San Diego Home Info by Gretchen Pagnotta

Archive for the 'Davidson' Category

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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Light Fixtures Adding Drama in Davidson Communities

 Miraval and Arista Are Beautifully Decorated!

Davidson Communities has always had a repuatation for building and designing beautiful homes in San Diego.  I recently toured 2 of their new products; Miraval and Arista, both located in North County. Miraval is minutes from Carmel Valley and Arista is in The Crosby gated community. The homes themselves were beautiful but the decorating was fabulous…fresh, innovative and full of style. What amazed me were the light fixtures which were everywhere…small lavatories had chandeliers, kitchens had multiple large fixtures, living rooms had oversized fixtures and the wall sconses…unbeliveable.  Hope you enjoy these…and if you want a tour let me know!  We save our buyers thousands in incentive credits when we negotiate new home sales!  Remember the builder sales people are agents for the builder representing the builders best interests! I am one of the top agents in San Diego and want to help you finding the perfect home that you can add your personal style to!

 

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San Diego February 2012 Home Market Trends

San Diego Board of Realtors Has Statistics for February 2012

The general comments and discussion among agent in the past 2 months has been “we are busy and inventory is limited.”  Naturally if you have had  your home for sale for some time and you hear someone say “inventory is limited” you wonder why you don’t have multiple offers.  In general the basic rules always apply; If a home is in a popular neighborhoods, presents well and is priced with the market based on closed sales you should be seeing offers.  Personally what I am experiencing is relocation buyers coming for good jobs with major employers in San Diego and people who are making offers and deciding to purchase rather than lease. The statistics will play themselves over the next few months.  I do not see any radical jumps in pricing but I see many more pending sales in all prices ranges which is a positive sign for recovery.

 

 

The Housing Market Reports

I found an interesting article on DSNews about how reports are made about market trends.  As agents we find many times the sites such as Trulia do not have accurate information. In addition some local papers provide inaccurate statistics.  We recently sat down with a title rep who reviewed all the coastal sales and told us how several coastal zip codes are misrepresented in reporting. that is why it is always best to look at a particular neighborhood and prepare closed sales and trends for that particular specific area.

If you need information on any areas of San Diego, let us know! [email protected]

To review other market trends you can go here.

San Diego Home Owners May Reduce Property Tax

Propositon 8 Helps Home Owners Who Purchased During Peak Market Periods

 

Many people are unaware of a new State Law which is called Proposition 8.  Under this new law, property owners that own homes that have fallen below their assessed value can request a temporary reduction in their tax bill. When the market value as of January 1, 2012 falls below the assessed value established by the  the Assessor’s Office,  home owners can file for an Application for Review of Assessment prior to April 30, 2012. They must complete this form and also provide data such as comparable sales, a recent appraisal and/or current market activity.  The closed sales need to be of similar properties and ideally occur between 10/1/11-3/31/12. Many neighborhoods have had a significant impact on values due to short sales and bank owned properties selling at very low prices.

The Pagnotta Team May Be Able To Help You

If you have interest in doing this we are happy to help you!  Just contact us with your address and we can send you closed sales that are most like your home! You may receive solicitations for people who will charge you for this.  A homeowner can easily complete the form and if you live in our service areas we will help you with closed sales. For further information please go to: www.sdarcc.com.

To determine your assessed value refer to your current tax bill focusing on the upper right hand corner.

It is important to note you still may disagree with the response you receive from the assessor.   At that time you can pursue your requests by filing an application with the Clerk of Assessment Appeals between July 2 and November 30.

Further information can be obtained here.

If you need our help with a list of closed sales please contact us at [email protected]

This is not intended to be tax advice. Please consult your CPA or tax professional to obtain tax advice.

 

Santaluz Market Trends 2011

Santaluz Market Trends Year to Date

 

I will provide complete year end trend and statistics but today am reviewing uo to 12/23/11.  Out of 64 closed sales year to date within the gates of Santaluz, 23 were noted in the MLS as distressed sales.  Distressed sales are short sales or bank owned REO).   The distressed sales drag down values but are not always the best values due to location and condition. The buyer is purchasing “as is” and may have to make improvements.  The short sales require long escrow periods.  I know of several short sales where lenders refused offers and yet in the final process and after continued market periods ended up accepting even lower offers.  This can be frustrating to both buyers and sellers.

Santaluz Lowest Priced Home Closed in 2011

The lowest price home to close in 2011 was a Spanish Bungalow, Plan 1 single story, 2970 sq ft on 14649 Caminito Lazanja. This was a lovely home that was purchased in 2005 for $1,150,000. It was listed for $850,000 in 2010, lowered to $695-750,000 range and finally closed as a short sale at $618,000.  This home was in escrow a few times while awaiting a lenders approval for a short sale.  This is a prime example of never knowing what a lender will accept for a sale and when they will accept it. This is why many buyers will make multiple offers on homes and why they “walk” because they may take an accepted offer on another home they have a contract on. If you want more information on purchasing or selling  short sales we are always available to guide you in the process.

Factors Affecting Value in Santaluz Homes

 Location, location, location is always a huge factor in value. The locations in Santaluz that are least desirable have road noise (Camino Del Sur is only getting busier with increased traffic noise), back to other homes with little privacy as far as angle and landscaping, are in the direct path of golf balls (evidence is the multiple golf balls) and yard size.  Naturally the homes that are most desirable have views, lovely backyards with space for entertaining and money spent on  hardscape, well planned floor plans (customs can be too ”unique”) and homes that are  well maintained with desirable features.

 Closings for  Santaluz  Production Homes in 2011 uder 5000 sqft

The production homes are all the homes that are not “custom.” The total number of production homes are 71 Davidson, 65 Warmington (Belsera), 64 Spanish Bungalow, 63 Garden Homes, 55 Posadas, 50 Hacienda Sur,80 Sentinels and 80 casitas. The average from this list below  is a closed sale of $998,636 for 4br/4ba at $291.27 sqft. In determining value we always separate the distressed sales from the o sales and then consider all factors in pricing a home. I will be writing a blog on what Santaluz Home sellers need to do to sell in 2012..stay tuned!

Closings for Santaluz

Closings for Santaluz Homes 5000 sqft+: I will write this blog at a later date..stay tuned!

 

Santaluz Homes In Escrow for October 2011

Santaluz Home Sales for October 2011

The name of the game in Santaluz for October is “watch and wait.”  There have been few closings as we wait for a number of homes to close escrow.  We are one of the agents that have been waiting for a closing.  The lenders are giving us reasons for sleepless nights as they delay loan approvals.  When speaking with a well known and respected loan officer just yesterday we were in agreement on one thing, “preapproval means nothing.”  It has become a standard practice in real estate to request buyers to be “preapproved” for a loan. In the past it was “prequalification.”  Currently we have lenders run a credit report and obtain detailed information on a buyers employment history and assets.  Somehow even going through a preliminary process does not insure the buyer will in fact pass all underwriting requirements and obtain a loan in a timely fashion.  Our 17 day contingency periods stretch on leaving sellers frustrated and wondering if they really are going to close an escrow on their homes. 

Santaluz Shorts Sales and Bank Sales Slow The Escrow Process

The homes that are offered as short sales require a longer escrow period.  Once an offer is obtained on a short sale a Short sale package is submitted to the lender.  This package has information on the owner such as a “hardship Letter”, their assets and justification for requesting a short sale and the offer on the property. The lender will request comparable sales and eventually the lender will do their own appraisal of the property.  In the meantime, time marches forward.  Many buyers simply will not wait for the process.  When this happens the home goes back on the market and process starts all over again.  The homes that are awaiting a lenders approval of the short sale is reported in Sandicor (MLS) as “Contingent.”  Once the lender approves the offer it can be reported as “Pending.”

Santaluz Homes Currently in Escrow

The following homes are currently waiting to close an escrow.  Let’s hope I can report them as a closed sale on a future blog!

SANTALUZ CONTINGENT SALES

1.  Caminito Lazanja: 3892 sqft listed for $850,00-$875,000

2. Sentinel: 2545 sqft listed for $999,000

3. Tierra Tesoro: 4735 sqft( listed at 4259 sqft but it is a Plan 3 Belsera) listed at $1,100.000

4.  Doug Hill: 4854 sqft listed at $1,499,000-$1,699,000

5. Northern Lights: 6336 sqft listed for $1,900,000

6. Northern Lights: 6990 sqft listed for $2,000,000-$2,200,876

SANTALUZ HOMES IN PENDING STATUS

1. Run Of The Knolls: 2900 sqft listed for $830,000

2. Santaluz Village Green East:  2,248 sqft listed for $839,900

3. Garden Ct: 3,323 sqft listed for $945,000

4. Briza Placida: 3,851 sqft listed for $$1,098,000

5.  Caminito Camelia: 4,453 sqft listed for $999,000-$1,098,888.

6.  Entrada Lazanja: 3,990 sqft listed for $1,199,000

7.  Doug Hill Ct: 3,706 sqft listed for $1,199,900-$1,299,900

8.  Montien Rd: 6,337 sqft listed for $$2,495,000

9. Cmto Santaluz East : 6,364 sqft listed for $2,749,000

10.  Run Of The Knolls: 7,659 sqft listed for $2,995,000

11.  Northern Lights: 8,859 sqft listed for $3,495,000

12.  Doug Hill: 7,846 sqft listed for $3,995,000.

If you are curious about the current value of your home we are always happy to meet with you and provide a detailed market analysis.  If you would like more information on Santaluz please review some of my Santaluz blogs including Market Trends.  We live in Santaluz and are your Santaluz Resident Agent Realtors!

* The above information was taken from Sandicor on 10/30/2011 and is accurate but not guaranteed. It reflects activity by various participating brokers.

 

 

 

Del Sur – Kensington Community

Plan 1
3 Bedrooms
plus Loft or Optional 4th Bedroom
2 1/2 or 3 1/2 Bath
Outdoor Room
2 Car Garage
2,660 Sq. Feet

Plan 1x
3 Bedrooms
plus Loft or
Optional 4th Bedroom
2 1/2-3 1/2 Bath
Outdoor Room and Kitchen Nook
Enclosed Private Courtyard
2 Car Garage
2.766 Sq. Feet
from the $900,000′s

Plan 2
3 Bedroom
plus Bonus Room or
Optional 4th Bedroom
2 1/2-3 1/2 Bath
Interior Courtyard and Kitchen Nook
2 Car Garage
2,861 Sq. Feet

Plan 3
4 Bedrooms
plus Bonus Room
3 Bath
Family Sized Dining Room
Interior Courtyard and Kitchen Nook
2 Car plus Tandem garage
3,037 Sq. Feet

Plan 3x
4 Bedrooms
plus Bonus Room
3 Bath
Double-height Ceiling over Living  Room
Reading Room and Kitchen Nook
2 Car plus Tandem Garage
3,156 Sq. Feet

For more information please Contact me!

Santaluz: Davidson Floorplans

Davidson Homes in Santaluz

 

Davidson homes in Santaluz are located behind the gates and range from 3-5 bedrooms. They average a 10,000 sqft lot size with none less than 8,050 sqft.. according to the original building brochure.

The floor plans allow for a variety of buyers needs.  The Plan 1 has the master, an office and a bedroom/bath suite on the 1st floor. They were built in 2004-2005.  Please contact me for current availability and past closed sale information; [email protected]

 

Residence One

3,802 square feet

4 bedrooms+office,interior courtyard,loggia off kitchen nook

The Plan 1 has the master, an office and a bedroom/bath suite on the 1st floor.  There are 2 bedrooms and a bathroom on the 2nd level.

Floor One

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Floor Two

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Residence Two

4,000 square feet

4bedrooms +bonus room downstairs or optional bedroom5/3.5 baths/interior court yard off dining room ND A TANDEM GARAGE (3 SPACES).

Floor One

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Floor Two

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Residence Three

4,732 square feet

4 bedrooms+ separate casita suite, 4.5 baths,crafts room off kitchen, split 4 car garage, interior courtyard, motor court

Floor One

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Floor Two

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For more information on Santaluz please  CLICK Here