San Diego Housing Market News and Analysis
Pacific Highland Ranch vs. 4S Ranch
User Forum Topic
Submitted by 4slive on February 5, 2012 - 11:05pm
I stopped by PHR this afternoon and took a tour for brightwater model home. Here is my impression between PHR and 4S.
1. Mello Roos: both are ridiculous high, but PHR is even higher, the brightwater plan2 (29xx sqf.) annual MR is $54xx, while the same square footage house in 4S is $45xx I believe. Another difference is 4S builder can help buyer pay off MR in escrow while Pardee doesn't want to do so, they want the home owner to pay MR forever!
2. HOA: PHR has compulsory $89 to use recreation center regardless if you do need it or not. Besides that, PHR has $124 HOA compared to $85 HOA in 4S. So the total HOA paid in PHR is $213/month vs. $85/month in 4S.
3. Park: there are many neighborhood parks around 4S, conveniently accessed by home owners, but there is NONE in PHR. Although a land reserved for park, but not buildup date, not sure why PHR collects so much HOA?
4. Elementary School: conveniently acess the elementary school is important for the young kids, but there is NONE in PHR now, while 4S has two opened;
5. Traffic: the 56 east traffic bottleneck ranked No. 6 in San Diego County (http://media.utsandiego.com/news/documen...), while the 4S doesn't have any traffic bottleneck on I-15. I would agree the PHR is closer to employment center like sorrental valley, but overall commute time probably is no much difference, or at most 10 minutes or so.
6. Shopping: there is NO shopping center close by PHR, actually pardee promised to build town center for years, but never grounded up. This is quite different from 4S Master designed community, the town center, school, parks are built before the majority of residents moved in.
7. Schools: of course, most of the people by PHR is because the better school especially the high school. This is I agree PHR is better than 4S.
8. Weather: the sale agent asked me if I like the coastal weather more, I told her as soon as living in San Diego, I don't care the slight difference. Actually along I-15, I feel cooler in Summer night and warmer in Winter day.
9. Lot: the brightwater lot size is ~5200 sq.ft., houses are built so cramped and no privacy in backyard at all. While the willow @4S lot size is ~10000 sq.ft., pretty decent for SFH.
10. Price: both PHR and 4S have high MR. the brightwater plan 3 is 3432 sq.ft tagged from $882K, the willow plan 1 is 3345 sq.ft. tagged from $710K.
Summary: For commute and weather, probably PHR is slightly better or tie; For MR, HOA, lot, shopping, park, elementary school, 4S is better or much better than PHR. The school is the major motivation for people buying PHR vs. 4S, but does that worth the price premium?
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