$579,000
428 San Marcos #162, San Marcos, CA 92069
Updated End-Unit Townhome in Gated Villa Aspara — 2 Primary Suites
2 Bed · 2.5 Bath · 1,187 Sq Ft
Turnkey 2BR/2.5BA end-unit with attached 2-car garage and resort amenities
2
Beds
2.5
Baths
1,187
Sq Ft
1993
Built
2.688 acres (community parcel)
Lot
Attached finished 2-car garage (per listing) — verify
Garage
About 428 W San Marcos Blvd #162
This end-unit townhome in the gated Villa Aspara community delivers an unusually spacious and flexible layout for a 2-bedroom property. The main level welcomes you with a gracious living area centered on a raised fireplace and crown molding, flowing to a private patio ideal for dining or quiet mornings. An upgraded kitchen features stone countertops, plentiful cabinetry and a seamless connection to the dining area—perfect for entertaining. A convenient powder room on the main level adds true functionality.
Upstairs the plan surprises with not one but two large primary suites, each with a private ensuite bath—an excellent arrangement for roommates, multigenerational living, or a dedicated home office. Skylight accents and tall sliding doors expand the sense of space; two separate balconies put the unit steps away from tree-lined common areas and benches that give this corner location a park-like ambiance.
Recent mechanical and cosmetic updates make this home move-in ready: brand-new plush carpeting and a recently installed high-efficiency air conditioning system and furnace. The listing indicates an attached finished two-car garage with windows, providing valuable covered parking and storage—a noteworthy advantage in North County. Villa Aspara residents enjoy resort-style amenities including a sparkling pool and spa and a large fully fenced dog park.
Situated just minutes from Bressi Ranch shopping (Trader Joe’s, restaurants and services), Cal State San Marcos, and quick access to CA-78 and I-15, this property blends low-maintenance community living with excellent convenience. Whether you’re seeking an owner-occupied retreat or a high-demand rental, this well-conditioned end-unit represents one of the better-value townhome opportunities in San Marcos.
Home Highlights
Property Features
Interior Features
- 2 primary suites, each with ensuite bathroom
- Powder room on main level
- Raised fireplace with crown molding
- Skylight and tall sliding doors
- Upgraded kitchen with stone countertops
- New plush carpeting
- New high-efficiency A/C and furnace
Exterior & Lot
- End-unit overlooking park-like greenbelt
- Two private balconies
- Private patio off family room
- Attached finished two-car garage (per listing)
- Gated community with landscaped common areas
Location & Neighborhood
- Villa Aspara / Bressi Ranch area
- Walking distance to Bressi Ranch shopping and Trader Joe's (≈0.5–1.0 mi)
- Short drive to Cal State San Marcos and local employers
- Easy access to CA-78 and I-15
Walkability & Recreation
- Walkability Rating: 65/100
- On-site pool & spa, fenced dog park
- Nearby trails and parks (local greenbelts, Double Peak region within a short drive)
- Community benches and landscaped corridors
Neighborhood & Location
Villa Aspara sits within the broader Bressi Ranch area of San Marcos — a planned mixed-use neighborhood known for pedestrian-friendly streets, contemporary residential product, and nearby shopping/dining at Bressi Ranch. The community appeals to families, professionals and students, offering a balanced North County lifestyle with parks, trails and easy highway access.
Market Insights
San Marcos remains an attractive North County submarket for buyers seeking comparatively affordable ownership near jobs, schools and transit corridors. In early 2026 the condo/townhome sector shows stable pricing with modest year-over-year gains and relatively low available inventory, especially for turnkey units with attached garages and community amenities. Townhomes in Bressi Ranch/Villa Aspara typically capture strong interest from owner-occupiers and university-affiliated renters due to proximity to CSUSM and local retail. Given current conditions, well-presented end-units with recent mechanical upgrades tend to sell faster than the average condo product — a seller-friendly dynamic if priced competitively. For buyers, the unit's list price of $579,000 sits within a reasonable band for renovated 2BR townhomes in the area; verify HOA dues and reserve condition before finalizing an offer.
Nearby Schools
La Mirada Elementary / San Elijo Elementary (verify assignment)
Elementary · ≈1–2 mi
Twin Oaks Middle / San Elijo Middle (verify assignment)
Middle · ≈1–3 mi
San Marcos High School
High · ≈2–4 mi
Walkability & Recreation
Immediate access to community pool/spa, a fenced dog park, neighborhood greenbelts and trails; Double Peak and regional trail access are a short drive away.
Investment Highlights
- Two primary suites each with ensuite bathrooms — rare floorplan for 2BR units
- End-unit overlooking greenbelt with two private balconies
- Recent HVAC and carpet updates reduce near-term CapEx
- Attached finished two-car garage (per listing) — valuable for Southern California buyers
- Resort-style community amenities: pool/spa and fully fenced dog park
- Short drive/walk to Bressi Ranch retail, CSUSM, and CA-78 access
Key Findings
- List price: **$579,000**; 1,187 SF; 2 beds, 2.5 baths; built 1993 (data confidence high).
- Listing claims attached finished two-car garage — this conflicts with scraped parking flag; verification recommended.
- End-unit position and interior updates justify moderate premium within townhome comps.
- Community features and location near Bressi Ranch add appeal to both renters and owner-occupiers.
- Price history shows multiple relists and prior higher ask prices in 2025, indicating prior market testing.
Things to Consider
- HOA/association status is unclear in scraped fields — verify monthly dues, CC&R restrictions, and special assessments.
- Parking/garage discrepancy between scraped parking flag and descriptive claims requires verification in title/trust deed.
- Condo/townhome valuations can be sensitive to association financials and insurance/reserve levels — request HOA packet.
Opportunity Analysis
Acquire a turnkey, updated 2BR/2.5BA end-unit townhome in a gated, amenity-rich community near Bressi Ranch; positioned for quick resale to owner-occupiers or steady rental income to local university and healthcare employees.
Potential Use Scenarios
- If purchasing as owner-occupier: offer near midpoint of estimated range for quick acceptance (≈$575–585k), contingent on HOA review.
- If purchasing as investor: require HOA financials and reserve study; consider a 1–3 year hold to capture modest appreciation and stable rents.
- Obtain a full inspection to confirm condition of HVAC (recently installed) and roof; secure HOA resale packet prior to escalation.
Risk Factors
- Unclear HOA dues/structure may materially affect net operating costs and resale desirability.
- Condo market sensitivity to interest rate shifts could slow buyer pool for higher-priced townhomes.
- Potential for special assessments or inadequate reserves in HOA.
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$560K
Midpoint
$580K
High
$600K
$488/SF estimated price per square foot
Estimate anchored to current list price of **$579,000**, adjusted for unit condition (recent HVAC, carpet, kitchen upgrades), end-unit premium, two primary suites, and local townhome market dynamics in San Marcos. No live comparable sales pulled — range reflects typical 3-5% negotiation variance and local condo price band.
As of 2026-03-14
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
North County San Diego has seen modest population and job growth; San Marcos is popular with families and students due to university presence.
Nearby Points of Interest
- Bressi Ranch shopping & Trader Joe's (≈0.5-1.0 mi)
- Cal State San Marcos (≈2-3 mi)
Close to Bressi Ranch retail/dining, parks, dog park and community pool/spa within Villa Aspara; easy access to CA-78 for east/west travel and I-15 for north/south.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
Sale History
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