A freshly painted, newly carpeted three bedroom, 3.5 bath corner townhome in 4S Ranch, offered at $880,000. Three stories, 1,498 square feet, a two car attached garage, and the quieter corner position inside the HOA. Steps to 4S Commons, inside Poway Unified School District, a short drive to Costco in Carmel Mountain and the coast via SR 56.
16918 Vasquez Way #73 is a Spanish Mediterranean townhome arranged over three levels, 1,498 square feet of interior space, three bedrooms, three full baths, and a half bath on the main living level. The corner position is the detail I lead with. One fewer shared wall, two more exposures for natural light, and the extra cross breeze that an interior unit cannot match. It shows up in how the home feels day to day rather than how it reads on paper.
The seller invested in fresh paint throughout and new carpet in the bedrooms before listing, which puts the home in a true turnkey position for a buyer who wants to move in without a project list. At $880,000 the price works out to roughly $587 per square foot, in range with recently closed comparable townhomes in the 4S Ranch area.
Full size kitchen with a large center island, pendant lighting, dark wood cabinets with glass front uppers, quartz counters, Samsung stainless refrigerator with ice and water dispenser, stainless gas range and oven with microwave above, stainless dishwasher, and garbage disposal. Breakfast bar seating at the island, and sightlines directly into the main living area.
HOA dues are $366 per month and include access to a community pool and spa, a BBQ and outdoor dining area, and maintenance of the shared landscaping, walkways, and gated amenity area. The buildings are Spanish Mediterranean in style, with tile roofs, stucco exteriors, iron railings, and mature palm and shade trees throughout the complex. The community was built in 2006.
Full details on what the HOA covers are confirmed in the HOA disclosure package. Contact me for a current copy.
4S Ranch is a planned community in the north inland corner of the City of San Diego, built out largely between the late 1990s and the mid 2000s by Pardee Homes on former ranchland. The name is a nod to the four historical ranching families (Sikes, Stowe, Smith, and Sutherland) who worked the land before suburban development arrived. Today it is one of the most consistently in demand family submarkets in the 92127 zip code, which it shares with Del Sur, Santaluz, and Rancho Encantada.
What distinguishes 4S Ranch from newer master builds nearby is that it has had two decades to settle in. The trees are mature. The retail anchors are established rather than aspirational. The schools have graduating classes with track records. For a buyer evaluating 92127 against the broader inland North County market, 4S Ranch is the pocket where the amenities are already here and already working.
The anchor of daily life in 4S Ranch is 4S Commons Town Center, and from 16918 Vasquez Way it is a walk rather than a drive. 4S Commons carries the full size Ralphs that handles weekly grocery runs, plus the usual roster of restaurants, coffee, dry cleaning, dentistry, and urgent care. The practical result is a routine where a buyer can run most daily errands without starting the car.
A Target sits roughly a mile from the listing for the trips 4S Commons does not cover. Costco is a few miles south in Carmel Mountain, a quick I-15 run and a routine stop for most 4S Ranch households.
4S Ranch sits inside the Poway Unified School District, which is the quiet reason this submarket holds its value through rate cycles. Assigned schools for 16918 Vasquez Way, per the current district boundary and GreatSchools ratings on the listing: Monterey Ridge Elementary (8/10), Oak Valley Middle School (8/10), and Del Norte High School (10/10). Demand from families specifically targeting PUSD boundaries is the single most durable source of buyer traffic I see in 92127.
For a buyer, that reputation translates into resale confidence. For an investor, it shows up as reliable rental demand from families on multiyear leases rather than short tenancies.
School ratings sourced from GreatSchools via Redfin. School boundaries are set by Poway Unified School District and may be reassigned. Confirm current assignment for the address with the district before purchase.
4S Ranch is laced with open space more thoroughly than most suburban communities of its vintage. 4S Ranch Sports Park is the civic anchor, with lit ball fields, a skate park, and a dog park. Hilltop Community Park and Starridge Park handle the neighborhood scale uses. The Lusardi Creek Loop and connecting trails give runners and dog walkers an escape into real open space without needing to drive to one.
Vasquez Way is minutes from both the I-15 and State Route 56. The I-15 handles the north and south commute into Rancho Bernardo, Mira Mesa, and downtown San Diego. SR 56 is the east to west connector that reaches Del Mar and the coast in roughly 15 to 20 minutes under normal traffic. For buyers working in the Sorrento Valley biotech and tech corridor, the SR 56 route is the practical daily commute. For buyers who work downtown, the I-15 express lanes make a 25 to 30 minute door to desk a realistic average.
Three types of buyer have the clearest case for 16918 Vasquez Way. First, a family moving into the Poway Unified footprint for schools who wants a turnkey entry point into 92127 without the price tag of a detached home nearby. Second, a downsizer coming out of a larger 4S Ranch or Del Sur house who wants to stay in the community and keep the same errands, parks, and neighbors. Third, an investor who recognizes that corner units in PUSD boundaries do not often come to market freshly updated at this price point.
Private showings are available by appointment. Contact me directly for an in person tour, floor plan, HOA disclosure package, or any specific questions about the home or the HOA.
Listing details reflect information available at the time of publication and are subject to change. Square footage, bedroom and bath counts, HOA details, and amenity descriptions should be independently verified by any prospective buyer. School boundaries are set by Poway Unified School District and may be reassigned. Payment estimate is illustrative only and is not a loan commitment; actual rates and terms vary by borrower. This page is not legal, financial, or tax advice. Ezra Betech is a licensed California real estate broker associate with Balboa Real Estate (DRE #02099073).