San Diego Home Info by Gretchen Pagnotta

Archive for the 'Rancho Bernardo' Category

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!

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Rancho Bernardo 92128 Home Sales Year to Date 2011

Rancho Bernardo East Home Sale Trends

Rancho Bernardo 92128 includes some  senior areas; Oaks North and 7 Oaks where many  single family homes sell under $500,000 due to their size and age.  There is no new construction in this zip code therefore no competition with new home builders.  Many of the homes in this area are older and need updating which buyers factor into their decision on offer price and also whether they want to take on the burden of remodeling kitchens and bathrooms. The homes that have been updated sell quickly and at higher prices.

Please see my other blogs on Market Trends!

If you would like an opinion of value on your property please contact us! The first of the year is always a good time to market properties.  People who are relocating start looking at this time with hopes of closing an escrow early in the spring.

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Rancho Bernardo 92127 Home Sales Year to Date

Rancho Bernardo West Home Sale Trends

October Property sales were 24, down -36.8% from 38 in October of 2010 and -36.8% lower than the 38 sales last month. October 2011 sales were at their lowest level compared to October of 2010 and 2009. October YTD sales of 344 are running -11.8% behind last year’s year-to-date sales of 390.

This 92127 zip code includes the newer homes in 4S Ranch which has been challenged by short sales and bank owned properties as well as competing new construction with incentives.

The Median Sales Price in October was $640,500, down -13.4% from $740,000 in October of 2010 and down -4.0% from $667,500 last month. The Average Sales Price in October was $688,329, down -26.8% from $939,776 in October of 2010 and down -12.0% from $782,304 last month. October 2011 ASP was at the lowest level compared to October of 2010 and 2009.

List Price as Compared to Closed Sale Price Trends

 The October 2011 Selling Price vs Original List Price of 96.6% was down from 96.8% last month and up from 96.1% in October of last year.

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Rancho Bernardo Safety Tips for Fall Fire Prevention

Rancho Bernardo Residents Pass 4th Year Anniversary of Witch Fire

In October 2007 Rancho Bernardo residents lost 365 homes due to the Witch fire.  Poway was affected with the loss of 90 homes and in 2003 Scripps Ranch experienced the loss of 312 homes in the Cedar fire.  I had a client who lost everything in the Scripps fire.  Thankfully I had taken pictures of their home which were helpful when they dealt with their insurance company in negotiating replacement of their home.  It is a reminder at this time of year throughout San Diego that we have to be watchful and prepared as it is not “if” a fire will again sweep through our canyons but “when.”  The Santa Ana winds fuel the fires and embers travel up to 3 miles ahead of the fire igniting grasses.  The importance of clearing at least 100 feet around structures cannot be over stressed.

Santaluz Residents Forming Interest Groups for Disaster Preparation

Some of our communities have been planned to be “stay in place” areas.  The landscaping has been regulated to deter the rapid spread of fire and lessen the chance for residents to be evacuated.  Santaluz residents have now formed resident interest groups to plan for major disasters including fires.  Communication amoung residents is of vital importance.  Some common guidelines in case of fire are the following:

• Shut off gas at the meter.  Only a qualified professional can safely turn the gas back on
• Seal attic and ground vents with pre-cut plywood or commercial seal
• Turn off propane tanks
• Place combustible patio furniture inside
• Take down hanging plants and move them away from the house
• Connect garden hose to outside taps.  Place lawn sprinklers on the roof and near above ground fuel tanks.  Wet the roof
• Wet or remove shrubs within 15 feet of your residence
• Gather fire tools such as a rake, axe, handsaw or chainsaws, bucket and shovel
• Back your cars into the garage or park it in an open space facing the direction of escape.  Shut the doors and roll up the windows.  Leave the key in the ignition and the car doors unlocked.  Close garage windows and doors but leave them unlocked.  Disconnect automatic garage doors.
• Open fireplace damper, and close fireplace screen.
• Close windows, vents, doors, blinds or other non combustible window coverings and heavy drapes.  Remove flammable drapes and curtains.
• Move flammable furniture into the center of the residence away from windows and sliding glass doors.
• Close all interior doors and windows to prevent drafts
• Place valuables that will not be damaged by water in a pool or pond.
• Open your wooden gate and leave it open, so the fire cannot run along your fence to your home.

This time of year take the time to make sure your fire alarms are in working order..replace batteries. Place fire extinguishers in various locations as a general fire safety measure.   Make sure your landscaping is under control with extra vegetation removed from your property and away from your home.  Discuss your “escape” plan with your family so in the event of a fire when sometimes minutes count you are together in youir plan if evacuation is needed.  This should also  a plan for  pets.  It is a good idea to place notices at your homes entry points that state if you have animals in your homes.  The thought of my Max (black lab) being in my home if a fire occurred while I was away would break my heart. At least if someone came to the home a notice might insure he was removed.

Santaluz Resident Town Hall Meeting

If you have some other suggestions let me hear from you! For Santaluz Residents come to the SMA Meeting Novemeber 2nd 6:30 for an update on the Disaster Preparedness as well as other subjects. Let’s all be safe and take the time to plan ahead!

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Excellent Vacation Rental Investment

Welcome To Bernardo Heights Showplace Patio Home!

I have a great property in Rancho Bernardo, 92128 in the Bernardo Heights area that would make an ideal vacation rental!  I just checked on Vacation Rentals by Owner and was amazed at what owners are getting for vacation rentals. A 1200-1300 sqft 2 bedroom condo is listed for monthly rents at $2400-$2700.  That;s allot of income. Unfurnished they are $1600-$1800.  Rents have gone through the roof! So if you think you might want to invest in some depreciated real estate getting great prices and low interest rates think about purchasing some good rental income real estate. Better yet, buy it, live in it so you can get financing as a personal residence and then consider a world cruise with your place paying for it! This is also an ideal first time buyers nest.  This could be your starting point and help you get into house #2 with rental income!

Here’s a gem 12555 CalleTamega #111 in Las Brisas, 92128..by the way this offers 2 Community Centers!!!

We're sorry, but we couldn't find MLS # 110044066 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

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Rancho Bernardo 4S Ranch Home Sales $700,000+

Home Sales in 4S Ranch Rancho Bernardo Over $700,000 Year to Date

The larger homes in 4S Ranch have been popular in 2011. A combination of great floorplans with multiple bedrooms, great kitchen and living spaces and some homes with pools, patios and other outdoor features are popular with today’s home buyers.  In addtion the 4S Ranch Poway Schools, parks, community activities and close shopping facilities make this an ideal community!

If you are interested in a home in 4S Ranch or another North County neighborood let us know! We have years of proven experience working with both buyers and sellers!

Read my latest blog stating a seller testimonial:http://sandiegohomeinfoblog.com/2011/07/10/santaluz-seller-gives-testimonial/

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Santaluz Seller Gives Testimonial

Testimonial from Santaluz Seller

Hi Gretchen, Thanks for selling our home. We appreciate all your efforts and enjoyed working with you and Alan. We are sending a testimonial on our experience with working with you and Alan. I’d like to thank Gretchen and Alan for their real estate professionalism and expertise in marketing and selling our home, especially in this difficult market.We were anxious to move to our ranch and had our home listed previously for three years. When we listed our home with Gretchen and Alan, they sold it within six months. They truly know and understand our community and how to market it. We highly recommend Gretchen and Alan for anyone wanting to buy or sell their property. Thanks again for all your efforts. It was a pleasure working with you both.Don and Katie Bloom

If you have a home to sell in Santaluz or another San Diego North County Community we would like to share our proven Marketing Plan with you!!

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10 Reason To Purchase A Home In Rancho Bernardo

Why You Should Consider Rancho Bernardo as Your New Community!

1. Year round climate offers near perfect weather

Read the rest of this entry »

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Santaluz Homes Sold Year to Date 2011

The market in Santaluz has been brisk since the beginning of the year. The luxury home market has been challenged with buyers understanding they are getting homes below replacement costs and therefore deciding to purchase rather than build. There is much variance to the market. A short sale closed in the low $900′s on one street while the neighbors sold at $1,350,000 and a the same model closed at $1,200,000. Buyers are taking their time and purchasing a home that meets their needs and tastes rather than compromising. For more comprehensive market trends go to www.SanDiegoHomeInfoblog.com/market-trends

If you want more information on Santaluz contact THE PAGNOTTA TEAM at GBPagnotta@gmail.com

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14448 Rock Rose in Santaluz Listed for Sale

Santaluz One Story Home For Sale

This exceptional 1-story home is a former showcase model on a premium lot which backs designated Santaluz open space.

  The location is extremely private, shielded by position and mature landscaping from neighbors and very quiet.

 The interior reflects more than $240,000 in builder as well as owner upgrades.  The flooring consists of a selection of limestone, carpet and extensive use of wood. There are multiple custom built in units.

The office features floor to ceiling cabinets!  There are no steps in this home lending itself to people who are handicapped and need this feature! 13 French doors allow complete integration of exterior with interior spaces! A Hacienda Level membership to the fabulous Santaluz Club will convey with the sale. The new owners can enjoy the pool, fitness, Camp Santaluz, Fresh Roast Cafe and a myriad of social activities. Buyers can upgrade to a Spa level or a Golf Membership if they wish at their cost! Santaluz is a friendly community where you will know your neighbors and enjoy the guard gated security it provides! To read more blogs on Santaluz please go to www.SanDiegoHomeInfoblog.com/Santaluz

If you would like a tour of homes in Santaluz let me know so I can share my enthusiasm for this unique community. My husband and I have lived here for 7 years and have a wealth of knowledge to share as your Santaluz Realtor Specialists! GBPagnotta@gmail.com

We're sorry, but we couldn't find MLS # 110023707 in our database. This property may be a new listing or possibly taken off the market. Please check back again.

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