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AVERAGE LIST PRICE: 4 BEDROOM $205,300 - 3 BEDROOMS $207,000

One of the up-and-coming suburban cities of the north county.. Plenty of land suitable for development. Recently opened a State University campus that is still expanding. Also has a community college, Palomar, that just celebrated its 50th anniversary. Enrollment about 24,000.

San Marcos is the kind of town where the maps are falling behind what's happening. For the present, most of the development is grouped on the east and west sides of the city. The east portion borders Escondido, which has two large shopping malls. The west borders the City of Vista. As you move across the valley, the new subdivisions appear. Nicely done, well maintained. Stucco and tile roofs, Mediterranean-Moorish look on many of them. Middle class and upscale. Parks and tot lots. A lot of the amenities are built in while the homes go up.

Several mobile home parks around the city account for most of the elderly. However, the new subdivisions are bringing the kiddies, and much attention is going to be paid to schools and education. Seven parks, five tot lots, two community swimming pools, two golf courses (one private). More parks on the way; city plans to have 24. Soccer, football, Little League, girls softball, gymnastics, 4-H, scouting, karate, music, dance and exercise classes. Many classes- activities at the community college, which has a noted performing arts program. Public gym, three basketball courts, community room,, gym center, Boys and Girls club.

Downtown San Diego is 38 miles. If you work locally or in southern Orange or Riverside counties, the commute will be better.