New homes for sale coming the Summer of 2013

Four new home subdivisions will be coming to Del Sur this summer.  Brookfield Sentinels will have their Grand Opening on June 29th.  DON”T WAIT until then.  Brookfield Sentinels has already started a priority waiting list.  They started June 10th.  If you want to buy a home get on the list, and, make sure your are pre-approved.  Homes in Brookfield Sentinels are between 2,784 and 3,388 square feet.  Prices will be in the $800,000′s.

Also opening in June is Carrillo by Standard Pacific Homes.  Carrillo is expected to be a 52 home subdivision.  The homes in Carrillo will be between 2,483 and 2,973 square feet.  There will be three floor plans to choose from.  Prices, per Carrillo’s web site, are in the low $700,000′s.

Later this summer two other subdivisions are expected to open in Del Sur.  Hawthorne, a 49 unit subdivision of  homes, will be opening.  There will be three floor plans to choose from.  Homes will be between  2,589 to 2,944 square feet.  And the Marston subdivision, with homes up to 4,658 square feet, is also planned.  But, to date, I have no further information on the Marston subdivision.  Both developments will be built by Standard Pacific Homes.

On Saturday June 15th, the final six homes and three model homes in Valencia at Del Sur by California West Communities, will be released for sale.  This will be your last chance to buy a new Valencia home.  Prices will be from the mid $800,000′s.

Best location in Garden Walk.  17074 Garden Path Drive offered for $639,000

This home has a one of a kind location within the Garden Walk development.  It is tucked away from any traffic.  It has an extra long driveway.   It is a 3 bedroom with 2 flex room which were a builder’s option for 2 more  bedrooms.  The home has 3 full baths which includes one on the main level.  The kitchen is highly upgraded with granite counters and back splash.  The appliances are stainless steel including the refrigerator.  The living home has a built-in media center with an HD TV and fireplace.   You will love this home.

It has been a while since we have had a foreclosure come on the market in 4S Ranch.  This particular home was a bank owned foreclosure in 2008 and was purchased for $786,000 December 2008.   This property is now a HUD owned home.   The home is located in the Providence subdivision in the south section of 4S Ranch.  There are 2 homes pending right now in the same subdivision in the high $800,000.  This home is listed in the low $700,000′s.    Take a quick 90 second video tour of the home.

My overall thoughts are 4S Ranch is a great community and this is a good floor plan.  The home is located on the corner of Fox Valley and Camino San Bernardo so it has some traffic noise.  You will need to do some work to the home.  Remember, this is a foreclosure, so you will not get the normal disclosures.  It is very important to get the home fully inspected.   As long as the property inspector doesn’t find anything major and bidding doesn’t get to high this could be a great deal.

Click here to see this home and all the 4S Ranch homes for sale.

New homes for sale coming the Summer of 2013

Lots of construction happening in Del Sur.  The picture above is a map of Del Sur.  The billboard is located at the current end of Paseo Del Sur and Babcock Street.  If you haven’t been in the area in a while Babcock St. now goes through to Camino Del Sur.  This is a big improvement.  Before you had to wiggle through the neighborhood.  Any day now I expect all 4 lanes of Camino Del Sur to finally be opened.  Looking a the map there is still a lot to be built in Del Sur, San Diego.  All the area above the “you are here” sign is under construction.  All the reddish brown color is future residential.

Interested in homes for sale in Del Sur, San Diego?  Click on the link to find the current Del Sur listings of homes for sale.

I heard back in December the Sentinel development was going to be restarted by Brookfield Homes.   The name may even be Brookfield Sentinels at Del Sur.  I had visited the Sentinel development by Davidson homes back in September 2011.  They were giving away trips to Italy with a purchase of a home.  The homes were beautiful.  It was just the market timing that was off.

Here is what I know so far:

• Home prices in the $800,000′s
• 2,784 to 3,388 square feet
• 3 to 4 bedrooms 2.5 to 4.5 Baths
• private outdoor courtyards
• one and two story homes.

Interested in homes for sale in Poway?   Click on the link for all the current listings of homes for sale in Poway.

Real estate market update for 4S Ranch, Del Sur, Santaluz and the Crosby.

Overview of the 92127 zip code of Inventory of Homes for Sale.

Inventory is increasing in the 92127 zip code.  In some cases Buyers are snapping up homes as soon as they come on the market.  This is especially true in 4S Ranch in the lower end of the price range under $650,000.

4S Ranch                Active       Pending

March  2013                                  9                      12

April 2013                                     8                      29
Although standing inventory did not increase in 4S Ranch pending sales jumped.

Santaluz                Active        Pending

March 2013                                 17                     12

April 2013                                   24                     13
Here we are seeing a little increase in inventory.

For the whole 92127 zip code which includes 4S Ranch, High Country West, Westwood, Del Sur, Santaluz and the Crosby.

92127                  Active            Pending

March 2013                        50                            35

April 2013                          61                             32

Inventory is increasing,  just slowly.  This is a good sign.  If you are a buyer, get out and see the new homes for sale as soon as they come on the market.  With inventory of homes for sale so low unfortunate things are occurring.  Twice now listing agents have told me they would accept and present offers at a certain date and time only to text me a few hours later to say the seller decided to accept a “good” offer.   As a buyer you need to be prepared to make an offer as soon as you see the home if it is the right one for you.  Hopefully as the number of homes for sale increases this will happen less frequently.

This week I got a video bill from the phone company.   I had made some changes to my account and they explained in detail my new charges.  I guess it is a sign of the times.  So I have decided to give video a try.

Yesterday I toured homes in the Rancho Bernardo area.

The first home is located in the gated Cambridge subdivision in Carmel Mountain Ranch.  It has a good location within the community.  It does not back to I-15 or Rancho Carmel Drive.

The second home is located in the gated Fairway Pointe subdivision in Bernardo Heights.  This home was very nicely upgraded, it had very high-end kitchen appliances.  The back yard looked great for entertaining.

Here is a quick little update before you head out home shopping this weekend.

4S Ranch – Mission Ranch the Estates:  has the plan 2 model, home for sale for $1,550,000 .  This home is highly upgraded.

Del Sur – Valencia:  is having a new release of 8 homes on Saturday March 23rd

Maricel at Torrey Highlands:  has only 2 homes left prices start at – Plan 1 $897,900 and Plan 2 $944,900

The Lakes Above Rancho Santa Fe:  Grand Opening May 4th for the two Lennar subdivision Estrella and Sevilla

Do you get the feeling that the real estate market in San Diego is moving too fast?  I sure do.  Have you been out touring homes lately?  At times it’s a regular traffic jam at new listings.  Here’s what happens:  a new listing shows up on the multiple listing service on Thursday or Friday.  The listing states “no showings until Sunday, no exceptions.  Offers to be in by Monday”.  Really?

You arrive on Sunday at the new listing and the place is packed with other buyers and their agents.  You are bumping into people.  The noise level is so high that you can’t hear yourself think.  This is not good.

When you walk into a home you should be able to spend time viewing the details of the home with your agent.  Let’s be honest, very few homes are absolutely perfect.  Your agent should be pointing out not only the good things about the home but also the obvious flaws and red flags.  Walking through a packed house is hard to see or hear anything.

I prefer to tour a home 2 or 3 times before writing an offer.  What’s a Buyer to do in today’s market?  I recommend a checklist.  From location to closet space go over every detail.  And don’t forget to ask your agent what they think about the home.

Contact me for a copy of my checklist.

Here is a snapshot of the detached 4S Ranch homes for sale inventory from June 2009 to March 2013.

The red line represents the number of homes sold in 4S Ranch.  In viewing the chart you can see that home sales in 4S Ranch jumped in June 2012 through December 2012.  From June 2009 to June 2012 about 10 to 12 homes sold each month in 4S Ranch.  Starting in June 2012 it jumped to about 19 homes per month.  The number of homes sold dropped back down in January due to the lack of inventory.

As of this morning there were only 9 active listings in 4S Ranch reflecting a Sellers Market.  ” IMHO” 4S ranch needs about 25 to 35 active listings to be a stable market.   When the inventory of active listings increases to 45 or above, historically, it has reflected a Buyer’s market.

Inventory should improve as we head into June.  Prices are definitely up.  This is good as it enable more homeowners to sell.  With prices up sellers have more equity and the ability to sell gets stronger.

If you are a 4S Ranch seller don’t wait until June or July to put your home on the market.  Do it now.  There are lots of buyers out there right now ready to buy and to offer high prices.