Harmony Grove Village, Escondido is a 742-home master-planned village in unincorporated San Diego County, on three sides of the Harmony Grove Road and Country Club Drive crossroads. Harmony Grove Village homes carry an Escondido mailing address and ZIP 92029, the first homes sold in May 2015, and a separate 453-home Harmony Grove Village South was re-approved by the County in October 2025 and is in litigation.
The number that matters is the gap between asking and closing. Over the 90 days ending November 6, 2026, 3 Harmony Grove Village homes closed, from $1,032,500 to $1,400,000, and 2 of the 3 closed above list price, per CRMLS, while the one Harmony Grove Village home for sale on November 6 asked $899,000 for a smaller house and had sat 72 days.
This page covers where Harmony Grove Village sits, the stock, Harmony Grove Village South, fire, Mello-Roos, schools, what its homes cost against what sold, how fast they clear, the Escondido comparison, and how to buy without overpaying.
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Harmony Grove Village is in unincorporated San Diego County, west of the City of Escondido, on about 468 acres around the crossroads of Harmony Grove Road and Country Club Drive. The County’s February 7, 2007 approval describes the site as “approximately 468 acres” planned as “a new mixed-use rural village,” per the Board of Supervisors’ statement of proceedings. The village sits about 2.5 miles west of Interstate 15 and 2.6 miles south of State Route 78, per the County’s environmental impact report for the adjacent Harmony Grove Village South site.
The fixed points around Harmony Grove Village:
Three things define Harmony Grove Village housing stock: a 2007 County plan, two builders, and homes built from 2014 on. The County approved the village for 742 homes and two acres of commercial use on February 7, 2007 under Specific Plan SP 04-003. Standard Pacific opened the first neighborhoods in May 2015 and Lennar followed in 2019; the 3 houses that closed between August 6 and November 6, 2026 were built in 2016 and 2017, per CRMLS.
The 3 recent Harmony Grove Village sales by feature:
Harmony Grove Village’s named neighborhoods are Lusitano, Canteridge, Seabreeze and Andalucia, opened by Standard Pacific on May 30, 2015, and Contessa, opened by Lennar in May 2019. Two of the 3 closings between August 6 and November 6, 2026 named their neighborhood, per CRMLS:
Harmony Grove Village has seven community parks, two miles of multi-use trails and The Grove, the community pool and recreation center. Lennar’s 2019 release for Contessa lists “seven community parks, two miles of scenic multi-use trails” plus The Grove, with a future Village Center, an equestrian area and a dog park still planned at that date, per Lennar.
The Harmony Grove Village Center site, the two-acre office and retail parcel at Country Club Drive, Country Living Way and Trailblazer Lane, is proposed for 27 live/work homes instead. The applicant, H Grove N K Investors LLC, proposes 27 live/work units of about 2,200 to 2,700 square feet with rear two-car garages under Specific Plan Amendment SPA-25-001, in public disclosure from October 16 to December 1, 2025, per San Diego County Planning & Development Services. No decision had been found as of October 19, 2026; a buyer counting on village retail should price the site as housing.
Harmony Grove Village South is a separate 453-home project on about 111 acres sited about 400 feet south of Harmony Grove Road, planned to complete the fourth quadrant of the crossroads. The County’s environmental impact report describes five home types and about 5,000 square feet of commercial and civic space, per the Final EIR summary; the plan the Board heard in 2025 carried four acres of parks, two miles of trails and about 35 acres of biological open space, per Times of San Diego.
The Harmony Grove Village South timeline:
Yes. The Board of Supervisors re-approved Harmony Grove Village South 5-0 on October 1, 2025, after the Planning Commission’s unanimous recommendation on August 22, 2025, per NBC 7 San Diego. No construction start had been reported as of October 19, 2026, so a buyer in the original village should price the southern parcel as approved, contested and unbuilt.
Yes. Harmony Grove Village is in the State Responsibility Area, where CAL FIRE holds wildfire protection responsibility, per the County of San Diego’s EIR for the adjacent Harmony Grove Village South site, and Rancho Santa Fe Fire Protection District Station 5 sits inside the village at 2604 Overlook Point Road. Times of San Diego reported in January 2025 that CAL FIRE designates the valley a Very High Fire Hazard Severity Zone.
The May 2014 Cocos Fire burned 1,995 acres and its east flank moved toward Harmony Grove, per the Rancho Santa Fe Fire Protection District’s incident log. It destroyed 25 structures at the Harmony Grove Spiritualist Association, per Times of San Diego’s May 22, 2014 report.
What the fire file means for a Harmony Grove Village buyer:
Yes. Homes in Harmony Grove Village carry County of San Diego Community Facilities District No. 2008-01 (Harmony Grove Village), formed June 25, 2008 over about 470 acres, with Improvement Areas 1 and 2 under distinct special-tax formulas, per the County Board of Supervisors’ September 2014 record.
The Mello-Roos district was still levied for fiscal year 2026-27: “the levies fund ongoing operations, maintenance, and services such as parks, stormwater facilities, fire protection,” per the state CEQA database. The special tax is set per parcel and improvement area; read the current tax bill for the exact figure.
What a Harmony Grove Village buyer reads before the offer:
Rincon del Diablo Municipal Water District provides potable and recycled water to Harmony Grove Village, and sewer runs through the village’s own water reclamation facility. The developer built the facility, designed for 180,000 gallons a day per Rincon’s 2017 state CEQA filing, and ownership transferred from the County Sanitation District to Rincon del Diablo effective June 1, 2019, per the San Diego Regional Water Quality Control Board.
Three schools serve Harmony Grove Village: Bernardo Elementary, Del Dios Academy of Arts and Sciences and San Pasqual High School, per Lennar’s 2019 Contessa release and the County’s environmental impact report for the adjacent Harmony Grove Village South site. Harmony Grove Village sits in the Escondido Union School District and the Escondido Union High School District, per that report, which places the three schools about 4.7, 2.9 and 7.8 miles from the site, in that order. Confirm the schools for a specific Harmony Grove Village address with the Escondido Union School District’s school site locator before you write an offer that depends on a school.
Harmony Grove Village sits between a 784-acre nature reserve and a 2012 hospital. Four fixed points within the valley and the city next door:
Harmony Grove Village homes cost between $1,032,500 and $1,400,000 on the last 90 days of closings: 3 single-family houses inside the village closed between August 6 and November 6, 2026, per CRMLS, from a 2016 Canteridge house on Overlook Point Drive at $1,032,500 to a 2017 Andalucia house on Fledgling Drive at $1,400,000. Three sales are too few for a village median, so the dollar benchmarks are the two named areas that hold them: ZIP 92029, 26 closings at a median $1,255,000 and $491 per square foot, and the Escondido MLS area, 148 closings at a median $927,500 and $475 per square foot, over the same window.
Every sales figure on this page excludes off-market sales entered in the MLS only as comps.
Three Harmony Grove Village homes sold in the last 90 days, all single-family and all built since the village opened, per CRMLS:
| Harmony Grove Village closing | built | sq ft | closed | final list | original list | days |
|---|---|---|---|---|---|---|
| 2946 Fledgling Drive | 2017 | 3,640 | $1,400,000 | $1,485,000 | $1,485,000 | 10 |
| 21565 Trail Ridge Drive | 2016 | 2,519 | $1,085,000 | $1,075,000 | $1,075,000 | 7 |
| 2640 Overlook Point Drive | 2016 | 1,922 | $1,032,500 | $999,950 | $999,950 | 3 |
CRMLS closings, August 6 to November 6, 2026, single-family, inside the village. Where they landed against the two benchmarks:
All 3 Harmony Grove Village closings landed above Escondido’s $927,500 median, and 1 of the 3 above the ZIP 92029 median of $1,255,000.
Harmony Grove Village’s one asking price sits below what closed, mostly on size, and has sat longer: the one Harmony Grove Village home for sale on November 6, 2026 asked $899,000, per CRMLS, against 3 closings between $1,032,500 and $1,400,000 over the prior 90 days. Per square foot it sits inside the closed range, $480 against $385 to $537, on 1,873 square feet, smaller than any of the three. It had been listed since late August, 72 days, where the 3 closings took 3, 7 and 10 days. The two sets are different houses in the same village, so price an offer off the closed tape, not the asking tape.
One Harmony Grove Village home was for sale on November 6, 2026, per CRMLS, and one more was pending:
Yes, on a thin record: 2 of the 3 Harmony Grove Village homes that closed in the 90 days ending November 6, 2026 sold above their final list price and 1 closed below it, per CRMLS; 1 of the 3 closed below its original list price, and both above-list sales went within 7 days. The published sale-to-list ratio is Escondido’s, since three sales are too few for a village ratio: a recency-weighted 98.9% of list across the 148 sales in the Escondido MLS area.
The three speed bands for Harmony Grove Village’s 3 closings:
One of the 3 Harmony Grove Village homes that closed in the 90 days ending November 6, 2026 sold below its original asking price, per CRMLS, and none of the 3 sellers cut the list price before closing. The one: 2946 Fledgling Drive, $1,485,000 to $1,400,000 in 10 days with no cut, 94.3% of its ask.
Harmony Grove Village homes took 3, 7 and 10 days to sell across the 3 closings. All three were faster than the Escondido MLS area’s median of 25 days across 148 sales, and two were faster than ZIP 92029’s 9.5 days across 26, per CRMLS closings between August 6 and November 6, 2026. Escondido sold 59 of its 148 homes within two weeks over that window; Harmony Grove Village sold 3 of 3, and none took 45 days or longer. On three sales, read the days as the record, not as a village median.
Active Harmony Grove Village listings show 72 days on market because the active count measures homes that have not sold yet. The one Harmony Grove Village home for sale on November 6, 2026 had been listed 72 days, per CRMLS; the 3 homes that closed took 3, 7 and 10 days, all inside two weeks. A portal quoting the active figure is describing unsold inventory, not how fast a priced-right house in the village clears.
Harmony Grove Village has too few sales to call a buyer’s market or a seller’s market: its 3 closings read like a seller’s market and its single listing like a slow one. The signals through November 6, 2026, per CRMLS: 2 of 3 closings above list and all 3 within 10 days, against 1 active listing at 72 days after a cut to $899,000. Escondido overall: a recency-weighted 98.9% of list, 48 of 148 above list, a 25-day median and 2.1 months of supply.
The four balance indicators for Harmony Grove Village:
Harmony Grove Village has too few sales for a months-of-supply figure: one Harmony Grove Village listing was active on November 6, 2026 against 3 closings over the prior 90 days, per CRMLS, both counts from the same tape and the same boundary, and on three sales and one listing no rate is published. Escondido carried 2.1 months: 101 active listings against 48.4 sales a month.
Harmony Grove Village compares to other Escondido neighborhoods on three closings: all 3 of its sales landed above the Escondido median of $927,500, but only 1 of the 3 above Escondido’s $475 median per square foot, per CRMLS closings between August 6 and November 6, 2026. ZIP 92029, which holds the village, is Escondido’s priciest ZIP at a $1,255,000 median across 26 sales; Hidden Meadows is the slowest pocket on this site’s map at 53.5 days; San Marcos carries the highest price per square foot in the table at $556. Harmony Grove Village’s own row is three sales, so its medians and ratio are not published here.
| Escondido area or pocket | Sales | Median sale | Sale-to-list | Median days | Per sq ft | Active |
|---|---|---|---|---|---|---|
| Escondido (MLS area, four ZIPs) | 148 | $927,500 | 98.9% | 25 | $475 | 101 |
| ZIP 92029 (holds Harmony Grove Village) | 26 | $1,255,000 | 99.6% | 9.5 | $491 | 21 |
| ZIP 92026 (holds Hidden Meadows) | 54 | $893,250 | 98.3% | 38.5 | $462 | 34 |
| Hidden Meadows (page boundary) | 14 | $923,000 | 97.9% | 53.5 | $420 | 10 |
| San Marcos (MLS area) | 60 | $1,222,500 | 98.6% | 16.5 | $556 | 51 |
| Harmony Grove Village (village, thin sample) | 3 | not published | not published | not published | not published | 1 |
CRMLS closings, August 6 to November 6, 2026, single-family, raw figures; actives are raw MLS listing counts as of November 6. Hidden Meadows’ $923,000 median falls between its two middle sales, $880,000 and $966,000. Two reads from the table:
To buy a home in Harmony Grove Village, Escondido without overpaying, run three moves before the first offer: price the house by neighborhood off the closed tape, add up the carry before you set the number, and read the fire and access file. A buyer strategy consult runs all three before the first showing.
Objective: anchor the offer to what Harmony Grove Village buyers paid for the same plan. Signal: the 3 closings ran $385 to $537 per square foot and $1,032,500 for 1,922 square feet in Canteridge to $1,400,000 for 3,640 square feet in Andalucia, on lots of 6,236 and 6,021 square feet, with plan size behind both spreads, per CRMLS through November 6, 2026. Risk: pricing a Lusitano plan against an Andalucia closing because both sit in the same village. Play: pull the closings for the same neighborhood, plan size and lot position, set the band per square foot, and open from that band.
Objective: know the monthly cost beyond the mortgage. Signal: County CFD 2008-01 on the parcel, a homeowners association, and a Very High Fire Hazard Severity Zone insurance market. Risk: a special tax plus dues plus a fire premium that together move the affordable price by six figures. Play: the current tax bill, the HOA disclosure and a bound insurance quote, all inside the contingency period, with the total written next to the offer price.
Objective: no surprises after acceptance. Signal: State Responsibility Area, Station 5 inside the village, a single-access objection on Country Club Drive under County study, and a 453-home project next door that is approved, contested and unbuilt. Risk: pricing in retail at the Village Center or open land to the south that the file says will change. Play: four checks for any Harmony Grove Village address, run before the offer deadline:
Harmony Grove Village is in neither Escondido nor San Marcos. It sits on unincorporated San Diego County land west of the Escondido city limits, and its developer described it in 2015 as “between Escondido and San Marcos,” per Standard Pacific Homes. County government, not a city council, governs it.
Harmony Grove Village was approved in 2007 and built from 2014 on. The County approved the plan on February 7, 2007, the first four neighborhoods opened for sale on May 30, 2015, Lennar’s Contessa neighborhood opened in May 2019, and more than 700 homes had been built by January 2025, per Times of San Diego.
One Harmony Grove Village home was for sale on November 6, 2026, per CRMLS, asking $899,000 after a cut from $925,000. The live grid on this page shows listings across ZIP 92029, which takes in the village and the land around it, so its count runs higher.
Yes, on one listing, though no recent sale did: the one Harmony Grove Village home for sale on November 6, 2026 asked $899,000 after a cut from $925,000, a 1,873-square-foot Lusitano plan on Riding Trail Drive, per CRMLS. None of the 3 Harmony Grove Village closings between August 6 and November 6, 2026 came in under $1,000,000; the lowest was a 2016 Canteridge house of 1,922 square feet on Overlook Point Drive at $1,032,500.
Yes. Harmony Grove Village has a homeowners association, and its parcels also carry the County’s Community Facilities District No. 2008-01 special tax. Dues and the management company are on the listing’s HOA disclosure; the special tax is on the tax bill.
Harmony Grove Village’s ZIP code is 92029, with an Escondido mailing address. All 3 Harmony Grove Village closings between August 6 and November 6, 2026 and the one active listing on November 6 carried ZIP 92029, per CRMLS.
Two builders built Harmony Grove Village: Standard Pacific Homes, which built and opened the first four neighborhoods on May 30, 2015, and Lennar, which built Contessa and opened it on May 25, 2019 from a sales office at 2924 Gait Way, per Lennar’s 2019 release.
Harmony Grove Village is about 2.5 miles from I-15. The County’s environmental impact report for the adjacent Harmony Grove Village South site places the crossroads about 2.5 miles west of Interstate 15 and 2.6 miles south of State Route 78; the drive runs east on Harmony Grove Road toward Escondido.
This is not a conversation about touring. It is about whether the number you plan to write is anchored to the closings on this page or to the asking prices, and whether the carry, the special tax, the dues and the fire premium, is in the number or outside it. That is where Harmony Grove Village buyers keep or give away five figures a year.
Book a buyer strategy consult and leave with a price band for the neighborhood you want, the carry added up, and the four fire-and-access checks already run. Or call 310-409-7242.
Next move: send the address. We will pressure-test it.
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