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Single Family ResidenceResidential
$617,641$565 / 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 97How 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

8446 WINTER GARDENS BLVD

LAKESIDE, CA 92040
2
Beds
1
Baths
1,093 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.
0.27 ac
Lot SizeThe size of the land the home sits on, from county records.
1959
Year BuiltThe year the home was originally built, according to county records.

Valuation

$618K
$600K low$635K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,247 (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.$215,236 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$77,613
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$137,623
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$211,017

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.
68
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
47
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
19
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.0.27
PoolWhether the property has a pool, and what kind, such as in-ground.No

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

E
Lemon Crest Elementary SchoolD+
Elementary · Grades KG–5 · 1.6 mi
M
Lakeside Middle SchoolC+
Middle · Grades 6–8 · 1.7 mi
H
El Capitan High SchoolB
High · Grades 9–12 · 2.7 mi

District: Grossmont Union High School District

Neighborhood · ZIP 92040These 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.79
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.171

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.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.18%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.44,462
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.573 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$98,021
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$121,613
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.18 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

8446 Winter Gardens Blvd 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.

  • Worth less than 83% of homes in San Diego County
  • Costs more per square foot than 88% of homes in Winter Gardens
  • Smaller than 84% of homes in Lakeside 92040
  • Has a smaller lot than 79% of homes in Winter Gardens
  • Older than 87% of homes in San Diego County

What homes are worth in Lakeside 92040

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

This home
$318K$1.2M

This home is worth more than 21% of homes in Lakeside 92040.

How it measures up in Lakeside 92040

The dot is this home. The mark in the middle is the typical home in Lakeside 92040.

Estimated value$617,641
CheaperTypical $747,772Pricier

Pricier than 21% of homes nearby

Price per ft²$565
CheaperTypical $465Pricier

Pricier than 87% of homes nearby

Living area1,093 ft²
SmallerTypical 1,541 ft²Bigger

Bigger than 16% of homes nearby

Lot size0.27 ac
SmallerTypical 0.5 acBigger

Bigger than 29% of homes nearby

Year built1959
OlderTypical 1977Newer

Newer than 17% of homes nearby

How 8446 Winter Gardens Blvd ranks against every home in each area.
MeasureThis homeWinter GardensLakeside 92040San Diego County
Estimated valuepricier than$617,64126% of homes21% of homes17% of homes
Price per ft²pricier than$56588% of homes87% of homes49% of homes
Living areabigger than1,093 ft²20% of homes16% of homes25% of homes
Lot sizebigger than0.27 ac21% of homes29% of homes52% of homes
Year builtnewer than195920% of homes17% of homes13% of homes

About 8446 Winter Gardens Blvd

How much is 8446 Winter Gardens Blvd, Lakeside, CA worth?

The TopHap Estimate for 8446 Winter Gardens Blvd, Lakeside, CA is $617,641 as of Sep 24, 2026. The likely range is $600,243 to $635,039. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8446 Winter Gardens Blvd, Lakeside, CA last sell?

8446 Winter Gardens Blvd, Lakeside, CA last sold on Nov 7, 1997, according to the county's recorded deed.

How big is 8446 Winter Gardens Blvd, Lakeside, CA?

8446 Winter Gardens Blvd, Lakeside, CA has 2 bedrooms, 1 bathrooms, 1,093 square feet of living space and a 0.27-acre lot.

When was 8446 Winter Gardens Blvd, Lakeside, CA built?

8446 Winter Gardens Blvd, Lakeside, CA was built in 1959, making it 67 years old.

What schools serve 8446 Winter Gardens Blvd, Lakeside, CA?

8446 Winter Gardens Blvd, Lakeside, CA is assigned to Lemon Crest Elementary School (elementary), rated D+; Lakeside Middle School (middle), rated C+; El Capitan High School (high), rated B. All sit in Grossmont Union High School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8446 Winter Gardens Blvd, Lakeside, CA compare to other homes in Lakeside 92040?

Among the 12,316 homes in Lakeside 92040, it is worth more than 21% of them ($617,641 against a typical $747,772), its price per square foot is higher than 87% of them ($565 against a typical $465), it is bigger than 16% of them (1,093 ft² against a typical 1,541 ft²), its lot is bigger than 29% of them (0.27 ac against a typical 0.5 ac) and it is newer than 17% of them (1959 against a typical 1977). Measured against all of San Diego County, it is worth more than 17% 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 8446 Winter Gardens Blvd, Lakeside, CA?

The 2025 property tax bill for 8446 Winter Gardens Blvd, Lakeside, CA was $3,247. The county assessed it at $215,236.

More homes on Winter Gardens Blvd

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