Advice on 5bdrms in Carmel Country Highlands

[yellowS2K]

Learned a lot reading this site over the past two weeks – valuable/interesting advice from varied points of view! Figured I’d ask for opinions about what we are considering.

Situation: wife has new job here so looking now to buy a home in SD. One kid starts kindergarten in the fall; second kid to arrive mid-2011. Important location factors are wife’s commute and school for kids. Been looking in the areas around Carmel Mountain Rd to be near the elementary schools there (Ocean Air, Sage, Torrey Hills – and yes we know buying right next door to them is no guarantee our kids will actually go there). I gather this area is properly called Carmel Country Highland? I work from home and travel, so no commute except to/from the airport, and mostly I’d love to be able to walk my daughter to school when I’m home, so again it’s just two locations that matter: wife’s work and elementary schools. Commute for wife is to the USCD campus area, and this is likely the job she will retire from, so a roughly 10min commute is a huge selling point. We’re looking at 5 bdrm: MB, 2 kids rooms, one office, and one permanent guest room (frequent grandparent visits expected). We don’t need huge sq ft – we gravitate towards efficient use of space.

We’ve been focusing on this one specific area, but would be open to other suggestions on location. But it’s hard to beat being able to jump directly on the 5 from either Carmel Mountain or Sorrento Valley Blvd and skip the 56 altogether. La Jolla Shores would be a local-streets commute but it seems the size we’d need is beyond our price range or would involve renovating a 1950s era house (not our cup of tea). Univ City across the 5 doesn’t seem to have much in the size we need (majority is 3-4 bdrm and often is condo or townhouse I think).

Question I have is about the pricing in this area – are we nuts looking at 5 bdrm places that are north of high 800s and often in the low $1m range? Specifically we’ve looked at a few listed in around Ocean Air and Sage (e.g., Derby Hills, Sansonnet, The Breakers, and new construction in Bridle Ridge). Also looked down by Torrey Hills/Point where there are some 4 bdrms with a “bonus” room/den (usually converted 3rd bay of garage). The currently listings seem in line with sales of similar homes often just down the street or around the corner that closed in late Oct through Nov, and Pardee seems to be selling their new homes at a steady rate in both Carriage Run (4-bdrm only) and Bridle Ridge (although I gather one of their listings in Bridle Ridge is BOM after falling out of escrow recently).

We’re not looking at this as an investment, we’re looking for a place to live and raise kids for upwards of 12 years as our kids work their way through the K-6 schools. After we buy, we won’t be watching our zillow estimate and losing sleep over it if it sinks for a year or even for several years. Still, we don’t want to naively overpay.

We’re drawn towards Bridle Ridge in part because of the more efficient use of space than some of the homes built in 2000 to 2003 we’ve seen that are as much as 3700sq ft. But then you pay almost the same price for nearly 1000 sqft less.

Examples in BR: two near the sales models (so the BR south of Sage rather than north of it) sold in Nov for $1,077,500 and $1,117,000. Both have backyards facing S towards the newer part of Carriage Run and hence don’t have high power lines right in their back yard, and the more expensive one is at the end of a cul-de-sac so only has one neighbor and unobstructed views to both the S and E. The one that’s apparently BOM that’s near them is the smaller floor plan (2353 sqft vs. 2734 sqft for the other two) listed at $892,825 and is right next to them backs up to Carmel Mountain Rd and has no view.

So between the three of them, you are looking at $379/sqft (no view/road), $394/sqft (view, bigger lot) and $408/sqft (best view, biggest lot). Is this reasonable? Is the premium they appear to be charging for the views vs. no view & backing up to a main road in the right ball park? I am willing to pay extra for no backyard neighbor and some kind of view (I am working at home much of the time, so would be enjoying a view 40+ hours per week if I had one), but I’m not sure how much I should pay. Are we likely to have much luck negotiating a lower price with Pardee (we’d be making a non-contingent offer)?

I know some will likely advice that we wait and watch the market (we’ve been watching for only about a month), but we’re not keen on moving into a rental for six months only to move again soon after, especially giving the timing of our soon-to-arrive second kid. And we want to be at least in the running for getting kid #1 into kindergarten in one of those three schools. But we also don’t want our haste to cause us to naively overpay.

[bearishgurl]

yellows2k,

For the kind of $$ you’re looking at spending, you CAN get into University City 92122 and get the house size you need, without the inland heat, Mello Roos and HOA dues. The elementary schools in UC are Curie and Spreckels (SDUSD) and both are highly rated, as well as Standley Middle and University City High School. As a UC 92122 SFR resident, your children will have the right to attend these schools as they would be in the UC attendance area and your spouse would likely have a 5-10 minute commute to work with NO fwys. In addition, Lindbergh Field is only about 12 miles SW of there on I-5.

In my mind, the prices you are quoting are outrageous for an inland new construction location within a Community Facilities District, which adds substantial Mello Roos costs onto your tax bill. Especially since those local Elementary school(s) you mention are currently impacted and thus may not accept any more students (even those living WITHIN their attendance areas). There’s something wrong with the notion that you will be paying substantial Mello Roos tax for schools your children may never be allowed to attend.

Are you absolutely stuck on new construction, yellow2sk? The ppsf you are quoting (above) seems very high.

http://www.sdlookup.com/MLS-100066897-6223_Radcliffe_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100054371-7095_Condon_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100058342-6424_Edmonton_Ave_San_Diego_CA_92122

With the above properties, you won’t even have to invest in expensive backyard landscaping or window coverings!

Since many larger older homes have pools, I should mention to you that a toddler pool fence surround costs between $2K and $4K, depending on size of pool. They are black, cream or white powder finish and can be taken down and rolled up and come with matching caps for the holes so you can have an adult party on your patio. I have purchased a couple of these in my lifetime and they are very attractive and WORK VERY WELL.

[bearishgurl]

yellows2k,

For the kind of $$ you’re looking at spending, you CAN get into University City 92122 and get the house size you need, without the inland heat, Mello Roos and HOA dues. The elementary schools in UC are Curie and Spreckels (SDUSD) and both are highly rated, as well as Standley Middle and University City High School. As a UC 92122 SFR resident, your children will have the right to attend these schools as they would be in the UC attendance area and your spouse would likely have a 5-10 minute commute to work with NO fwys. In addition, Lindbergh Field is only about 12 miles SW of there on I-5.

In my mind, the prices you are quoting are outrageous for an inland new construction location within a Community Facilities District, which adds substantial Mello Roos costs onto your tax bill. Especially since those local Elementary school(s) you mention are currently impacted and thus may not accept any more students (even those living WITHIN their attendance areas). There’s something wrong with the notion that you will be paying substantial Mello Roos tax for schools your children may never be allowed to attend.

Are you absolutely stuck on new construction, yellow2sk? The ppsf you are quoting (above) seems very high.

http://www.sdlookup.com/MLS-100066897-6223_Radcliffe_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100054371-7095_Condon_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100058342-6424_Edmonton_Ave_San_Diego_CA_92122

With the above properties, you won’t even have to invest in expensive backyard landscaping or window coverings!

Since many larger older homes have pools, I should mention to you that a toddler pool fence surround costs between $2K and $4K, depending on size of pool. They are black, cream or white powder finish and can be taken down and rolled up and come with matching caps for the holes so you can have an adult party on your patio. I have purchased a couple of these in my lifetime and they are very attractive and WORK VERY WELL.

[bearishgurl]

yellows2k,

For the kind of $$ you’re looking at spending, you CAN get into University City 92122 and get the house size you need, without the inland heat, Mello Roos and HOA dues. The elementary schools in UC are Curie and Spreckels (SDUSD) and both are highly rated, as well as Standley Middle and University City High School. As a UC 92122 SFR resident, your children will have the right to attend these schools as they would be in the UC attendance area and your spouse would likely have a 5-10 minute commute to work with NO fwys. In addition, Lindbergh Field is only about 12 miles SW of there on I-5.

In my mind, the prices you are quoting are outrageous for an inland new construction location within a Community Facilities District, which adds substantial Mello Roos costs onto your tax bill. Especially since those local Elementary school(s) you mention are currently impacted and thus may not accept any more students (even those living WITHIN their attendance areas). There’s something wrong with the notion that you will be paying substantial Mello Roos tax for schools your children may never be allowed to attend.

Are you absolutely stuck on new construction, yellow2sk? The ppsf you are quoting (above) seems very high.

http://www.sdlookup.com/MLS-100066897-6223_Radcliffe_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100054371-7095_Condon_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100058342-6424_Edmonton_Ave_San_Diego_CA_92122

With the above properties, you won’t even have to invest in expensive backyard landscaping or window coverings!

Since many larger older homes have pools, I should mention to you that a toddler pool fence surround costs between $2K and $4K, depending on size of pool. They are black, cream or white powder finish and can be taken down and rolled up and come with matching caps for the holes so you can have an adult party on your patio. I have purchased a couple of these in my lifetime and they are very attractive and WORK VERY WELL.

[bearishgurl]

yellows2k,

For the kind of $$ you’re looking at spending, you CAN get into University City 92122 and get the house size you need, without the inland heat, Mello Roos and HOA dues. The elementary schools in UC are Curie and Spreckels (SDUSD) and both are highly rated, as well as Standley Middle and University City High School. As a UC 92122 SFR resident, your children will have the right to attend these schools as they would be in the UC attendance area and your spouse would likely have a 5-10 minute commute to work with NO fwys. In addition, Lindbergh Field is only about 12 miles SW of there on I-5.

In my mind, the prices you are quoting are outrageous for an inland new construction location within a Community Facilities District, which adds substantial Mello Roos costs onto your tax bill. Especially since those local Elementary school(s) you mention are currently impacted and thus may not accept any more students (even those living WITHIN their attendance areas). There’s something wrong with the notion that you will be paying substantial Mello Roos tax for schools your children may never be allowed to attend.

Are you absolutely stuck on new construction, yellow2sk? The ppsf you are quoting (above) seems very high.

http://www.sdlookup.com/MLS-100066897-6223_Radcliffe_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100054371-7095_Condon_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100058342-6424_Edmonton_Ave_San_Diego_CA_92122

With the above properties, you won’t even have to invest in expensive backyard landscaping or window coverings!

Since many larger older homes have pools, I should mention to you that a toddler pool fence surround costs between $2K and $4K, depending on size of pool. They are black, cream or white powder finish and can be taken down and rolled up and come with matching caps for the holes so you can have an adult party on your patio. I have purchased a couple of these in my lifetime and they are very attractive and WORK VERY WELL.

[bearishgurl]

yellows2k,

For the kind of $$ you’re looking at spending, you CAN get into University City 92122 and get the house size you need, without the inland heat, Mello Roos and HOA dues. The elementary schools in UC are Curie and Spreckels (SDUSD) and both are highly rated, as well as Standley Middle and University City High School. As a UC 92122 SFR resident, your children will have the right to attend these schools as they would be in the UC attendance area and your spouse would likely have a 5-10 minute commute to work with NO fwys. In addition, Lindbergh Field is only about 12 miles SW of there on I-5.

In my mind, the prices you are quoting are outrageous for an inland new construction location within a Community Facilities District, which adds substantial Mello Roos costs onto your tax bill. Especially since those local Elementary school(s) you mention are currently impacted and thus may not accept any more students (even those living WITHIN their attendance areas). There’s something wrong with the notion that you will be paying substantial Mello Roos tax for schools your children may never be allowed to attend.

Are you absolutely stuck on new construction, yellow2sk? The ppsf you are quoting (above) seems very high.

http://www.sdlookup.com/MLS-100066897-6223_Radcliffe_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100054371-7095_Condon_Dr_San_Diego_CA_92122

http://www.sdlookup.com/MLS-100058342-6424_Edmonton_Ave_San_Diego_CA_92122

With the above properties, you won’t even have to invest in expensive backyard landscaping or window coverings!

Since many larger older homes have pools, I should mention to you that a toddler pool fence surround costs between $2K and $4K, depending on size of pool. They are black, cream or white powder finish and can be taken down and rolled up and come with matching caps for the holes so you can have an adult party on your patio. I have purchased a couple of these in my lifetime and they are very attractive and WORK VERY WELL.

[yellowS2K]

Hmmm – the listings you give are in what was a blind spot for me until now. I was only familiar with the part of UC north of there off Nobel and La Jolla Village Dr, and guess I never panned far enough south when looking in zillow and redfin. The descriptions of these two seem to fit our needs. Wife is not keen on a pool, but not a deal killer. We have lived in older homes. I grew up in a 200 year old house as a kid on the east coast, and we’ve owned two that were 40 and 55 years old, so wife says she’s ready for something hassle-free (and I know new doesn’t always equal hassle-free – e.g., the hassle and cost you mention about putting in backyard landscaping). Both those listings look to be in great shape, though. If only it would stop raining, I’d run out and drive the neighborhood and even look at them tomorrow! I’ll report back when I can.

Thanks!

[yellowS2K]

Hmmm – the listings you give are in what was a blind spot for me until now. I was only familiar with the part of UC north of there off Nobel and La Jolla Village Dr, and guess I never panned far enough south when looking in zillow and redfin. The descriptions of these two seem to fit our needs. Wife is not keen on a pool, but not a deal killer. We have lived in older homes. I grew up in a 200 year old house as a kid on the east coast, and we’ve owned two that were 40 and 55 years old, so wife says she’s ready for something hassle-free (and I know new doesn’t always equal hassle-free – e.g., the hassle and cost you mention about putting in backyard landscaping). Both those listings look to be in great shape, though. If only it would stop raining, I’d run out and drive the neighborhood and even look at them tomorrow! I’ll report back when I can.

Thanks!

[yellowS2K]

Hmmm – the listings you give are in what was a blind spot for me until now. I was only familiar with the part of UC north of there off Nobel and La Jolla Village Dr, and guess I never panned far enough south when looking in zillow and redfin. The descriptions of these two seem to fit our needs. Wife is not keen on a pool, but not a deal killer. We have lived in older homes. I grew up in a 200 year old house as a kid on the east coast, and we’ve owned two that were 40 and 55 years old, so wife says she’s ready for something hassle-free (and I know new doesn’t always equal hassle-free – e.g., the hassle and cost you mention about putting in backyard landscaping). Both those listings look to be in great shape, though. If only it would stop raining, I’d run out and drive the neighborhood and even look at them tomorrow! I’ll report back when I can.

Thanks!

[yellowS2K]

Hmmm – the listings you give are in what was a blind spot for me until now. I was only familiar with the part of UC north of there off Nobel and La Jolla Village Dr, and guess I never panned far enough south when looking in zillow and redfin. The descriptions of these two seem to fit our needs. Wife is not keen on a pool, but not a deal killer. We have lived in older homes. I grew up in a 200 year old house as a kid on the east coast, and we’ve owned two that were 40 and 55 years old, so wife says she’s ready for something hassle-free (and I know new doesn’t always equal hassle-free – e.g., the hassle and cost you mention about putting in backyard landscaping). Both those listings look to be in great shape, though. If only it would stop raining, I’d run out and drive the neighborhood and even look at them tomorrow! I’ll report back when I can.

Thanks!

[yellowS2K]

Hmmm – the listings you give are in what was a blind spot for me until now. I was only familiar with the part of UC north of there off Nobel and La Jolla Village Dr, and guess I never panned far enough south when looking in zillow and redfin. The descriptions of these two seem to fit our needs. Wife is not keen on a pool, but not a deal killer. We have lived in older homes. I grew up in a 200 year old house as a kid on the east coast, and we’ve owned two that were 40 and 55 years old, so wife says she’s ready for something hassle-free (and I know new doesn’t always equal hassle-free – e.g., the hassle and cost you mention about putting in backyard landscaping). Both those listings look to be in great shape, though. If only it would stop raining, I’d run out and drive the neighborhood and even look at them tomorrow! I’ll report back when I can.

Thanks!

[sdrealtor]

yellow
Check your private message by clicking on the messages link in the upper left nav bar. There should be a (1) next to the link. I sent you information on another newer area you should check out. BTW, the Mello Roos in this area are only $800/year, the school is comparable to the three you mentioned in Carmel Valley and there is no issue with getting in the school as there is plenty of room.

Best of luck in your search.

sdr

[sdrealtor]

yellow
Check your private message by clicking on the messages link in the upper left nav bar. There should be a (1) next to the link. I sent you information on another newer area you should check out. BTW, the Mello Roos in this area are only $800/year, the school is comparable to the three you mentioned in Carmel Valley and there is no issue with getting in the school as there is plenty of room.

Best of luck in your search.

sdr

[sdrealtor]

yellow
Check your private message by clicking on the messages link in the upper left nav bar. There should be a (1) next to the link. I sent you information on another newer area you should check out. BTW, the Mello Roos in this area are only $800/year, the school is comparable to the three you mentioned in Carmel Valley and there is no issue with getting in the school as there is plenty of room.

Best of luck in your search.

sdr

[sdrealtor]

yellow
Check your private message by clicking on the messages link in the upper left nav bar. There should be a (1) next to the link. I sent you information on another newer area you should check out. BTW, the Mello Roos in this area are only $800/year, the school is comparable to the three you mentioned in Carmel Valley and there is no issue with getting in the school as there is plenty of room.

Best of luck in your search.

sdr

[Author]

Posts