sdr perhaps when you return you will have time to reply. I looked at the comps you brought up… I apologize that I did not have time to run a more comprehensive analysis today. Your points have merit. I wanted to comment on the few comps you brought up…
“There is a 4BR/3BA/2 car gar 2438 sf home with 1200 in Mello Roos in escrow with a range of 850 to 875 that sold in 4 days. My guess is they got 875K.”
You are correct. This home does appear to be quite comparable to the home brought up in the post. Recall that vrud said that they purchased the home for 889k. At a range of 850k-875k they are below the sales price not even including closing costs and commissions. This home was not in the single mapcode I searched.
“There is a 5BR/3ba/3 car gar 2828 sq ft in escrow with a range of 899 to 999 that backed to a pretty busy street (Which is a KILLER!) and sold in 94 days.”
True that it backs to Carmel Country, a very busy street. and yes it is in escrow. Note that it is bigger then the home vrud posted about. Also we do not know the condition. Your point is well taken though, personally I cannot stand noise so I would rather have a marginally smaller home in a quiet neighborhood then a larger home backing to a noisy street. It will be interesting to see what they get for this home.
“There is a 5BR/3.5ba/3 car gar 3109 sf in escrow with a range of 950 to 1.05M after only 11 days. My guess would be $1M plus.”
Respectfully I disagree that this is a comparable home. It is clearly larger by more then a nominal amount. It also is on a larger lot.
A good example of someone trying to get the price range that vruds friends are hoping for would be the home on Intermezzo Way. It is a 4/2.5 that is 2492. So it is smaller, so perhaps your recommendation to the Del Mar Glen owners would be to price higher? There is even a second one on Intermezzo at 970k. These listings back up your points. Again these are active listings and not yet in escrow. I guess we will see…
Anyways one helpful piece of information vrud would be did the owners of Del Mar Glen upgrade the home?
sdr your points are well taken. I still tend to think that it will tough to get the home sold at the 2005 sales price but yes, pehaps I do have a more negative bias then most.
