San Diego Home Info by Gretchen Pagnotta

Archive for the 'Buyer Info' Category

52 Weeks of Fun in San Diego: May 2013

10 Reasons San Diego is a Great City To Live!

Spring is here and we all can start enjoying the outdoors and our perfect 70 degree and sunny weather! I grew up on the East Coast so I have a great appreciation for our low humidity, lack of mosquitoes and absence of snow!  Having gone to college in upstate New York I remember when we had a few warm spring days we would head to the roof tops of our dorms with suntan oil and aluminum foil boards in hand to soak up the first rays of the season. Unfortunately those of us who did this are now seeing our dermatologists on a regular basis.  I just purchased a full body sun  suit for my grandson (available at Costco)  so his skin will be protected while enjoying the pool or beach.  We are all trained now to be  armed with sunscreen and a wide brimmed hat as we  can head to the pool, beach or a hike and enjoy the spring weather and sun.

There are 10 really fun events this month….a little something for everyone, Cinco de Mayo in Old Town  is always fun and a great excuse to have some good Mexican food and a Margarita! The Chocolate Festival is hard to resist for  chocoholics….wine is normally served also.  Carlsbad Spring Street Faire reminds us how great downtown Carlsbad is and with 900 vendors there are lots of shopping opportunities!If you want to start your fitness program build up to the half marathon for SD Zoo + Safari Park…reminder also to purchase your yearly pass to the park as their nightly programs are fabulous! For the cowboys and cowgirls the Ramona Rodeo is full of events including barrel racing. The Escondido Street Faire attracts 500 vendors and is a family friendly event. Plan your monthly activities now!

Purchasing a Home In San Diego

If one of your goals for the season is to sell or purchase a home give us a call. We sell and list all over North San Diego County and have 30 years of proven experience helping people like you!  Send a quick request [email protected] With the low inventory and builders releasing very limited supply of homes buyers more than even need an agent that can get offers accepted and builders to call them first off cancellations or priority lists!

Here are some great events for the month for you to enjoy:

 

 

Sentinel in Del Sur Just Listed

Del Sur Community New Listing

Run, don’t walk to this charming Sentinel home in popular Del Sur. Sited on a hilltop lot with panoramic views of the hillsides you will have to remind yourself that you are in California and not the hills of Tuscany!  Ocean breezes are yours along with watching the balloons from Del Mar passing in the afternoons. I am told that Del Sur is about 9 miles to the coast as the crow flies. This particular home was a model built by John Laing Luxury homes. Unfortunately this builder went under right at the start of this project. Davidson homes took over and built a few Sentinels and now Bridgefield homes plans to build some. None of the other Sentinels have the upgrades and location this home has! If you want the best this is it!

15688 Beltaire Lane is Loaded With Upgrades

The list is so long but includes travertine flooring in living areas, gorgeous granite counters in the kitchen and utility room, top of the line appliances including Thermador stainless 6 burner range top, convention/bake oven, micro, warming drawer, and 2 built in refrigerators again in gorgeous stainless. The stainless apron or farmhouse sink is my favorite. The cabinets are richly stained and the kitchen and master bathroom cabinets have wood drawer framework.  The lighting fixtures were carefully chosen with many extra overhead canned lights. All the window coverings are custom and neutral so they will blend with any decor. The baths all have custom tile and or stone finishes. Multiple french doors lead to exterior patios. A gorgeous spa is located right outside the master suite on the ground floor. Did I mention views, views views! Enjoy the virtual tour by clicking on the link below:

http://tours.previewfirst.com/virtual_tours/13410/motion_picture

Sentinels Are Extremely Popular

The Sentinels were first built in Santaluz.  They were immediately popular and continue to be in high  demand. There is nothing like them! They are clustered in a “pod” with cobblestone courtyard entry. They all have lovely patios that extend the living space. They are a perfect “turn key go” home where yard maintenance is at a minimum yet privacy and living style are at maximized. There is so much architectural interest with arch ways, stonework and multiple windows and french doors. Living in Santaluz I do specialize in both Santaluz and the Del Sur communities. The myriad of social activities and is endless. What I really like about Del Sur are the multiple parks and solar heated pools. A new park/pool is being built in walking distance to this home!

For more information on this fabulous community go to: http://sandiegohomeinfoblog.com/del-sur-communities/

To schedule your own tour of this home contact me: [email protected]

 

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Rancho Bernardo Market Trends for 92127

Rancho Bernardo 92127 Is Seeing a Rise in Prices Year to Date 2013

The 92127 zip code covers the communities west of I-15 including the newer communities of 4S Ranch, Del Sur, The Lakes, Crosby and Santaluz as well as some of the established RB neighborhoods.

The Median Sales Price in March was $805,000, up 31.5% from $612,000 in March of 2012 and up 9.6% from $734,727 last month.  The Average Sales Price in March was $976,810, up 14.4% from $854,195 in March of 2012 and down -1.3% from $989,554 last month.  March 2013 ASP was at highest level compared to March of 2012 and 2011.

Inventory is Down From Last Year

Rancho Bernardo, as well as many other areas in San Diego does not have a sufficient amount of homes available to sell. Since this is a popular area for home buyers due to location and excellent schools the demand is great. Low inventory with increased demand is creating a rise in pricing.

The Total Inventory of Properties available for sale as of March was 96, up 5.5% from 91 last month and down -49.5% from 190 in March of last year.  March 2013 Inventory was at the lowest level compared to March of 2012 and 2011.

A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers.  The March 2013 MSI of 2.5 months was at its lowest level compared with March of 2012 and 2011.

Do you need an evaluation of what your home would sell for?? You might be surprised! Contact me [email protected]

The Price Per Square Foot is Higher

The Selling Price per Square Foot is a great indicator for the direction of Property values.  Since Median Sales Price and Average Sales price can be impacted by the ‘mix’ of high or low end Properties in the market, the selling price per square foot is a more normalized indicator on the direction of Property values.  The March 2013 Selling Price per Square Foot of $299 was up 9.5% from $273 last month and up 18.7% from $252 in March of last year.

 

 

 

 

 

 

Santaluz Market Trends

Santaluz Prices March Upward

The area designated as Santaluz for MLS data includes the gated Santaluz community centered around the Rees Jones Golf Course and encompassing both custom as well as production homes as well as the communities of Verrazano, Santa Monica and Mirasol. The following data has been taken from Coldwell banker Market Quest site and is year to date 2013.

 

 

 

 

 

 

 

 

 

 

The Median Sales Price in March was $922,750, up 17.5% from $785,000 in March of 2012 .  The Average Sales Price in March was $1,177,083, up 7.2% from $1,097,557 in March of 2012 and up 21.0% from $973,091 last month.  March 2013 ASP was at a mid range compared to March of 2012 and 2011.

Lack of Inventory Driving Prices Higher in Santaluz

The Total Inventory of Properties available for sale as of March was 28, down -3.4% from 29 last month and down -54.1% from 61 in March of last year.  March 2013 Inventory was at the lowest level compared to March of 2012 and 2011.

A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers.  The March 2013 MSI of 4.7 months was at its lowest level compared with March of 2012 and 2011.

Click here to get all sales with cooperating brokers in Santaluz year to date.

Santaluz Market Time is Getting Shorter

With increased demand and county wide a lack of inventory the time a home sits on the market is lower this year.

The average Days On Market(DOM) shows how many days the average Property is on the Market before it sells.  An upward trend in DOM tends to indicate a move towards more of a Buyer’s market, a downward trend a move towards more of a Seller’s market.  The DOM for March was 82, up 28.1% from 64 days last month and down -45.3% from 150 days in March of last year.  The March 2013 DOM was at its lowest level compared with March of 2012 and 2011. If you need an evaluatioin of what your home would sell for and you live in North San Diego County let us know! [email protected]

 

 

 

Santaluz Home Sales add to 92127 Activity in 2013

Sales Prices of Homes in 92127

The median sales price in February was $734,727, up 8.0% from $680,000 in February of 2012 and up 5.9% from $694,000 last month. The average sales price in February was $989,554, up 26.2% from $784,018 in February of 2012 and up 13.2% from $873,959 last month. February 2013 ASP was at a mid range compared to February of 2012 and 2011.

Inventory is Down Creating Demand for Homes in 92127

The total inventory of properties available for sale as of February was 90, up 1.1% from 89 last month and down -53.4% from 193 in February of last year. February 2013 Inventory was at the lowest level compared to February of 2012 and 2011.

A comparatively lower MSI is more beneficial for sellers while a higher MSI is better for buyers. The February 2013 MSI of 3.2 months was at its lowest level compared with February of 2012 and 2011.

Click here to get all of Santaluz Home Sales Year to Date with all Sandicor Cooperating  Brokers

Selling Price per Sqft for Homes in 92127

The selling price per square foot is a great indicator for the direction of property values. Since median sales price and average sales price can be impacted by the ‘mix’ of high or low end properties in the market, the selling price per square foot is a more normalized indicator on the direction of property values. The February 2013 selling price per square foot of $273 was up 1.1% from $270 last month and up 9.2% from $250 in February of last year.

 

 

 

 

 

 

 

 

 

 

Gretchen and Alan Pagnotta Sell San Diego Homes!

 

 

 

 

 

 

 

 

Awards Given To 2012 Sales Associates for Coldwell Banker San Diego Region

Alan and I  had another record breaking year in 2012. We are appreciative for all our clients who believe in us and continue to recommend us to their friends, family and business associates.  We are also  so thankful for all the people we meet on the Internet!   Since more than 90% of people search on the Internet it is a great introduction!

Coldwell Banker continues to provide us with the most comprehensive internet marketing and support system. They have embraced mobile platforms and this year will bring the popular The View print magazine to the web teaming up with the Wall Street Journal for even more exposure. Our San Diego team of agents provides up with the largest network of agents who help us in selling our listings and also providing us with their properties. With so few homes on the market we are are able to “spread the word” to our multiple offices to find properties to sell!

Selling a home in San Diego requires both domestic and international exposure. In the past month I have worked with referrals from Washington state, Florida, Minnesota, The Bay area and China. We focus on a local area that is appealing to people who need to narrow their search from San Diego to a specific neighborhood and community of North  San Diego. With more than 25 years of selling we know the neighborhoods, school systems and can find the perfect match for our clients!

Do you want information on a certain neighborhoods?? Neighborhood information is here!

 

 

Santaluz Homes Sold Year to Date 2013

Santaluz Homes Are in Demand for 2013

Santaluz is a sought after community for buyers looking for a gated community in a very convenient location. The Poway Unified School District is also a major factor in why people are selecting this community. PUSD is highly recognized as a leading school  district in San Diego as evidenced by consistently high test scores, placement of graduates in top schools nationwide and various sport and music opportunities. Golfers enjoy the beautiful Santaluz Club and the award winning Rees Jones Golf Course. Santaluz is a friendly community offering a myriad of clubs, fitness events and activities for residents. It provides a lifestyle that is not found in other neighborhoods in San Diego  for its  residents.

Santaluz Has Limited Housing Inventory

Santaluz had experienced a very low amount of  inventory year to date. Some owners  are waiting to sell their homes hoping prices will rise.  In addition people are happy in their homes and the most frequent comment I hear is “Where would I go?” There is little spec building on the custom lots. The lots that are for sale for the most art are “build to suit” and are designed for  large homes. There has been some movement of people changing homes  within the community. Some people have elected to move from a smaller home to a larger property and vice versa. Agents are scrambling to find homes to show. I am showing today and have a few “pocket listings” to show.  A “pocket listing” is a home not on the open market with  a homeowner who will allow a showing to a particular party for a limited period. These owners are usually just considering the possibility of a sale.  I closed a Sentinel on Thursday that was not on the active market. I researched  expired listings and contacted someone who had their home actively listed at one time. They were still willing to sell so I brought a buyer and we successfully closed escrow! See chart below and for more detailed info click here.

Santaluz Closed Sales Year To Date are As Follows

 

 

Building Your Custom Home in Santaluz or The Crosby

Major Considerations When Building a Custom Home in Santaluz or The Crosby

 

 

 

 

 

 

 

 

Are you considering building a custom home and interested in a gated golf community? If so you are probably considering Santaluz or The Crosby.   The most common questions I am asked are the following:

What does a lot cost in Santaluz or The Crosby?

There are more than 30 lots  in Santaluz on the market at this time, ranging from $449,000. Most of the lots have been combined with a “build to suit” option. Builders have some designs for homes and offer a “package” to the buyer. Currently there are 22 custom homes under construction in Santaluz. These are going to be some of the finest luxury homes available in San Diego. Most of these are being built for specific homeowners and not “spec builds.”  Most of these homes in the build to suit program are quite large 6000+ square feet.  There are 7 lots available in The Crosby, some with fabulous golf course views ranging from $750,000.

Are there minimum size restrictions (square feet) for building a home in Santaluz or The Crosby?

There is no minimum size restriction in Santaluz. That said all designs must be approved by the HOA. I do not know of any custom home in Santaluz that has been built with less than 4100 sq ft.  There are height restrictions as well as maximum sizes that a lot will accommodate. The Crosby has a 2500 sq ft minimum and again lots will have maximum depending on the size of the pads well as height restrictions.

What are major builders who are building in Santaluz or The Crosby charging for construction costs?

I have been quoted a general figure of $240.00-$300.00 a sqft which includes landscape.  That price is very dependent on the quality of the home, architecture and finishes. There are homes that cost in excess of $400.00 a sqft. I am happy to refer people to major builders in the area.  Just let me know if I can help you with this!

How do I finance a lot and the building process?

Many people pay cash for the lot and then get a loan for construction. There are lenders financing construction costs at very reasonable rates.

How long will the building process take in Santaluz or The Crosby?

Building in either community will take about the same time. It is always dependent upon HOA architectural  approval and submission of complete plans. Every major change to a plan will require HOA approval. Most people hire an architect and builder and then move forward with plans and finish selections.  Just designing a home can be a lengthy process.  I have a client that knew exactly what she wanted. She had seen a home and basically used the same design so her architect had a clear vision of what she wanted. The building process took less than 2 years from start to finish. A reminder that a buyer must carry the cost of the lot; HOA fees, taxes including Mello Roos and  lot maintenance during the building process.

What are the architectural restrictions Santaluz or The Crosby?

There are very specific architectural guidelines for each community. Each lot also has restrictions as to view corridors, height of building and pad size. The guidelines are available through the HOA’s. The architectural  styles have to complement the respective communities.  If you need help with this, let me know. [email protected]

How Do I Get Started Building a Home in Santaluz or The Crosby?

I can help you with finding a good lot, a builder, architect and financing. Contact me today! I also can show lots in Cielo, The Trails in Rancho Bernardo and other areas.

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52 Weeks of Fun in San Diego January 2013

Fun things to do in San Diego January 2013 calendar of events.

The January 2013 calendar of things to do in San Diego is maybe one of the best ones yet.  The activities are so varied there is something for everyone.  If you are a “foodie” you will want to check out Restaurant Week and sample some of the great local food. For music lovers don’t miss Rhythm and the Method at the Belly Up.

For families the whale watching season is starting with The San Diego Whale Festival.  A free, one-day family festival with a wide variety of interactive and hands-on displays to learn about California gray whale ecology and conservation.

If a wedding is in your plans for 2013 the Bridal Open House at South Coast Winery Resort and Spa is a good place to start touring local wedding venues.  At the end of the month is the 2013 Carlsbad Marathon and Half Marathon on January 27^th.

I am always looking for local community events to post.  If you are planning or know of any community events please send me your information and I will post it.  If 2013 is the year you are going to be making any real estate changes please contact me so I can answer any of your questions and give you up to date information about the local San Diego housing market. [email protected]

 

 

 

Rancho Bernardo Real Estate Agent Receives Award

Five Star Award Given To Top Agents

I was recently awarded the Prestigious 5 Star Award which is given to fewer than 7% of agents in San Diego. To receive this award a former client has to nominate an agent. The criteria includes; outstanding service, ethics, integrity,market knowledge and professional standards.  It is an honor that a former clients have given me the highest evaluations in these areas.  Unfortunately we are not told who the clients are that are interviewed. An independent agency contacts people after a sale sending an information request. I want to thank my clients for being so thoughtful in taking the time to recognize my service to them. I am committed to maintaining the high standards I have always set and adhered to in conducting my real estate business.

My hope is that 2013 can be a less stressful year for buyers who are trying to purchase a home and get financing and for sellers in getting their homes sold! So far we are seeing the market in a much more positive light than we have experienced in the past few years!

I have specialized in North San Diego County representing both buyers and sellers.  I live in Santaluz (92127) a gated golf course community. I enjoy selling in Rancho Bernardo, Poway, Escondido, Carlsbad, Rancho Santa Fe, Del Mar and Carmel Valley.  I know the market well and include new construction when working with buyers negotiating thousands in upgrades and incentives for my buyers! I love the newer communities of Del Sur,4S Ranch and The Crosby!

If you need some real estate consultation in 2013 please let me know how I can help!

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