Brightwater or Valencia?

[bpnbpn]

same lot size, no of bed/baths….

Brightwater in Carmel Valley is 400$ more than Valencia (Del Sur) in monthly payment (mortgage + HOA + melloroos combined).

Brightwater requries 25,000$ more downpayment than Valencia.

Is it worth?

Brightwater has the following benefits:

In Carmel valley, that means better schools, better summer weather, better value (due to possible less no of short sales and foreclosures), closer to ocean, less fire danger.

Del Sur has very good schools too…

Please share your thoughts.

[ocrenter]

regarding Valenica by California West. Each lot purchased at $252k, rough estimate of $100/sqft for ~3000 sqft home = total cost of $550k for the builder.

the lot size is very similar to Davidson’s old development adjacent to Camino Del Sur, on Via Montecristo and New Park Terrance. Those are about 500 sqft smaller than your target size. But they can still help serve as guides. Those resales with landscape and interior furnishings all done are going for high $500k as short sales. As for 3000 sqft homes, look at those back loading garage homes on Concord Ridge, those are going for the low $600k as resales.

Looks like CalWest have been selling Valencia at low 700k. Fair price for a Valencia should be in the high $500k range, especially given the high mello roos and HOA (I know you are already adding those in, but still.) And remember, new homes should always be less than adjacent relatively new resales.

now as for thoughts in regard to schools and weather…

while people will pull up the API and argue Carmel Valley schools are better, my opinion is Del Sur schools are essentially comparable.

as for weather, a few miles inland is actually in your favor. The marine layer can really make coastal summers a major bummer. A friend that bought in Carmel Valley rarely uses his HOA pool even during the summer because of the overcast and the low temps.

in regard to better value, while given the type of demand we are unlikely going to see drops in value in Carmel Valley, you could look at 92127 homes and see potential bargains that will bounce back in value in the long term.

[sdduuuude]

Original poster – for the benefit of the many who don’t know where these areas are, some links to homes in the area, or links to the developers’ sites would be really helpful.

[Essbee]

First time poster here. You’ve inspired me to take the plunge to register.

To the one who is wondering what this is about, the poster is referring to Brightwater by Pardee. I believe it is in Pacific Highlands Ranch / Carmel Valley.

Valencia is located in Del Sur.

To the original poster, did you also consider Carleton? Why or why not?

Right now, my husband and I are seriously considering Valencia and Carleton in Del Sur.

We didn’t even check Brightwater based on our previous tours of Carriage Run, Bridle Ridge, and Terramar. It seemed like you would get less for your money in Pardee developments. But tell me if I am wrong… maybe we should go and check it out, too.

[an]

Isn’t the real estate mantra is location, location, location? 92130 > 92127, hence the value you see with Valencia.

[ocrenter]

http://www.sdlookup.com/MLS-110047873-7717_Via_Vivaldi_San_Diego_CA_92127

This 3000 sqft resale in verrazano just sold for $650k, $100k below listing. I believe the mello roos is lower than del sur as well.

Unless you catch the builder in a desperate situation, you are better off finding a resale in this market.

[bpnbpn]

We did visit Carleton. We didn’t like Carleton much for the following reasons:

1) Some of the homes are very close SDGE power station
2) The move-in-ready homes are constructed very cheap. They have the cheapest wood floor, cultured marble countertop and very bad bathroom flooring. And the price is not that cheaper than Valencia.

[bpnbpn]

Thank you so much. You have got plenty of info about Del Sur. I agree that Valencia should be sold for 650$ or less.

[bpnbpn]

[quote=Essbee]First time poster here. You’ve inspired me to take the plunge to register.

To the one who is wondering what this is about, the poster is referring to Brightwater by Pardee. I believe it is in Pacific Highlands Ranch / Carmel Valley.

Valencia is located in Del Sur.

To the original poster, did you also consider Carleton? Why or why not?

Right now, my husband and I are seriously considering Valencia and Carleton in Del Sur.

We didn’t even check Brightwater based on our previous tours of Carriage Run, Bridle Ridge, and Terramar. It seemed like you would get less for your money in Pardee developments. But tell me if I am wrong… maybe we should go and check it out, too.[/quote]

I think Pardee homes are constructed better than other homes in Del Sur. Brightwater might be tiny bit smaller than Valencia but not much. I thought Terramar is larger.

[jimklinge]

Pardee’s mello-roos typically lasts for 40 years, plus can go up 2% per year.

[Essbee]

I would be buying in a later phase, so the SDGE power lines would not be a problem for me. I don’t think we would want to be in one of the houses right on Camino del Sur, however.

I haven’t spent much time in the move-in ready homes but that is interesting about the materials. Are the move-in ready homes for Valencia any better?

For us, it is still a toss-up between Carleton and Valencia.

If we are in Valencia, I would not want to be in one of the homes right across from a townhouse. In Carleton, I would not want to have Camino del Sur right behind the house. We like some things about the floorplans in each. The yards in Valencia are a little larger.

Regarding Verrazzano, we are also considering it. However, I am not a huge fan of the alley entrance (back garage) and courtyards in lieu of yard. The demographic there seems more of a mix of older and younger people, whereas Del Sur seems to be mostly young families. I like the trees and overall landscaping in Verrazzano. I really like the look of some of the more traditional homes with front garages around the perimeter of the development, but most zillow puts most of those at 900K to 1M+.

Almost ALL of the resales in Del Sur are of the alley-entrance type, and most have a much lower square footage, so we have not considered these.

We have tried many times to like 4S Ranch, but so far, we haven’t liked it much. We have mostly looked at the North side, and something about that view coming in (thousands of houses, row after row) is not appealing. The streets are wider, but it also feels kind of empty.

Regarding Brightwater, it looks like the plan 1 starts in the $830,000 range, so at least 100K to 150K more than plan 2 of Carleton and Valencia. For that reason, we have not looked at it.

[bpnbpn]

[quote=Essbee]I would be buying in a later phase, so the SDGE power lines would not be a problem for me. I don’t think we would want to be in one of the houses right on Camino del Sur, however.

I haven’t spent much time in the move-in ready homes but that is interesting about the materials. Are the move-in ready homes for Valencia any better?

For us, it is still a toss-up between Carleton and Valencia.

If we are in Valencia, I would not want to be in one of the homes right across from a townhouse. In Carleton, I would not want to have Camino del Sur right behind the house. We like some things about the floorplans in each. The yards in Valencia are a little larger.

Regarding Verrazzano, we are also considering it. However, I am not a huge fan of the alley entrance (back garage) and courtyards in lieu of yard. The demographic there seems more of a mix of older and younger people, whereas Del Sur seems to be mostly young families. I like the trees and overall landscaping in Verrazzano. I really like the look of some of the more traditional homes with front garages around the perimeter of the development, but most zillow puts most of those at 900K to 1M+.

Almost ALL of the resales in Del Sur are of the alley-entrance type, and most have a much lower square footage, so we have not considered these.

We have tried many times to like 4S Ranch, but so far, we haven’t liked it much. We have mostly looked at the North side, and something about that view coming in (thousands of houses, row after row) is not appealing. The streets are wider, but it also feels kind of empty.

Regarding Brightwater, it looks like the plan 1 starts in the $830,000 range, so at least 100K to 150K more than plan 2 of Carleton and Valencia. For that reason, we have not looked at it.[/quote]

Carlton ones on the side of camino del sur are going to get too noisy once they open up the town center. We went and saw move-in ready homes in carlton, the upgrades they have done are so cheap and to save their money. The main bathroom had all normal tiles (and they call it as upgrade tiles), the other bathrooms had cultured marble which looked awful. plan-1 of Carlton doesn’t have loft. So Valencia looked more promising for us but yes the ones near townhomes are not going to be cool. expect to see lots of parking spaces taken by them in the road side. But I see that already on the other street which are opposite to the alley garage homes. Most of the people in alley garage homes never want to go through alley and park there, instead they park on the street. If we go further down, it gets too close to school.

We do not like 4s Ranch for some reason.

[equalizer]

[quote=jimklinge]Pardee’s mello-roos typically lasts for 40 years, plus can go up 2% per year.[/quote]

Jim,

Don’t be such a downer. Some are only 35 years and 100% guaranteed to go up max limit 2% per year and bonus is that some schools will not be built near new homes because older schools (3-4 miles away) are not full. In my day we use to walk to school, now you need darn helo.

[ocrenter]

[quote=Essbee]

Regarding Verrazzano, we are also considering it. However, I am not a huge fan of the alley entrance (back garage) and courtyards in lieu of yard. The demographic there seems more of a mix of older and younger people, whereas Del Sur seems to be mostly young families. I like the trees and overall landscaping in Verrazzano. I really like the look of some of the more traditional homes with front garages around the perimeter of the development, but most zillow puts most of those at 900K to 1M+.

Almost ALL of the resales in Del Sur are of the alley-entrance type, and most have a much lower square footage, so we have not considered these.

We have tried many times to like 4S Ranch, but so far, we haven’t liked it much. We have mostly looked at the North side, and something about that view coming in (thousands of houses, row after row) is not appealing. The streets are wider, but it also feels kind of empty.[/quote]

It is very hard to like the north side of 4s. The homes are packed in in a very cookie cutter way. The south side was a lot better, but the opportunities for bargains are less. Adding insult to injury, the north side MRis actually much higher in general compared to the south side.

Del sur does have a much better atmosphere. If the prices are low enough to justify the high MR, it is worth looking at.

verrazzano does have its occasinal bargains. Just need some patience. The atmosphere is much nicer overall, MR is lower than del sur as well.

[Upvote_Anything]

hi, any updates?

[Author]

Posts