From January through August 2026, ZIP code 92064 recorded 37 closed sales of attached homes, meaning condos and townhomes. Detached homes recorded 238 over the same eight months. The attached median was $750,000, the same figure as the year before, according to the Greater San Diego Association of REALTORS Local Market Update for Poway. On July 21, the Poway City Council approved Intracorp Homes' plan for 47 townhomes on Poway Road. That one project holds more homes than every attached sale in Poway so far this year combined.
So Poway runs two housing markets under one ZIP code. Detached homes are a resale market with very little new construction. Attached homes are a thin market, and its new supply is being built on a short stretch of a single road. The city has planned it this way for decades, and that planning shapes what a buyer here is actually comparing.
The map was drawn in 1980, and voters added a lock in 1988
The City of Poway has explained this choice directly. In an open letter posted September 22, 2026, the City Manager wrote:
"When we first became a city in 1980, Poway's leaders made a deliberate choice: concentrate multi-family housing and more intensive development along our commercial corridors and keep the rest of the town more rural with single family homes, trails, and vast open space."
Proposition FF, adopted in November 1988, added a second layer of protection. Land designated Rural Residential, Open Space or Planned Community cannot be redesignated for greater density without a public vote. The same rule covers changing its standards to allow more units, as described in the city's 2021 Housing Element. When the state required Poway to show where new housing could go, the answer was Poway Road. "We identified Poway Road as where we have capacity for more housing because there aren't sensitive habitats there," Development Services Director Julie Procopio told Voice of San Diego in August 2025.
Elsewhere in the city, building has been slow. Between 2018 and 2024, Poway issued 14.1 housing permits per 1,000 residents, the fourth-lowest rate in San Diego County. Procopio said most of that activity was homeowners adding ADUs or individuals building single-family homes on their own lots. The Poway Road Corridor Specific Plan, adopted in 2017, even cut the number of new homes once envisioned along the corridor from 2,000 to 1,148.
Two price lines in one ZIP code
With that history, the two segments of the 92064 market look like they belong to different towns.
| Poway 92064, Jan. through Aug. | Detached 2025 | Detached 2026 | Attached 2025 | Attached 2026 |
|---|---|---|---|---|
| Closed sales | 210 | 238 | 20 | 37 |
| Median sales price | $1,282,000 | $1,402,500 | $750,000 | $750,000 |
| Pending sales | 232 | 238 | 19 | 38 |
| Days on market until sale | 36 | 32 | 23 | 39 |
Through August 2026, attached closings nearly doubled and pending attached sales doubled exactly. The attached median did not move. Detached volume rose 13.3% and the detached median rose 9.4%. The longer view is calmer. SDAR's rolling 12-month medians, measured each April, show Poway detached homes at $1,310,000 in April 2024 and $1,300,000 in both April 2025 and April 2026. Townhouse-condo medians were $735,000, $750,000 and $750,000 over the same points. So the attached median has held at $750,000 since spring 2025, even as twice as many buyers went under contract this year.
The single-month numbers need care. In August 2026 alone, the detached median was $1,530,000, up 29.5% from August 2025, but that came from 23 sales. SDAR's own report warns that percent changes "can sometimes look extreme due to small sample size." The attached segment is thinner still. Poway had six attached closings in August 2026 and none in August 2025, and only 13 attached homes were for sale at the end of the month.
The detached segment has also tightened from the supply side. In August 2026, 64 detached homes were for sale, down from 119 a year earlier, which works out to 2.2 months of supply. New detached listings fell 24% year to date. Under the city's zoning approach, that segment has no corridor pipeline behind it.
What is approved, proposed and leasing on Poway Road
The corridor projects explain why the attached numbers are worth watching. The table below lists every project our research identified, with its status as of its most recent public reporting.
| Project | Developer | Location | Homes | Type | Latest status |
|---|---|---|---|---|---|
| Intracorp townhomes | Intracorp Homes | 13044 and 13056 Poway Road | 47 | Three-story townhomes; tenure not stated | Approved July 21, 2026; could break ground as early as end of 2026 |
| Poway Commons Phase 2 | Meridian Development | 13027 Poway Road | 42 | Three-story townhomes | Concept reviewed Aug. 18, 2026; no council action beyond recommendations |
| Poway Paseo | Kassab brothers | 13247 Poway Road | 72 | Rentals | Construction restarted; leasing forecast for January 2027 |
| West Village Poway | Fairfield Residential | 12849 Poway Road | 212 built, 16 more approved | Rentals | Original building completed 2025; addition approved at the Dec. 16 council meeting, as reported in January 2026 |
| Apollo | Chelsea Investment Corporation | 13098 Poway Road | 44 | Affordable senior rentals | Opened January 2022 |
Together, the two townhome projects come to 89 homes, both in the Town Center district of the specific plan. Through August 2026, Poway recorded 37 attached sales. The public reporting on Intracorp's project does not say whether its homes will be sold or rented. Poway Commons Phase 2 is still a concept. Neither one is a sure addition to the for-sale market yet. Still, the pipeline is large compared with the market it would join.
The new townhomes and the resale townhomes are different products
As described to the council, Intracorp's homes are three-story townhomes of 1,277 to 1,898 square feet in a Spanish mission style, with balconies, wrought iron railings and arched entries. All but two have three bedrooms. Forty-four have ground-floor two-car garages. Meridian's concept also calls for three-story townhomes, each with three bedrooms and a ground-floor two-car garage. Councilmember Anita Edmondson called the two-car garages "an important feature" with three-bedroom floor plans.
The schedule matters as much as the floor plan. Intracorp expects six months of demolition and grading, then 22 months of construction starting with the buildings that face Poway Road. Delivery would be phased over 24 months. If the end-of-2026 groundbreaking happens on time, those homes would arrive in stages through roughly late 2028. City staff estimated the finished project would add 296 daily vehicle trips to Poway Road. Councilmember Jenny Maeda, who voted no, pointed to the roughly four construction sites expected to be active along the road at the same time.
Each of these projects also includes ground-floor commercial space, and that space has been slow to fill. In January 2026, the restaurant and retail spaces at West Village were still vacant while Fairfield looked for tenants. In March 2026, Poway Paseo's developers had not yet named a restaurant or retailers for their 20,000 square feet of commercial space. The City Manager's letter says the pandemic made ground-floor tenants harder to find in new buildings, "a challenge that has continued to linger." Plans list storefronts suited to a coffee shop, deli, boutique or yoga studio, but until tenants sign, those uses are possibilities.
The corridor's parcels are still being reassigned
Even the sites marked for housing are still changing. At its Sept. 15, 2026 meeting, the council directed staff to plan an open space amenity on the former Big Stone Lodge parcel. The parcel is owned by the Poway Housing Authority and sits on the city's affordable housing inventory. Staff will come back with the steps to buy the parcel and a current list of sites zoned to meet Poway's Regional Housing Needs Assessment obligations. In July, a city spokesperson said existing zoning already provides a state-approved surplus of 202 affordable units, with no rezoning or height increases needed. Councilmember Maeda took a different view of the Intracorp approval, saying it moved 50 affordable units off that site.
For a buyer, this shows that the corridor's future mix of rentals, for-sale townhomes, commercial space and open space is still being settled one parcel at a time.
How Poway's attached market compares next door
The neighboring ZIP codes show how small Poway's attached segment is. These SDAR figures cover August 2026 only, so treat them as a snapshot.
| August 2026, attached | Poway 92064 | Rancho Bernardo West 92127 | Rancho Bernardo East 92128 | Scripps Ranch 92131 |
|---|---|---|---|---|
| Median sales price | $738,750 | $894,500 | $675,000 | $733,000 |
| Closed sales | 6 | 8 | 19 | 7 |
| Homes for sale | 13 | 38 | 83 | 32 |
| Months of supply | 2.8 | 3.8 | 3.3 | 4.8 |
At the end of August, Poway had the fewest attached homes for sale and the lowest months of supply of the four ZIP codes. Rancho Bernardo East had more than six times as many attached listings. A buyer set on a Poway townhome today is choosing from about a dozen listings. A buyer willing to wait can also consider whatever the Poway Road projects bring to market over the next two years.
Questions to settle before you make an offer
- For a resale townhome: where does it sit relative to 13044–13056 Poway Road, 13027 Poway Road and 13247 Poway Road? Which of those sites will be under construction during the first years you own it?
- For the Intracorp project: have the homes been confirmed for sale or for rent? Has construction started on the buildings facing Poway Road, where Intracorp said work would begin?
- For any home next to corridor commercial space: has a tenant signed, or is the storefront still listed for lease?
- For a detached home: what is the most recent month's inventory? It was 64 homes in August 2026, down 46.2% from a year earlier, and new listings were running below 2025's pace.
- For any price comparison: does it use year-to-date or rolling figures, or a single month built on a handful of sales?
At Conway & Associates, we follow Poway Road approvals and monthly 92064 sales alongside each other. For a Poway townhome or a resale detached home, we can show you where a specific property stands against the current pipeline and recent comparable sales. Request a Complimentary Market Consultation & Home Valuation, and we will walk you through the numbers for your street.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
