Discover 4S Ranch, North County San Diego’s premier master-planned community. Home to award-winning schools, a thriving town center, and over 1,600 acres of protected open space, 4S Ranch offers a sophisticated yet family-oriented lifestyle. Whether you are navigating the 2026 San Diego Real Estate Recovery or looking for your forever home in the 92127 ZIP code, this guide covers everything you need to know.
What truly sets 4S Ranch apart is its balance of modern convenience and natural beauty. Built mostly in the early 2000s, the design features wide sidewalks and tree-lined streets that encourage an active lifestyle. It’s common to see families biking to the 4S Commons Town Center for a weekend brunch or gathering at one of the six local parks for seasonal events.
The 4S Ranch Community Garden offers residents a sustainable lifestyle within the 92127 ZIP code
Best Neighborhoods in 4S Ranch: Where to Call Home
4S Ranch is composed of several distinct “villages” and subdivisions, each offering a unique take on the North County lifestyle. Here are the top enclaves to watch in the 4S Ranch Real Estate Market 2026:
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Ivy Gate: Known as the “crown jewel” of 4S Ranch, this gated community features sprawling luxury estates, many with panoramic canyon views and oversized lots.
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Garden Gate & Talavera: These neighborhoods are beloved for their classic architecture and proximity to the 4S Ranch Sports Park, making them a top choice for active families.
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Potenza & San Moritz: Offering a blend of style and value, these areas are perfect for those who want modern floor plans and easy access to the 4S Commons Town Center.
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Bridgeport & Sitari: Highly sought-after for their charming “village” feel, these enclaves are just steps away from the award-winning Stone Ranch Elementary.
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The Ravines: If you prioritize privacy and nature, The Ravines offers homes tucked along the edges of the 1,600-acre protected open space.
4S Ranch Enclave Comparison: Finding Your Perfect Fit
The 4S Ranch Real Estate Market 2026 is diverse, offering everything from entry-level luxury townhomes to expansive executive estates. Use the table below to compare the key features of the community’s most popular neighborhoods.
| Neighborhood |
Primary Home Type |
Best Known For… |
Walkability to Commons |
| Ivy Gate |
Luxury Custom Estates |
Panoramic views & gated privacy |
Low (Private/Quiet) |
| Garden Gate |
Single-Family Detached |
Proximity to 4S Ranch Sports Park |
Medium |
| Bridgeport |
Village-style Homes |
Steps from Stone Ranch Elementary |
High |
| Potenza |
Modern Two-Story |
Open-concept plans & value |
Medium |
| The Ravines |
Executive Homes |
Bordering 1,600 acres of open space |
Low (Nature-focused) |
| San Moritz |
Traditional Detached |
Larger lot sizes & central location |
Medium |
4S Ranch Market Snapshot (Early 2026)
| Metric |
Current Data |
Trend |
| Median Sale Price |
$1,885,000 |
Balanced |
| Inventory Growth |
+31% YoY |
Increasing |
| Avg. Days on Market |
56 Days |
Steady |
| Sale-to-List Ratio |
98% |
Fair |
📍 Location & Accessibility
4S Ranch is strategically located for commuters. Situated between the I-15 and the Rancho Santa Fe border, you are only 25 miles from Downtown San Diego and 13 miles from the coast. It provides easy access to the tech hubs of Sorrento Valley and the corporate offices of Rancho Bernardo.
Frequently Asked Questions: 4S Ranch in 2026
What are the Mello-Roos fees like in 4S Ranch? In 4S Ranch, Mello-Roos (special community facility district taxes) are a standard part of homeownership. They typically range from $400 to $1,000+ per month depending on the specific neighborhood and home size. These fees directly fund the award-winning PUSD schools and local parks.
Is now a good time to buy in 92127? With the 4S Ranch Real Estate Market 2026 showing a higher “Days on Market” (currently 56 days), buyers have more leverage today than in previous years. While prices remain premium, the ability to negotiate on repairs or closing costs is a rare window in this high-demand ZIP code.
