create welcoming and effective transition procedures that give students a successful start at their new school.” We think this deserves massive kudos!
Things to Consider
- As with many coastal locales, you’ll pay a premium for proximity to the water. Oceanside has many affordable homes and rentals compared to other areas, but this comes with pockets of neglected neighborhoods. It can vary block-to-block, so be sure to do your research. It is not recommended to rent or buy sight unseen.
- Be sure to identify whether or not your potential home has air conditioning. The home cooling situation applies to both on and off-post housing, so just keep in mind that utility bills for homes off-post can routinely exceed $300. Living near the coast gets you the coastal breezes, so most people say that not having A/C here isn’t a deal-breaker. Pay close attention to this as you move farther inland with your search.
- If you or your spouse will be commuting to San Diego for work, you can spend up to an hour in traffic during rush hour. The COASTER train is an option for commuting. However, with transfers, it ends up taking almost as long as driving.
- Oceanside is a beach town and a popular vacation spot, so you will have to deal with tourists. Our advice: Ask around when you get there to find the “secret” beach spots for locals! Parking can get tight downtown and near the pier during peak seasons.
- The military spouses we asked were hesitant to recommend the Oceanside Unified School District, but we encourage you to research. Most military families opt to live in San Clemente or Temecula for the preferable school districts, but that’s not to say you can’t find a great school in Oceanside. There are fantastic charter school options, magnet schools and independent study programs (homeschool hybrid). There’s also a lottery for all California schools if your neighborhood school doesn’t excite you.
- You’ll need to get acquainted with a tax called Mello-Roos if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all areas are CFDs, and HOAs can also be for the community and the city. Do your research before you set your heart on the house! The fees add up, and you could be spending well above what BAH allows. An experienced AgentHero can help tremendously.
Highlighted Areas
- Street Cloud at Ocean Ranch
- Arrowhead
- Arrowood
- Summerview
- Fire Mountain
- North Valley
- Ocean Hills
- Oceana
- Guajome
San Clemente
About
If you're looking for small-town coastal charm with an ideal climate and postcard-worthy scenery, then San Clemente is your jam. This adorable "Spanish Village by the Sea" was developed in the 1920s as one of the first master-planned communities. Near-perfect weather with mild temperatures, practically year-round sun, geographic isolation, breathtaking hills overlooking the California coastline, and the convenience of being between San Diego and Los Angeles make San Clemente a perfect refuge.
Nestled on the coast at the southern corner of Orange County, San Clemente sits just above Camp Pendleton's northern gate. It's about an hour's drive from San Clemente to either Los Angeles or San Diego on Interstate 5, and the city is served by several trains traveling up and down the coast. If you or your spouse will be commuting to Horno, the School of Infantry (SOI), San Onofre, or Cristianitos areas, this is an excellent location with a convenient commute.
The locavore culture feeds into San Clemente's tight-knit commdon't vibe. There is a plethora of shopping and amenities. Don't get too excited about the big brands—most amenities are locally owned, mom-and-pop style shops. The beach trail is a favorite for runners, and there's a fantastic park by the water for the littles to burn some energy.
We should pClemente'ske a second to talk about the surf culture. San Clemente has the best beaches for surfing and many notable surfboard artisans. Flip flops, shaggy hair, and untucked shirts are the norm, and you'll often find locals taking lunch breaks on the beach. Whether you're a maverick or new to shredding the waves, take a second to acquaint yourself with local surf etiqyou'll Be realistic with your ability level and find a beach that suits your skills.
Neighbors
Surfers, retirees, artists, young professionals, soccer moms, and Marine families flock to San Clemente. The style is casual, and the culture is humble and unpretentious, even though the residents lean toward the more affluent end of the economic spectrum. Beach lovers who crave a small-town feel and don't mind driving don't the city for shopping and entertainment feel at home.
Neighborhood Feel
This quaint little seaside village once had a strict architectural review process to ensure uniformity. The homes and businesses were all built in the Spanish Colonial style with red tile roofs and white stucco. Over time the standards relaxed, but the precedent seems to have remained. The historic district is west of I-5, and more modern suburbs are to the east. Even the new homes are typically built in a Spanish Colonial Revival style, integrating more contemporary design features into the classic Mediterranean style. Apartments and condos are available downtown.
Neighborhood Info | San Clemente
Points of Interest
- San Clemente Pier
- San Clemente Farmers Market
- San Clemente Coastal Trail
- Casa Romantica Cultural Center and Gardens
- San Onofre State Beach
- Courtney’s SandCastle Universal Playground
- President Richard Nixon’s “Western White House”
Big Plus
- San Clemente has some of the area’s most raved-about schools, including the Capistrano Unified School District.
- This little town is tucked away and somewhat isolated geographically, which helps protect the small-town character from large-scale development.
- The climate in San Clemente is dreamy, with an average year-round temperature of about 70 degrees and over 300 days of sunshine. Cool, coastal breezes negate the need for central air conditioning in homes.
- The steady ocean swells are a surfer’s delight, and the primarily untouched beaches are the community's pride. Surf culture is palpable here, and you can immerse yourself in the history, have a custom board shaped by one of the many manufacturers, and outfit your new lifestyle with duds from one of the many boutiques and surf shops in town.
- Working in the northern end of Camp Pendleton and living in San Clemente is a popular arrangement. The San Onofre housing area is located nearby, and even if you’re living on post, you will likely rely on San Clemente for most of your day-to-day activities.
School Scoop
- San Clemente has 13 primary and secondary schools. Public schools in San Clemente are part of the Capistrano Unified School District, which is well-regarded.
- Capistrano USD came highly recommended amongst the spouses we asked. Our Lady of Fatima Parish School, San Clemente Christian School, and Saint Mary Star of the Sea all topped our military-friendly private school recommendations.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
Things to Consider
- San Clemente is pricey. Many people we spoke with agreed that staying under BAH here is nearly impossible. It is more common to see dual-income families or high-ranking officers living in the affluent neighborhoods of San Clemente.
- Being a tourist destination and a famous surf beach brings in a lot of out-of-towners, especially during the weekend and summer months. Traffic here can be a little rough. Parking is tight, to begin with, and exacerbated by the additional vehicles. Explore the area and learn the shortcuts around the Pacific Coast Highway (PCH) and Avenida Pico.
- The naval hospital is about 30 minutes from San Onofre housing, and even farther from San Clemente, so you may want to look into the TRICARE standard for medical care in town.
- There are grocers and plenty of daily amenities in town (including outlets), but if you need the big brand staples in your life (Costco, Home Depot, the mall), you’ll be driving about 20 minutes into Mission Viejo.
- Most of the homes in San Clemente do not have air conditioning, and with the mild temps and ocean breezes, it isn’t necessary.
- You’ll need to get acquainted with a tax called Mello-Roos if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all neighborhoods are CFDs, and HOAs can be for the neighborhood and the city. Do your research before you set your heart on the house! The fees add up, and you could be spending well above what BAH allows. An experienced real estate agent can help tremendously.
Highlighted Areas
- The Reserve
- Marblehead
- Talega
- Sea Pointe Estates
- Cypress Cove
- Cypress Shores
Temecula
About
Roughly 20 miles northeast of Camp Pendleton’s mainside lies Southern California’s Wine Country, and Temecula is the haven for all that happiness. Temecula is the only city in California that has retained the name given to the land by the native Luiseño—Temecunga—which translates to “where the sun breaks through the mist.” Old Town Temecula still celebrates its history, dating back to 1882, as a stop on the Southern California Railroad. Greater Temecula, however, is much newer and was incorporated in 1989 as a bedroom community in Southwest Riverside County.
Being farther inland, it is much warmer here, and the summers are hot. Morning fog hangs on the orchard-capped hills surrounding Valley, and coastal breezes occasionally waft through. There are equestrian sports, the largest casino in California, festivals galore, golf courses, parks, trails, skate parks, and a recreational lake for fishing or camping. A visit to one of the 35-plus area wineries is a favorite pastime. You can even hop in a hot air balloon for some added adventure.
If you or your spouse will be working on the eastern side of Camp Pendleton, Temecula is an easy commute and a popular choice for military families. Everything in Temecula looks pretty new and clean. The tight-knit neighborhoods and close neighbors give it an “on-post feel” and an atmosphere familiar to military families.
Neighbors
Temecula is home to many families well-served by the local amenities, schools, and city services. You’ll find decent military representation here, as well as farmers, retirees, and a few vintners. A warm, friendly vibe exudes throughout the city.
Neighborhood Feel
Temecula is where you’ll find the “bang for your buck” when purchasing a home. There are all ranges of homes here, and you can find more oversized (four or more bedrooms) homes, whereas two to three bedrooms are the norm for most of the region. The subdivisions are shiny, new, and bursting with amenities. The hotter temperatures also mean most homes have central A/C and pools.
Neighborhood Info | Temecula
Points of Interest
- Old Town Temecula
- Ronald Reagan Sports Park
- Almost 40 Wineries
- Galway Downs
- Temecula Valley Balloon and Wine Festival
- Pechanga Resort and Casino
- Pennypickle’s Workshop – Temecula Children’s Museum
Big Plus
- Homes in Temecula are affordable and tend to be larger than in other areas of Southern California. You can find homes with four or more bedrooms here, and most have reasonably sized, if not significant, yards.
- Though considered to be a bit far out by San Diego standards, where everyone’s timetable revolves around the distance to the beach, it’s only a 40-minute drive to the sand and 90 minutes to the snow!
- Temecula Unified School District schools are popular among the military spouses we spoke with.
- Though warmer than the beach, Temecula has a fantastic climate. The northern areas of town can get hot (100 degrees or more), but the southern regions are slightly more relaxed. Also, most homes have pools.
Things to Consider
- We’ve heard the nickname “Trafficula.” the traffic in Temecula can be a little hectic. The population has exploded over the last 20 years, and the commercial districts can be pretty busy. Just be aware of traffic patterns and allow extra time commuting during rush hour.
- Every chain restaurant and big box store you can think of has a home in Temecula, but the mom-and-pop scene is markedly lacking.
- Be sure to identify whether or not your potential home has air conditioning. The home cooling situation applies to both on and off-post housing, so just keep in mind that utility bills for homes off-post can routinely exceed $300. The low foothills in Temecula allow for some coastal breezes. Try to look for homes with nothing blocking their western windows to capture nature’s cooling system. Otherwise, be on the lookout for A/C and account for that in your housing budget. Pools are also common.
- You’ll need to get acquainted with a tax called Mello-Roos if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all neighborhoods are CFDs, and HOAs can be for the neighborhood and the city. Do your research before you set your heart on the house! The fees add up, and you could be spending well above what BAH allows. An experienced AgentHero can help tremendously.
School Scoop
- Temecula contains 36 schools. The public schools in Temecula are in Temecula Valley Unified School District, which is well-regarded among the military spouses we spoke with.
- Temecula Preparatory School is a public classical charter school that opened in 2000 for grades K through 12. The curriculum focuses on the four classical virtues articulated by Plato: Justice, Prudence, Temperance, and Fortitude. Enrollment is based on a lottery system, and the waiting list can be extended.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
- Temecula Valley Unified School District is a part of a consortium of four other school districts created by the University of Southern California for an initiative called Welcoming Practices. The program recognizes the unique needs of military children in school transitions. It aims to ensure “that district and school staff members have access to the tools they need to create welcoming and effective transition procedures that give students a successful start at their new school.” We think this deserves massive kudos!
Highlighted Areas
- Rancho Highlands
- Redhawk
- Morgan Hill
- Roripaugh Ranch
- Crowne Hill
Vista
About
Vista, along with Carlsbad and Oceanside, comprises one-third of the Tri-City area. Though still considered coastal, Vista lies just far enough inland to enjoy a hybrid of some of the best weather in Southern California. The beach is only 5 miles away, but that distance allows the marine layer fog to burn off a bit, but the coastal breezes still blow through.
Vista’s downtown is alive with activity, locally owned shops, and an active nightlife. The Wave Water Park is a fantastic spot to spend a warm afternoon, and you’re only a 10-minute drive from the beaches. There are plenty of name-brand shopping options for your day-to-day errands, like Target, Costco, Panera, etc.
The SPRINTER train connects Vista to Oceanside to the west and San Marcos to the east. From Oceanside, you can hop on the COASTER to travel through all the beach towns on the coast to San Diego.
Neighbors
The affordable housing in Vista and proximity to the beach draw a lot of young singles and geo-bachelors looking to save on BAH. Vistans are primarily middle and working-class folks, and it’s not uncommon to find multiple families living in a single residence. Military families tend to search for homes elsewhere, but that’s not to say that you won’t find other Marine families that settle down in Vista.
Neighborhood Feel
Vista’s housing is affordable, but some areas are older and can be run down. You’ll find businesses concentrated in the flatter areas of town, with homes climbing the surrounding hills. There are some hidden gems in Vista located near Carlsbad, but if you’re a family with children, you may consider living in Carlsbad to take advantage of its school district.
Neighborhood Info | Vista
Points of Interest
- Moonlight Amphitheater
- The Wave Water Park
- Wildwood Park/Civic Center Park/Veterans Memorial Park (pick one!)
- Art Beat on Main Street (downtown)
- Avo Playhouse
- Rancho Guajome Adobe
Things to Consider
- Be sure to identify whether or not your potential home has air conditioning. The home cooling situation applies to both on and off-post housing, so just keep in mind that utility bills for homes off-post can routinely exceed $300. Living near the coast will afford the coastal breezes, so most people say that not having A/C here isn’t a deal-breaker. Pay close attention to this as you move farther inland with your search.
- The neighborhoods in Vista can be a little hit-or-miss, with some areas of neglect. We recommend you do extensive research and not rent or buy sight unseen in Vista.
- You’ll need to get acquainted with a tax called Mello-Roos if you’ll be buying a home in California. Long story short, some communities have the designation of a Community Facility District (CFD), and they impose an additional property tax to help pay for schools, roads, utilities, and services like police and fire protection. This Mello-Roos tax is above and beyond your typical property tax, and pair that with potentially multiple HOAs, and you could be priced out of some neighborhoods before you know it. Not all neighborhoods are CFDs, and HOAs can be for the neighborhood and the city. Do your research before you set your heart on the house! The fees add up, and you could be spending well above what BAH allows. An experienced AgentHero can help tremendously.
Big Plus
- The weather is consistently marvelous in Vista and San Marcos since they’re a little more inland. Locals refer to it as a “climatic wonderland.” You’re inland enough to escape the cooler weather and fog that hangs around the coast from May through June, yet not far enough inland to suffer the heat of the desert regions.
- Wave Water Park is a popular attraction. They have all the staple water park attractions, a simulated wave for the daring, and our personal favorite—mermaid classes, complete with a tail and monofin!
- From Vista, it’s a quick 10-minute drive to the beach, which is what living in Southern California is all about, yet housing costs are much more affordable. Spending less on housing can free up your budget for nightlife and travel.
School Scoop - Vista contains 34 primary and secondary schools. Public schools in Vista belong to Vista Unified School District or San Marcos Unified School District.
- The California Department of Education offers open enrollment and intradistrict choice, meaning your child can attend any school inside or outside their district upon approval and space availability. Students at low-performing schools can follow a different school in their district. Children can also attend any highly sought-after charter or magnet schools.
- Vista has a highly recommended Montessori charter school, the Bella Mente Montessori Academy, and other well-rated charters. You can also take advantage of surrounding areas and their charter schools thanks to the choice system if the traditional public schools in Vista aren’t to your liking.
Highlighted Areas
- Riviera Estates
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7 Reasons You Should Consider Buying a Home
1. TAX ADVANTAGES
To encourage homeownership, the IRS has provided many tax breaks for owning a home. Credits may be available for specific home improvements, such as using clean energy or for qualified first-time home buyers. The way most homeowners see those advantages is through income tax itemization and deductions like mortgage interest and real estate taxes.
2. STABALIZE MONTHLY HOME COSTS
Owning your own house is one of the safest bets on stabilizing your monthly home costs. There’s no worry of rent getting increased significantly after each year of living in someone else’s home. Additionally, when you answer to yourself, there is no worry of landlord changes or unexpected lease termination.
3. HOUSE HACKING
Generally speaking, house hacking is a smart strategy that involves renting out a portion of your primary residence as a means of generating income to offset your own living expenses. Think turning your finished basement or mother-in-law quarters into an AirBnB! Or consider purchasing a multi-unit duplex or triplex: live on one side and rent out the other! If your home making money while you’re living in it doesn’t sound like your thing, there’s always renting it out after you PCS as an income generating investment property.
4. Increased Privacy
Generally speaking, house hacking is a smart strategy that involves renting out a portion of your primary residence as a means of generating income to offset your own living expenses. Think turning your finished basement or mother-in-law quarters into an AirBnB! Or consider purchasing a multi-unit duplex or triplex: live on one side and rent out the other! If your home making money while you’re living in it doesn’t sound like your thing, there’s always renting it out after you PCS as an income generating investment property.
5. Pets Are Welcome!
For those who choose to rent instead of buying, it can be extremely difficult to find rentals who allow for your
four-legged, furry friends. Landlords often require hefty pet deposits or place heavy restrictions on the number of pets and breeds they allow—if they will even allow pets. When considering quality of life, including beloved pets and the indoor and outdoor space available to them matters. Having the flexibility to include ALL members of your family as a homeowner is priceless!
6. Pride of Ownership
One of the greatest benefits of owning your own home is the pride of ownership that comes along with it. Not only are homeowners more inclined to take good care of their investment with routine maintenance and cleaning, but also they are free to make design choices ranging from hanging artwork on the walls, to paint colors, to customization of closets, electronics, and more. As military families who relocate frequently, having your home reflect who you really are feels important.
7. Safe and Stable Long Term Investment + Forced Savings
Owning a home has historically been one of the safest, lowest risk financial investments that tends to have long-term stability and success. As your home value appreciates and your mortgage balance decreases, what’s left is growing equity with an eventual paid off home. Making a monthly house payment is akin to setting aside a specific amount each month into a savings account—it’s a little difficult to access in the moment, but over time it can build into something significant in the form of equity.
FIVE RESOURCES TO HELP YOU IN YOUR RELOCATION PROCESS
Your PCS is underway!
The home buying and moving transition process has begun. Now what? If it feels like there are a million things to do, don’t fret because you don’t have to do them all yourself. During the relocation process, there are many service providers that can assist you in making your move a smooth one.
Consider these five resources to help you in the process
1. MOVING COMPANIES
Sure, the military offers transportation and relocation services, but many service members decide to coordinate the transfer of household goods themselves. Not only can you often earn money on the difference between moving costs and weight allowances, but you can be assured that you have more control over your belongings. Services that moving companies offer can range from delivery of boxes and pods for the “you-pack” model all the way to full-service logistics companies that will do all of the packing, loading, driving, and unpacking for you.
2. STORAGE
Whether you need to store your household goods for a few weeks until you close on your home or you decide that you have more stuff than square footage, storage companies abound. Sizes, conditions, and contracts vary widely so be sure to do your homework before you commit. Particularly in climates with extreme cold, heat, or humidity, it is important to consider using only climate-controlled storage to ensure the protection of your furniture and temporarily unused items.
3. TEMPORARY HOUSING
It is not uncommon for there to be a short gap of time during a military move between when you arrive at your new duty station and your new home being available to inhabit. No longer are hotels the only option for sticking out a few days or weeks during the wait. Vacation Rentals by Owner (VRBO) and Airbnb are great options to make you feel more at home while you wait for your home. In fact, why not take advantage of seeing your new city through the eyes of a tourist? Find a location near new local attractions and dining and enjoy a few days of getting to know the lay of the land.
4. USPS/IRS
Once you get settled in at your new home, it’s important that you alert agencies that will make sure your current and up-to-date address is on file. The United States Postal Service (USPS) and the Internal Revenue Service (IRS) are two of the most important and by doing so, any important mail or documents in your name should be forwarded or sent along to your new address. It’s also a good idea to notify banks, credit card companies, and other debt collectors of a change of address. These days nearly all of these transactions can be handled online.
5. DISCARD & DONATE SERVICES
No matter how much you purge, toss, organize, minimize, or donate before you pack up the moving truck, it never fails that after you get unpacked on the other side there seems to be more stuff to declutter. Discard and donate services can help with this. Many are a phone call away and will happily come to your residence for a pickup. Others are structured where you simply drop off at a store. A lot of these services are charitable organizations and will offer you documentation for your own taxes based on your donation. It’s a win-win: you downsize by donating, and someone else benefits from your use of your items.
