Oceanside on the Move: A Strategic Guide to Growth — and a Spotlight on North River Farms
California has tasked Oceanside with planning for 5,443 new housing units from 2021 to 2029 as part of the Regional Housing Needs Assessment (RHNA). While affordable housing is part of that target, this article focuses primarily on where the majority of Oceanside’s new homes—especially market-rate—are expected to be built.
North River Farms: A New Kind of Community
One of the most notable developments in Oceanside’s growth story is North River Farms, a master-planned community in the Morro Hills area. This project will bring 585 new homes to Oceanside, along with community parks, trails, and a working farm that ties into the city’s agricultural heritage.
North River Farms is designed as a “farm-to-table” neighborhood—integrating open space, local food production, and modern housing in a way that blends rural character with new development. The community will also feature bike paths, event space, and local retail, offering residents both lifestyle and convenience.
While it’s not in one of the city’s high-density urban corridors, North River Farms plays a major role in Oceanside’s housing plan by providing a variety of single-family homes that appeal to buyers looking for more space and a unique neighborhood identity.
Where Else Will New Housing Be Built?
Oceanside’s Housing Element maps out other key areas for growth, with an emphasis on “smart growth” principles—directing development to walkable, transit-friendly corridors such as:
- Downtown / Coast Highway
- Mission Avenue
- Oceanside Boulevard
- Vista Way
These areas already have infrastructure in place and zoning that supports higher-density housing, mixed-use projects, and pedestrian access.
How Many Units Still Need Planning?
- RHNA total (2021–2029): 5,443 units
- Permits issued so far: About 25% of the goal
- Remaining units: ~3,100, with the largest progress in moderate and market-rate categories
North River Farms alone covers more than 10% of Oceanside’s remaining need and provides a significant portion of the city’s single-family housing pipeline.
Oceanside’s Development Strategy
To meet state housing targets, the city is combining several approaches:
- Corridor Redevelopment – Infill projects in urban areas to make the most of existing infrastructure
- Master-Planned Communities – Like North River Farms, offering new housing in thoughtfully designed neighborhoods
- Accessory Dwelling Units (ADUs) – Boosting housing numbers without major land use changes
- Density Incentives – Encouraging developers to add more homes in strategic locations
Why This Matters
With projects like North River Farms moving forward and targeted growth in key corridors, Oceanside is on track to meet its housing requirements while maintaining neighborhood character. For residents and potential buyers, understanding where and how the city is growing can inform everything from real estate decisions to community engagement.
Oceanside on the Move: A Strategic Guide to Growth — and a Spotlight on North River Farms
