Buying advice in North County

[pjwal]

My wife and I currently own just north-east of Leucadia and El-Camino in Carlsbad and, while we appreciate the neighborhood, we don’t like being basically the youngest owners there. Our house was built in 1978 (1-story, ~1400 sq/ft) and after fixing the fence last month, we’re starting to think about the advantages of the newly built homes (master bathrooms, closet, laundry room upstairs, etc). So, we have started looking at Del Sur and will be looking at the new phases in San Elijo Hills this weekend as well.

The melo-roos irks me, but we love the idea of moving into a new neighborhood at the same time with similar neighbors. We would like to live in a place where we feel we can actually make friends and begin to have children that will do the same :-).

We have good equity in our current home now, but would like to get a new place for no more than what we think we could get for our current home now (~$575) in order to account for the extra taxes/upgrades.

Are we crazy to consider moving further east than we currently are? Are we taking a big risk in these new communities by trading for a newer home on a smaller lot rather than upgrading what we have? Is our timing bad right now? I guess the market is pretty thin right now…we certainly can’t seem to find a re-sell that is a better deal than a new home. We are in no rush (although the wifey tends to start to lose patience when she gets her heart set on something) and there is a waiting list for the community we like the best so far (Madeira in Del Sur).

Also, I would love to hear people’s thoughts on Del Sur vs San Elijo Hills vs 4S Ranch.

Thanks in advance for the feedback!

~pj

[LAAFTERHOURS]

I rented in 4s for 2 years, bought in SEH in 2009 so I can shed some light on both.

First the schools since thats usually one of the biggest issues. I would wager a guess that the SEH elementary and middle schools vs the 4s/ del sur schools are close enough that its most likely a wash. The high school that serves SEH is currently not as good as the Poway school system schools. This didnt deter me from SEH mainly bc my only child just turned 3. That gives me 11 years to worry about where my child is going to go to high school.

Next the Mello Roos/ HOA etc – If you dont know, both areas have phases and the initial phases are cheaper on the MR than the current phases. In 4s, south of camino del norte MR are cheaper than to the North. SEH, same idea. Cheapest MR are in the bottom area to the west of the town center and they go up as you go up the hill. Gated subdivisions in both communities have higher HOAs.

Climate – 4s was an oven during the summer but it might have been due to my house’s location (lack of a breeze). Coworkers who rent in del mar would come out and tell us how much of a difference it is. SEH, there is always a breeze it seems. Also, Im highly alergic to pollen and I didnt have a problem this year with pollen. That is the first time in my life. I was miserable in 4s.

Community layout – I liked the parks (swings/slides etc) better in 4s ranch. I havent found a swing in SEH and the slides are so little for the most part. 4s has a really cool park near the newer developments. I like that SEH has a towncenter, with shops, parks, dogpark etc. The towncenter in 4s was a shopping center. SEH to me feels like a separate city in some respects. SEH has ocean views everywhere and I love that I can see the ocean, sunset every day without getting in a car.

Location – Depends on your commute. SEH is worse for me. I could be at work in 13 minutes from 4s so I loved that. del mar track and beach are 20 minutes and there are many ways to get there. So 4s I think is a better location.

Fire danger – equal. Both were evacuated in 2007. The fire went right past 4s on the north side but it came within 100 yds of our home.

Sense of Community – We had some nice neighbors in 4s but not like in SEH. Our subdivision is very close (events for the kids for every holiday/ block parties etc) and I have heard that about a few other subdivisions.

Clearly I like where I live. I liked 4s but I think we would have liked it more if we owned and we bought in a different subdivision. My co-worker is buying at Madeira (house is being built). I liked del sur as well bc of the community pools and parks but the MR are crazy high and the lots/ houses are tiny.

Bottom line, You get more house/ space for your money in SEH. In regards to time to buy, there are plenty of homes available in SEH. If you want recommendations, pm me. I can also give you thoughts on subdivisions in 4s since we looked at many of them. I may add more later and Im sure you will get more input from 4s lovers, del sur lovers and the opposite.

[LAAFTERHOURS]

I rented in 4s for 2 years, bought in SEH in 2009 so I can shed some light on both.

First the schools since thats usually one of the biggest issues. I would wager a guess that the SEH elementary and middle schools vs the 4s/ del sur schools are close enough that its most likely a wash. The high school that serves SEH is currently not as good as the Poway school system schools. This didnt deter me from SEH mainly bc my only child just turned 3. That gives me 11 years to worry about where my child is going to go to high school.

Next the Mello Roos/ HOA etc – If you dont know, both areas have phases and the initial phases are cheaper on the MR than the current phases. In 4s, south of camino del norte MR are cheaper than to the North. SEH, same idea. Cheapest MR are in the bottom area to the west of the town center and they go up as you go up the hill. Gated subdivisions in both communities have higher HOAs.

Climate – 4s was an oven during the summer but it might have been due to my house’s location (lack of a breeze). Coworkers who rent in del mar would come out and tell us how much of a difference it is. SEH, there is always a breeze it seems. Also, Im highly alergic to pollen and I didnt have a problem this year with pollen. That is the first time in my life. I was miserable in 4s.

Community layout – I liked the parks (swings/slides etc) better in 4s ranch. I havent found a swing in SEH and the slides are so little for the most part. 4s has a really cool park near the newer developments. I like that SEH has a towncenter, with shops, parks, dogpark etc. The towncenter in 4s was a shopping center. SEH to me feels like a separate city in some respects. SEH has ocean views everywhere and I love that I can see the ocean, sunset every day without getting in a car.

Location – Depends on your commute. SEH is worse for me. I could be at work in 13 minutes from 4s so I loved that. del mar track and beach are 20 minutes and there are many ways to get there. So 4s I think is a better location.

Fire danger – equal. Both were evacuated in 2007. The fire went right past 4s on the north side but it came within 100 yds of our home.

Sense of Community – We had some nice neighbors in 4s but not like in SEH. Our subdivision is very close (events for the kids for every holiday/ block parties etc) and I have heard that about a few other subdivisions.

Clearly I like where I live. I liked 4s but I think we would have liked it more if we owned and we bought in a different subdivision. My co-worker is buying at Madeira (house is being built). I liked del sur as well bc of the community pools and parks but the MR are crazy high and the lots/ houses are tiny.

Bottom line, You get more house/ space for your money in SEH. In regards to time to buy, there are plenty of homes available in SEH. If you want recommendations, pm me. I can also give you thoughts on subdivisions in 4s since we looked at many of them. I may add more later and Im sure you will get more input from 4s lovers, del sur lovers and the opposite.

[LAAFTERHOURS]

I rented in 4s for 2 years, bought in SEH in 2009 so I can shed some light on both.

First the schools since thats usually one of the biggest issues. I would wager a guess that the SEH elementary and middle schools vs the 4s/ del sur schools are close enough that its most likely a wash. The high school that serves SEH is currently not as good as the Poway school system schools. This didnt deter me from SEH mainly bc my only child just turned 3. That gives me 11 years to worry about where my child is going to go to high school.

Next the Mello Roos/ HOA etc – If you dont know, both areas have phases and the initial phases are cheaper on the MR than the current phases. In 4s, south of camino del norte MR are cheaper than to the North. SEH, same idea. Cheapest MR are in the bottom area to the west of the town center and they go up as you go up the hill. Gated subdivisions in both communities have higher HOAs.

Climate – 4s was an oven during the summer but it might have been due to my house’s location (lack of a breeze). Coworkers who rent in del mar would come out and tell us how much of a difference it is. SEH, there is always a breeze it seems. Also, Im highly alergic to pollen and I didnt have a problem this year with pollen. That is the first time in my life. I was miserable in 4s.

Community layout – I liked the parks (swings/slides etc) better in 4s ranch. I havent found a swing in SEH and the slides are so little for the most part. 4s has a really cool park near the newer developments. I like that SEH has a towncenter, with shops, parks, dogpark etc. The towncenter in 4s was a shopping center. SEH to me feels like a separate city in some respects. SEH has ocean views everywhere and I love that I can see the ocean, sunset every day without getting in a car.

Location – Depends on your commute. SEH is worse for me. I could be at work in 13 minutes from 4s so I loved that. del mar track and beach are 20 minutes and there are many ways to get there. So 4s I think is a better location.

Fire danger – equal. Both were evacuated in 2007. The fire went right past 4s on the north side but it came within 100 yds of our home.

Sense of Community – We had some nice neighbors in 4s but not like in SEH. Our subdivision is very close (events for the kids for every holiday/ block parties etc) and I have heard that about a few other subdivisions.

Clearly I like where I live. I liked 4s but I think we would have liked it more if we owned and we bought in a different subdivision. My co-worker is buying at Madeira (house is being built). I liked del sur as well bc of the community pools and parks but the MR are crazy high and the lots/ houses are tiny.

Bottom line, You get more house/ space for your money in SEH. In regards to time to buy, there are plenty of homes available in SEH. If you want recommendations, pm me. I can also give you thoughts on subdivisions in 4s since we looked at many of them. I may add more later and Im sure you will get more input from 4s lovers, del sur lovers and the opposite.

[LAAFTERHOURS]

I rented in 4s for 2 years, bought in SEH in 2009 so I can shed some light on both.

First the schools since thats usually one of the biggest issues. I would wager a guess that the SEH elementary and middle schools vs the 4s/ del sur schools are close enough that its most likely a wash. The high school that serves SEH is currently not as good as the Poway school system schools. This didnt deter me from SEH mainly bc my only child just turned 3. That gives me 11 years to worry about where my child is going to go to high school.

Next the Mello Roos/ HOA etc – If you dont know, both areas have phases and the initial phases are cheaper on the MR than the current phases. In 4s, south of camino del norte MR are cheaper than to the North. SEH, same idea. Cheapest MR are in the bottom area to the west of the town center and they go up as you go up the hill. Gated subdivisions in both communities have higher HOAs.

Climate – 4s was an oven during the summer but it might have been due to my house’s location (lack of a breeze). Coworkers who rent in del mar would come out and tell us how much of a difference it is. SEH, there is always a breeze it seems. Also, Im highly alergic to pollen and I didnt have a problem this year with pollen. That is the first time in my life. I was miserable in 4s.

Community layout – I liked the parks (swings/slides etc) better in 4s ranch. I havent found a swing in SEH and the slides are so little for the most part. 4s has a really cool park near the newer developments. I like that SEH has a towncenter, with shops, parks, dogpark etc. The towncenter in 4s was a shopping center. SEH to me feels like a separate city in some respects. SEH has ocean views everywhere and I love that I can see the ocean, sunset every day without getting in a car.

Location – Depends on your commute. SEH is worse for me. I could be at work in 13 minutes from 4s so I loved that. del mar track and beach are 20 minutes and there are many ways to get there. So 4s I think is a better location.

Fire danger – equal. Both were evacuated in 2007. The fire went right past 4s on the north side but it came within 100 yds of our home.

Sense of Community – We had some nice neighbors in 4s but not like in SEH. Our subdivision is very close (events for the kids for every holiday/ block parties etc) and I have heard that about a few other subdivisions.

Clearly I like where I live. I liked 4s but I think we would have liked it more if we owned and we bought in a different subdivision. My co-worker is buying at Madeira (house is being built). I liked del sur as well bc of the community pools and parks but the MR are crazy high and the lots/ houses are tiny.

Bottom line, You get more house/ space for your money in SEH. In regards to time to buy, there are plenty of homes available in SEH. If you want recommendations, pm me. I can also give you thoughts on subdivisions in 4s since we looked at many of them. I may add more later and Im sure you will get more input from 4s lovers, del sur lovers and the opposite.

[LAAFTERHOURS]

I rented in 4s for 2 years, bought in SEH in 2009 so I can shed some light on both.

First the schools since thats usually one of the biggest issues. I would wager a guess that the SEH elementary and middle schools vs the 4s/ del sur schools are close enough that its most likely a wash. The high school that serves SEH is currently not as good as the Poway school system schools. This didnt deter me from SEH mainly bc my only child just turned 3. That gives me 11 years to worry about where my child is going to go to high school.

Next the Mello Roos/ HOA etc – If you dont know, both areas have phases and the initial phases are cheaper on the MR than the current phases. In 4s, south of camino del norte MR are cheaper than to the North. SEH, same idea. Cheapest MR are in the bottom area to the west of the town center and they go up as you go up the hill. Gated subdivisions in both communities have higher HOAs.

Climate – 4s was an oven during the summer but it might have been due to my house’s location (lack of a breeze). Coworkers who rent in del mar would come out and tell us how much of a difference it is. SEH, there is always a breeze it seems. Also, Im highly alergic to pollen and I didnt have a problem this year with pollen. That is the first time in my life. I was miserable in 4s.

Community layout – I liked the parks (swings/slides etc) better in 4s ranch. I havent found a swing in SEH and the slides are so little for the most part. 4s has a really cool park near the newer developments. I like that SEH has a towncenter, with shops, parks, dogpark etc. The towncenter in 4s was a shopping center. SEH to me feels like a separate city in some respects. SEH has ocean views everywhere and I love that I can see the ocean, sunset every day without getting in a car.

Location – Depends on your commute. SEH is worse for me. I could be at work in 13 minutes from 4s so I loved that. del mar track and beach are 20 minutes and there are many ways to get there. So 4s I think is a better location.

Fire danger – equal. Both were evacuated in 2007. The fire went right past 4s on the north side but it came within 100 yds of our home.

Sense of Community – We had some nice neighbors in 4s but not like in SEH. Our subdivision is very close (events for the kids for every holiday/ block parties etc) and I have heard that about a few other subdivisions.

Clearly I like where I live. I liked 4s but I think we would have liked it more if we owned and we bought in a different subdivision. My co-worker is buying at Madeira (house is being built). I liked del sur as well bc of the community pools and parks but the MR are crazy high and the lots/ houses are tiny.

Bottom line, You get more house/ space for your money in SEH. In regards to time to buy, there are plenty of homes available in SEH. If you want recommendations, pm me. I can also give you thoughts on subdivisions in 4s since we looked at many of them. I may add more later and Im sure you will get more input from 4s lovers, del sur lovers and the opposite.

[SD Realtor]

LA I think you captured it very well. You do get more home for the money in SEH. To the OP I am not a huge fan of Madiera but that is simply personal preference as I know a few people who have purchased there and do like it alot. Same with Andalucia. I do not hear many completes from either the 4S buyer or the SEH buyer as most of them that I know are in your boat and finding a neighborhood where they feel comfortable raising the kids was the prime directive for the purchase in the first place.

As for bringing up the family I think both of the areas you are considering are more family oriented to where you currently live. As for timing… well that one is a tougher question as we have reinflated a bit already. So the question really boils down to can you afford it and how much is the lifestyle change worth to you. It is always a tough call.

[SD Realtor]

LA I think you captured it very well. You do get more home for the money in SEH. To the OP I am not a huge fan of Madiera but that is simply personal preference as I know a few people who have purchased there and do like it alot. Same with Andalucia. I do not hear many completes from either the 4S buyer or the SEH buyer as most of them that I know are in your boat and finding a neighborhood where they feel comfortable raising the kids was the prime directive for the purchase in the first place.

As for bringing up the family I think both of the areas you are considering are more family oriented to where you currently live. As for timing… well that one is a tougher question as we have reinflated a bit already. So the question really boils down to can you afford it and how much is the lifestyle change worth to you. It is always a tough call.

[SD Realtor]

LA I think you captured it very well. You do get more home for the money in SEH. To the OP I am not a huge fan of Madiera but that is simply personal preference as I know a few people who have purchased there and do like it alot. Same with Andalucia. I do not hear many completes from either the 4S buyer or the SEH buyer as most of them that I know are in your boat and finding a neighborhood where they feel comfortable raising the kids was the prime directive for the purchase in the first place.

As for bringing up the family I think both of the areas you are considering are more family oriented to where you currently live. As for timing… well that one is a tougher question as we have reinflated a bit already. So the question really boils down to can you afford it and how much is the lifestyle change worth to you. It is always a tough call.

[SD Realtor]

LA I think you captured it very well. You do get more home for the money in SEH. To the OP I am not a huge fan of Madiera but that is simply personal preference as I know a few people who have purchased there and do like it alot. Same with Andalucia. I do not hear many completes from either the 4S buyer or the SEH buyer as most of them that I know are in your boat and finding a neighborhood where they feel comfortable raising the kids was the prime directive for the purchase in the first place.

As for bringing up the family I think both of the areas you are considering are more family oriented to where you currently live. As for timing… well that one is a tougher question as we have reinflated a bit already. So the question really boils down to can you afford it and how much is the lifestyle change worth to you. It is always a tough call.

[SD Realtor]

LA I think you captured it very well. You do get more home for the money in SEH. To the OP I am not a huge fan of Madiera but that is simply personal preference as I know a few people who have purchased there and do like it alot. Same with Andalucia. I do not hear many completes from either the 4S buyer or the SEH buyer as most of them that I know are in your boat and finding a neighborhood where they feel comfortable raising the kids was the prime directive for the purchase in the first place.

As for bringing up the family I think both of the areas you are considering are more family oriented to where you currently live. As for timing… well that one is a tougher question as we have reinflated a bit already. So the question really boils down to can you afford it and how much is the lifestyle change worth to you. It is always a tough call.

[pjwal]

Great info, thx guys. SD R, what is it specifically that you don’t like about Madeira? I have no horse in this race yet, so I’d really like to know :-).

The wife works in Encinitas and I work in Del Mar, so the commute is a wash either way between SEH and Del Sur. I do love the drive along San Dieguito Rd, but it would definitely lengthen the current drive for my wife.

A co-worker of mine lives in SEH and swears by it…everyone seems to really talk up the town center. We have no kids yet LA and we are pretty set on sending them to private high-school when we do, so the high-school isn’t a big deal to us either, sans the inherent effect on land value.

LA, did your co-worker buy in the most recent phase in Del Sur?

[pjwal]

Great info, thx guys. SD R, what is it specifically that you don’t like about Madeira? I have no horse in this race yet, so I’d really like to know :-).

The wife works in Encinitas and I work in Del Mar, so the commute is a wash either way between SEH and Del Sur. I do love the drive along San Dieguito Rd, but it would definitely lengthen the current drive for my wife.

A co-worker of mine lives in SEH and swears by it…everyone seems to really talk up the town center. We have no kids yet LA and we are pretty set on sending them to private high-school when we do, so the high-school isn’t a big deal to us either, sans the inherent effect on land value.

LA, did your co-worker buy in the most recent phase in Del Sur?

[pjwal]

Great info, thx guys. SD R, what is it specifically that you don’t like about Madeira? I have no horse in this race yet, so I’d really like to know :-).

The wife works in Encinitas and I work in Del Mar, so the commute is a wash either way between SEH and Del Sur. I do love the drive along San Dieguito Rd, but it would definitely lengthen the current drive for my wife.

A co-worker of mine lives in SEH and swears by it…everyone seems to really talk up the town center. We have no kids yet LA and we are pretty set on sending them to private high-school when we do, so the high-school isn’t a big deal to us either, sans the inherent effect on land value.

LA, did your co-worker buy in the most recent phase in Del Sur?

[pjwal]

Great info, thx guys. SD R, what is it specifically that you don’t like about Madeira? I have no horse in this race yet, so I’d really like to know :-).

The wife works in Encinitas and I work in Del Mar, so the commute is a wash either way between SEH and Del Sur. I do love the drive along San Dieguito Rd, but it would definitely lengthen the current drive for my wife.

A co-worker of mine lives in SEH and swears by it…everyone seems to really talk up the town center. We have no kids yet LA and we are pretty set on sending them to private high-school when we do, so the high-school isn’t a big deal to us either, sans the inherent effect on land value.

LA, did your co-worker buy in the most recent phase in Del Sur?

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