Solana Beach Condo help needed

[I would rather be lucky then smart]

I need some guidance from the gurus on this website as to what their price prediction as to how oceanfront Solana Beach Beach condos with a QUALITY, un-obstructed ocean veiws will perfom in the next few months and/or years.

I am curious regarding condos that are 2 BR, 2BA with either a 2 car garage or underground parking.

Is $500 per sqaure foot, for an 1100 or 1200 square foot unit reasonable?

I am looking for a unit with a quality ocean view, ie., no looking around, between or over buildings or through telephone lines to get a panoramic ocean view.

Also, I am curious as to whether such a unit can be adequatly insured for when/if the bluff collapses and it is either destroyed or unihabitable.

TIA for your help.

[zzz]

Specific to your question about bluff failures…the condo association should evaluate their bluffs hiring soil engineering firms- and the likelihood of failure over the next few years. The failure points are obvious to non-experts if you see clear areas where the setback is only a few feet.

You should ask the condo association / management what bluff repair work they have done, and what is planned. Its millions of dollars to put in seawalls for lower/mid and upper bluff failures. So consider what your HOA fees might look like given those expected repairs.

It can take years to get all the permitting from the Coastal Commission and the city/county so if a condo you’re evaluating hasn’t put up a seawall with obvious erosion / failure points, and you can see units in jeopardy, you may want to look at other places.

[zzz]

Specific to your question about bluff failures…the condo association should evaluate their bluffs hiring soil engineering firms- and the likelihood of failure over the next few years. The failure points are obvious to non-experts if you see clear areas where the setback is only a few feet.

You should ask the condo association / management what bluff repair work they have done, and what is planned. Its millions of dollars to put in seawalls for lower/mid and upper bluff failures. So consider what your HOA fees might look like given those expected repairs.

It can take years to get all the permitting from the Coastal Commission and the city/county so if a condo you’re evaluating hasn’t put up a seawall with obvious erosion / failure points, and you can see units in jeopardy, you may want to look at other places.

[zzz]

Specific to your question about bluff failures…the condo association should evaluate their bluffs hiring soil engineering firms- and the likelihood of failure over the next few years. The failure points are obvious to non-experts if you see clear areas where the setback is only a few feet.

You should ask the condo association / management what bluff repair work they have done, and what is planned. Its millions of dollars to put in seawalls for lower/mid and upper bluff failures. So consider what your HOA fees might look like given those expected repairs.

It can take years to get all the permitting from the Coastal Commission and the city/county so if a condo you’re evaluating hasn’t put up a seawall with obvious erosion / failure points, and you can see units in jeopardy, you may want to look at other places.

[zzz]

Specific to your question about bluff failures…the condo association should evaluate their bluffs hiring soil engineering firms- and the likelihood of failure over the next few years. The failure points are obvious to non-experts if you see clear areas where the setback is only a few feet.

You should ask the condo association / management what bluff repair work they have done, and what is planned. Its millions of dollars to put in seawalls for lower/mid and upper bluff failures. So consider what your HOA fees might look like given those expected repairs.

It can take years to get all the permitting from the Coastal Commission and the city/county so if a condo you’re evaluating hasn’t put up a seawall with obvious erosion / failure points, and you can see units in jeopardy, you may want to look at other places.

[zzz]

Specific to your question about bluff failures…the condo association should evaluate their bluffs hiring soil engineering firms- and the likelihood of failure over the next few years. The failure points are obvious to non-experts if you see clear areas where the setback is only a few feet.

You should ask the condo association / management what bluff repair work they have done, and what is planned. Its millions of dollars to put in seawalls for lower/mid and upper bluff failures. So consider what your HOA fees might look like given those expected repairs.

It can take years to get all the permitting from the Coastal Commission and the city/county so if a condo you’re evaluating hasn’t put up a seawall with obvious erosion / failure points, and you can see units in jeopardy, you may want to look at other places.

[SD Realtor]

Bluff repair work is really tough. In many cases landslides and such are deemed an act of god and many insurers will not cover them. The advice from golf in the previous post is good however I am not sure if there is anything the HOA will be able to help you with. Also HOA and property management companies will NOT give much information out to anyone who is NOT a homeowner, they actually cannot do that. HOA and prop managers get demands from escrow to deliver bylaws, minutes, meeting notes etc… One thing you can do is ask your agent to get you the individual names of the officers of the HOA and try to contact them and talk. You may or may not get reliable information and surely not warrantied or anything but having a talk with them is often VERY insightful.

For absolute sure you would want to get supplemental insurance for such a unit which means you want to contact insurance companies on your own. Insurance from the HOA is very very subjective and reviewing the policy for your unit that is covered by the policy purchased by the HOA is not only burdensome, but scary when you realize how much you ARE NOT covered for.

If you are really wanting true oceanfront then no you will pay much more then 500 a square foot. It really depends on what part of the coast you are on. Solana Beach will be much more expensive then say Oceanside. The further up the coast you get the better with regards to price.

Looking exclusively at Solana Beach you have the primo places going from 800 psf on up for really nice unobstructed views and such. If you are diligent and choosey and can be patient you can most likely find something. True oceanfront is a very limited commodity. I am not saying those homes will stay that expensive forever but…. I don’t expect them to dump in price. Other people who are more bearish may feel differently.

The bluffs issue and sea wall issues are tough calls though.

Realtor

[I would rather be lucky then smart]

Hello golfgal and SD Realtor,

Thank you very much for your prompt responses.

A potential bluff collapse is a serious issue to deal in regards to buying a condo in that area and would require due diligence on my part.

I am sorry to hear that the $800 per square foot going rate for the Solana Beach area as per my parameters is holding and that there is no desperate pending price reductions that anyone can yet see on the horizon.

However, a place in the Oceanside area might work as the condo could be potentially affordable. I would use it as a second residence as a “cool zone” to escape the occassional hot weather in the Escondido area where I currently reside. I will go onto the internet and see what is available in that area.

I cannot forsee in my wildest imagination being able to ever afford a single family residence at the water’s edge.

[I would rather be lucky then smart]

Hello golfgal and SD Realtor,

Thank you very much for your prompt responses.

A potential bluff collapse is a serious issue to deal in regards to buying a condo in that area and would require due diligence on my part.

I am sorry to hear that the $800 per square foot going rate for the Solana Beach area as per my parameters is holding and that there is no desperate pending price reductions that anyone can yet see on the horizon.

However, a place in the Oceanside area might work as the condo could be potentially affordable. I would use it as a second residence as a “cool zone” to escape the occassional hot weather in the Escondido area where I currently reside. I will go onto the internet and see what is available in that area.

I cannot forsee in my wildest imagination being able to ever afford a single family residence at the water’s edge.

[I would rather be lucky then smart]

Hello golfgal and SD Realtor,

Thank you very much for your prompt responses.

A potential bluff collapse is a serious issue to deal in regards to buying a condo in that area and would require due diligence on my part.

I am sorry to hear that the $800 per square foot going rate for the Solana Beach area as per my parameters is holding and that there is no desperate pending price reductions that anyone can yet see on the horizon.

However, a place in the Oceanside area might work as the condo could be potentially affordable. I would use it as a second residence as a “cool zone” to escape the occassional hot weather in the Escondido area where I currently reside. I will go onto the internet and see what is available in that area.

I cannot forsee in my wildest imagination being able to ever afford a single family residence at the water’s edge.

[I would rather be lucky then smart]

Hello golfgal and SD Realtor,

Thank you very much for your prompt responses.

A potential bluff collapse is a serious issue to deal in regards to buying a condo in that area and would require due diligence on my part.

I am sorry to hear that the $800 per square foot going rate for the Solana Beach area as per my parameters is holding and that there is no desperate pending price reductions that anyone can yet see on the horizon.

However, a place in the Oceanside area might work as the condo could be potentially affordable. I would use it as a second residence as a “cool zone” to escape the occassional hot weather in the Escondido area where I currently reside. I will go onto the internet and see what is available in that area.

I cannot forsee in my wildest imagination being able to ever afford a single family residence at the water’s edge.

[I would rather be lucky then smart]

Hello golfgal and SD Realtor,

Thank you very much for your prompt responses.

A potential bluff collapse is a serious issue to deal in regards to buying a condo in that area and would require due diligence on my part.

I am sorry to hear that the $800 per square foot going rate for the Solana Beach area as per my parameters is holding and that there is no desperate pending price reductions that anyone can yet see on the horizon.

However, a place in the Oceanside area might work as the condo could be potentially affordable. I would use it as a second residence as a “cool zone” to escape the occassional hot weather in the Escondido area where I currently reside. I will go onto the internet and see what is available in that area.

I cannot forsee in my wildest imagination being able to ever afford a single family residence at the water’s edge.

[SD Realtor]

Bluff repair work is really tough. In many cases landslides and such are deemed an act of god and many insurers will not cover them. The advice from golf in the previous post is good however I am not sure if there is anything the HOA will be able to help you with. Also HOA and property management companies will NOT give much information out to anyone who is NOT a homeowner, they actually cannot do that. HOA and prop managers get demands from escrow to deliver bylaws, minutes, meeting notes etc… One thing you can do is ask your agent to get you the individual names of the officers of the HOA and try to contact them and talk. You may or may not get reliable information and surely not warrantied or anything but having a talk with them is often VERY insightful.

For absolute sure you would want to get supplemental insurance for such a unit which means you want to contact insurance companies on your own. Insurance from the HOA is very very subjective and reviewing the policy for your unit that is covered by the policy purchased by the HOA is not only burdensome, but scary when you realize how much you ARE NOT covered for.

If you are really wanting true oceanfront then no you will pay much more then 500 a square foot. It really depends on what part of the coast you are on. Solana Beach will be much more expensive then say Oceanside. The further up the coast you get the better with regards to price.

Looking exclusively at Solana Beach you have the primo places going from 800 psf on up for really nice unobstructed views and such. If you are diligent and choosey and can be patient you can most likely find something. True oceanfront is a very limited commodity. I am not saying those homes will stay that expensive forever but…. I don’t expect them to dump in price. Other people who are more bearish may feel differently.

The bluffs issue and sea wall issues are tough calls though.

Realtor

[SD Realtor]

Bluff repair work is really tough. In many cases landslides and such are deemed an act of god and many insurers will not cover them. The advice from golf in the previous post is good however I am not sure if there is anything the HOA will be able to help you with. Also HOA and property management companies will NOT give much information out to anyone who is NOT a homeowner, they actually cannot do that. HOA and prop managers get demands from escrow to deliver bylaws, minutes, meeting notes etc… One thing you can do is ask your agent to get you the individual names of the officers of the HOA and try to contact them and talk. You may or may not get reliable information and surely not warrantied or anything but having a talk with them is often VERY insightful.

For absolute sure you would want to get supplemental insurance for such a unit which means you want to contact insurance companies on your own. Insurance from the HOA is very very subjective and reviewing the policy for your unit that is covered by the policy purchased by the HOA is not only burdensome, but scary when you realize how much you ARE NOT covered for.

If you are really wanting true oceanfront then no you will pay much more then 500 a square foot. It really depends on what part of the coast you are on. Solana Beach will be much more expensive then say Oceanside. The further up the coast you get the better with regards to price.

Looking exclusively at Solana Beach you have the primo places going from 800 psf on up for really nice unobstructed views and such. If you are diligent and choosey and can be patient you can most likely find something. True oceanfront is a very limited commodity. I am not saying those homes will stay that expensive forever but…. I don’t expect them to dump in price. Other people who are more bearish may feel differently.

The bluffs issue and sea wall issues are tough calls though.

Realtor

[SD Realtor]

Bluff repair work is really tough. In many cases landslides and such are deemed an act of god and many insurers will not cover them. The advice from golf in the previous post is good however I am not sure if there is anything the HOA will be able to help you with. Also HOA and property management companies will NOT give much information out to anyone who is NOT a homeowner, they actually cannot do that. HOA and prop managers get demands from escrow to deliver bylaws, minutes, meeting notes etc… One thing you can do is ask your agent to get you the individual names of the officers of the HOA and try to contact them and talk. You may or may not get reliable information and surely not warrantied or anything but having a talk with them is often VERY insightful.

For absolute sure you would want to get supplemental insurance for such a unit which means you want to contact insurance companies on your own. Insurance from the HOA is very very subjective and reviewing the policy for your unit that is covered by the policy purchased by the HOA is not only burdensome, but scary when you realize how much you ARE NOT covered for.

If you are really wanting true oceanfront then no you will pay much more then 500 a square foot. It really depends on what part of the coast you are on. Solana Beach will be much more expensive then say Oceanside. The further up the coast you get the better with regards to price.

Looking exclusively at Solana Beach you have the primo places going from 800 psf on up for really nice unobstructed views and such. If you are diligent and choosey and can be patient you can most likely find something. True oceanfront is a very limited commodity. I am not saying those homes will stay that expensive forever but…. I don’t expect them to dump in price. Other people who are more bearish may feel differently.

The bluffs issue and sea wall issues are tough calls though.

Realtor

[SD Realtor]

Bluff repair work is really tough. In many cases landslides and such are deemed an act of god and many insurers will not cover them. The advice from golf in the previous post is good however I am not sure if there is anything the HOA will be able to help you with. Also HOA and property management companies will NOT give much information out to anyone who is NOT a homeowner, they actually cannot do that. HOA and prop managers get demands from escrow to deliver bylaws, minutes, meeting notes etc… One thing you can do is ask your agent to get you the individual names of the officers of the HOA and try to contact them and talk. You may or may not get reliable information and surely not warrantied or anything but having a talk with them is often VERY insightful.

For absolute sure you would want to get supplemental insurance for such a unit which means you want to contact insurance companies on your own. Insurance from the HOA is very very subjective and reviewing the policy for your unit that is covered by the policy purchased by the HOA is not only burdensome, but scary when you realize how much you ARE NOT covered for.

If you are really wanting true oceanfront then no you will pay much more then 500 a square foot. It really depends on what part of the coast you are on. Solana Beach will be much more expensive then say Oceanside. The further up the coast you get the better with regards to price.

Looking exclusively at Solana Beach you have the primo places going from 800 psf on up for really nice unobstructed views and such. If you are diligent and choosey and can be patient you can most likely find something. True oceanfront is a very limited commodity. I am not saying those homes will stay that expensive forever but…. I don’t expect them to dump in price. Other people who are more bearish may feel differently.

The bluffs issue and sea wall issues are tough calls though.

Realtor

[Author]

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