National City for First-Time Buyers: What Your Money Gets You

On a Sunday afternoon on A Avenue, there's a line at the walk-up window at Niederfrank's. It's been scooping ice cream since 1948, and the people in line span about four generations. A few blocks away, kids are skating at Kimball Park and someone's grandma is setting up a birthday party with enough food for the whole neighborhood. Downtown San Diego is about ten minutes up the freeway.

This is the National City a lot of first-time buyers don't know about until they tour it. Then they walk up the path to a 1920s bungalow with a front porch and a price that actually fits, and it changes the question from "can we afford a house?" to "which house?"

Why first-time buyers end up here

• Price. National City has been one of the more affordable cities in the county, which means more buyers can qualify for a single-family home here instead of a condo somewhere else.
• Location. It sits between downtown San Diego and Chula Vista, with the I-5, I-805 and SR-54 all running through. Naval Base San Diego is right next door.
• Transit. The Blue Line trolley stops in National City, so a car-free commute downtown is realistic.
• Little or no Mello-Roos. Most neighborhoods were built long before special tax districts, so your monthly payment is easier to predict.

What kinds of homes you'll find

National City is one of the oldest cities in the county, and its housing tells that story:

• Early 1900s bungalows and a few Victorians near the historic center.
• Mid-century single-story homes across most neighborhoods.
• Condos and townhomes, usually the lowest entry point.
• Duplexes and small multi-unit properties.

Lots can be bigger than you'd expect this close to downtown, and some have room for an ADU. To see what's actually selling right now, check our National City market report.

A strategy worth knowing: house hacking

With an FHA or VA loan, you can buy a property with up to four units, as long as you live in one of them. Rent from the others can help cover your mortgage. National City has more of these small multi-unit properties than many areas nearby.

It isn't for everyone. Being a landlord takes time, and older rentals often need work. But for the right buyer, it's one of the fastest ways to build equity in San Diego. Ask your lender how rental income would count toward your qualification.

What to check before you buy

Older homes are where the value is. They're also where the surprises hide. During your inspection period, pay close attention to:

• Plumbing and electrical. Old galvanized pipes and outdated wiring are common and can be costly to replace.
• Foundation and drainage, especially on sloped lots.
• Unpermitted additions. Garage conversions and back rooms are common here. Ask whether they were permitted, since it affects safety, insurance and resale.
• The sewer line. A camera inspection costs a few hundred dollars and can save you thousands.

One more note: San Diego County's down payment assistance program doesn't cover National City. Ask your lender about CalHFA programs and anything the city itself offers.

Life in National City

• Pepper Park on the bay, with a fishing pier, a playground and the Pier 32 Marina next door.
• Kimball Park, with a skate park, a rec center and community events all year.
• Heritage Square and Brick Row, the Victorian-era heart of town.
• Westfield Plaza Bonita for shopping, plus some of the best Filipino and Mexican food in the county.