Better Know a Neighborhood

A place for everything and everything in its place. We haven’t formally announced our hyper-local, mostly non-real estate blog, but it is up and breathing. This new site, the Scripps Ranch Home Blog, seemed like the logical place to post our progress report this morning on the Miramar Lake path reopening across the dam, or as I now refer to it, the Mile of Mesh.

Read the update and see the photos here.

Who says Realtors work Sundays? Yesterday, we played in the park. Steve and I, with the help of our Buyer’s agents Lisa Yates and John Lowe, were the Platinum Sponsors of the annual Scripps Ranch Civic Association Community Fair. Bev Cassidy, community volunteer extraordinaire, puts on quite a show, and yesterday was no exception. It was so much fun, I was tingly! Admittedly, that was mostly the vibration from my cell phone in my back pocket which buzzed my derriere incessantly all afternoon. This particular afternoon, however, I just let it go. Too much loud, live music, too much food, and too much good-time-had-by-all.

Determining early on that bringing in bus benches with our likenesses would be too unwieldy, we still managed to have plenty of give-aways on hand. Last year it was Frisbees; this year it was beach balls and helium balloons.

The beach balls came to us in their native “flattened” state, and we all spent the day risking respiratory failure to inflate the fun. We owe a huge debt of gratitude to the girls from the Scripps Ranch High School Rotary-sponsored Interact Club who generously volunteered their time (and their carbon dioxide) to the cause.

Perhaps the highlight of my day was meeting two different couples who said they read our blog. Who knew? That brings our total readership up to five. We were honored, and it served as a reminder that it’s OK to talk about local issues here. While I get obsessed with the antics of the likes of Redfin and NAR, not everyone shares my enthusiasm for the subjects. One gentleman thanked us for the short article on the lake opening, saying that he only knew because he read it here. Cool.

The daytime event ran from noon until 5:00 PM. At 5:00, they magically broke down the booths and rides, setting the stage for the kick-off to the season’s popular Concert in the Park series. 500 beach balls and 300 balloons later, we departed exhausted, leaving behind a sea of Prudential blue at the foot of the concert stage.

At the end of the day, we got the requisite Certificate of Appreciation from a representative from Councilmember Maienschein’s office, pictured above with me, Steve, Bev Cassidy and Mr. Scripps Ranch, Colonel Bob Dingeman.  Steve’s the cute one.

We would do this every year, but in the interest of equity, the event organizers will not allow consecutive Platinum Sponsorships, so we will have to bide our time until 2009. Hopefully there will be a public outcry. Write your Councilmember, and tell him we have the best swag.

Another fabulous and immensely popular development in Scripps Ranch Villages is Miro & Ravel by Brookfield Homes. Built concurrently in the early 2000’s, these two communities are perched on a hill next to Miramar Lake. With an attractive and stylish Mediterranean architecture, all units feature a balcony and/or private patio or yard area.

Having direct access (via an adjacent trail) to the lake has proven to be a wonderful amenity for both Ravel and Miro. The development also has on-site amenities such as a pool, spa and a play area along with several strategically located small pocket parks to sit and relax. The Miramar Overlook Park, with its scenic and commanding views, also contains a great picnic area and children’s playground just one block to the east of the entrance to Miro and Ravel.

Miro
Built in 2002, Miro, is one of the higher end multi-family communities in Scripps Ranch. It is a traditional condominium project consisting of three floor plans (all square footage is approximate):

• Plan 1 - 1-story (upper level) 2BR / 2BA, with 1,134 sq. ft., including a 1-car garage, plus one additional reserved space;
• Plan 2 - 2-story townhome including 3BR / 2.5BA, with 1,462 sq. ft., 2-car garage;
• Plan 3 - 2-story townhome including 3BR / 2.5BA, with 1,753 sq. ft., 2-car garage.

Ravel

Ravel consists of single-family detached condominiums where the front yards are maintained by the HOA and the back yards are exclusive use areas maintained by the owners. Many of the Ravel homes offer panoramic views to the coast. It has three floor plans:

• Plan 1 - 3BR+Loft / 2.5BA, with 1,970 sq. ft., 2-car garage;
• Plan 2 - 4BR+Loft / 2.5BA, with 2,068 sq. ft., 2-car garage;
• Plan 3 - 4BR+loft / 2.5 BA, with 2,255 sq. ft., 2-car garage (This model also features one bedroom downstairs).

The HOA fees for Miro are approximately $200 per month and for Ravel, approximately $120 per month. As with most developments in Scripps Ranch Villages, both of these projects also include a Mello Roos fee. In 2006, the lowest and highest sale price for Miro was $416,500 and $595,000, respectively. Ravel had a low sale price of $665,000 and a high sale price of $797,000. Neighborhood listings and sales activity, updated weekly, can be found here. Miro and Ravel are located within the boundaries of San Diego Unified School District.

Built in the 1996-97 by Cornerstone Communities, Aspire and Encore take on a unique design best described as a “cluster” concept, with groupings of 2-story Mediterranean style, single-family detached homes built around and sharing common motor courts. Also unique (at least at that time point in time) is the “detached condominium” concept. These are also commonly called “patio” homes. In a condominium, the owner has individual title to the inside space of his unit and enjoys an undivided interest in the ownership of the common elements (land including common areas), which are owned jointly with other owners. Each home has its own patio and/or yard area which, although owned in common, is an “exclusive use area” maintained by the individual owner.

Aspire includes four floor plans (all square footage is approximate):

• Plan 1 - 2 BR / 2.5 BA / 965 sq. ft.
• Plan 2 - 3 BR / 2.5 BA / 1,090 sq. ft.
• Plan 3 - 3BR / 2.5 BA, / 1,160 sq. ft.
• Plan 4 - 3-4 BR / 2.5 BA / 1,320 -1,440 sq. ft. (4^th BR or loft was a builder option)

Encore also includes four floor plans, each somewhat larger than Aspire:

• Plan 1 - 3BR / 2.5 BA / 1,115 sq. ft.
• Plan 2 - 3BR / 2.5BA / 1,225 sq. ft.
• Plan 3 - 3BR or 4BR / 3BA / 1,320-1,485 sq. ft. (this plan includes a builder option for a 4^th BR downstairs)
• Plan 4 - 4BR / 2.5BA / 1,625 sq. ft.

The cluster concept has been well accepted by the market as these two developments have been and remain enormously popular with a combination of owners, including first time and move up buyers, as well as investors. Some of these homes also have fabulous views. There are three small parks which include play stations/equipment for children strategically located within the project. Buyers should note that the second space in some of the 2-car garages is actually a “compact” size (very compact), but there are an adequate number of additional parking spaces for residents and guests well located throughout the project.

Ideally located in the master planned Scripps Ranch Villages, Aspire and Encore are adjacent to a community park (with basketball and sand volleyball courts, as well as picnic tables) and little league baseball fields. A full service community retail center anchored by a Vons, CVS, and with many convenient retail services and restaurants is also very close by. There is even a path from Encore that leads to the baseball fields and to Dingeman Elementary School.

For 2006, there were 24 closed escrows in Aspire and Encore with sale prices ranging from $430,000 - $615,000. You can find listing and sales activity, updated weekly, here. Homeowners fees are approximately $85.00 per month and there is a Mello Roos assessment in both Encore and Aspire. Aspire/Encore is within the boundaries of the San Diego Unified School District. As of this writing, children attend Dingeman Elementary School, Marshall Middle School and Scripps Ranch High School. Of course, those interested in schools should always contact the school district directly for definitive assignments, as boundaries and assignments are subject to change (and they do).

Continuing our Better Know a Neighborhood series, another great neighborhood in Scripps Ranch is Terraza. Perched high on a hill, this community is best described as primarily a series of terraced cul-de-sac’s, including many view homes, some of which have clear panoramic views from Del Mar and the coastline all the way south to the hills of Tijuana, Mexico.

Built by Brookfield Homes in 2000 and 2001, Terraza offers three floor plans. Plan 1, The Castillon, offers four bedrooms and three baths with over 2,800 square feet. Plan 2, The Venician, is approximately 3,200 square feet and includes five bedrooms and three and a half baths. Walking into the Plan 2 you are immediately impressed by the curved staircase to the side of the entry foyer leading to the upper level. Plan Three, the Lauderdale, offers two size options, the first being over 3,400 square feet and the second, offering a large bonus room, encompasses more than 3,600 square feet. An extremely popular feature of this model is the huge two-room master bedroom suite and adjoining, sumptuous master bath with dual showers. All models feature 3-car garages, with the third car space in the Plan 1 offered in tandem. Many owners took advantage of the numerous builder option upgrades in these homes, including granite countertops, stainless steel appliances, maple or cherry finish cabinets and several flexible room configuration options, such as master bedroom retreats and bonus rooms.

In 2006, the highest priced sale in Terraza was $1,169,500 and the lowest price was $1,085,000. Mellos Roos fees do apply and are currently approximately $.63 per square foot annually.

Neighborhood amenities include pocket parks, one with a particularly fabulous view to the coast and a very popular location for watching the annual 4th of July fireworks displays. Overlook Park and Miramar Lake are also located close by. For those who enjoy nature and exercise, a path that leads the way to the 4-mile road surrounding the lake is less than one mile away.

Families with school age children will enjoy Miramar Ranch Elementary school, Marshall Middle School and Scripps Ranch High School, all within short driving distance from Terraza. As always, school assignment boundaries are subject to change and should be confirmed by those interested.

Watch the show to see why Terraza residents love their neighborhood.

Another in our continuing series of Better Know a Neighborhood, today we are taking a look at the San Diego neighborhood of San Lucena. Nestled in the beautiful community of Scripps Ranch, San Lucena was originally built by Kauffman and Broad (KB Homes) in the mid- to late-1990’s. San Lucena and its “sister” development of La Merida are located in what is popularly referred to as Scripps Ranch Villages, and is one of the few, newer developments in Scripps Ranch to not  be subject to the Mello Roos assessment (although there does exist an active Homeowners Association with modest, associated monthly fees).

Three floor plans are offered ranging in size from just over 2500 to more than 3400 square feet. All plans are two stories and the designs have a strong Mediterranean influence. Set amidst a backdrop of rolling hills, many offer canyon or open space views.  All homes offer 3-car garages, although the Plan 1 has the third space in tandem.

The Plan 1, “Saldana”, is unique with its turret facade, and can be configured with 3 bedrooms and a loft or 4 bedrooms. The Plan 2 “Moratalla” can, depending on the particular home, offer three, four or five bedrooms, plus a bonus room. Many owners opted to convert the third-car garage to an additional room as well. The “Santa Marta”, Plan 3, is the largest and can be more than 3400 square feet in size depending on the owner’s interior customization.  With first-floor vaulted ceilings, it is not uncommon to find that sellers have added additional living space as an “upstairs” loft.

San Lucena is within the boundaries of the San Diego Unified School District. As of this writing, children attend Ellen Browning Scripps Elementary School, Thurgood Marshall Middle School and Scripps Ranch High School. As always, we caution those interested in schools to confirm this information with the school district, as boundaries are subject to change (and often do change).

A range of amenities are located nearby including the Scripps Ranch Community Park, which is the home of the annual Scripps Ranch Community Fair and, on this night, the Concert in the Park. The Community Recreation Center serves as an intramural venue for adults and children alike. Adjacent baseball and soccer fields, and a large playground with picnic and restroom facilities are active most any day of the week.

This past year, home sale prices in San Lucena have ranged from $800,000 to $1,037,500 and have averaged $311/square foot and 63 days on the market (according to the Sandicor MLS).

A picture is worth, well, a bunch of words, so we are trying something new today by providing a link to a short slide show. Any feedback is always welcome.