Westview Parkway neighborhood in Mira Mesa

[jimmyle]

What is happening in this tiny neigborhood of about 50 houses? Currently there are 5 houses on the market and most of them have $100K-$150K lost at their listing price. Anyone familiar with this neighborhood, is it nice?

http://www.sdlookup.com/MLS-078067948-11803_Westview_Pkwy_San_Diego_CA_92126

http://www.sdlookup.com/MLS-076079646-11773_Westview_Pkwy_San_Diego_CA_92126

http://www.sdlookup.com/MLS-076076784-11889_Westview_Pkwy_San_Diego_CA_92126

http://www.sdlookup.com/MLS-076064559-11827_Westview_Pkwy_San_Diego_CA_92126

http://www.sdlookup.com/MLS-076061862-11843_Westview_Pkwy_San_Diego_CA_92126

[bsrsharma]

Mira Mesa is probably having its “Come to Jesus” moment; like Temecula/Murietta before. A couple are probably must sell scenarios {the more recently bought } and others are “sell before I lose my shirt” folks who are afraid of sliding down their equity cliffs. The prices should glide down to $521K or below since Mira Mesa is not Jumbo material.

[bsrsharma]

Mira Mesa is probably having its “Come to Jesus” moment; like Temecula/Murietta before. A couple are probably must sell scenarios {the more recently bought } and others are “sell before I lose my shirt” folks who are afraid of sliding down their equity cliffs. The prices should glide down to $521K or below since Mira Mesa is not Jumbo material.

[surveyor]

Tampico

I believe the area you are looking at is called Tampico. Like most of the Westview neighborhood, it is essentially a large house on a very small lot. The Tampico area is better than the other areas around it and it probably has less of the houses rented than the other Westview areas, but it is still I would say pretty expensive…

There are maybe a couple of kid playgrounds in the subdivision, but there is a tennis court and playareas across the street.

The area itself is not bad, but there are a lot of fast drivers on Westview Parkway. The house is new, which is nice, but you may not like the really small backyard and the being only about 10-16 feet away from your neighbors.

I believe it is Scripps Ranch High School zoned, but the other schools (Hage Elementary and others) are a bit above mediocre, and are San Diego Unified Schools.

There has been a rising crime rate in the area.

I don’t know the specific HOA for Tampico, but I know the neighboring HOA is kind of strict. Not truly nazi, but it is strict. One thing to note: PARKING SUCKS. There are only a few parking spaces available and you cannot park on the street, the street being basically entirely marked as a fire lane. So if you are going to have guests, they will have to fight for parking within or park outside in Westview Parkway (where I passed by this place last year seeing a nice BMW SCRUNCHED because someone rear ended it while it was parked). Because of the limited parking, the HOA has to issue “parking decals” if your guests are going to be there for more than a few days and if they are going to be parking their car there. Oh, and as a resident, you certainly cannot park your car there for more than a day otherwise they will FINE you. So if you think that you can have a couple of people park their car there over Thanksgiving and be fine, well, you are wrong, they have ticketed people over the holiday. Admittedly, this did not happen in Tampico, but in a neighboring HOA, but I can’t imagine them not doing the same policy, considering how close the HOA’s are.

(full disclosure: one of my rental properties is in the neighboring HOA and my previous tenants were always getting nailed for parking because they had their girlfriends/boyfriends over and there wasn’t enough parking in the front of the property so they had to use the guest parking).

Hope that helps!

[jimmyle]

surveyor,

Thanks for the detailed description of the area. I don’t mind the small back yard (less maintenance) and especially like the tennis court because my wife loves tennis and there aren’t many places in Mira Mesa where you can play tennis. However, the parking situation could be a problem for me because i like to have friends and relatives coming occasionally.

[SD Transplant]

Surveyor,

You brought up the most important issues about this/these complex(s). The area is nice/new/clean, but the lack of backyards and parking is pretty bad.

If you have a party with more than 3-4 cars, your guests would park in the street. Moreover, some of the driveways are so short that even your own car cannot fit, except when parked inside the garage.

The entry in these houses seems awkward to me, but I guess it is a house. However, I have heard comments from some folks in the neighborhood they would rather RENT across the street (Westview/Compass Point) than buy a place (after a 2 year experience). You get a better place &ammenities for 50% of the cost of owning a house on Westview Pkwy.

My 2 cents…

[surveyor]

westview thoughts…

It wasn’t a bad neighborhood when I lived there. The Tampico houses are bigger than the Compass Point houses/apartments. Just realize the trade-off with the area – cramped close to your neighbors and really sucky parking.

When I bought in 2001, the place cost $265k. The highest my property assessed at was $520k, but it seems to be dropping now to around $480k or less. Considering I put 5% down on the property when I bought it, it was a great deal at the time. Still, my family was/is growing and I needed more space so I bought somewhere else. My wife and I were actually contemplating buying in Tampico, when it was being built, but they raised the next phase’s price from $300k to $325k and so we were priced out.

My property is in a pretty good location – the common area park was right in front and the driveway did fit a car. Still, I had to hear my guests complain about finding parking when I had my daughters’ birthday parties at my house… And this was before they instituted fines, tickets, and decals for parking.

When I first bought, the two houses beside mine were owned and lived in by doctors. They moved, and the properties became rentals. Let me assure you that the people living in there now are not doctors or comparable income level.

If you are easily peeved by neighbor’s noise, by the parking situation, and the high amount of rentals, this is not a place to recommend.

I have a large family where our minimum get-togethers range in the 20 to 30 person range, so that place just didn’t cut it.

[surveyor]

westview thoughts…

It wasn’t a bad neighborhood when I lived there. The Tampico houses are bigger than the Compass Point houses/apartments. Just realize the trade-off with the area – cramped close to your neighbors and really sucky parking.

When I bought in 2001, the place cost $265k. The highest my property assessed at was $520k, but it seems to be dropping now to around $480k or less. Considering I put 5% down on the property when I bought it, it was a great deal at the time. Still, my family was/is growing and I needed more space so I bought somewhere else. My wife and I were actually contemplating buying in Tampico, when it was being built, but they raised the next phase’s price from $300k to $325k and so we were priced out.

My property is in a pretty good location – the common area park was right in front and the driveway did fit a car. Still, I had to hear my guests complain about finding parking when I had my daughters’ birthday parties at my house… And this was before they instituted fines, tickets, and decals for parking.

When I first bought, the two houses beside mine were owned and lived in by doctors. They moved, and the properties became rentals. Let me assure you that the people living in there now are not doctors or comparable income level.

If you are easily peeved by neighbor’s noise, by the parking situation, and the high amount of rentals, this is not a place to recommend.

I have a large family where our minimum get-togethers range in the 20 to 30 person range, so that place just didn’t cut it.

[SD Transplant]

Surveyor,

You brought up the most important issues about this/these complex(s). The area is nice/new/clean, but the lack of backyards and parking is pretty bad.

If you have a party with more than 3-4 cars, your guests would park in the street. Moreover, some of the driveways are so short that even your own car cannot fit, except when parked inside the garage.

The entry in these houses seems awkward to me, but I guess it is a house. However, I have heard comments from some folks in the neighborhood they would rather RENT across the street (Westview/Compass Point) than buy a place (after a 2 year experience). You get a better place &ammenities for 50% of the cost of owning a house on Westview Pkwy.

My 2 cents…

[jimmyle]

surveyor,

Thanks for the detailed description of the area. I don’t mind the small back yard (less maintenance) and especially like the tennis court because my wife loves tennis and there aren’t many places in Mira Mesa where you can play tennis. However, the parking situation could be a problem for me because i like to have friends and relatives coming occasionally.

[surveyor]

Tampico

I believe the area you are looking at is called Tampico. Like most of the Westview neighborhood, it is essentially a large house on a very small lot. The Tampico area is better than the other areas around it and it probably has less of the houses rented than the other Westview areas, but it is still I would say pretty expensive…

There are maybe a couple of kid playgrounds in the subdivision, but there is a tennis court and playareas across the street.

The area itself is not bad, but there are a lot of fast drivers on Westview Parkway. The house is new, which is nice, but you may not like the really small backyard and the being only about 10-16 feet away from your neighbors.

I believe it is Scripps Ranch High School zoned, but the other schools (Hage Elementary and others) are a bit above mediocre, and are San Diego Unified Schools.

There has been a rising crime rate in the area.

I don’t know the specific HOA for Tampico, but I know the neighboring HOA is kind of strict. Not truly nazi, but it is strict. One thing to note: PARKING SUCKS. There are only a few parking spaces available and you cannot park on the street, the street being basically entirely marked as a fire lane. So if you are going to have guests, they will have to fight for parking within or park outside in Westview Parkway (where I passed by this place last year seeing a nice BMW SCRUNCHED because someone rear ended it while it was parked). Because of the limited parking, the HOA has to issue “parking decals” if your guests are going to be there for more than a few days and if they are going to be parking their car there. Oh, and as a resident, you certainly cannot park your car there for more than a day otherwise they will FINE you. So if you think that you can have a couple of people park their car there over Thanksgiving and be fine, well, you are wrong, they have ticketed people over the holiday. Admittedly, this did not happen in Tampico, but in a neighboring HOA, but I can’t imagine them not doing the same policy, considering how close the HOA’s are.

(full disclosure: one of my rental properties is in the neighboring HOA and my previous tenants were always getting nailed for parking because they had their girlfriends/boyfriends over and there wasn’t enough parking in the front of the property so they had to use the guest parking).

Hope that helps!

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