Why Buyers Love Broadway Heights, Lemon Grove, CA
A car-dependent residential pocket in Lemon Grove serving first-time buyers, growing families, and investors seeking solid fundamentals over walkability.
About Broadway Heights in Lemon Grove
Broadway Heights is a residential neighborhood in Lemon Grove defined by single-family homes, modest price points, and a strong car culture. The area attracts first-time homebuyers and young families drawn to a median home value of $478,175, well below Lemon Grove's city median of $593,200. Broadway Heights emphasizes affordability and practical suburban living over urban density, with 79.7% of residents commuting by personal vehicle and a median household income of $77,054 supporting steady demand.
Real Estate Market in Broadway Heights
| Median home price | $478k |
|---|---|
| Year over year change | +3.2% |
| Price per sq ft | $285 |
| Median rent | $1,787 |
| Typical days on market | 52 days |
| Buyer competition | Moderate |
| Walk Score | 20 |
| Transit Score | 14 |
| Bike Score | 12 |
Broadway Heights maintains steady market activity with inventory typically clearing within 45 to 60 days. Home prices reflect the broader Lemon Grove market, which has stabilized after recent volatility.
Offers near list price with 7 to 14 day closing timelines typically succeed in this neighborhood. Homes needing cosmetic updates often trade at 2 to 4 percent below asking, providing entry opportunities for buyers comfortable with minor repairs.
Who Thrives in Broadway Heights
Additionally, broadway Heights delivers an accessible entry point at $478k median, with 70.8% owner-occupancy signaling stable long-term residents.
Additionally, 26.4% of households have children, supported by schools like San Miguel Elementary and Encanto Elementary within walking distance, plus Chollas Park for outdoor recreation.
Additionally, median rent of $1,787 and strong owner-occupancy create steady rental demand; cash flow potential exceeds Lemon Grove city averages.
7.8% work from home currently; quiet, affordable residential character suits hybrid schedules despite limited transit options.
Additionally, affordable pricing and family-centered services appeal to some retirees, though low walk scores and transit access require car dependency.
Property Types in Broadway Heights
Dominant housing stock, 1960s-1990s vintage, typically 3 bed, 1.5 to 2 bath on modest lots.
Smaller footprint appeals to investors and downsizers; lower HOA fees than regional averages.
Limited vacant parcels; occasional teardown or remodel opportunity attracts local builders.
Living in Broadway Heights, Lemon Grove
Daily life in Broadway Heights revolves around family routines, weekend shopping at nearby Walmart Supercenter and Albertsons, and quick drives to dining spots like Bambino's Pizza and Rubio's. Additionally, the neighborhood maintains a quiet, suburban rhythm with most residents working outside the area, making the 79.7% commute-by-car rate the defining feature. Recreation centers at Chollas Park and local fitness options like KMF Athletics serve those seeking community engagement beyond the residential block.
- Bambino's Pizza & Deli · 6 min walk
- Chuck E. Cheese · 20 min walk
- Birrieria La Lotería · 23 min walk
- McDonald's · 23 min walk
- Rubio's · 25 min walk
- Starbucks · 23 min walk
- Royal Pearl Tea · 27 min walk
- Starbucks · 34 min walk
- Chollas Park · 19 min walk
- Berry Street Park · 21 min walk
- Walmart Supercenter · 23 min walk
- Albertsons · 32 min walk
- Imperial Food Supermarket · 35 min walk
- Food Bargain Market · 37 min walk
- Sammy's Mexican Bakery · 37 min walk
- KMF Athletics · 4 min walk
- Family Health Center for Older Adults · 19 min walk
- Encanto Park Recreation Center · 27 min walk
- San Diego County Health and Human Services · 28 min walk
- The Block Club · 35 min walk
- Community Actor's Theatre · 32 min walk
Annual events: Lemon Grove community festivals, local school fundraisers, seasonal farmers markets
Schools Near Broadway Heights, Lemon Grove
Additionally, broadway Heights benefits from proximity to several established public schools serving K-8 students, with San Miguel Elementary (37.5 GreatSchools score) and Encanto Elementary (36 score) as primary feeders. Private alternatives including Victory Christian Academy and Tabernacle Christian Academy offer families additional choice.
Elementary Schools
School Score 62 with 57% math and 67% reading proficiency
Proximitii 2026School Score 53 with 54% math and 52% reading proficiency
Proximitii 2026School Score 37.5 with 33% math and 42% reading proficiency
Proximitii 2026School Score 36 with 33% math and 39% reading proficiency
Proximitii 2026Middle Schools
School Score 38.5 with 32% math and 45% reading proficiency
Proximitii 2026School Score 33.5 with 26% math and 41% reading proficiency
Proximitii 2026School Score 32 with 27% math and 37% reading proficiency
Proximitii 2026Private Schools Nearby
- Brookshire International Academy (9-12) — 26-minute walk
- Victory Christian Academy (9-12) — 29-minute walk
- Tabernacle Christian Academy (PK-12) — 37-minute walk
Feeder pattern: Most Broadway Heights residents feed into Lemon Grove and Spring Valley secondary schools; check district boundaries when narrowing a purchase.
Source: Proximitii 2026
Commute from Broadway Heights
Additionally, broadway Heights is fundamentally car-dependent, with minimal transit infrastructure making personal vehicles essential for work commutes and daily errands. Most employment centers lie within 15 to 35 minute drives, reflecting the neighborhood's position in inner East San Diego County.
Additionally, limited public transit with regional bus service at Madera Street & Primera Street; no rail or light rail access.
Neighborhoods Near Broadway Heights
Not sure Broadway Heights is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Broadway Heights
What is the average home price in Broadway Heights, Lemon Grove?
The median home value in Broadway Heights is approximately $478,175, making it one of the more affordable neighborhoods in greater San Diego County. Single-family homes typically range from $420,000 to $550,000, while condos and townhomes occupy the $350,000 to $480,000 bracket. Prices reflect the neighborhood's car-dependent character and distance from the most walkable urban centers, creating value for buyers prioritizing affordability over transit access.
Is Broadway Heights a good place to live?
Broadway Heights offers solid fundamentals for families and first-time homebuyers: stable homeownership at 70.8%, median household income of $77,054, and proximity to schools and parks like Chollas Park. The neighborhood trades walkability (walk score of 20) for affordability and suburban quietness. Buyers comfortable with car-dependent living and seeking a family-friendly, stable residential setting will find Broadway Heights well-suited to their needs.
What schools serve Broadway Heights?
San Miguel Elementary (37.5 GreatSchools score, K-6) and Encanto Elementary (36 score, K-5) are the primary public feeders serving most Broadway Heights families. Rolando Park Elementary (62 score) is also nearby for those in adjacent boundaries. Additionally, private options include Brookshire International Academy and Victory Christian Academy. Families should verify exact school assignments with the Lemon Grove School District, as boundaries sometimes shift.
Is Broadway Heights safe?
Broadway Heights maintains moderate safety metrics consistent with inner East San Diego County neighborhoods. Additionally, local police presence and community engagement through schools and recreation centers contribute to residential stability. Like any neighborhood, property crime and vehicle theft occur; buyers should review police response data and speak with local residents. The high owner-occupancy rate (70.8%) typically correlates with stronger neighborhood cohesion.
Who should consider moving to Broadway Heights?
First-time homebuyers seeking affordable entry into homeownership, young families attracted to stable suburban living, and small-scale investors seeking rental income will find Broadway Heights appealing. Remote workers may appreciate the quiet, residential setting, though they will depend entirely on personal vehicles for errands and commuting. Buyers prioritizing walkability or public transit access should look elsewhere in San Diego County.
How is commuting from Broadway Heights?
Broadway Heights is fundamentally car-dependent, with 79.7% of residents commuting by personal vehicle. Additionally, the neighborhood offers reasonable freeway access for drives to downtown San Diego (25 to 35 minutes), the airport (28 to 35 minutes), and nearby employment centers. Public transit via bus service exists but offers limited frequency and coverage; transit commutes typically exceed 60 minutes to major destinations. Plan to own or lease a reliable vehicle if considering this neighborhood.
Where this Broadway Heights data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in Broadway Heights, Lemon Grove
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