An island has an inside and an outside, and both are moving. On the inside, about 21 in every 100 Coronado residents lived at a different address a year earlier. On the outside, tens of thousands of people move in and out of San Diego County each year. This page lays out both sets of numbers and ends with a checklist that changes depending on whether you are buying, selling first or renting first.
The Numbers
Coronado Island Moves: Arrivals and Departures by the Numbers
How many Coronado residents lived somewhere else a year ago, where San Diego County’s arrivals and departures go, and a checklist for buying, selling or renting first.
Inside the ZIP code
Turnover by ZIP code
The Census Bureau asks residents where they lived one year earlier.
Residents by where they lived one year earlier
Share of residents aged one year and over, by where they lived one year earlier. Source: Census Bureau, American Community Survey 5-year estimates, 2020–2024.
| Area | Same home | Moved within the county | From another California county | From another state | From abroad |
|---|---|---|---|---|---|
| ZIP 92118 (Coronado) | 78.7% | 8.0% | 3.1% | 8.5% | 1.7% |
| San Diego County | 87.2% | 8.0% | 1.8% | 2.2% | 0.8% |
The turnover in ZIP 92118 over a year: 21.3% at a new address (countywide 12.8%). Of every 1,000 residents, about 85 arrived from another state, against about 22 in San Diego County overall.
Survey estimates have a margin of error, and a small share of residents in a ZIP are new each year. The figures describe the residents, not the neighborhood’s character.
The big picture
How many people arrive and leave
Two public sources, the IRS and the Census Bureau, count moves into and out of San Diego County.
People moving in and out of San Diego County
People counted on tax returns (adults and their dependents) whose address changed between counties; grouped by where they came from or went. Source: IRS Statistics of Income.
| Where from or to | Moved in 2022–2023 | Moved out 2022–2023 | Net 2022–2023 | Net 2021–2022 |
|---|---|---|---|---|
| Other California counties | 44,138 | 40,714 | +3,424 | +2,646 |
| Other states | 61,537 | 83,686 | −22,149 | −30,475 |
| Other countries | 4,459 | 3,946 | +513 | +964 |
| All moves | 110,134 | 128,346 | −18,212 | −26,865 |
For 2022–2023 the tax-return data show 110,134 people moving in and 128,346 moving out of San Diego County, which nets to −18,212. That is arrivals of about 3.4% of the population and departures of about 3.9%.
The Census estimate, year by year
Estimates for July 1 of each year; “net” is natural change plus domestic and international migration.
| Year | Population | Births minus deaths | Domestic migration | International migration | Net change |
|---|---|---|---|---|---|
| Year to July 1, 2022 | 3,279,089 | +12,497 | −16,848 | +13,358 | −3,490 |
| Year to July 1, 2023 | 3,279,736 | +12,357 | −29,397 | +17,945 | −11,452 |
| Year to July 1, 2024 | 3,287,542 | +12,517 | −22,231 | +17,665 | −4,566 |
| Year to July 1, 2025 | 3,282,248 | +12,462 | −23,876 | +6,132 | −17,744 |
A second public source, the Census Bureau’s population estimates, shows the same direction. Domestic migration was −23,876 in the year to July 1, 2025, and international migration +6,132 (it was +17,665 the year before).
These are counts of people and households by place. They cannot say why anyone moved, and they leave out people who do not file a tax return. Small flows are grouped together by the IRS and not shown.
From and to
Who is on the other end of the move
County to county, 2022–2023, from IRS tax-return address changes.
Top counties people moved to
People who moved out of San Diego County in 2022–2023, by the county they moved to. Top 8.
Top counties people moved from
People who moved into San Diego County in 2022–2023, by the county they left. Top 8.
Both directions side by side
Flows under 10 tax returns are not published, which is why some cells say so.
| County | Moved in | Moved out | Net |
|---|---|---|---|
| Riverside, CA | 8,425 | 12,708 | −4,283 |
| Los Angeles, CA | 9,296 | 6,906 | +2,390 |
| Orange, CA | 5,810 | 4,787 | +1,023 |
| Maricopa, AZ | 2,636 | 3,877 | −1,241 |
| San Bernardino, CA | 2,928 | 2,303 | +625 |
| Clark, NV | 1,829 | 3,142 | −1,313 |
| Santa Clara, CA | 2,368 | 1,655 | +713 |
| Honolulu, HI | 1,719 | 1,529 | +190 |
Read across the table: Los Angeles, CA is the biggest origin (9,296), Riverside, CA the biggest destination (12,708), with the best net exchange for San Diego County against Los Angeles, CA (+2,390) and the weakest against Riverside, CA (−4,283).
How to read the two sets of numbers
The ZIP-code table asks a simple question: is this resident in the same home as a year ago? Coronado’s answer is “no” more often than the county’s. Some of that is renters and short stays, some is buyers and sellers, and some is the Navy’s assignment cycle, since Coronado is home to Naval Air Station North Island and Naval Amphibious Base Coronado. The survey cannot separate these.
The county table asks where the people came from and went. It tells you Los Angeles and Riverside counties are big neighbors in both directions, and that plenty of movement goes on beyond California too. But it does not tell you how many of those people ended up on the island.
Read the two together and you get a fair picture: a place where turnover is above the county average and a region whose population is shifting in and out at the same time. It does not tell you which way prices will go.
Checklist
The checklist
Practical steps for a move to the area, grouped by your situation.
The move, step by step
Print this page or copy the list. Not every item applies to every move.
If you are buying
- Meet a lender before you tour seriously; a pre-approval letter tells you and sellers that you are ready.
- Plan for closing costs on top of your down payment, and use the closing cost tool for an estimate.
- Watch for the supplemental tax bill California sends after a purchase; it is separate from the regular bill.
- Work through the Transfer Disclosure Statement and the Natural Hazard Disclosure with your agent and flag anything to inspect.
- Ask escrow for the HOA package early and read the rules, dues and reserve information carefully.
- Get insurance quotes (homeowners, and earthquake or flood if you want them) before your contingency period ends.
- Schedule the inspection and the pest (termite) report as soon as the contract is signed.
- Do a final walk-through before you sign, and confirm any agreed repairs are done.
If you are selling first
- If you are coming from elsewhere in California: If you own a home now, ask what it would net with the seller net proceeds tool, and whether your move date depends on the sale.
- If you are coming from elsewhere in California: Ask the assessor about Proposition 19 before you list, if you are 55 or older, severely disabled or a disaster victim.
- Collect permits, HOA papers and repair records so buyers see a complete file.
- Ask for a market report for your street, then decide what to fix, stage and photograph.
If you are renting first
- Choose a rent you can sustain and set a date to reconsider buying, using the rent-versus-buy tool.
- Read the lease carefully for the notice, deposit and renewal provisions.
For everyone
- Do not stop at the mortgage payment; add tax, insurance, HOA dues and any special assessments to see the real monthly figure.
- If you are coming from another state: Talk to a CPA about California income tax before you arrive, particularly if your current state has none.
- If you are coming from another country: If your funds or income are abroad, ask a lender which documents they need and how long each takes.
- Arrange mail forwarding and send your new address to your bank, employer, insurers and subscription services.
- If you are coming from another state: Book the DMV early: license and vehicle registration deadlines for new residents are short.
- If you are coming from another country: Set up U.S. banking, keep copies of your documents and learn how credit history works here.
- Confirm that your big pieces fit through the doors, and ask about moving-truck rules at your building or HOA.
- Spend time in the area on a weekday morning, a weekend and an evening, and drive the commute at rush hour.
- Learn the neighborhood: groceries, parks, pharmacies and the routes you will actually use.
- Arrange utilities and internet before move day and ask for a year of past bills.
- Find local health care providers and a vet and move your records over.
Differences to consider
What changes when you move here
The things newcomers most often ask about, with a place to start on each.
Side by side: what changes
General information for orientation. Confirm anything that matters with the official source, your lender and your agent.
| Topic | What to compare | Where to look or whom to ask |
|---|---|---|
| Rent first, then buy? | Renting first gives you time to learn the area and to sell your old home without pressure. | The rent-versus-buy tool. |
| Selling one home and buying another | Two moves at once are easier with a plan: which closes first, where you stay in between, and what happens if one date slips. | Your agent and lender. |
| Property tax | Expect a tax bill built on your purchase price, not on the last owner’s. After a sale, California also sends a supplemental bill for the difference, so keep some cash aside for it. | The property tax estimator; the county assessor for a specific address. |
| How the closing works | Expect an escrow account, title insurance and a written timeline. If you are used to attorney-led closings, ask the escrow officer to explain each step. | Your agent and the escrow officer. |
| Insurance | Ask an independent broker for a quote on the address, not the ZIP code. The premium belongs in the monthly budget beside taxes and HOA dues. | An independent insurance broker. |
| Getting around | Traffic patterns differ by hour and by season. A trial commute in both directions shows what a normal week would feel like. Bridge, Silver Strand or ferry: each has a different rhythm at different hours. | Try the drive at your own commute hour. |
How Rudy can help
You do not have to sort this out alone. Rudy Flores, a licensed agent with Coldwell Banker West (CalDRE #02257808), helps people relocating to Coronado Island with three things: the local numbers, a realistic timeline, and introductions to the lender, inspector and insurance broker you will want on your side early.
If you are selling somewhere else first, he will help you plan the two closings so they fit together.
Common questions
Do the numbers mean people are leaving Coronado?
Not by themselves. The ZIP table shows how many residents are recent arrivals, not how many left. County figures show more people leaving San Diego County than arriving in 2022–2023, but Coronado’s own numbers are not published by the IRS.
Is there a way to see Coronado’s market directly?
Yes. The market reports show typical values, homes for sale and price cuts for ZIP 92118 and are updated weekly.
Should I rent first?
It depends on how sure you are. Some people rent to learn the island before they buy. The rent-versus-buy tool compares the two.
A note on what this is
A word about what this is: a plain-English summary of public data and general California practice, written by a real estate agent (Rudy Flores, CalDRE #02257808, Coldwell Banker West). It says nothing about why any person or household moved. For advice about taxes, immigration or legal questions, please speak with a licensed professional.
Keep exploring
- Market reports — Values, inventory and price cuts for the ZIP code.
- Weekly and monthly updates — Dated updates on the local market.
- The island guide — A first look at Coronado.
- Places — What to see and do.
- Moving cost planner — Estimate the cost of the move itself.
- Prop 13 Since 1978: A Coronado Timeline — How the property tax bill works after a purchase.
Talk to a lender. Rates, loan programs and approvals come from lenders, not from websites or real estate agents. Talk to your own mortgage broker, or use our preferred lender, Rodrigo Ballon with CrossCountry Mortgage, at 858-735-0255. You are always free to choose any lender you like, and you can verify any lender’s license at nmlsconsumeraccess.org.
Sources
- IRS Statistics of Income: migration data (county-to-county flows)
- U.S. Census Bureau: county population totals and components of change, 2020–2025
- U.S. Census Bureau: American Community Survey 2020–2024, table B07001 (geographic mobility)
General information for orientation, not legal, tax, financial or appraisal advice. Details change; confirm anything that matters with the official source, your lender and your agent.