Oceanside, California · 92054
Arbor Hills is a gated, 202-unit condo community at 432 Edgehill Lane off Oceanside Boulevard. It has some of the lowest asking prices for a condo in Oceanside, and it's about four miles from Camp Pendleton's Main Gate.
Arbor Hills, October 2026
Dues from 2026 MLS listings. VA status from the VA Condo Report, October 19, 2026. Drive time without traffic.
Arbor Hills was built in 1979 behind a controlled-access gate, with a pool, a spa and a barbecue area. Laundry is in shared laundry rooms.
Recent listings show one-bedroom, one-bath units from 508 to 606 square feet and two-bedroom, one-bath units at 802 square feet. Parking is typically one carport plus one open space.
Dues were $469 a month on 2026 listings, covering water, trash, the grounds, the pool and spa, and hot water.
Arbor Hills is on the VA Condo Report as Accepted Without Conditions (ID 007138). The same ID also shows an older HUD-accepted record.
With full entitlement there's no down payment and no monthly mortgage insurance. HOA dues count in the payment your lender qualifies you on, so I run the numbers with the dues included before you write an offer.
Dara Smith
Dual Active Duty Family · First-Time Buyers on PCS Orders from Okinawa
As first-time homebuyers, he made the VA process look seamless and explained everything to us in great detail. He was working with us from the beginning when we were still overseas in Japan. Being a dual-active military family, I would 100% recommend him. He truly supports and understands the military community and lifestyle, a veteran himself.
I-5 is a short drive down Oceanside Boulevard, and the Main Gate is about 3.7 miles, around 6 minutes. Drive times are without traffic or a line at the gate, so plan for more at rush hour.
Straight-line distances, approximate.
Arbor Hills is in Oceanside Unified. Boundaries go by address, so I confirm the district for every home before you write an offer.
Six units were listed in mid-October 2026, asking $299,000 to $415,000. A two-bedroom, #177, sold for $420,000 in February 2026.
Tell me what you're looking for and I'll send new Arbor Hills listings as soon as they hit the MLS.
The questions I hear most about Arbor Hills. If yours isn’t here, call or text and ask.
Ask Me a Question$469 a month on 2026 listings, covering water, trash, the grounds, the pool and spa, and hot water.
Yes, with controlled access.
Recent listings show 508 to 606 square feet for a one-bedroom and 802 square feet for a two-bedroom.
In shared laundry rooms.
The El Camino Real SPRINTER station is about half a mile away, straight line.
Yes. It's on the VA Condo Report as Accepted Without Conditions (ID 007138) as of October 19, 2026. Your lender confirms it before closing.
Tell me your budget and your timeline. I'll walk you through the payment with dues, the HOA documents and the VA steps.
Prefer to call? (619) 485-8293
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