Encinitas Pre-Approved ADUs


The cities of Carlsbad and San Diego should do this too:

Encinitas is offering homeowners a money-saving solution for building granny flats on their properties, hoping that these units will help meet the city’s housing goals.

The City of Encinitas created the Permit-Ready ADU (PRADU) program that will offer property owners pre-approved building plans for granny flats.

The city said this will reduce pre-construction costs, create expedited building permits and waive all city development fees.

This comes after the San Diego Board of Supervisors voted to waive permit and development fees for granny flats countywide earlier this month.

Encinitas is working with two local architects to offer homeowners a variety of pre-approved building plans.

PRADU is estimated to save homeowners up to $18,000.  The city said it will have the pre-approved plans available at the Development Services Department’s front counter.

Read full article here:

https://www.nbcsandiego.com/news/local/Encinitas-to-Offer-Homeowners-a-504658272.html

Local Zillow Forecasts

I snipped this Zillow forecast (above) in October, 2016.  They expected La Jolla home values to go up 2.1% in 2017, which earned a ‘Very Cold’ label.

The La Jolla ZHVI rose 7% in 2017, so their forecast was a tad conservative.  The index has been dropping lately, but they are expecting values to flatten:

 

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Other Zillow forecasts – they like Carmel Valley:

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You can find more data here (they predict the U.S. market will be +6.4%):

https://www.zillow.com/home-values/

The ‘Rancho’ Effect

People are feeling a ‘change’ in the market, and wonder what will happen. The rapid escalation of prices has turned real estate into a rich man’s game – and you need serious horsepower to participate!

As the rest of North San Diego County’s coastal housing market feels the ‘Rancho’ effect, we will see more listings coming to market, listings taking longer to sell, and bigger gaps between list prices and sales prices.

In the surrounding lower-priced areas, the action has been much faster – we’re used to the quality homes selling in the first week or two. Let’s compare RSF to Encinitas to demonstrate what we can expect from now on:

Category
Encinitas
Rancho Santa Fe
Population
63,184
3,117
Active Listings
134
172
October Solds
48
23
Actives/Solds
2.8
7.5
Oct Average DOM
40
73
Oct Average SP:LP
95%
87%

We’ll have more homes on the market, slower market times, and bigger gaps between the list prices and sales prices. It’s how they do it in the Ranch!

Olivenhain ‘Plantation Estate’

The old wood-shake roof didn’t get in the way of this one selling, and though it is horse property, there weren’t really any actual horse facilities.  But it had three major hot buttons; single-story, detached 1-bedroom guest house, and 720sf man cave. This is the second time in three years that it sold for at least $2,400,000 (this cash sale did include a $60,000 credit for repairs):

O-hain New Homes

Close-up photo:

This new-home tract (in red circle) is due east of La Costa and behind Knightsbridge for those who know Olivenhain. These can be described as Robertson-Ranch quality on bigger secluded lots for less than twice the price. This same builder sold out the 1 Channel Island in spite of the odds so they should have a go of it here (Encinitas schools too). Green line is the old dump. Click on any of my photos for larger image.


There are nine models that range in price from $2,094,000 to $3,119,000. The base tax rate is approximately 1.05965%, plus Mello-Roos assessment of $1,430 per year. The HOA fee is $420 per month for private streets, mailboxes, fencing, and common-area landscaping.

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