San Diego · 92127 · California
Del Sur
About Del Sur
Del Sur is the community on the northern portion of the City of San Diego’s Black Mountain Ranch planning area, in ZIP code 92127. The City places Black Mountain Ranch in Council District 5, west of 4S Ranch and Rancho Peñasquitos, south of Santa Fe Valley, east of Fairbanks Ranch and Rancho Santa Fe Farms, and north of Torrey Highlands. Camino del Sur and Camino del Norte are the primary access roads the City names for the planning area. Del Sur shares 92127 with 4S Ranch, so a listing that says only “San Diego 92127” can fall in either community. The tract matters as much as the ZIP.
The City Council adopted the Black Mountain Ranch Subarea Plan on July 28, 1998, and city voters approved it on November 3, 1998. The plan covers 5,100 acres and was approved in two stages. The City describes the first stage as the 3,690-acre community known as Santaluz, on the south side of the plan. The second stage is the remaining 1,410 acres. A later city environmental document for the North Village identifies that northern acreage as the Del Sur community. The adopted plan itself still uses the name North Village for this land. Santaluz has its own page on this site. The two stages share a plan. They are not the same set of streets.
Table 2.5-B of the subarea plan estimates about 2,902 homes in the North Village, on about 400 acres of residential land. The plan text rounds that to approximately 2,900 homes, including a residential-care component. Footnotes include 119 affordable units from the 1995 Black Mountain Ranch map, 200 North Village homes restricted to residents 55 and older, and 300 age-restricted units in a nearby continuing-care facility. The plan says those projections are approximate. This page does not publish a median price or a current home count. Use the live listings, then read the tax bill and the CC&Rs. Dues and any age restriction change from street to street.
At a Glance
Living in Del Sur
The 1,410-Acre Second Stage
Santaluz is the 3,690-acre first stage. The remaining 1,410 acres are the second stage, which the City’s North Village environmental addendum calls Del Sur. The adopted plan still labels that land North Village. Santaluz has a separate page under Carmel Valley.
West of 4S Ranch, on Camino del Sur
The City places Black Mountain Ranch west of 4S Ranch, with Camino del Sur and Camino del Norte as the named access roads. Del Sur Elementary is at 15665 Paseo del Sur. 4S Ranch, immediately east, is the parent hub for this page. Both use ZIP code 92127.
What the 1998 Plan Allows
Residential land in the North Village is about 400 acres, from lower-density detached lots to densities the plan describes as townhomes, condominiums, courtyard homes, and apartments. The phase-shifted column tied to the North Village sets aside about 225,000 square feet of commercial space, about 515,000 square feet of employment and office space, and a 300-room hotel designation. That hotel figure is an entitlement, not a statement that a hotel is open.
A Retail Town Center
Kimley-Horn, the civil engineer for Del Sur Town Center, describes a retail center serving Black Mountain Ranch, with a first phase anchored by Target and a later phase anchored by Sprouts. That is the engineer’s account of what was built. It is not the full commercial square footage the 1998 plan allows, and tenant lineups change. Confirm which pads are open before you treat the center as a finished list.
Poway Unified, by Address
The City’s Black Mountain Ranch page names Del Norte High, Del Sur Elementary, and Willow Grove Elementary. Del Sur Elementary, at 15665 Paseo del Sur, opened August 19, 2008, and the state directory lists it as a public K–5 school. Willow Grove is at 14727 Via Azul, on the Santaluz side of the same planning area. Del Norte High School is at 16601 Nighthawk Lane. Design39 Campus is at 17050 Del Sur Ridge Road. Confirm the assigned campus for the address.
Open Space on the Plan
The subarea plan designates parks and open space across Black Mountain Ranch, shared by the Santaluz and Del Sur stages. The City lists McGonigle Canyon between the 13900 and 14300 blocks of Camino del Sur, on the 92130 stretch of that road. Confirm the trailhead before you treat it as a Del Sur amenity. This page does not repeat trail-mileage claims from marketing.
Schools Serving Del Sur
Del Sur is in the Poway Unified School District. The campuses below are the ones the City of San Diego names on its Black Mountain Ranch page. That planning area also includes Santaluz, and Willow Grove Elementary sits on Via Azul on the Santaluz side. Assignments are address-specific and can change. Confirm the property at the district lookup before you rely on a campus.
| School Name | Grades | District |
|---|---|---|
| Del Sur Elementary | K–5 | Poway Unified · Paseo del Sur |
| Del Norte High | 9–12 | Poway Unified · Nighthawk Lane |
| Willow Grove Elementary | Elementary | Poway Unified · Via Azul, Santaluz side |
School assignments are address-specific and subject to change. Verify enrollment zoning directly with Poway Unified School District before purchasing. This data is for informational purposes only.
Del Sur on the Map
The Del Sur
Lifestyle
The streets follow the mix in the 1998 plan: lower-density detached houses, attached homes nearer the core, and a retail town center. Santaluz is the southern stage of the same plan. 4S Ranch is the master plan to the east. A 92127 address does not tell you which of the three a house is in.
Association dues, any age restriction, and any special tax are parcel facts. The plan sets aside age-restricted housing in the North Village and describes a school-facilities district for the subarea. Neither one applies itself to every lot. Read the CC&Rs, the current tax bill, and the district address lookup for the specific house.
- 1,410-acre second stage of the Black Mountain Ranch Subarea Plan
- ZIP 92127, west of 4S Ranch, along Camino del Sur
- Plan estimate of about 2,900 North Village homes, not a current listing count
- Detached houses and attached homes, depending on the tract
- Del Sur Elementary on Paseo del Sur — confirm every campus by address
- Retail town center the project engineer describes as Target- and Sprouts-anchored
- Age restrictions and special taxes are tract-specific — read the CC&Rs and the tax bill
Mello-Roos
The Black Mountain Ranch Subarea Plan says Poway Unified would form a community facilities district under the Mello-Roos Act to finance school facilities for the whole subarea. That is a financing method in the plan. It is not a dollar amount, and it does not tell you what a particular Del Sur parcel pays today.
Mello-Roos is a special tax used to repay bonds for schools, roads, parks, and other infrastructure. It is collected with the property tax. It is not an HOA charge, and it does not apply in the same way to every house in a ZIP code.
A home on one Del Sur tract and a home on another can carry different assessments, or a levy that ends on a different date. Read the current parcel tax bill, including the year any levy ends, and add HOA dues before you compare two streets in 92127.
Quick Facts
Mello-Roos and other special taxes vary by parcel and district. Confirm the current levy with the county tax collector or the Community Facilities District before you rely on it, and ask a tax adviser if you need advice about deductibility.
Need Help Understanding Mello-Roos?
Palisade Realty can walk through the parcel tax bill and the CC&Rs for a specific Del Sur address before you write an offer.
Del Sur Homes For Sale
Del Sur FAQ
What ZIP code is Del Sur?
Del Sur is in ZIP code 92127, in the City of San Diego. 4S Ranch also uses 92127, so the ZIP alone does not tell you which community a house is in. Del Sur is the northern portion of the Black Mountain Ranch planning area, west of 4S Ranch.
How is Del Sur different from 4S Ranch and Santaluz?
4S Ranch is the master plan to the east and the parent page for this one. Santaluz is the 3,690-acre first stage of the same subarea plan, south of Del Sur, with its own page under Carmel Valley. Del Sur is the 1,410-acre second stage. The City’s North Village document uses the name Del Sur. The adopted plan still says North Village.
Which schools serve Del Sur?
Poway Unified serves the planning area. The City names Del Norte High, Del Sur Elementary (15665 Paseo del Sur, opened August 19, 2008, grades K–5), and Willow Grove Elementary (14727 Via Azul, on the Santaluz side). Del Norte High School is at 16601 Nighthawk Lane. Confirm the house at https://apps.powayusd.com/AddressLookup/AddressLookup.aspx.
Is there a Mello-Roos tax in Del Sur?
The adopted subarea plan says Poway Unified would form a Mello-Roos community facilities district to finance school facilities for the Black Mountain Ranch subarea. Whether a specific house has a special tax, and how much it is, is on that parcel’s tax bill. HOA dues are separate. Do not assume every street in 92127 carries the same levy.
What types of homes are for sale in Del Sur?
The 1998 plan describes detached houses, attached homes near the village core, and age-restricted housing set aside on specific North Village tracts. Resale listings follow those tracts. Read the CC&Rs for any age rule or dues, and the tax bill for any special assessment.
Nearby Communities
to Consider
How Del Sur compares to neighboring areas — each with its own character, price point, and lifestyle.
| Community | Starting Price | Why Consider | |
|---|---|---|---|
| 4S Ranch | See listings | The master-planned community immediately east. 4S Ranch shares ZIP code 92127 and is the parent hub for this page. | → |
| Santaluz | See listings | The 3,690-acre first stage of the same Black Mountain Ranch Subarea Plan, on the south side of Del Sur. | → |
| Rancho Bernardo | See listings | The established community east of 4S Ranch, with its own page and a separate community plan from Black Mountain Ranch. | → |
| Carmel Valley | See listings | The coastal-valley community south of this planning area, including the Santaluz page. | → |
Find Your Home
in Del Sur
Explore available residences in Del Sur. Hedda Parashos and the Palisade Realty team work this part of San Diego, including 4S Ranch.