If you are new to San Diego and new to buying, you are doing two big things at once. The good news is that thousands of people do both every year: the IRS counted about 110,134 people moving into San Diego County in 2022–2023. This guide covers where they come from, whether to rent first, what is different about buying in California and a checklist that carries you through your first month.
Relocating
Moving to San Diego Before You Buy: A First-Timer’s Relocation Guide
Where San Diego County’s newcomers come from, whether to rent first, what is different about buying in California and a checklist that takes you from first search to first month.
Other states
Other states: who comes and who goes
State totals add up the county-level flows for each state.
Beyond California: the states
People moving between San Diego County and other states, 2022–2023, sorted by arrivals. Top 8.
| State | Moved in | Moved out | Net |
|---|---|---|---|
| Texas | 5,249 | 9,721 | −4,472 |
| Washington | 4,395 | 4,640 | −245 |
| Arizona | 4,387 | 7,283 | −2,896 |
| Florida | 4,008 | 6,158 | −2,150 |
| Virginia | 3,503 | 4,431 | −928 |
| New York | 2,508 | 2,020 | +488 |
| Nevada | 2,335 | 3,818 | −1,483 |
| Colorado | 2,172 | 2,868 | −696 |
In all, 61,537 people arrived from other states and 83,686 left for them, a net of −22,149. Texas is the busiest partner by volume (5,249 in, 9,721 out) and also the widest gap (−4,472).
Rent first, or buy first?
Neither is right for everybody. Renting first costs rent, but it gives you time to learn the neighborhoods, your commute and the market. Buying first fixes your housing sooner and starts building equity, but it commits you to a place you may not know well.
- Rent first if you are unsure where to live, need time to save or would be moving on a short timeline.
- Buy first if you know the area, have a lender’s pre-approval and want to settle quickly.
- Either way, compare with the rent-versus-buy tool and get pre-approved so you know your budget.
Differences to consider
Differences to consider before you move
The things newcomers most often ask about, with a place to start on each.
What to compare
General information for orientation. Confirm anything that matters with the official source, your lender and your agent.
| Topic | What to compare | Where to look or whom to ask |
|---|---|---|
| Rent first, then buy? | If you are not sure yet, a short lease can buy time. Check current rents and compare them with the cost of owning. | The rent-versus-buy tool. |
| Property tax | Expect a tax bill built on your purchase price, not on the last owner’s. After a sale, California also sends a supplemental bill for the difference, so keep some cash aside for it. | The property tax estimator; the county assessor for a specific address. |
| Special taxes | Ask whether the home is inside a special tax district and what it costs each year. It is added to the tax bill and is separate from the 1% base. | Your agent and the title company’s report; the county tax bill. |
| How the closing works | California uses neutral escrow and title companies to close most sales, and the standard purchase contract sets short contingency periods, commonly around 17 days for inspections and financing. Some states use attorneys instead. | Your agent and the escrow officer. |
| Disclosures and reports | Read every disclosure and report; they describe the home’s condition and its hazard zones. They are the best source of questions to ask. | Your agent; the inspectors you choose. |
| Insurance | Standard homeowners policies do not cover earthquakes, and flood is a separate policy. Get quotes before your contingency period ends so the premium is part of your budget. | An independent insurance broker. |
| Associations (HOAs) | If the home has an HOA, its documents are part of the purchase. Read the budget, the reserves and the rules on rentals, pets and parking. | The association’s documents, which escrow provides. |
| Utilities and running costs | Ask what the last owner paid for utilities across a full year, and whether the home has solar or a lease attached to it. | The seller (for recent bills) and the utility companies. |
Inside the ZIP code
Newcomers, ZIP by ZIP
The Census Bureau asks residents where they lived one year earlier.
Turnover in the ZIP code
Share of residents aged one year and over, by where they lived one year earlier. Source: Census Bureau, American Community Survey 5-year estimates, 2020–2024.
| Area | Same home | Moved within the county | From another California county | From another state | From abroad |
|---|---|---|---|---|---|
| ZIP 92118 (Coronado) | 78.7% | 8.0% | 3.1% | 8.5% | 1.7% |
| ZIP 92008 (Carlsbad Village and Terramar) | 80.0% | 12.7% | 2.5% | 3.4% | 1.4% |
| ZIP 92672 (San Clemente, north) | 85.2% | 7.5% | 2.8% | 2.7% | 1.8% |
| ZIP 92154 (Ocean View Hills and Otay Mesa) | 91.0% | 6.5% | 0.9% | 0.6% | 1.0% |
| ZIP 91913 (Chula Vista, EastLake and Otay Ranch) | 91.2% | 6.3% | 0.5% | 1.3% | 0.8% |
| San Diego County | 87.2% | 8.0% | 1.8% | 2.2% | 0.8% |
Roughly 21 in 100 residents of ZIP 92118 had a different address a year before, compared with about 13 in 100 across San Diego County. Newcomers from other states were 8.5% of residents (2.2% countywide).
Survey estimates have a margin of error, and a small share of residents in a ZIP are new each year. The figures describe the residents, not the neighborhood’s character.
Checklist
Your moving checklist
Practical steps for a move to the area, grouped by kind of task.
Your checklist
Print this page or copy the list. Not every item applies to every move.
Money
- Talk with a lender and get pre-approved so your budget is real.
- Write down the true monthly cost of owning: the loan payment, property tax, homeowners insurance and any association dues or special taxes.
- Work out how much cash you need at closing, using the closing cost tool, and keep a cushion.
- If you are coming from another state: Ask a CPA how a move to California changes your income taxes, especially if you are coming from a state without an income tax.
- Get moving quotes, or use the moving cost planner, and ask about insurance for the move.
- If you are coming from another country: Gather the financial documents a U.S. lender will ask for, and ask early how funds from abroad are documented.
- If you are selling and coming from elsewhere in California: Find out what your current home would net, and decide whether the sale has to close before you buy.
- If you are selling and coming from elsewhere in California: Before you sell, check with the county assessor whether Proposition 19 lets you keep your current property-tax base.
- If you are renting: Decide how much rent is comfortable and when you will revisit buying; the rent-versus-buy tool shows both sides.
- Keep some cash aside for the supplemental property tax bill California sends after a purchase.
Paperwork
- Read the seller’s disclosures (the Transfer Disclosure Statement and the Natural Hazard Disclosure) and ask your agent about anything unclear.
- For a home in an association, get the rules, budget, reserve study and meeting minutes and read them within your contingency period.
- Do not remove contingencies until you have seen an insurance quote for the home.
- Forward your mail with the postal service and update your address with your bank, employer, insurers and subscriptions.
- If you are coming from another state: Put a DMV visit on your calendar; new California residents are generally expected to license drivers and register vehicles quickly.
- If you are coming from another country: Open a U.S. bank account and ask a lender how to start building a U.S. credit history.
- If you are selling: Collect permits, HOA papers and repair records so buyers see a complete file.
- If you are renting: Keep a copy of your lease and note the notice period, deposit terms and renewal dates.
The home
- Schedule the general inspection and the pest inspection right away, since contingency periods are short.
- Do the final walk-through just before closing and check that the agreed repairs are complete.
- If you are selling: Request a personal market report and plan the repairs, staging and photography for your listing.
Daily life
- Visit at different times of day and in different seasons, and test the commute at rush hour.
- Explore the shops, parks and services near the streets you like; the local guide on this site is a start.
- Set up utilities and internet ahead of move day and find out what a typical year of bills looks like.
- Choose a doctor, dentist and vet and have records and prescriptions sent over.
- If you are coming from elsewhere in California: Look up pet licensing and the local waste, recycling and street-sweeping rules.
- Keep the essentials in one box you open first: chargers, medications, important papers and sheets.
How Rudy can help
A move to San Diego County is easier with someone who does the local homework. Rudy Flores, Real Estate Strategist at Coldwell Banker West, can send you a personal market report, explain the steps of a California purchase in plain English and keep the checklist above moving from one week to the next.
Tell him what you are hoping for and how soon, and he will start there.
Common questions
How much do I need to buy a first home in San Diego?
It depends on the price and the loan. The affordability tool and a lender’s pre-approval show your own numbers.
Do I need to live in San Diego before I buy?
No. Many buyers purchase from a distance with the help of video tours and a local agent. Some prefer to rent first.
Is a first-time buyer program available?
Several programs exist for California buyers. A lender can tell you which ones fit your situation.
A note on what this is
This page uses public statistics about where people move. It describes counts of people by county, state and ZIP code, not who any neighbor is, and it cannot say why anyone moved. Rudy Flores is a licensed real estate agent (CalDRE #02257808) with Coldwell Banker West, not a tax, immigration or legal professional; confirm anything that matters with the official source and with licensed advisors.
Keep exploring
- The first-time buyer guide — The whole process, step by step.
- How much can I afford? — Find your budget.
- Closing costs — Estimate cash to close.
- Moving cost planner — Estimate the cost of the move itself.
- Property Tax for First-Time Buyers: Budget It Before You Bid — How the property tax bill works after a purchase.
Talk to a lender. Rates, loan programs and approvals come from lenders, not from websites or real estate agents. Talk to your own mortgage broker, or use our preferred lender, Point Mortgage Corporation (NMLS #231073), at (619) 475-4095. You are always free to choose any lender you like, and you can verify any lender’s license at nmlsconsumeraccess.org.
Sources
- IRS Statistics of Income: migration data (county-to-county flows)
- U.S. Census Bureau: county population totals and components of change, 2020–2025
- U.S. Census Bureau: American Community Survey 2020–2024, table B07001 (geographic mobility)
General information for orientation, not legal, tax, financial or appraisal advice. Details change; confirm anything that matters with the official source, your lender and your agent.