Thoughts on Talmadge?

[KristopherSD]

I’ve posted before about saving and buying in the San Diego area and am finally in a position to make a move (even though I think we’re at a market top). I’ve been looking in the La Mesa/Allied Gardens area but have recently become more interested in the community of Talmadge. I’ve searched on here and found limited information on the area, although it seems fairly nice.

I’ve been looking at a few properties in the $650k-$750k range that are north of Adams Avenue, so in the northern part of Talmadge removed from El Cajon Boulevard. One property in particular is just outside the gated region by a few streets but is still surrounded by nice homes. I know schools are a concern but I don’t plan on having kids for at least 5 years so have time to prepare for private school if needed. Overall it seems like a clean tight-knit community thats closer to the trendy areas than La Mesa or Allied Gardens and have a bit more character.

Any thoughts on this area from anyone whose lived there or familiar with it?

[thejard]

Rented in Normal Heights for 3 years (2013-2016), north of Adams. Seems anything north of Adams is good. Univ, normal, kens, Talma….all good imo.

[Essbee]

I lived in Kensington growing up (1986-1998) but didn’t get over to Talmadge very much. However, I considered it a nice area. However, it seems to lack the “main street” walkability of Kensington.

I have known two couples who lived there. One couple (two editors) lived there from roughly 2000-2005 and moved to Carmel Valley when they started having kids.

Another couple I knew (two physicians) bought a home and lived there from 2005-2008. They liked it a lot and had one child while living there, although he did not start school there. I think they lost money, though, given the situation in the real estate market when they had to sell in late 2008.

I’m not sure what you meant by “the gated area”. Are you talking about Alvarado Estates? Or is there another gated area in Talmadge itself? See, I am really not that familiar despite living within a couple of miles from there during my formative years.

As for schools, you may be able to choice into Hearst/Lewis/Patrick Henry in Del Cerro/Allied Gardens. Those schools are still fairly decent, from what I understand.

[njtosd]

FWIW – In my experience, the cost of a mortgage payment plus private school tuition is rarely less than the cost of a mortgage payment in a place where you like the school. On average, private elementary schools in SD are about 10,000/yr. (The big names are much more than that and high school is closer to $20,000/yr, even at an average school). With any extras for uniforms, etc. you are probably looking closer to $1000/month. If there are two kids, there’s no question you’re better off buying in a good school district (plus you get the interest deduction and appreciation).

[gzz]

A lot of San Diegans who can afford private schools are sending their kids to charter schools. This is a trend elsewhere in the USA too.

I know a parent very happy with this one:

https://en.m.wikipedia.org/wiki/Albert_Einstein_Academy_Charter_School

[KristopherSD]

Thank you for the insight into the neighborhood and school system. I definitely see the schools as being the biggest problem but won’t have to worry about that for at least another 8 or so years hopefully. Otherwise it seems like Talmadge is becoming nicer and nicer with a lot of the restoration projects going on and the recent undergrounding of utilities. The community also seems to be highly involved and cares about the neighborhood.

From an appreciation point of view I’m hopeful it could eventually become the next Kensington. The proximity to El Cajon Boulevard and lack of a real business area catering to Talmadge are the biggest barriers to that happening from what I can see. I plan on living in the area for a very long time so that would simply be a bonus. Prices seem to be aggressively climbing in the area as well lately.

[Panderso]

Have you bought yet? If not, have you considered College View Estates (College West)? It’s close to Talmadge/Kensington but we can choice into the Del Cerro schools, which are excellent. It’s also MUCH cheaper than Talmadge. We bought here over the summer and are super happy with our decision.

We’re land locked, which I personally like as there are some less desirable areas that border Talmadge. We’ve got Alvarado Estates (gated multi million $ homes) to the west, SDSU to the East, canyon to the north and Montezuma Rd to the South.

No pre war homes here so perhaps not a good option if you want that style, it’s all 1960s homes. Most are very well maintained and have cool mid century modern features though. The community is tight knit and really amazing.

[Panderso]

Forgot to add, we are also being undergrounded.

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