Fastest-Appreciating Neighborhoods in Escondido, CA

East Grove is the big northeast quarter of Escondido, roughly 15 square miles that climb from El Norte Parkway and East Valley Parkway into boulder-strewn hills at the edge of Daley Ranch. The farther in you drive, the more the subdivisions give way to avocado slopes, horse property and open chaparral. ... See Full Page

Curving streets, big lots and old oaks define Felicita, the hilly southwest edge of Escondido between Interstate 15 and the city line. It is quieter and greener than the flats closer to downtown, and it takes its name from the county park at its edge. ... See Full Page

East Valley Parkway is the spine of Midway, the stretch of east-central Escondido between the parkway and El Norte Parkway. Strip centers line the parkway for well over a mile, and the homes behind them sit close enough to walk over for groceries. ... See Full Page

Vineyard is Escondido's working west side, the wedge between SR-78 and West Valley Parkway that runs from I-15 out to the San Marcos line. Despite the name, its landmarks are a hospital, a brewery and blocks of business parks, with homes filling in around them. ... See Full Page

Up where Broadway leaves the valley floor and starts climbing toward the hills, North Broadway is a small residential slice of Escondido between I-15 and Conway Drive, just north of El Norte Parkway. It is about half a square mile, mostly houses, and quieter than the busy commercial blocks to the south. ... See Full Page

Country Club fills Escondido's northwest edge, north of El Norte Parkway and west of I-15, with San Marcos right over the western line. The name comes from the Escondido Country Club golf course, which closed in 2013, and the long fight over what would replace it shaped the neighborhood for years. ... See Full Page

Kit Carson Park gives this broad stretch of south Escondido its name and much of its weekend routine. As a neighborhood, Kit Carson stretches from the older blocks west of Escondido Boulevard down past Felicita Avenue to the Westfield mall and the shore of Lake Hodges, so it covers a lot of different ground. ... See Full Page

Half-acre yards, avocado trees and hillside views of the mountains mark East Valley, a small residential wedge at the eastern end of Escondido where East Valley Parkway and Highway 78 come together. It feels closer to the old groves than to the busy commercial blocks farther west. ... See Full Page

Central Escondido covers most of the flat valley floor around the old town center, from El Norte Parkway south to Felicita Avenue and from Interstate 15 east to Ash and Juniper streets. It wraps around downtown and the Old Escondido historic district on three sides, so a lot of everyday Escondido, from the transit center to the busiest grocery aisles, happens here. ... See Full Page

Winding hill roads, flowering slopes and long views toward the San Pasqual Valley give East Canyon its feel. This southeast edge of Escondido sits east of Bear Valley Parkway and south of Highway 78, where the city gives way to farm fields, wineries and chaparral. ... See Full Page

Grand Avenue gives Downtown Escondido the feel of an old main street, with shops, patios and bars packed along a few walkable blocks. The neighborhood is a compact grid running from Centre City Parkway east to Hickory and Ivy streets and from Washington Avenue down to Fifth Avenue, with an arm reaching out Valley Parkway toward I-15. ... See Full Page

Deep front porches and Victorian gables set Old Escondido apart from the rest of Escondido, a historic district of roughly 900 homes laid out on a grid below Grand Avenue. Downtown's restaurants and the arts center are close enough that many errands start on foot. ... See Full Page