North San Diego
Living in 3Roots: San Diego's Newest Wellness-Driven Community
San Diego's newest wellness-driven master-planned community, minutes from the region's biggest tech and biotech employers.
The Vibe
3Roots is a $1 billion master-planned community built by Lennar, Shea Homes, and California West on the site of a former Carroll Canyon gravel quarry in Sorrento Mesa, within San Diego's 92126 zip code. Approved as San Diego's first Climate Action Planned Community, the development spans 413 acres, with more than 200 acres, over 60 percent of the property, set aside as preserved open space anchored by Carroll Canyon Creek. At full buildout, expected around the end of 2026, 3Roots will include roughly 1,800 homes across 14 neighborhoods, more than 8 miles of trails, and 38 acres of parks. It isn't a neighborhood with decades of history; it's a brand-new community organized around six home collections, Aero, Asana, Dorsey, Hudson, Lotus, and Palmer, unified by shared resort-style amenities and a genuinely different pitch than San Diego's older neighborhoods: modern, energy-efficient homes minutes from Sorrento Valley, UTC, and Torrey Pines.
Unlike older San Diego neighborhoods that evolved organically over decades, 3Roots was designed from the ground up around wellness, sustainability, and outdoor living. Rather than a traditional downtown or commercial strip, the community revolves around its own amenities. The Fit & Rec Center, developed in partnership with San Diego-based FIT Athletic, anchors daily life with a resort-style pool, lap pool and spa, state-of-the-art fitness equipment, and indoor and outdoor gathering spaces. The Roots Collective, a planned onsite hub for locally owned restaurants, retail, and co-working space, is still under development, described by 3Roots' own materials as a future destination rather than something residents can use today.
Because the community is still being built out, roughly 859 of the planned 1,800 homes had sold as of early 2024, its character is genuinely still forming. The 2020 Census recorded just 265 residents in 3Roots, a number that reflects a partial buildout at the time of the count rather than the community's eventual scale. Buyers considering 3Roots should understand they're buying into a community that is still growing into itself, not a finished product.
What's already fully real is the location. 3Roots sits minutes from Sorrento Valley, UTC, Torrey Pines, and UC San Diego, putting residents within a genuinely short commute of Qualcomm, Illumina, Dexcom, ServiceNow, and a dense cluster of biotech and life sciences employers, without requiring a move to the outer edges of the county.
Live here if…
- You want genuinely new construction: every home in 3Roots was built recently, with open-concept floor plans, smart home technology, solar-ready construction, and higher ceilings than older San Diego housing stock typically offers
- A short commute to Sorrento Valley, UTC, or Torrey Pines matters more than almost anything else: many residents can reach these employment centers in under 15 minutes
- Resort-style, on-site amenities are a priority: the Fit & Rec Center's pool, spa, and fitness facilities are included in HOA dues, and more than 8 miles of trails and 38 acres of parks are built into the community
- You're comfortable with a still-forming community: 3Roots is genuinely still under construction, expected to reach full buildout around the end of 2026, and its retail and dining hub, the Roots Collective, has not yet opened
- You want low-maintenance, energy-efficient living: solar-ready construction and low-maintenance landscaping are standard across the community's home collections
- You work in technology, biotech, healthcare, or engineering: 3Roots was deliberately positioned near Qualcomm, Illumina, Dexcom, ServiceNow, and San Diego's broader life sciences employment cluster
Maybe not if…
- You want an established, walkable neighborhood today: the broader Sorrento Valley and Sorrento Mesa area carries a very low Walk Score of just 13, and 3Roots' own planned retail hub, the Roots Collective, has not yet opened, meaning daily errands currently require a car and a drive to Mira Mesa or UTC
- You want a dining scene within your own community: 3Roots itself has no operating restaurants yet; every local favorite is a 10 to 15 minute drive away in Mira Mesa or UTC.
- You need direct beach access: 3Roots has no beach frontage of its own, and while La Jolla Shores and Torrey Pines State Beach are reachable, they are a genuine drive rather than a short trip
- You want a wide choice of home collections: of the six collections named, four (Hudson, Palmer, Asana, and Lotus) are already sold out, leaving only Aero and Dorsey with new inventory.
- You want mature landscaping and an established look and feel: because the community is still being built out, landscaping and neighborhood amenities will continue to mature over the next several years
- You want a low HOA: Hudson's HOA runs $501 a month, reflecting the cost of maintaining the community's extensive shared amenities, meaningfully higher than many older San Diego neighborhoods
Neighborhood DNA
How 3Roots scores across the lifestyle factors that actually shape day-to-day life.
Family Friendly: 3Roots' still-forming amenities and lack of an established school track record within the community keep this below a full 5.
Schools: 3Roots is zoned within San Diego Unified, feeding Ericson Elementary, Challenger Middle School, and Mira Mesa Senior High School (ranked in the top 20 percent of California public schools).
Walkability: The broader Sorrento Valley area carries a Walk Score of just 13, genuinely car-dependent.
Dining Access: 3Roots has no operating restaurants of its own; every local favorite is a 10 to 15 minute drive away in Mira Mesa or UTC.
No coffee shops operate within 3Roots itself; Blue Bottle Coffee and Philz Coffee, both open near UTC, are the nearest options, a genuine 10 to 15 minute drive.
Outdoor Recreation: More than 8 miles of trails, 38 acres of parks, and over 200 acres of preserved open space anchored by Carroll Canyon Creek are all built directly into the community.
3Roots has no nightlife of its own; its planned retail and dining hub, the Roots Collective, has not yet opened.
Community Amenities: The Fit & Rec Center's social programming and community events support this, though the community's early stage of buildout (265 residents per the 2020 Census, reflecting partial completion) means its social fabric is still forming.
Luxury Living: Lotus' now sold-out $1.5 million-plus tier anchors 3Roots' luxury ceiling, tempered by Dorsey's more accessible currently-selling entry point.
3Roots' 92126 zip code reports a median sale price of $978,000; combined with HOA dues running $501 a month for at least one collection (Hudson), this guide scores value modestly given the premium residents pay for genuinely new construction and shared amenities relative to San Diego's broader housing market.
Investment Potential: 4 of 6 named collections have already sold out, a genuine demand signal, though a community this new (still short of full buildout, expected around the end of 2026) does not yet have a multi-year appreciation track record.
The community's deliberate positioning near Sorrento Valley, UTC, and Torrey Pines employers, combined with low-maintenance, energy-efficient homes, genuinely suits young professionals.
3Roots' identity skews heavily toward working professionals and families rather than retirees.
More than 8 miles of trails and 38 acres of parks support a genuinely pet-friendly daily routine.
Over 200 acres of preserved open space, more than 8 miles of trails, and a 23-acre community park anchor a genuinely strong on-site park system.
3Roots has no shopping of its own; its planned retail hub, the Roots Collective, has not yet opened.
Many residents can reach Sorrento Valley, UTC, or Torrey Pines employers in under 15 minutes.
3Roots has no beach frontage of its own, with La Jolla Shores and Torrey Pines State Beach a 15 to 20 minute drive, similar in character to Carmel Valley's distance.
3Roots is built entirely on the site of a former gravel quarry that ceased operations in 2016 and has no historic character of its own.
Every home in 3Roots was built within the last several years, with the community itself still short of full buildout.
Contemporary architecture across six-plus home collections offers real variety within a modern idiom, though far less architectural range than San Diego's older, multi-era neighborhoods.
3Roots' combination of a Climate Action Planned Community designation, a former-quarry site, and a wellness-branded amenity package (Fit & Rec Center, Roots Collective) is a distinctive model, though its master-planned character shares similarities with 4S Ranch, Del Sur, and Carmel Valley's Pacific Highlands Ranch.
A dense, still-growing master-planned community with a significant share of attached townhome product offers only moderate privacy overall, with Lotus' larger detached lots at the higher end of the range.
The Market
Price range
Trend
The 92126 zip code, where 3Roots is located, reports a median sale price of $978,000, down 5.9 percent year over year, with homes selling in around 28 days, a very competitive market per Redfin. This figure reflects the broader zip code rather than 3Roots exclusively, since the development does not yet have its own dedicated neighborhood-level Redfin data.
Luxury segment
- • Lotus' detached single-family homes up to 3,134 square feet (sold out)
- • Hudson's larger attached townhomes up to 2,177 square feet (sold out)
HOAs & lots
Universal. HOA dues are required across all 3Roots home collections and fund the Fit & Rec Center and shared amenities; Hudson's HOA is $501 a month, though dues vary by collection.
Home Styles
Every home in 3Roots is new construction, built by one of three homebuilders (Lennar, Shea Homes, and California West) across six named home collections, plus several newer collections (Atwood, Brio, Alta, and Citrine). Buyers will find contemporary detached homes, attached townhomes, and luxury single-family residences, all featuring open-concept floor plans, smart home technology, solar-ready construction, and low-maintenance landscaping.
Schools
Local Favorites
coffee
At 4577 La Jolla Village Dr, Suite 1210, inside Westfield UTC's Collection; a national specialty coffee chain, roughly a 10 to 15 minute drive from 3Roots.
At 8849 Villa La Jolla Dr, in La Jolla Village Square adjacent to Westfield UTC; a California-based chain, roughly a 10 to 15 minute drive from 3Roots.
eats
At 9920 Pacific Heights Blvd in Sorrento Mesa, close to 3Roots; a San Diego-founded brewery and beer garden established in 2019, with a second location in Mission Valley.
At 8155 Mira Mesa Blvd, a small, local San Diego group.
At 4301 La Jolla Village Dr inside Westfield UTC, San Diego County's first location of this global Taiwanese chain.
A multi-location San Diego Korean fried chicken chain with locations on Convoy Street and at Del Mar Highlands Town Center; its Carmel Valley/El Camino Real location is closed.
At 9460 Mira Mesa Blvd, a small, local San Diego ramen group with additional locations in Kearny Mesa and Hillcrest.
At 9450 Mira Mesa Blvd; part of a 50-plus location chain across California, Texas, and Florida.
At 9168 Mira Mesa Blvd; a national soft-serve and taiyaki dessert chain, with an additional location at Westfield UTC.
At 8795 Villa La Jolla Dr, in La Jolla Village Square adjacent to Westfield UTC; founded in 2005 in Los Angeles, now more than 80 locations nationally.
shopping
3Roots' own planned onsite retail, dining, and co-working hub; described by 3Roots' own marketing materials as a future destination, not yet open to residents.
The nearest major shopping destination, roughly a 10 to 15 minute drive, home to Din Tai Fung, Blue Bottle Coffee, and dozens of other retailers and restaurants.
parks
More than 200 acres of preserved open space, over 60 percent of the 3Roots property, anchored by Carroll Canyon Creek, built on the site of a former gravel quarry that ceased operations in 2016.
3Roots' signature amenity, developed in partnership with FIT Athletic, featuring a resort-style pool, lap pool and spa, fitness facilities, and indoor and outdoor community gathering spaces with biophilic design elements including artisan murals and green walls.
A nearly 4,000-acre regional preserve reachable from 3Roots' own trail network, shared with several other communities.
hidden gems
Built directly into the community and linking its 14 neighborhoods via parks and paseos, genuinely underused by visitors outside the community itself.
Saturday in 3Roots
A typical weekday starts with a workout at the Fit & Rec Center, a stop for coffee on the way to work in Sorrento Valley or UTC, and a genuinely short commute, before returning home for an evening walk along the community's trail network or dinner nearby in Mira Mesa. Weekends might mean meeting neighbors at the pool, hiking the trails toward Los Peñasquitos Canyon, spending the afternoon at La Jolla Shores or Torrey Pines, then heading to UTC for shopping or dinner.
Community Events
Getting around
Walkability: The broader Sorrento Valley area carries a Walk Score of just 13, car-dependent; 3Roots' own internal trail network supports recreational walking, though daily errands currently require driving to Mira Mesa or UTC since the Roots Collective retail hub has not yet opened.
Biking: Bike-friendly streets and miles of trails are built into the community design, though these primarily serve recreational rather than errand-based cycling today.
Transit: A planned 1.5-acre Mobility Hub within 3Roots will offer car shares, ride shares, and employer shuttles. · No direct trolley or Sprinter station within 3Roots itself
Drive times
- downtown
- 20 min
- utc
- 12 min
- sorrento valley
- 8 min
- torrey pines
- 12 min
- mira mesa
- 8 min
Frequently Asked
Is 3Roots a good place to live?
Yes, particularly for buyers prioritizing genuinely new construction, resort-style amenities, and a short commute to Sorrento Valley, UTC, or Torrey Pines, and who are comfortable with a community that is still being built out.
What are the home collections within 3Roots?
Six collections were initially named: Aero, Asana, Dorsey, Hudson, Lotus, and Palmer. Four (Asana, Hudson, Lotus, and Palmer) are now sold out, leaving Aero and Dorsey as the community's currently-selling inventory, alongside newer collections (Atwood, Brio, Alta, Citrine) launched since then.
Who built 3Roots?
Three homebuilders: Lennar, Shea Homes, and California West, in a $1 billion, 413-acre development on the site of a former gravel quarry.
What schools does 3Roots feed into?
San Diego Unified School District, specifically Ericson Elementary School, Challenger Middle School, and Mira Mesa Senior High School (ranked in the top 20 percent of California public schools).
How much do homes cost in 3Roots?
The surrounding 92126 zip code reports a median sale price of $978,000 (Redfin, down 5.9 percent year over year); individual 3Roots collections range from Dorsey's $819,900 starting price to Lotus' now sold-out $1.5 million starting price.
Is 3Roots walkable?
Not for daily errands. The broader Sorrento Valley area carries a Walk Score of just 13, and 3Roots' own planned retail hub, the Roots Collective, has not yet opened. The community's internal trail network does support recreational walking.
How far is 3Roots from downtown San Diego?
About 20 minutes by car in normal traffic; commutes to Sorrento Valley, UTC, and Torrey Pines run closer to 8 to 15 minutes.
What is 3Roots known for?
Being one of San Diego's newest master-planned communities, its Climate Action Planned Community designation, the Fit & Rec Center's resort-style amenities, more than 8 miles of trails, and its location minutes from Sorrento Valley's technology and biotech employers.
Is 3Roots finished being built?
Not yet. As of early 2024, 859 of the planned 1,800 homes had sold, with full buildout expected around the end of 2026. Landscaping and neighborhood amenities will continue to mature over the next several years.
What is the Fit & Rec Center?
3Roots' signature amenity, developed in partnership with FIT Athletic, featuring a resort-style pool, lap pool and spa, fitness facilities, and indoor and outdoor gathering spaces with biophilic design details including artisan murals and green walls.
What is the Roots Collective?
3Roots' planned onsite hub for locally owned restaurants, retail, and co-working space. It has not yet opened; residents currently drive to Mira Mesa or UTC for dining and shopping.
Does 3Roots have its own restaurant scene?
Not yet. 3Roots itself has no operating restaurants; every local favorite is in Mira Mesa or near UTC, a 10 to 15 minute drive. Two restaurants named in earlier lists, Rubicon Deli and Amalfi Cucina Italiana, do not have an operating location near 3Roots.
What is 3Roots' HOA fee?
At $501 a month for the Hudson collection; dues fund the Fit & Rec Center and shared amenities and vary somewhat by collection.
How does 3Roots compare to Civita, Pacific Highlands Ranch, Del Sur, and Mira Mesa?
Civita offers a more urban Mission Valley lifestyle; 3Roots is quieter with easier North County commutes. Pacific Highlands Ranch has stronger school recognition; 3Roots is more central to tech and biotech employment. Del Sur emphasizes traditional suburban community pools and events; 3Roots emphasizes wellness and employment proximity. Mira Mesa offers more established neighborhoods and price points; 3Roots offers brand-new construction and a cohesive master-planned experience.
Does 3Roots have beach access?
No direct beach frontage of its own. La Jolla Shores and Torrey Pines State Beach are the nearest options, roughly a 15 to 20 minute drive.
Compare nearby
Both are highly amenitized master-planned communities. Civita offers a more urban lifestyle in Mission Valley, while 3Roots provides a quieter residential setting with easier access to Sorrento Valley and North County employment centers.
Pacific Highlands Ranch has stronger school recognition and a more established family identity. 3Roots offers a more central location and shorter commutes to San Diego's technology and biotech hubs.
Del Sur appeals to buyers seeking a traditional suburban environment with community pools and family-focused events. 3Roots emphasizes wellness, sustainability, and proximity to employment.
Mira Mesa offers a wider variety of established neighborhoods and price points. 3Roots provides brand-new homes, modern amenities, and a cohesive master-planned community experience.
Explore other communities
Thinking about 3Roots?
3Roots offers something genuinely different from San Diego's established neighborhoods: brand-new construction, resort-style amenities, and a location built specifically around the region's technology and biotech employment centers. Aero's contemporary bungalows, Dorsey's attached flats, and the community's sold-out Hudson, Palmer, Asana, and Lotus collections each tell a different part of this still-unfolding story. Reach out anytime, and I'll help you understand what's currently available and how 3Roots compares to Pacific Highlands Ranch, Civita, Del Sur, and Escaya.
Or contact Celeste directly