Free 45-page guide · 2026 edition
Including the parts that will talk you out of it.
Free, instant, no call required. If you'd rather just read it and never speak to me, that's a completely acceptable outcome.
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What's actually inside
Most relocation guides are forty pages of sunshine and a phone number. This one has numbers in it, and some of them are ugly.
Median detached home: $1,150,000. The conforming loan limit: $1,104,000. The median buyer is already in jumbo territory and doesn't know it.
Nobody here says "I live in San Diego." They say North County, East County, South Bay. Learn the map, stop wasting weekends.
50+ areas with real values, school quality, heat, and Mello-Roos exposure — plus the catch the listing photos hide.
May and June are the two cloudiest months of the year. Twelve degrees separate the airport from Escondido. Ten miles changes your electric bill.
Which freeway breaks, where, and at what hour. Plus the COASTER stop that most newcomers never discover.
"San Diego Unified" tells you nothing — it has 95,175 students. Here's what to actually ask about the specific address.
Mello-Roos, SDG&E at 45.55¢/kWh (2.5× the national average), the insurance market, and the sales tax nobody checks before buying a car.
Cal Fire's 2025 map update raised "very high" risk acreage 26%. Where the two catastrophic fires actually ran, and what it does to your premium.
The four clusters that decide your commute — and why living near the I-5/805 merge is a housing decision, not a traffic one.
A 90-day timeline in the order the steps have to happen. Plus the honest case for renting first.
Say "the 5." The California burrito has fries in it. Don't joke about the Chargers in your first year. Twelve questions to ask about any house here.
The free audit — and the six conditions under which I'll tell you to rent for twelve months instead.
Both ends of the move
Every relocation channel solves half the move. They hand you a neighborhood guide for where you're going and leave you to sell a house 2,000 miles away, on your own, timed against a purchase you can't control.
We place you with a vetted listing agent in your city — anywhere in the country — and stay in the loop on pricing, timing and offers so the sale lines up with the purchase instead of fighting it.
San Diego, or anywhere else you're headed. We represent you here directly and place you with a vetted buyer's agent if you're landing somewhere else.
Underwritten before you shop, structured around two closings instead of one, with a plan for the gap if the sale doesn't land first. This is the part that actually breaks relocations, and it's the part nobody coordinates.
A buyer rebate credited at closing — real money on your side of the settlement statement, fully disclosed to your lender, where state law permits it. Not a coupon. A credit.
Reasonable questions
Free. You get the full 45-page PDF the moment you submit the form. No call required, no credit card, no gate halfway through. If you download it and never speak to me, the guide still did its job.
No. You'll get the guide immediately, then a short series of emails over the following weeks that go deeper on the things people always write back about. One text asking if you want the audit. Reply STOP and it all ends instantly.
It's the ideal time. The two decisions that matter most — which area, and whether to buy or rent first — are best made with twelve months of thinking, not four weeks of panic. The financing side is the only part worth rushing.
The neighborhood chapters are San Diego-specific. The cost-of-ownership math, the sell-and-buy timing, and the financing are not. We handle relocations city to city nationwide — vetted agent on both ends, financing coordinated across both closings.
August 2026, every figure sourced, with the sources listed on the last page. Where two credible sources disagree — and in this market they often do — the guide shows the range and says so instead of picking the flattering one.
Regularly. Chapter 10 lists the six conditions where renting for twelve months is the better financial decision, and I apply them on the audit call. I'd rather lose a transaction than put someone in the wrong house in the wrong part of a county they don't know yet.