Best Realtors in Poway, CA (2026 Guide)
By Matthew Martinez
Poway is an inland San Diego County city of about 49,000 people, known for rural residential lots, equestrian trails and hillside homes backing onto chaparral. The city says more than 90 percent of Poway is in a mapped fire hazard severity zone, so the agent you hire should be comfortable with fire inspections, animal-keeping rules and the limits on rezoning rural land.
This guide is published by Diamond Real Estate Group, one of the brokerages listed. Our broker is listed first; other agents are in alphabetical order. The order is not a ranking, and inclusion is not an endorsement.
How we chose the agents in this guide
Each agent below met three checks in October 2026:
- A current California license. We opened each agent’s record on the California Department of Real Estate (DRE) public lookup and confirmed the name, license type (salesperson or broker) and "Licensed" status.
- A named brokerage. The brokerage shown is the responsible broker on the DRE record. Where an agent works on a team, the team name is noted.
- A public profile that names Poway. We opened each agent’s brokerage or team profile and confirmed it lists Poway among the areas served.
We did not rank agents, and we did not consider sales volume, reviews or awards. Licenses and affiliations change, so verify the license yourself before you sign anything, and interview more than one agent.
Poway housing in numbers
| Census measure | Poway |
|---|---|
| Population (July 1, 2025 estimate) | 49,180 |
| Owner-occupied housing unit rate (2020–2024) | 75.2% |
| Median value of owner-occupied homes (2020–2024) | $1,034,800 |
| Median gross rent (2020–2024) | $2,301 |
| Median household income (2020–2024, 2024 dollars) | $148,359 |
| Mean travel time to work (2020–2024) | 25.3 minutes |
Source: U.S. Census Bureau QuickFacts, Poway city, California.
About three in four Poway homes are owner-occupied, and the median owner-occupied value over 2020–2024 was just above $1 million. These are five-year survey figures, not current sale prices. A suburban tract home and a rural parcel with stables should be priced from different sales.
Poway settings: rural lots, hillsides and suburban streets
Poway housing ranges from tract neighborhoods to larger rural residential parcels, some with corrals and trail access, and hillside homes next to open space. The city’s keeping of animals chapter allows large animals in rural and single-family zones on lots of at least 10,000 square feet, with limits tied to parcel size and zone. Its trails page describes a riding and hiking network that runs through some neighborhoods.
A 2005 city publication describes Proposition FF, approved in 1988, as requiring voter approval before density or intensity can increase on rural residential, open space and certain other land. The City of Poway provides water and bills water and sewer together, though some rural parcels use septic. For more, see our Poway real estate guide.
Costs and rules specific to a Poway purchase
- Transfer tax. The San Diego County Recorder collects documentary transfer tax at $0.55 per $500 of value ($1.10 per $1,000), about $1,100 on a $1,000,000 sale. We did not find a separate Poway city rate on an official source, so confirm with escrow. Our California transfer tax guide explains who usually pays.
- Fire zones and sale inspections. The city’s fire hazard severity zone page says sales in very high and high zones require a hazard disclosure and inspection, existing homes in the very high zone must meet defensible space rules, and Zone 0 requirements take effect in January 2030. See our AB 38 guide.
- Septic and sewer. Poway’s sewer chapter requires city approval and fees for new connections, with the owner paying for the lateral. Budget a septic inspection on rural parcels.
- ADUs. The city’s ADU and JADU sheet requires rental terms longer than 30 days, and the pre-approved ADU policy adds Fire Department review in very high zones.
- Special taxes. Sellers must make a good-faith effort to provide a special tax notice under Civil Code section 1102.6b.
Poway agents with verified licenses
Matthew Martinez, Diamond Real Estate Group (publisher of this guide)
Matthew Martinez is the Founder, CEO and Managing Broker of Diamond Real Estate Group. He is based in Sonoma County; contact him to discuss a purchase or sale in Poway. Contact Matthew · Broker #01869679 · Diamond Group Estates Inc DBA Diamond Real Estate Group, DRE #02163490
| Agent | Brokerage | License | Areas named on profile |
|---|---|---|---|
| Dana Andrews | Coldwell Banker Realty, Carlsbad office | Salesperson #01342809 | Poway, Escondido, Carlsbad, San Marcos, San Diego |
| Bianca Gonzalez | eXp Realty of Greater Los Angeles, Inc. (Whissel Realty team) | Salesperson #02283415 | Poway, San Diego |
| Yukiko Kitamura | Coldwell Banker Realty, Rancho Bernardo office | Salesperson #01881909 | Poway, Rancho Bernardo, Rancho Peñasquitos, Sabre Springs, Ramona, Escondido |
| Bryan Mancuso | eXp Realty of California, Inc. (Whissel Realty team) | Salesperson #01870177 | Poway, San Diego |
| Lori Merino | Coldwell Banker Realty, Carlsbad office | Broker #01398367 | Poway, Rancho Bernardo, Carlsbad, Vista, Oceanside |
| Carla Molino | Coldwell Banker Realty, Rancho Bernardo office | Broker #01271186 | Poway, Rancho Bernardo, Sabre Springs, Ramona, Scripps Ranch, Escondido |
| Kevin Piechota | eXp Realty of California, Inc. (Whissel Realty team) | Salesperson #01960226 | Poway, San Diego |
Coldwell Banker Realty is a trade name of Coldwell Banker Residential Brokerage Company, the responsible broker on those DRE records; broker-licensed agents work as broker associates. The Rancho Bernardo office is at 16787 Bernardo Center Dr, San Diego, next to Poway.
How to vet a Poway agent
- Ask how they handle the fire inspection. A good Poway agent should know the city’s sale inspection process and schedule it early.
- Ask about animal-keeping and trail access. For a horse property, the agent should confirm the zone, lot size and any recorded trail easement.
- Ask what Proposition FF means for the parcel. Development potential on rural land should be judged on current zoning.
- Ask whether the home is on sewer or septic. Get the records and budget an inspection.
- Ask for comparables from the same setting. Rural acreage, hillside homes and tract homes should not be priced from the same sales.
- Verify the license yourself. Look up the agent on the DRE site and confirm the brokerage matches what they tell you.
Poway questions we hear
Does Poway have its own transfer tax?
We did not find a Poway city transfer tax on an official source. The San Diego County Recorder collects the county tax at $0.55 per $500 and collects any city tax as well. Ask escrow to confirm the total.
Does a Poway sale require a fire inspection?
In very high and high zones, yes. The city’s fire zone page says those sales require a hazard disclosure and inspection.
Can I keep horses on a Poway property?
It depends on zone and lot size. The keeping of animals chapter allows large animals on qualifying lots of at least 10,000 square feet, with set distances from neighboring homes.
What is Proposition FF?
A 1988 measure that, per a city publication, requires voter approval before density can increase on rural residential, open space and certain other land. Confirm current rules with the planning division.
Should I interview more than one Poway agent?
Yes. Interview at least two or three, ask each for recent sales in the setting you want, and compare how they explain fire, septic and zoning questions for the address.
Sources & notes
- California DRE public license lookup (individual records linked in the table)
- U.S. Census Bureau QuickFacts: Poway city, California (V2025 population estimate; 2020–2024 ACS figures)
- Coldwell Banker Realty agent profiles: Rancho Bernardo office and Carlsbad office
- Whissel Realty team page
- City of Poway: fire hazard severity zones · trails · Proposition FF publication · water service · ADU sheet · pre-approved ADU policy
- Poway Municipal Code: chapter 17.32, keeping of animals · chapter 13.04, sewer
- San Diego County Assessor/Recorder/County Clerk: recording and transfer tax
- California Civil Code section 1102.6b (Justia)
- License records checked October 2026 on the California DRE public lookup. Last reviewed October 2026 by Matthew Martinez.
Related: Poway real estate guide · Poway home valuation · San Diego County agents guide · 20 tips for choosing a real estate agent
License-status update: the linked California DRE public records were checked November 2, 2026 and showed "Licensed." Public profile research retains the dates stated above. Names on DRE records may differ from public profile names; verify status and brokerage before selecting an agent.
