Home › Forums › Closed Forums › Properties or Areas › Mission Ranch Estates – 4S Ranch
- This topic has 48 replies, 14 voices, and was last updated 11 years, 10 months ago by
Essbee.
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September 3, 2012 at 9:57 PM #20099September 3, 2012 at 11:19 PM #751096
ocrenter
ParticipantWhat’s the HOA, MR, and MR payoff?
Add $250k to the purchase price and ask yourself can you buy a comparable resale home in 92127?
September 3, 2012 at 11:37 PM #751097OntheSideLine
ParticipantHOA $85, Tax rate including MR is 1.5% (length probably the same as
rest of 4S Ranch). Why add $250K to purchase price – upgrades and
landscaping? 20K incentive towards upgrades. Thanks for your thoughts.September 4, 2012 at 7:23 AM #751099Participant[quote=OntheSideLine]HOA $85, Tax rate including MR is 1.5% (length probably the same as
rest of 4S Ranch). Why add $250K to purchase price – upgrades and
landscaping? 20K incentive towards upgrades. Thanks for your thoughts.[/quote]yup, $250k is the average for upgrades in and out for houses of that caliber and lot size.
$20k incentive toward upgrades = $10k in street value of the same upgrades aftermarket.
$1 million is pretty hefty for 4S IMHO. Are these truly Ivy Gate/Santa Monica/Marisol/The Lakes caliber homes? If so I suppose it may be worth it. Or are these simply larger versions of CalWest’s smaller tract homes in 4S? That’s a very important question you need to answer.
September 4, 2012 at 8:48 AM #751103sdnerd
ParticipantI haven’t toured the finished models yet, but I walk by them everyday.
Personally, I wouldn’t pay ~1.2M to live there.
I like the houses, and the location back in the hills but the process of getting there and overall integration kills it for me.
You get there either via Alva Rd or down the middle of 4S. Both routes take you past a sea of apartments, and homes priced in the 600-700K range. These houses really aren’t that separated from the rest of the area.
I guess it just doesn’t feel like a separate, significantly nicer area. Instead, it’s more like a small pocket of “most expensive homes in the neighborhood.”
September 4, 2012 at 3:24 PM #751125ParticipantI think we could get by with less them 250k
Better than Mirasol…not as large as Ivy Gates.
Similar to Santa Fe Valley homes or Lakes.
We actually like that these are large homes within
4S Ranch…we don’t want our kids to be
raised in gated communities or private schools.A little over-priced but I guess if we are staying
long term…it might be worth it…inching closer
to pulling the trigger. ThanksSeptember 4, 2012 at 8:23 PM #751131Essbee
ParticipantHave you checked out this neighborhood in South 4S?
http://www.zillow.com/homedetails/9663-Deer-Trail-Pl-San-Diego-CA-92127/54908458_zpid/
9663 Deer Trail Pl
San Diego, CA 92127
or similar “Talavera” models? (4053 sq feet, built by Davidson)The one listed is cul de sac/canyon rim, not brand new but therefore fully landscaped with upgrades already done, walking distance to elementary, middle, and high school. I think this neighborhood is great!
(Yes, forgive me, I moved here a few months back, so I’m a cheerleader.)September 4, 2012 at 9:54 PM #751134henrysd
ParticipantAll new homes in north 4S ranch have 1.9% property tax. How come this one has only 1.5%? I know 4S new homes have 2 Poway USD school bonds to pay in Mello-Roos.
Another impression is the extremely high fire danger as the small community is like island surrounded by wild brushes. Technically in a 360 degree circle, 320 degrees face wildness.
September 4, 2012 at 10:03 PM #751135Participant[quote=OntheSideLine]I think we could get by with less them 250k
Better than Mirasol…not as large as Ivy Gates.
Similar to Santa Fe Valley homes or Lakes.
We actually like that these are large homes within
4S Ranch…we don’t want our kids to be
raised in gated communities or private schools.A little over-priced but I guess if we are staying
long term…it might be worth it…inching closer
to pulling the trigger. Thanks[/quote]It is certainly possible to go lower, $150k in and out is very possible, and still have everything come out looking like $250k of improvement. Just there would be a lot more headache.
I was going to say if you have the patience you should be able to find an appropriate resale within the $1 million to $1.2 million range with Santa Fe Valley/Santaluz/Ivy Gate/the Lakes. Problem is they are all gated so tht would not fit with your criteria.
Might also want to consider KHov resales in south 4S for much cheaper. For example:
http://www.sdlookup.com/MLS-120038281-15180_Palomino_Valley_Pl_San_Diego_CA_92127
September 5, 2012 at 2:33 AM #751138ParticipantEssbee,
We actually looked at this house. The upgrades were
of lower quality then the standard in Mission Ranch. The house
also felt smaller and more dated. The big plus
was the pool.Mission Ranch is 100k overpriced but comparable
to Reunion at its peak (also by Davidson…a few streets
away).We won’t be getting the best deal but also
not the worse.I would rather buy resell and get the best deal
possible but the spouse liked new…September 6, 2012 at 7:58 AM #751180Participanthttp://www.sdlookup.com/MLS-120006839-7380_Rancho_Catalina_San_Diego_CA_92127
with occasional deals like above still squeezing through, how do you justify a million for brand new construction with base carpet/laminate on 1/3-1/2 acre of dirt?
September 7, 2012 at 6:57 AM #751225joec
ParticipantMaybe go to the initial phase release and see how crazy it is. If there are 100+ people there buying up all the homes at the listed price, it may be tough to get cheaper. I think some of the recent sold ones on smaller lots/houses went for 800k or so.
Your wife wants new which will make it hard to find new homes without MR now. Carmel Valley has lower tax rate and less MR I think, but prices are quite a bit more and most aren’t 4k in size.
September 7, 2012 at 6:19 PM #751248earlyretirement
ParticipantI agree ocrenter.
We didn’t look at homes in Mirasol but we did in Santa Monica last year. There were some beautiful homes on large 1/2 acre lots. The only thing I didn’t like were all the power lines around Santa Monica. I’m not sure if that is the case with Mirasol as well.
Onthesideline — Just out of curiosity, why are you against gated communities? Some of them are really great and it’s not like your kids would be spoiled or anything for the mere fact you live in a gated community.
I don’t think it’s the same thing as sending them to private schools. I was just curious on that one.
We looked at homes in 4S Ranch and we really didn’t see the attraction there. Much of the houses there looked to be of inferior quality to other areas.
Carmel Valley we felt was definitely not worth it, especially in areas like Pacific Highland Ranch which had mostly million dollar homes on postage size lots where all your neighbors could see into.
Even Collins Ranch with bigger homes on bigger lots didn’t seem too special to me either.
September 8, 2012 at 12:46 PM #751263Participant[quote=earlyretirement]I agree ocrenter.
We didn’t look at homes in Mirasol but we did in Santa Monica last year. There were some beautiful homes on large 1/2 acre lots. The only thing I didn’t like were all the power lines around Santa Monica. I’m not sure if that is the case with Mirasol as well.
Onthesideline — Just out of curiosity, why are you against gated communities? Some of them are really great and it’s not like your kids would be spoiled or anything for the mere fact you live in a gated community.
I don’t think it’s the same thing as sending them to private schools. I was just curious on that one.
We looked at homes in 4S Ranch and we really didn’t see the attraction there. Much of the houses there looked to be of inferior quality to other areas.
Carmel Valley we felt was definitely not worth it, especially in areas like Pacific Highland Ranch which had mostly million dollar homes on postage size lots where all your neighbors could see into.
Even Collins Ranch with bigger homes on bigger lots didn’t seem too special to me either.[/quote]
I think both Santa Monica and Marisol have homes adjacent to power lines.
Agree with you about the gated community status. typically it is seen as a premium. although it does increase the cost of the HOA.
September 9, 2012 at 6:18 AM #751278ParticipantOC renter…we toured that property. The standard options in Mission Ranch are
nicer than upgrades in that home. The only advantage would be the landscaping.
We would need to replace flooring and paint either home. Mirasol is surrounded by power lines. Paying for small gated communities with no parks and higher HOAs is not appealing to me. I grew up in a gated community and felt isolated as a child. 4S is surrounded by parks, trails, markets, schools, and has regular neighborhood activities like the annual Easter Egg hunts. We have friends who in Mirasol and they drive to 4S for grocery shopping, the library, and parks. Mission Ranch is about 100k more than I want to spend but has lower HOA and no power lines. Still deciding but inching closer to buying… -
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