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Single Family ResidenceResidential
$2,553,206$608 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $2,250,000 on Jul 18, 2022

8395 WATSON RANCH RD

SAN DIEGO, CA 92129
6
Beds
5.5
Baths
4,196 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.21 ac
Lot SizeThe size of the land the home sits on, from county records.
2003
Year BuiltThe year the home was originally built, according to county records.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$2.6M
$2.4M low$2.7M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$2,250,000 · Jul 18, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$31,724 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$2,387,717 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,697,932
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$689,785
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,340,900

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.44
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
76
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
44
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
14
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
87
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySAN DIEGO
Lot (acres)The size of the land the home sits on, from county records.0.21
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(6)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Westview High SchoolA+
High · Grades 9–12 · 0.4 mi
M
Black Mountain Middle SchoolA
Middle · Grades 6–8 · 1.0 mi
E
Willow Grove Elementary SchoolA+
Elementary · Grades KG–5 · 2.0 mi

District: Poway Unified School District

Neighborhood · ZIP 92129These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.35
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.104
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.211

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.35%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.1%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.55,568
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,919 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$136,373
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$172,904
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.14 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.68%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8395 Watson Ranch Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in San Diego 92129
  • Costs less per square foot than 82% of homes in Torrey Highlands
  • Among the largest homes in San Diego 92129
  • Newer than 92% of homes in San Diego 92129

What homes are worth in San Diego 92129

Each bar is how many homes fall in that price range. The marker is this home.

This home
$435K$2.3M

This home is worth more than almost all homes in San Diego 92129.

How it measures up in San Diego 92129

The dot is this home. The mark in the middle is the typical home in San Diego 92129.

Estimated value$2,553,206
CheaperTypical $1,342,201Pricier

Pricier than almost all homes nearby

Price per ft²$608
CheaperTypical $656Pricier

Pricier than 22% of homes nearby

Living area4,196 ft²
SmallerTypical 1,979 ft²Bigger

Bigger than almost all homes nearby

Lot size0.21 ac
SmallerTypical 0.19 acBigger

Bigger than 58% of homes nearby

Year built2003
OlderTypical 1987Newer

Newer than 92% of homes nearby

How 8395 Watson Ranch Rd ranks against every home in each area.
MeasureThis homeTorrey HighlandsSan Diego 92129San Diego County
Estimated valuepricier than$2,553,20690% of homesalmost all homes95% of homes
Price per ft²pricier than$60818% of homes22% of homes59% of homes
Living areabigger than4,196 ft²92% of homesalmost all homes97% of homes
Lot sizebigger than0.21 ac52% of homes58% of homes44% of homes
Year builtnewer than200373% of homes92% of homes84% of homes

About 8395 Watson Ranch Rd

How much is 8395 Watson Ranch Rd, San Diego, CA worth?

The TopHap Estimate for 8395 Watson Ranch Rd, San Diego, CA is $2,553,206 as of Sep 24, 2026. The likely range is $2,371,752 to $2,734,660. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8395 Watson Ranch Rd, San Diego, CA last sell?

8395 Watson Ranch Rd, San Diego, CA last sold on Jul 18, 2022 for $2,250,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 8395 Watson Ranch Rd, San Diego, CA?

8395 Watson Ranch Rd, San Diego, CA has 6 bedrooms, 5.5 bathrooms, 4,196 square feet of living space and a 0.21-acre lot.

When was 8395 Watson Ranch Rd, San Diego, CA built?

8395 Watson Ranch Rd, San Diego, CA was built in 2003, making it 23 years old.

What schools serve 8395 Watson Ranch Rd, San Diego, CA?

8395 Watson Ranch Rd, San Diego, CA is assigned to Westview High School (high), rated A+; Black Mountain Middle School (middle), rated A; Willow Grove Elementary School (elementary), rated A+. All sit in Poway Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8395 Watson Ranch Rd, San Diego, CA compare to other homes in San Diego 92129?

Among the 16,204 homes in San Diego 92129, it is worth more than almost all of them ($2,553,206 against a typical $1,342,201), its price per square foot is higher than 22% of them ($608 against a typical $656), it is bigger than almost all of them (4,196 ft² against a typical 1,979 ft²), its lot is bigger than 58% of them (0.21 ac against a typical 0.19 ac) and it is newer than 92% of them (2003 against a typical 1987). Measured against all of San Diego County, it is worth more than 95% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 8395 Watson Ranch Rd, San Diego, CA?

The 2025 property tax bill for 8395 Watson Ranch Rd, San Diego, CA was $31,724. The county assessed it at $2,387,717.

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