What is the rental yield in Torrey Highlands, San Diego, California?

The gross yield in Torrey Highlands, San Diego, California is 3.5%. That sits alongside prices about 5% above the city median and 26% above the state median, plus prices down 0.8% over the past year. The Red Flag score is 56, with walkability of 26 and education in the 93rd percentile.

How does Torrey Highlands compare to San Diego, California?

Torrey Highlands, San Diego, California is priced about 5% above San Diego and has a gross yield of 3.5%. Prices are down 0.8% over the past year, the Red Flag score is 56, walkability is 26, and education is in the 93rd percentile.

What are the main strengths and risks in Torrey Highlands, San Diego, California?

The main strength in Torrey Highlands, San Diego, California is education in the 93rd percentile. The main risk is the Red Flag score of 56. Other metrics are mixed: prices are about 5% above the city median and 26% above the state median, with gross yield of 3.5% and walkability of 26.

Neighborhood

Torrey Highlands

San Diego, California US

Torrey Highlands, San Diego, California has a mixed investment profile: prices are about 5% above the city median and 26% above the state median, with a gross yield of 3.5% and prices down 0.8% over the past year. The neighborhood combines a Red Flag score of 56 with walkability of 26 and education in the 93rd percentile, so the main strength is the school-score percentile while the main risk is the elevated Red Flag reading.

AI Summary•Updated June 2026

Area

4.07 mi²

ZIP Code

92129

County

San Diego County

State

California

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$1,259,626

YoY-0.8%

Gross Rental Yield

3.7%

Listed rent · ZORI annualized

Red Flag Index

Moderate

56 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

93 / 100

Excellent · better than 93% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Torrey Highlands Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Torrey Highlands, San Diego.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$1,259,626	-0.8%
Price / Sq Ft (Verified)	$710/sqft	+2.8%
Asking Rent (Median)	$3,896/mo	+8.8%
Gross Rental Yield	3.7%	—
Liquidity Score	34 / 100	Moderate
Homes Sold (Period)	114	+26.7%

Is Torrey Highlands Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited California crime context.

Red Flag Breakdown

56 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire100Very High

Earthquake100Very High

Flood60High

Heat40Moderate

Hail40Moderate

Hurricane20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): California averaged 25.6 crimes and 4.9 violent per 1,000 residents (-8.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Active transaction volume — 114 homes sold last period

Wildfire risk is Very High (100/100)

Earthquake risk is Very High (100/100)

Insights are generated from Torrey Highlands's live DistrictScore metrics.

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Torrey Highlands Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.3 µg/m³ Meets EPA, above WHO guideline-6.8% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Torrey Highlands centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 62% of U.S. neighborhoods.

California Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	25.6	4.9	-8.9%
2023	28.3	5.1	-0.7%
2022	28.6	5.0	+8.0%
2021	26.5	4.8	+1.9%
2020	25.8	4.4	-7.3%
2019	27.8	4.4	—

Reported at the state level — the finest official US crime aggregation; Torrey Highlands inherits the California figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Torrey Highlands

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

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Walkability & Amenities in Torrey Highlands

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

26

Car-Dependent

Walkability Score

3

Grocery

5

Dining

8

Schools

0

Universities

0

Hospitals

1

Pharmacies

11

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Torrey Highlands's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Torrey Highlands vs San Diego vs California

How Torrey Highlands benchmarks against its city and state medians.

Benchmark vs City & State

In Torrey Highlands, the median sale price sits about 5% above the median for San Diego neighborhoods and about 27% above the statewide median. Gross rental yield is 3.7%, against 3.6% for San Diego neighborhoods and 3.8% statewide. Over the past 12 months, prices fell 0.8%. Transaction liquidity sits above the median for San Diego neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Torrey Highlands	$710/sqft	3.7%	34
San Diego	$673/sqft	3.6%	31
California	$559/sqft	3.8%	28

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Buying Property in the US as a Foreigner

Federal & California tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.69% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 13.3%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.

Assessment Cap

Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.

Mansion Tax / Rent Control

No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Senior & Veteran Exemptions

Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.

1031 State Conformity

California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & California property-tax guidance for foreign buyers

Latest San Diego Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Torrey Highlands Real Estate FAQ

Torrey Highlands, San Diego, California shows a mixed profile. Prices are about 5% above the city median and 26% above the state median, gross yield is 3.5%, and prices are down 0.8% over the past year. The Red Flag score is 56, with walkability of 26 and education in the 93rd percentile.

Neighborhoods near Torrey Highlands

Compare Torrey Highlands with nearby neighborhoods in San Diego.

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