Condos and townhomes
Attached homes near 4S Commons, the lowest entry prices in 4S Ranch.
Entry price
Buy a home in 4S Ranch and keep the commission
Most homes for sale in 4S Ranch are resales. When the seller or a builder pays your agent's commission, TurboHome credits most of it back to you. On a $1,800,000 home in San Diego, California, that's about $30,000 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
4S Ranch is
developed by
developed by
Your 4S Ranch savings stack
- Seller concessionsPrice cuts, closing costs, repairs
- Negotiated
- TurboHome rebateOn a $1,800,000 home
- +$30,000
- You keep both
- Your deal + $30,000
What to know before buying in 4S Ranch
4S Ranch is a master-planned community of about 2,900 acres in unincorporated San Diego County, west of Interstate 15 and next to Rancho Bernardo, in ZIP code 92127. Newland Communities developed it, with homes built from about 2001 to 2014. The community has about 4,700 homes, from condos and townhomes to large single-family houses, and a shopping center, 4S Commons, at its core.
Association materials describe more than 10 miles of walking trails, over 1,600 acres of open space, 22 acres of community parks, a town green, a splash park, a baseball field, and a community garden. Poway Unified serves the area, and many families are drawn by its schools, including Del Norte High School. Every home sits inside Poway Unified's CFD No. 6, and tracts north of Rancho Bernardo Road also pay a second special tax for Improvement Area B.
4S Ranch is a resale market. From January to September 2026, homes sold for a median of about $1.8 million, down 8% from 2025, and single-family homes for about $2.02 million. The master HOA is $105 a month in 2026, and some neighborhoods add a sub-association. With prices softer than last year, a local buyer's agent who knows each tract's special taxes and recent sales is how you get the best price in 4S Ranch.
- 2,900
- Acres
- 4,700
- Homes planned at build-out
- 2001
- Year homebuilding started
- Median about $1.8M
- New home prices
- School districts
- Poway Unified School District
- Property tax
- About 1% plus bonds and PUSD CFD 6 (estimate)
- HOA dues
- Master HOA $105 a month (2026)
- Master developer
- Newland
Stack your rebate on top of the deal in 4S Ranch
Most buyers take the listing as offered. The cheapest house in the neighborhood comes from layering three savings.
The seller's or builder's incentive
Sellers in 4S Ranch can offer price cuts or closing-cost credits, and any builder still selling there may advertise rate buydowns. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
When the seller or builder pays the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $30,000 on a $1,800,000 home.
What we negotiate on top
Price, repairs after inspection, and seller-paid closing costs. Sellers rarely offer these to buyers who don't ask.
- Home price
- $1,800,000
- Seller- or builder-paid commission (2.5%)
- $45,000
- TurboHome flat fee
- $15,000
- Your TurboHome rebate
- $30,000
Example at a 2.5% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $30,000 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$1,800,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$30,000
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $1,800,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $45,000
- TurboHome flat fee
- $15,000
- Estimated rebate
- $30,000
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $1,800,000
$30,000
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
Where to buy inside 4S Ranch
Each section has its own age, price point, and school zoning. Here is how they compare.
Single-family tracts
Detached homes built from the early 2000s to 2014, with a 2026 median near $2 million.
Detached
North of Rancho Bernardo Road
Tracts here pay an extra Poway Unified special tax for Improvement Area B. Check the bill before comparing prices.
Extra special tax
Near 4S Commons
Homes close to the shopping center, parks, and trails trade some quiet for walkability.
Walkable
What our local agents check in 4S Ranch
The details that change your monthly payment or resale value, and that a listing won't mention.
Use the softer market
4S Ranch prices fell about 8% in 2026 while nearby Del Sur rose. Our local agents use that gap to push for price cuts or seller credits.
Check for sub-association dues
Some neighborhoods pay a second HOA on top of the $105 master fee. We confirm every account before you commit.
Compare tracts by special tax
Two homes of the same size can pay different special taxes depending on which side of Rancho Bernardo Road they sit. We compare full monthly costs.
Ask if solar is owned or leased
Many newer California homes have solar. A lease or loan transfers with the home, so we confirm the terms before you remove contingencies.
Read the tax bill, not the listing
Listings often skip special taxes. We pull the latest county tax bill for each address so you can compare true monthly costs between homes.
Meet your Agents
Meet your Agents
Experience: 20+
No. of Transactions: 1012+
“Licensed Realtor serving San Diego and Memphis with expertise in residential, commercial, and investment properties.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in 4S Ranch: common questions
Yes. When the seller offers buyer-agent compensation, or we negotiate it into your offer, TurboHome keeps a flat fee and credits you the rest at closing. On a $1,800,000 home with 2.5% compensation, that is $45,000 minus a $15,000 flat fee, for a TurboHome rebate of $30,000. Your lender confirms how the credit is applied.
More San Diego communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Otay Ranch new homes
Chula Vista, CA
Selling new homes
Pacific Highlands Ranch new homes
San Diego, CA
Built out, resale only
Civita new homes
San Diego, CA
Late stage, fewer lots left
San Elijo Hills new homes
San Marcos, CA
Built out, resale only
Del Sur new homes
San Diego, CA
Built out, resale only
Millenia new homes
Chula Vista, CA
Selling new homes
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Sam Souri: 92127 home prices through September 2026
- Team Azizi: 4S Ranch guide and Mello-Roos
- Beyond the Keys: 4S Ranch HOA and Mello-Roos
- Wikipedia: 4S Ranch, California
- 4SConnect: 4S Ranch Master Association documents
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in 4S Ranch?
Talk to a local California agent about homes for sale, pricing, and your TurboHome rebate before your first tour.
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