Rural East County out Highway 94: one acre minimum lots and bigger, septic and wells, and room for horses.
Jamul sells only a few homes a month, so the median moves around. The three month median has stayed between about $880K and $1.08M over the past year and is near $1M now. On a smoothed basis, Jamul's median has risen roughly 13% over the past five years.
The recent median sits around $1.01M, with about 4.4 months of supply, homes selling near 97.8% of original list, and a median of roughly 32 days on market.
Over five years the median sale price in Jamul is up about 13%, while the price per square foot is up about 26%. The median is the more conservative of the two here, which happens when smaller or more modest homes make up more of what sells now. Values held up better than the headline median suggests.
Price per square foot is the sale price divided by the home's interior square footage.
Both figures use the same smoothed five year comparison: the average of the last twelve monthly medians against the average of the first twelve. A gap of eight points or more is treated as a mix shift. That threshold was set by testing, not picked: an earlier version flagged nine of nineteen areas, which is noise. It now flags eight of forty.
With supply around 4.4 months and homes going near 97.8% of list, there is room to negotiate, and a clean well and septic report is worth more than a few thousand off the price.
September homes sold in a median of about 32 days. Have the well, septic and insurance answers ready before you list.
Supply is running around 4.4 months. As long as listings stay scarce, prices hold firm; a rise in inventory would be the first sign of easing.
Acreage and rural homes can be harder to finance, so the rate and the appraisal both matter here.
Get Pre-Approved →Jamul takes in Jamul proper, North Jamul, Deerhorn Valley, Lyons Valley, Honey Springs and Steele Canyon. Lots run from one acre near the main roads to ten acres and up farther out, and that drives price more than anything. Only a few homes sell in a month, so the monthly numbers here jump around.
No Mello Roos. The costs to check are different out here: septic and well inspections, and fire insurance, since the whole area is rated Very High fire hazard.
The name comes from the Kumeyaay. Rancho Jamul was granted to Pío Pico in 1829 and later held by Henry Burton and María Amparo Ruiz de Burton, whose family tried a cement works here in 1891. Much of the old ranch is now the Rancho Jamul Ecological Reserve and the Hollenbeck Canyon Wildlife Area. The county's Jamul/Dulzura plan keeps lots at one acre or more with no sewer, and much of the area relies on groundwater. About 87 percent of homes are detached and most of the rest are mobile homes. Jamul Casino opened in 2016. 91935 is the ZIP.
What is the median home price in Jamul?
The median sale price in Jamul is $1.01M on a trailing three month basis, using closed sales through September 2026.
How long do homes take to sell in Jamul?
Homes in Jamul are selling in a median of about 32 days.
Is Jamul a buyer's or a seller's market?
Jamul has about 4.4 months of supply, which reads as a balanced market. Under three months favors sellers, three to six is balanced, and above six favors buyers.
How much have home prices risen in Jamul?
The median in Jamul is up about 13% over the past five years, measured as the average of the last twelve monthly medians against the first twelve.
Are homes in Jamul selling for asking price?
Homes in Jamul are closing at about 97.8% of original list price.
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