Here is my open-house report from Carmel Valley, with a clip at the end of how embarrassing it can be to be a Padres’ fan these days.
Category Archive: ‘Carmel Valley’
My new listing in Carmel Valley, listed for $1,078,000, and hopefully priced attractively for today’s market by realistic sellers. Open 12-3pm Sat&Sun!
Nice buy in the Del Mar school district and ideal for those who prefer a low-maintenance lifestyle – the yard is right-sized with no houses behind! Hardwood floors, granite-slab kitchen and baths, newer appliances, new roof, new paint, new water heater, crown molding, upstairs laundry room, plus master has big walk-in closet and balcony! Easy 5-min ride to freeway access at I-5 and 56. Priced under the last three sales in area – including next door!
The house I had listed in Carmel Valley closed yesterday for $1,080,000. We hit the MLS on the morning of Thursday, April 5th, and the marketing began right away with YouTube video on the blog, the 48-hour Facebook ad (above), and open house on the weekend.
Carmel Valley has been the hottest market in North County, so it was no surprise that we were getting 300+ hits on the ad and on the Zillow page.
The only offer was submitted on Tuesday, April 10th, and we questioned whether to counter at $1,090,000, or just accept the $1,080,000. We used this graph below to help decide it – the phone wasn’t ringing, and the Zillow views were dropping quickly:
My sellers signed the offer.
The initial urgency around a new listing dwindles faster than ever, and it doesn’t get better later, unless other higher-priced new listings happen nearby.
Is it a sign of a slowing market? Or just the reality of real estate sales in 2018?
Buyers have ample internet tools, and are making decisions in an instant.
Carmel Valley’s One Paseo will have 60 affordable units among the 608 apartments being built (no prices announced yet). The processing of the development began in 2009, and the final project ended up being roughly one-third the size of the original proposal. The retail shops and restaurants are expected to open by the end of 2018.
A wrap-up on the Sunday traffic, plus a look at the only other house listed for sale south of the 56 in the prime Del Mar school district near my price – the others are at least $100,000+ higher. The last clip is a sample of the drone guys doing the interior:
Is road noise so bad? Other things could be worse:
Here’s the drone video – what do you think?
Of the fifty-two Carmel Valley houses listed for sale this year that are located south of the 56, my listing yesterday is the fourth least-expensive, which should help to propel the sale.
We saw the house with a pool that closed on March 15th for $1,197,000. But the most interesting comp is the house on Vereda Luna Llena that listed on March 20th for $1,150,000 ($51,000 higher than mine):
It has has similar square footage, backs to the same street, and has a detached garage in back. The yard is larger, but you also look at power lines too – and it went pending in 6 days:Photos of Comparable Pending
If all that matters is having good comps, then we should be fine. But any market can turn on a dime, or simply run out of buyers – and having comps nearby won’t be enough then.
Is the street behind a major hurdle?
There have been a steady flow of sales with not much discount for the road – this one just closed yesterday for $1,538,000.
We should have a good test of the market this weekend!
After being on Zillow for less than 24 hours:
Plus 143 views of the youtube tour in first 28 hours.
Here’s my new listing at 4229 Calle Isabelino in Carmel Valley, an upgraded 2,230sf home with no neighbors behind, and priced at $1,099,000! Open Friday, 4-6pm, and Sat/Sun 12-3pm.
This 2,259sf house closed for $1,197,000 on March 15th, which was $12,000 over list price. The interesting part was when I went downstairs, there were buyers peppering the listing agent about making an offer on the spot – but the eventual buyers were represented by an outside agent/office. Glad to report that there are other ethical agents!
Here is her video tour:
Here is my view of the upstairs: