Carmel Valley Real Estate Blog: September 2008

This Sunday, September 28th from 9 am to 1 pm, Scripps Hospital Maternal & Child Health Services, along with the Parent Connection are sponsoring a Family Swap Meet.  Families with infants, young children and soon-to-be parents will find something special at the swap meet.  The Swap Meet is open to the public and there is a $2 admission fee and 12 and under are free. Over 200 vendors are scheduled to be offering items for sale.

The Parent Connection brings San Diego families together to provide support, share experiences, enjoy social activities and build lasting relationships.  The Parent Connection offers events for moms, dads, couples, kids, age-appropriate  play group located in your area, and support for the entire family. Special events and activities give the whole family a chance to enjoy picnics, celebrate holidays and join in field trips to museums and other local attractions.  Call 858-626-6944 for more information.

Canyon Crest Academy is located at 5951 Village Center Loop in Carmel Valley, San Diego.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market, give us a call anytime at  (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Carmel Valley Family Swap Meet - September 28th at Canyon Crest Academy".  Information from sources deemed reliable, but not guaranteed.

Funny personal story about the Pines in Carmel Valley...  When my husband and I were first married he had a job that took him out of the country.  While he was away on a trip to Saudi Arabia, I visited the sales office of the newly developed Carmel Valley community called "The Pines" and found a floor plan that I liked.  In those days, there weren't very many new home communities along the coast and I didn't want to take a chance on losing the location and floor plan that I wanted, so... I put a deposit on it, subject to my husband's approval.  When he came home from his trip I asked him if he wanted to go out for breakfast and maybe drive around and look at new home models.  He agreed and we headed over to the Pines.  When we walked in, the sales clerk, jumped up and came over and said, "Congratulations, Mr. Laxson, on your new home purchase."  He looked at me, started to laugh and said, "I thought you said let's have breakfast and just look at new home models!"  Needless to say, he loved the floor plan and signed on the dotted line that day for the purchase of our first home together.  Our new home cost us $135,000 and today... well, they are worth a bit more than that now.

THE PINES development by Baldwin Homes was one of the first "patio style" home developments in Carmel Valley and was built in 1985.  Patio style homes are homes that have a zero lot line on one side of the house and the other side is a side yard to the back yard. The Pines development features 168 detached homes that have two to four bedrooms and two to three bathrooms.  The homes range in size from 1,236 to 1,803 square feet of interior living space. These homes offer fireplaces and two car garages with the laundry in the garage.  The Pines are conveniently located within walking distance of the schools, parks & shopping center and enjoy close freeway access.

The Pines four floor plans feature:

• Plan 1 - 2 bdrms/2 baths, approx. 1,236 sq. ft.
• Plan 2 - 3 bdrms/2.5 baths, approx. 1,738 sq. ft.
• Plan 3 - 3 bdrms/3 baths, approx. 1,758 sq ft.
• Plan 4 - 4 bdrms/2.5 baths, approx. 1,803 sq. ft.

There is no Mello-Roos or HOA Dues.

CURRENT AVAILABLE LISTINGS IN THE PINES

1. $649,000 - 2 bdrms/2 baths, approx. 1,236 sq. ft.

RECENT SALES IN THE PINES

1. Sold 5/19/08 for $630,000 - 3 bdrms/3 baths, approx. 2,043 sq. ft. (family room addition)
2. Sold 4/7/08 for $675,000 - 3 bdrms/3 baths, approx. 1,738 sq. ft.

The Pines street names include Carmel Cape, Carmel Springs Way, Carmel Brooks, Carmel Pointe, San Ardo Cove, and San Bruno Cove.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market, give us a call anytime at  (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "The Pines by Baldwin - Patio Homes in Carmel Valley, San Diego".  Information from sources deemed reliable, but not guaranteed.  Listing information is from Sandicor and subject to change without notice.

I receive many questions from clients regarding Mello-Roos in Carmel Valley and surrounding areas.  In purchasing your new home, your future monthly payments will be made up of principal, interest, real property taxes and insurance, but what is the tax for the Community Facilities District, otherwise known as a Mello -Roos District? The following information is compiled from the County Tax Assessor's office and First American Title Insurance Company.

UNDERSTANDING MELLO-ROOS

Q:  What are Mello-Roos districts and how did they come about?

A: Mello-Roos districts are established by local governments at the request of a developer to finance specific public facilities and services such as schools, roads and libraries. Mello-Roos districts were authorized by state law in 1982. This law allows any public agency to establish a Mello-Roos district, which then can issue the necessary tax-exempt bonds and impose fees to pay off these bonds. These services may include streets, water, sewage and drainage, electricity, infrastructure, schools, parks and police protection to newly developing areas. The tax a homeowner pays is used to make the payments of principal and interest on the bonds.

Q. What are my Mello-Roos taxes paying for?

A: Homeowner's taxes may be paying for both services and facilities. The services may be financed only to the extent of new growth, and services include: Police protection, fire protection, ambulance and paramedic services, recreation program services, library services, the operation and maintenance of parks, parkways and open space, museums, cultural facilities, flood and storm protection, and services for the removal of any threatening hazardous substance. Facilities which may be financed under the Act include: Property with an estimated useful life of five years or longer, parks, recreation facilities, parkway facilities, open-space facilities, elementary and secondary school sites and structures, libraries, child care facilities, natural gas pipeline facilities, telephone lines, facilities to transmit and distribute electrical energy, cable television lines, and others. 

Q:  How are these community facilities bonds paid off?

A: These bonds are paid off by the property owners with the Mello-Roos district who are charged a separate fee on their property-tax bills.

Q:  What is a Mello-Roos fee and how long does it last?

A: Mello-Roos fee is a separate charge on the property-tax bill. This is in addition to the 1 percent property-tax rate allowed by Proposition 13. Mello-Roos fees may be levied only as long as they are needed to pay off the bonds. Typically, the duration is 20-25 years, but not to exceed 40 years.

Q:  How much are Mello-Roos assessment fees?

A:  Mello-Roos fees range from $174 to over $3,000 annually. The average fee is $1,488 per year.  The amount of tax may vary from year-to-year, but may not exceed the maximum amount specified when the district was created. In the case of the purchase of a new house within a subdivision, the maximum amount of the tax will be specified in the public report. The Resolution of Formation must specify the rate, method of apportionment, and manner of collection of the special tax in sufficient detail to allow each landowner or resident within the proposed district to estimate the maximum amount that he or she will have to pay.

Q.  Where are Mello-Roos districts located?

A:  Mello-Roos districts are located throughout San Diego County and are normally found in large, new subdivisions such as some areas of Carmel Valley, Santaluz, Eastlake and other newer communities in San Diego.

Q:  How can I determine if a property is in a Mello-Roos district?

A:  The property-tax bill will identify Mello-Roos fees as a CFD (Community Facilities District) followed by a fund number and a fee amount.  If you are purchasing a new home, the owner/owner's agent should provide you this information.

Q. Are the assessments included within the Proposition 13 tax limits?

A: No. The passage of Proposition 13 in 1978 severely restricted local government in its ability to finance public capital facilities and services by increasing real property taxes. The "Mello-Roos Community Facilities Act of 1982" provided local government with an additional financing tool. The Proposition 13 tax limits are on the value of the real property, while Mello-Roos taxes are equally and uniformly applied to all properties. 

Q. When are these taxes paid?

A:  By purchasing an interest in a subdivision within a Community Facilities District an owner can expect to be assessed for a Mello-Roos tax which will typically be collected with a homeowner's general property tax bill. These special tax payments are subject to the same penalties that apply to regular property taxes.

Q. What happens if a general tax payment is not made on time?

A: Because the Mello-Roos tax is typically collected with your general property tax bill, the Facilities District that obtained the lien may withdraw the assessment from the tax roll and commence judicial foreclosure.

Q. What is the basis for the tax?

A: Most special taxes levied on properties within these districts have been structured on the basis of density of development, square footage of construction, or flat acreage charges. The act, however, allows for considerable flexibility in the method of apportionment of taxes, and the local agencies may have established an entirely different method of levying the special tax against property in the district in question.

Q. How is the special tax reflected on the real property records?

A: The special tax is a lien on a property, essentially like a regular tax lien. The lien is recorded as a "Notice of Special Tax Lien" which is a continuing lien to secure each levy of the special tax. 

Q. How are Mello-Roos taxes affected when the property is sold?

A: The Mello-Roos tax is assessed against the land, but is not based upon the value of the property, therefore, the possible increased value of the property does not affect the amount of the tax when property is sold. The amount of the tax may not exceed the original maximum amount stated in the Resolution of Formation. Any delinquent payments must be satisfied before the sale of the real property since the unpaid amounts are a lien against the property. 

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market, give us a call anytime at  (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Understanding Mello-Roos".  Information from sources deemed reliable, but not guaranteed. 

PALMA DEL MAR was built in 1997-1999 by Pardee Homes in the San Diego community of Carmel Valley.  Pardee Homes is a well-known quality builder of homes and has built the majority of the housing developments in Carmel Valley.  Palma del Mar is a development of 76 homes with Spanish tiled roofs, flexible floor plans, and many are situated on cul de sacs.   There are four floor plans as follows:

• Plan 1 - 3 bdrms/2.5 baths, 2 car garage, single story, approx. 2,236 sq. ft.
• Plan 2 - 4 bdrms/3 baths, 3 car garage, two story, approx. 2,114 - 3,197 sq. ft.
• Plan 3 - 4 bdrms/3.5 baths, 2 car garage, two story, approx. 2,904 sq. ft.
• Plan 4 - 5 bdrms/3 baths, 3 car garage, two story, approx. 3,114 - 3,197 sq. ft.

The home sites have average to large-size lots and the larger floor plans include a bedroom & bath downstairs.  There is Mello-Roos for the Palma del Mar development, but no HOA dues. 

Palma del Mar street names include Beachcomber Court, Pacific Grove Place, Pearlman Way, and Southhampton Cove.

RECENT SALES IN THE PALMA DEL MAR DEVELOPMENT

1. Sold 2/20/08 for $999,900 - 4 bdrms/4 baths, approx. 3,100 sq. ft.
2. Sold 5/07/08 for $1,250,000 - 4 bdrms/3 baths, approx. 3,114 sq. ft.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market, give us a call anytime at  (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Palma Del Mar - A Carmel Valley, San Diego Development by Pardee Homes".  Information from sources deemed reliable, but not guaranteed.  Listing information is from Sandicor and subject to change without notice.

The PALISADES development in the San Diego community of Carmel Valley was built by Standard Pacific between 1995 - 1997.   Standard Pacific is considered one the the premier home builders in San Diego and the Palisades development is no exception.  The 233 homes in the community feature tile roofs, vaulted ceilings and other architectural standouts.  There are four floor plans as follows:

• Plan 1 - 3 bdrms/3 baths, 3 car garage, two story home, approx. 2,449 sq. ft.
• Plan 2 - 4 bdrms/3 baths, 3 car garage, two story home, approx. 2,870 sq. ft.
• Plan 3 - 5 bdrms/3 baths, 3 car garage, two story home, approx. 2,870 to 3,020 sq. ft.
• Plan 4 - 5 bdrms/4 baths, 3 car garage, two story home, approx. 2,658 sq. ft.

Recreational amenities such as parks, pools, hiking trails and hundreds of acres of natural open space allow the Palisades residents to enjoy San Diego's Mediterranean climate year round. Additional community pluses include close proximity to the Pacific Ocean, abundant shopping and widely acclaimed schools. There is no HOA dues, but there is Mello-Roos for this development.

The Palisades street names include Almondwood Way, Eastcliff Court, Riding Ridge Road, Chandon Court, Bookburn, Vail Creek Court, Alqonquin Court and Brubaker.

RECENT SALES IN THE PALISADES DEVELOPMENT

1. Sold 7/03/08 for $905,000 - 4 bdrms/3 baths, approx. 2,449 sq. ft.
2. Sold 5/23/08 for $890,000 - 4 bdrms/3 baths, approx. 2,449 sq. ft.
3. Sold 5/21/08 for $955,000 - 5 bdrms/3 baths, approx. 3,020 sq. ft.
4. Sold 8/20/08 for $945,000 - 5 bdrms/4 baths, approx. 2,658 sq. ft.
5. Sold 7/31/08 for $1,145,000 - 5 bdrms/3 baths, approx. 3,020 sq. ft.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market, give us a call anytime at  (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Palisades - A Carmel Valley in San Diego Development by Standard Pacific".  Information from sources deemed reliable, but not guaranteed.  Listing information is from Sandicor and subject to change without notice.

PALACIO DEL MAR is a guard gated community for people who enjoy an active lifestyle with a variety of onsite amenities.  Palacio has all that and more with an executive style golf course, two pools & spas, basketball court, four tennis courts, tot playgrounds & fitness center.  Although the majority of lot sizes are small, many of them have golf course views or views of the surrounding hills.  Palacio is a community of 421 homes and was built between 1995-1997.  There are actually two communities in Palacio - The Vintage and Palacio Del Mar, but most call the development, "Palacio" and there is very little difference between the floor plans in each development.   The six floor plans feature homes ranging in size from 1,912 to 3,439 square feet and from 4 to 6 bedrooms and 3 to  bathrooms.    Located off of Hwy 56, this community is a popular and desired community due to its close proximity to Torrey Pines State beach, shopping centers, schools, parks & freeway access.  HOA Dues cover the common area maintenance, gated community and recreational amenities, along with other community expenses.

PALACIO FLOOR PLANS INFORMATION

• Plan 1 - Sq. Feet: 1912 - 4 bdrms/3 baths, two car garage, single story
  
• Plan 2 - Sq. Feet: 2087-2426 - 4 bdrms/3 baths, three car garage, two story
  
• Plan 3 - Sq. Feet: 2740-3440 - 4 bdrms/3.5 baths, three car garage, two story
  
• Plan 4 - Sq. Feet: 2432-2475 - 5 bdrms/3 baths, three car garage, two story
  
• Plan 5 - Sq. Feet: 2740-3432 - 5 bdrms/3.5 baths, two car garage, two story
  
• Plan 6 - Sq. Feet: 2935-3432 - 6 bdrms/3.5 baths, two car garage, two story
  

PALACIO CARMEL VALLEY NEIGHBORHOOD STREET NAMES INCLUDE: Caminito Exquisito, Ruette de Mer, Caminito Destello, Caminito Vista Lujo, Caminito Radiante, Caminito Esmero, Caminito Granate, Caminito Mundano & others.

CURRENT AVAILABLE LISTINGS IN PALACIO

1. $779,900 -3 bdrms/2 baths, apprx. 1,942 sq. ft.
2. $825,000 - 4 bdrms/3 baths, apprx. 1,912 sq. ft.
3. $849,900 - 5 bdrms/3 baths, apprx. 2,475 sq. ft.
4. $881,000 - 4 bdrms/3 baths, apprx. 1,974 sq. ft.

CURRENT PENDING LISTINGS IN PALACIO

1. $849,500 - 4 bdrms/3 baths, apprx. 1,974 sq. ft.

RECENT SALES IN PALACIO

1. Sold 3/17/08 - $783,993 4 bdrms/3 baths, apprx. 1,912 sq. ft.
2. Sold 4/11/08 - $795,000 4 bdrms/3 baths, apprx. 1,912 sq. ft.
3. Sold 4/17/08 - $780,000 4 bdrms/3 baths, apprx. 1,921 sq. ft.
4. Sold 7/08/08 - $810,000 4 bdrms/3 baths, apprx. 1,921 sq. ft.
5. Sold 8/20/08 - $795,000 4 bdrms/3 baths, apprx. 2,475 sq. ft.
6. Sold 6/27/08 - $800,000 4 bdrms/3 baths, apprx. 2,738 sq. ft.
7. Sold 8/04/08 - $845,000 4 bdrms/3 baths, apprx. 2,087 sq. ft.
8. Sold 3/19/08 - $863,000 4 bdrms/4 baths, apprx. 2,804 sq. ft.
9. Sold 4/04/08 - $903,500 4 bdrms/4 baths, apprx. 2,804 sq. ft.
10. Sold 6/20/08 - $880,000 4 bdrms/3 baths, apprx. 2,087 sq. ft.
11. Sold 8/20/08 - $1,000,000 5 bdrms/4 baths, apprx. 2,935 sq. ft.
12. Sold 5/15/08 - $1,045,000 5 bdrms/4 baths, apprx. 3,439 sq. ft.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market please contact us by phone or text at (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Palacio at Del Mar - A Gated Golf Course Community in Carmel Valley".  Information deemed reliable, but not guaranteed.

MONTECITO in Torrey Hills was built by Christopher Homes in 2000 - 2001 and features two-story detached single-family homes. The Montecito homes have 3 to 5 bedrooms, 3 to 4 bathrooms and range from 2,717 to 3,437 square feet of living space. There are 81 homes in the development each with a three-car attached garage.  Montecito is conveniently located near schools, parks, shopping centers and has easy freeway access.  There are low HOA dues which cover the common area maintenance  and there is Mello-Roos for this development.  Some of the streets in the Montecito neighborhood include Calle Mar de Armonia, Corte Mar de Corazon, Corte Belleza & Vereda Mar de Corazon.

CURRENT AVAILABLE LISTINGS IN MONTECITO

1. $949,000 - 4 bdrms/3 baths, approx. 2,834 sq. ft.

CURRENT PENDING LISTNGS IN MONTECITO

1. $950,000 - 4 bdrms/3 baths, approx. 2,834 sq. ft.

RECENT SALES IN MONTECITO

1. Sold 6/4/08 for $1,070,000 - 4 bdrms/4 baths, approx. 3,277 sq. ft.
2. Sold 2/28/08 for $1,025,000 - 4 bdrms/3 baths, approx. 2,717 sq. ft.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market please contact us by phone or text at (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Montecito by Christopher Homes - A Carmel Valley Development".  Information deemed reliable, but not guaranteed.

The third annual "Surf Dog Surf-A-Thon" is scheduled for tomorrow, September 7^th at North Beach in Del Mar, also known as "Dog Beach".  This is an event as much fun for the dogs as for the owners and raises funds for orphaned animals at the Helen Woodward Animal Center.  Surfers can surf on their own or with their surfin' pooch. 

The Grand Prize is a trip for two to surfing paradise K59 in El Salvador.   Any surfer who raises $150 or more will be entered in the drawing and the winner will be randomly selected from the entries.  The team prize for the team that raises the most money will get a weekend surfing trip for six to the La Jolla WindanSea Beach.

Helen Woodward Animal Center mission is ‘People helping animals and animals helping people'. Donations and sponsorships are appreciated - contact the Helen Woodward Center.

SURF DOG 2008 AT-A-GLANCE

Copyright © 2008 Susan Laxson. All Rights Reserved. "Surf Dog Surf-A-Thon tomorrow at Dog Beach in Del Mar".  Information deemed reliable, but not guaranteed.

CARMEL VALLEY MIDDLE SCHOOL is located at 3800 Mykonos Lane in Carmel Valley, San Diego and is a member of the San Dieguito Union High School District.  CVMS is a "California Distinguished School" and their mascot is the Bobcat. The new principal this year is Laurie Francis and this year marks the 10th Anniversary for the school.  Great Schools website gives Carmel Valley Middle School a 10 out of 10 rating based on parents' reviews.  My daughter is a graduate of Carmel Valley Middle School and we have wonderful memories of her time there. Carmel Valley is fortunate to have an excellent middle school with teachers who truly care about their students and students who care about their education!

Click here for the Carmel Valley Middle School Calendar and here for the District Calendar.

Click here to view the August/September 2008 Newsletter. 

Click here for School Facts and Accountability Information

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market please contact us by phone or text at (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "About Carmel Valley Middle School - A Carmel Valley "Back to School Series".  Information deemed reliable, but not guaranteed.

MONTE CLAIRE in Torrey Hills was built by Western Pacific in 2000 - 2001 and features estate-sized homes with 4 to 6 bedrooms and approximately 2,849 to 3,864 square feet of living space.  Monte Claire is a small enclave of homes consisting of 53 homes built in a hilly gated community with all homes on Lago di Grata Circle.  Several of the homes have ocean views and a tropical waterfall greets you as you enter this lovely gated community.  The HOA dues covers the common area maintenance and gated community.  There is Mello-Roos.

CURRENT MONTE CLAIRE LISTINGS

1. $1,100,000 - 5 bdrm/4 bath, approx. 3,246 sq. ft.
2. $1,168,800 - 6 bdrms/5 baths, approx. 3,864 sq.ft.
3. $1,395,000 - 5 bdrms/5 baths, approx. 3,864 sq. ft.

RECENT MONTE CLAIRE SALES

1. Sold 5/1/08 for $1,380,000 - 5 bdrms/5 baths, approx. 3,864 sq. ft.

If you are interested in searching for homes in the San Diego community of Carmel Valley, researching the current value of your home, viewing our Carmel Valley real estate website, or learning more about the current housing market please contact us by phone or text at (858) 245-9905. 

Copyright © 2008 Susan Laxson. All Rights Reserved. "Monte Claire in Torrey Hills - A Carmel Valley Gated Community".  Information deemed reliable, but not guaranteed.