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bearishgurl
ParticipantI don’t consider SM a “suburb.” Even though within the City of SD, Allied Gardens (where the OP can’t afford to purchase) is a “suburb.” So is Linda Vista, Clairemont and Birdland (each of where I also don’t feel the OP can afford to purchase a “suitable” residence for his family). None are contiguous to the urban core as are Golden Hill, North Park and Hillcrest, for example. These areas are “urban.”
San Marcos is is considered “exurban” to SD. For those who believe Temecula is “exurban,” it is actually NOT exurban to SD. Temecula is “out of county” and not part of the San Diego area at all. It is suburban/exurban to Riverside.
SDEaves, hope you’re having fun with your family at LM Village about now 🙂 I rec’d another recommendation (for a buyer in your shoes) of Santee and the Lindo Lakes area of Lakeside. Both are further out along SR-52 but still not a very far commute to Tierrasanta/KM (well under 30 mins). I didn’t recommend these areas to you before because I was under the impression that Santee was mostly encumbered by CFDs and so had MR and Lakeside was not affordable due to its larger lots. However, my East County “expert” tells me they ARE still affordable and that less than half of Santee is encumbered by MR. Both have good public schools.
Again, you are looking here at 40-55 yo homes that are livable but may need cosmetic work and landscaping (in stages as you can afford it) which are presumably avail in your price range. Lakeside tends to have larger lots than Santee and LM and some of the lots (in its “Wintergardens area”) have a split backyard (with the rear portion a few feet higher for a possible horse corral).
I don’t know if you want to consider living that far east but given your price range, I would at least suggest parking yourself out there for a couple of mornings and then driving into work to see how your commute goes.
Participantsvelte, I have a question for you. Pls correct me if I’m wrong here, but I recall you previously posted that you moved from a condo in Chula Vista to your current home in SM.
Do you live in a condo/pud or SFR in SM? And are you paying HOA dues and/or MR? If so, how much per much does it all come to?
As you may surmise from my prior posts, I haven’t been to SM since the nineties. What I remember of it is that the county was closing their landfill and failed recycling plant up there at that time and the central area of SM (where I visited) showed a lack of zoning and a few unpaved roads. I found it very similar to Spring Valley in that regard.
I know it has come a l-o-o-o-ong way since then, all due to CFD’s being formed, bringing income into the City coffers deriving from MR bond payments by all the new residents and that its population has grown significantly since then.
Can one actually purchase a SFR (NOT a PUD) there today for $360K? If so, would it be at least 1500 sf with 3 bdrms? If so, would an SFR for ~$360K be free of HOA/MR encumbrances??
Participant[quote=UCGal]I vote townhouse. If you have children you don’t want a long commute keeping you away from them during their waking hours…[/quote]
[quote=paramount]Townhouse.[/quote]
HOA dues of $200 mo ++, especially combined with MR of $250-$400 mo on a “townhouse” literally KILLS the budget of young families just like this one! These are the prime reasons for foreclosure/short sale and walkaways of FTB’s, IMO.
Another problem is that if they purchase a townhouse, $200-$600 per month of their housing expense will NOT be used to pay down the principal of their mortgage and help them build equity. In addition, townhouses and condos have historically not appreciated at anywhere near the same rate as SFR’s, making it harder for a FTB such as the OP to “move up” when they can qualify for a larger mortgage. Thirdly, they would be subject to “special assessments” of thousands of dollars, especially in complexes over 20 years old.
I understand that the townhouses in the areas mentioned are more conveniently located to the OP’s work, but LM (91941) isn’t more than 15 to 25 mins to Tierrasanta, depending on traffic. It’s not like it’s a long commute. It’s certainly worth considering.
The trick will be to find a property that will work for a family of 5 which doesn’t need too much cash outlay in repairs for at least the first year of ownership. The average age of an SFR in 91941 is about 55-60 years old. If this buyer wants an SFR of =>1500 sf, they may have to be patient, handy or both. If they are, it will be well worth it for them to try to get one of these well-built gems while the mtg rates are this low, IMHO.
SDEaves, last weekend LM Village hosted their their biggest event of the year, their annual Oktoberfest.
http://gothere.com/LaMesa/octoberfest.htm
Since you can find parking now :), why don’t you take your kids over there to look inside the “real” (parked) locomotive and take some pictures of them on it. Then walk up and down LM Blvd and check out the antique stores and consignment shops. You’ll find plenty of places to eat there, as well. If you have time, walk up and down Date Ave, at least a couple of blocks. You will be amazed at the 100+ year-old date trees lining both sides of the street! The trolley runs through there as well, right alongside the train tracks. There are lesser-expensive streets just west of Windsor Hill (less than a mile west of the village and just east of the SD/LM border) and also south of that historic area in the area served by La Mesa Dale Elem (also a good school). Overall, it is a nice place for kids to grow up in.
Hopefully there is some current inventory over there to view. I haven’t looked in awhile.
ParticipantGood L@rd! Oops …
As I have posted before, I have “issues” with Mormons (primarily men) with being “Do as I say, not as I do” types. Contrary to popular belief, there are MANY Mormon men who are VERY married with (several) children and who are pretending in public and in their workplaces to be “single.”
Also, I don’t like the way the Mormon kids (teenagers) “gang up” on a classmate they are trying to “convert” and congregate in front of their “potential convert’s” home, waiting for them to come outside. To my mind, this is stalking.
As far as being “exclusionary,” I don’t see that they are (but may have been in the past).
However, I don’t want to offend any Mormons here. The above describes my experiences only.
Carry on, folks :=0
Participant[quote=SDEaves]Thank you so much for your detailed advice, it’s been extremely helpful. Also, thank you to everyone else’s advice as well- we are taking notes! Our price range is not very much, up to 360k.[/quote]
In that case, consider my original recommendation of 91941 and add 92045 (Lemon Grove), off Massachusetts directly under SR-94 from LM. There are some “double-deep lots” in LM around there. LM, Lemon Grove and Spring Valley are in the same Elementary School District. The SR-125 is free (not a toll road) all the way down to SR-54. For this reason, Spring Valley may be a consideration for you since it has bigger houses/lots in your price range and is easily accessible to SR-125.
You likely won’t be able to buy a SFR in the City of SD unless you buy a heavy fixer, a house too small for 3 kids or a house in 92113, 92114 or (possibly 92139) which are further away.
Good luck! I’m not sure of available inventory right now.
There’s nothing wrong with continuing to rent, either, and saving up a bigger downpayment or getting all your kids in school so your spouse could work (at least pt time) and bring in more income.
Participant[quote=moneymaker]How about Clairemont/Linda Vista right around Mesa College. Nice homes when I was driving through there yesterday. Didn’t see too many for sale and not sure of the price but seemed really nicely kept for middle class neighborhood.[/quote]
Agree, MM. This area is very convenient but may be priced too high for the OP, unless they buy a fixer and/or 2 bdrm. The commute to Tierrasanta from this area is via surface street for a few miles. Aero Drive accesses Linda Vista (via Kearny Villa Rd and Mesa College Dr) and Tierrasanta (crossing over I-15 to Santo Rd).
SDEaves, you may be aware that the weather is generally more mild in Linda Vista/Clairemont than the areas you are considering :=]
ParticipantSDEaves, the Piggs would need to know your price range to help you better. If you COULD qualify to purchase near Cowles Mtn (92119), LM/Grossmont (91942) or Fletcher Hills (92020) to get a (larger) 2000+ sf two-story on a bit larger lot, these tract homes are better for families and are very accessible to SR-52 which would make your “commute” very short.
You need to figure out how much more house $200-$300 month in HOA dues will buy and add it to the mtg amt that you already qualify for. If handled and presented to your underwriter correctly by your loan officer, you might be able to get more living space WITHOUT a long commute.
The schools in San Carlos, LM and FH are far preferable to those in Tierrasanta, IMHO, and all of those communities have several well-known parks and trails that YOU, as a homeowner, won’t have to pay for every year in the form of MR.
Participant[quote=svelte][quote=bearishgurl]
Essbee, my bad … I did not consult a map. I just consulted a more recent Thomas Guide…[/quote]They still make those things?
I thought they would all be in museums by now. We cleared them out of our cars years ago.[/quote]
LOL, I have several which are all for SD County. I still have (a thin) one dated 1977 :=0
I also have an interesting Thomas Guide “Census Tract Edition” dated 1992.
I just checked to see that my former fav longtime map store in North Park (SD) went by the way of the dodo bird…
http://www.utsandiego.com/uniontrib/20080827/news_1m27braun.html
My 18+ yo vehicle doesn’t have any fancy tom-toms or NAV systems. I have a bunch of paper road maps but the places I usually travel to I have been to dozens of times so don’t need road maps, unless I am in an unfamiliar city.
For south county, metro SD and most of east county (SD), I envision street routes and landmarks in my head, so don’t really need them anymore, except for *newer* neighborhood detail.
Thomas Guides are fascinating to compare to one another over the years … to see how Big Development has managed to (insidiously and completely) decimate every available hilltop in this county (buried ordinance, pesticides and radon be damned).
We all have our elected officials to thank for continuous gridlock and 1+ hour commutes. The gridlock even exists within the urban core as those suburban and exurban commuters have to go thru it to and from work.
Urban sprawl affects EVERY urban county dweller’s quality of life, no matter WHERE they live and is VERY detrimental to quality of life of county residents and also the environment :={
Participant[quote=Essbee][quote=bearishgurl]I believe a couple of the Elementary schools (Gage?) and Lewis Middle/Henry High in San Carlos (SD) are good schools also. You would likely get less house and a smaller lot than LM for the same price there, however, if you can even find something you like in your price range. This area would also involve only a surface st commute to Tierrasanta.[/quote]
I can’t think of any way to get from any of these areas to Tierrasanta without going on 8W -> 15N, or possibly 125N -> 52W -> 15N. The only alt route would be Mission Gorge -> Friars and then presumably he would still need to get onto 15N. There is really no way to get over Mission Gorge/Mission Trails to the Tierrasanta area on only surface streets.
To the original poster, if you have checked out Scripps Ranch, have you also checked out Poway, Rancho Bernardo, Rancho Penasquitos, and 4S Ranch? The commute would be a lot better than San Marcos for probably a similar feel. Some have HOA and Mello Roos, and some don’t. The commute on 15S can be bad, but you could always consider a Fast Pass carpool lane option. Might not be too expensive if its not too far.[/quote]
Essbee, my bad … I did not consult a map. I just consulted a more recent Thomas Guide and it appears that Tierrasanta Blvd is not yet connected over the SD river to Princess Del Cerro 92020. Obviously, the Navy golf course (Admiral Baker Park) in the southern edge of Tierrasanta will never be connected to Tierrasanta, due to its topography.
It appears the best way to Tierrasanta from LM is SR-125 to SR-52 (fwy but short commute).
I did not mention the areas you did to the OP because he stated that they were considering condos in Tierrasanta and SR. Therefore your suggestions (above) and spdrun’s coastal suggestions would likely be out of their price range.
The SR-52 is akin to driving on the moon. There are few exits and little vegetation.
ParticipantFrom the choices you gave, I’d consider to La Mesa (91941), to get a bigger lot, a charming, very possibly “custom” home and avoid HOA dues AND a fwy commute. 91942 may be a little higher-priced with more larger tract homes.
With San Marcos, you will be getting into both HOA and possibly Mello Roos (MR), not to mention a ridiculous commute.
Several of the Elementary schools in LM are very good, with Lemon Ave being the best, I think.
I believe a couple of the Elementary schools (Gage?) and Lewis Middle/Henry High in San Carlos (SD) are good schools also. You would likely get less house and a smaller lot than LM for the same price there, however, if you can even find something you like in your price range. This area would also involve only a surface st commute to Tierrasanta.
Good luck! I don’t know what is out there on the market right now.
ParticipantFor starters, Johnson, Feinstein, Vargas and Miller (already voted).
Participant[quote=enron_by_the_sea][quote=flu]
I have friends who work with their kids all the time, and naturally they are high achievers. I have my own time/resources limitations right now, so there’s only so much I can do….That’s the fact of life…There’s no such thing as an even playing field…deal with it…
[/quote]
flu,
French recognize this injustice and are working to level the playing field between parents who work with their children and parents who don’t 🙂
http://www.washingtonpost.com/blogs/answer-sheet/wp/2012/10/15/french-president-pushing-homework-ban-as-part-of-ed-reforms/
[/quote]
[quote]
French President François Hollande has said he will end homework as part of a series of reforms to overhaul the country’s education system.And the reason he wants to ban homework?
He doesn’t think it is fair that some kids get help from their parents at home while children who come from disadvantaged families don’t. It’s an issue that goes well beyond France, and has been part of the reason that some Americans oppose homework too.[/quote]
I think MS and HS students today get way too much homework. Especially if enrolled in AP classes. And they get a ridiculous amount of “busy work” if enrolled in an IB program (on top of their AP classes). Of course, the AP grades are worth one point more when these students’ GPA is calculated for college entrance purposes and the successful IB program graduates get guaranteed admission to a CSU campus (space available). Those are the only reasons these kids are going thru this h@ll, IMHO. They don’t even have time to watch their favorite TV show which was recorded 1-3 weeks ago!
If CA universities weren’t accepting so many foreign students with perfect grades (they’re broke so desperately need the out-of-state tuition), I don’t think it would be so ridiculously competitive to obtain admission to these schools. It’s even getting hard at SDSU for “locals” with a 3.5+ GPA to be admitted!
I don’t agree that “disadvantaged families” are unable to help with homework. If “disadvantaged” means one or both parents are unemployed, this gives the unemployed parent(s) more time to help their children with homework. I know “unemployed” parents who have college degrees and who would be much more financially well-off if they were actually employed FT but choose to stay home to be with their kids after school (or have not been able to find another job after losing one). The ability of a parent to “help with homework” has nothing to do with being “disadvantaged.” The CA A-G HS requirements for graduation today are such that if the parent hasn’t graduated from HS or college recently (in the last ~15 yrs or so), they can’t possibly help with most or all of it. That “unqualified” parent may be making GREAT money doing what they do best!
I’m a parent of a HS student. I realize this is a “subjective” remark here but I consider myself “reasonably intelligent” :=0. I wouldn’t be considered “disadvantaged” by anyone standards. I can help with English grammar, composition and Spanish. My kid’s dad (with 4 to 7x my income, depending) can help with Spanish. That’s it! Everything else is better left to the pros. Having attended HS ~40 years ago ourselves, how could we possibly understand the subject matter taught today in HS? The truth is we don’t. That’s why we have teachers and tutors.
Why should old parent-dogs try to learn new tricks at this late date when their old way has served them very well all of their lives? Doesn’t everybody already have enough to do?
I see public schoolteachers slammed on this site and others but there is a LOT to the job. Have you ever seen a HS math teacher fill three 12′ long whiteboards in 15 minutes and talk at the same time with their other hand behind their back holding a pointer? Are the Piggs coordinated enough to do this??
Participant[quote=Jazzman]I’m only repeating what a Realtor told me, who was selling a house with the Mills Act in place. It may depend on the city. I believe some cities don’t even acknowledge the act. I’d want to be rock solid sure that the terms cannot be revoked other than for the obvious above-mentioned.[/quote]
see: http://www.ohp.parks.ca.gov/?page_id=21412
GENERAL MILLS ACT QUESTIONS and ANSWERS
Q: My property or a property I am considering buying is already under a Mills Act contract. What does that mean to me as a property owner?A: Mills Act contracts are for 10 years initially with automatic yearly extensions and stay with the property when transferred. Subsequent owners are bound by the contract and have the same rights and obligations as the original owner who entered into the contract. Because the local government and the property owner negotiate other specific terms of the contract, you need to contact your local government to determine the rights and obligations a Mills Act contract creates.
For related legislation, see also:
http://www.leginfo.ca.gov/cgi-bin/displaycode?section=gov&group=50001-51000&file=50280-50290October 17, 2012 at 3:49 PM in reply to: rental sale pending- need interest bearing ideas for proceeds #752725Participant[quote=enron_by_the_sea]~
So that is how one can fall 80% in one year. Hopefully they learnt something from that period …[/quote]
Thanks, enron. I appreciate your detailed explanation.
When tickets were being passed out to the microeconomics classes, I missed the train :=0
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