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MWtoSD
Posts:1085
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| 09/12/2009 7:36 PM |
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Can put comments on this and a few others.
<a href="http://www.sdlookup.com/MLS-090049393-3726_Mykonos_143_San_Diego_CA_92130">3726 Mykonos #143</a>
Price Reduced: 09/12/2009 from $488,900 to $477,900
Price: $477,900
Status: Active
Type: Townhome
Assoc. Fee: $179 Monthly
Year Built: 2002
Area: Carmel Valley Homes
Community: Andalucia
Zoning: 1
Listing
MLS#: 090049393
Days on Market: 12
Listed: 08/30/2009
Beds/Baths: 2 / 3
Square Feet: 1,231 sf
PPSF: $388 |
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MWtoSD
Posts:1085
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MWtoSD
Posts:1085
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| 09/12/2009 7:41 PM |
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3808 Mykonos #18
removed from the market
Status: Not Active
Type: Townhome
Price: $455,000
Assoc. Fee: $180 Monthly
Year Built: 2002
Area: Carmel Valley Real Estate
Community: Andalucia
Listing
MLS#: 090050017
Days on Market: Not active
Listed: 09/01/2009
Beds/Baths: 2 / 3
Square Feet: 1,231 sf
PPSF: $370
Additional Information
Mello Roos: $700.00/Year
Description
With custom colors inspired by van gogh's "cafe de nuit", this charming home has real european flair. This double master bedroom townhome was fully renovated by the builder in 2007. Tall ceilings, open floor-plan, stainless whrilpool appliances, and a wonderful granite island in the kitchen impart a feeling that is at once comfortable and sophisticated. No neighbors above or below, fresh construction & attached two car garages make andalucia one of carmel valley's premier townhome communi
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MWtoSD
Posts:1085
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| 09/14/2009 8:14 PM |
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3792 Mykonos #35
tatus: Sale Pending
Type: Townhome
Price: $483,500
Assoc. Fee: $180 Monthly
Year Built: 2002
Area: Carmel Valley Homes for Sale
Community: Andalucia
Listing
MLS#: 090048001
Days on Market: Not active
Listed: 08/23/2009
Beds/Baths: 2 / 3
Square Feet: 1,202 sf
PPSF: $402
Additional Information
Mello Roos: $700.00/Year
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MWtoSD
Posts:1085
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| 09/25/2009 8:30 AM |
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3790 Mykonos #44
Price: $469,000 to $474,000
Status: Active
Type: Townhome
Assoc. Fee: $179 Monthly
Year Built: 2002
Area: Carmel Valley Real Estate
Community: Andalucia
Listing
MLS#: 090054489
Days on Market: 0
Listed: 09/24/2009
Beds/Baths: 2 / 3
Square Feet: 1,231 sf
PPSF: $381
Description
Almost new 2 br/2.5ba townhome. The unit was upgraded wtih granite counters in kitchen and stainless steel appliances. Travertine tile and wood flooring in livingroom, family room, kitchen, and bathrooms. Gourmet kitchen features center island with breakfast bar. The home is close to shopping, great school district, ucsd, and easy access to major freeways. All information deemed reliable but not guarnateed. Buyer to verify all information prior to coe. Lease option available.
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MWtoSD
Posts:1085
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| 10/01/2009 7:34 PM |
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3784 MYKONOS #50
MLS # 090055309
$499,900
2/2.5
MLS # 090055309
Listed on Tue Sep 29 00:00:00 PDT 2009 (1 days)
Remarks
Built as Condos in 2002. Upgraded with granite in kitchen. Stainless steel microwave. Close to shopping great school district. Excellent floor plan and very well maintained community.
Supplemental Information
The seller has never occupied the property and is exempt from supplying the buyer with a TDS. This home is being sold in its current as is condition. The buyer is to complete thorough investigations before close of escrow. The buyer/agent shall verify all information contained herein before close of escrow. Information contained herein is deemed reliable but is not guaranteed. This is a Fannie Mae HomePath Property and qualifies for HomePath Mortgage Financing as well as HomePath Renovation Mortgage Financing - can be purchased for as little as 3% down
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sdbri
Posts:594
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| 10/02/2009 5:32 AM |
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Nice thread, I know a lot about Andalucia and can add a few notes. Andalucia is fairly new construction, around 2002. It was originally apartments for rent, before undergoing condo conversion a few years later. Condo conversions usually mean they can cut corners on construction because you can't sue the original builder, and I can name several examples of UTC conversions plagued with problems in relation to this loophole.
Anyways, for a starter home it's a fairly decent floorplan. Some of the earlier conversions got wood flooring, but they stopped offering that because of delays. I've seen about 12 units at Andalucia and they vary from excellent to somewhat lacking depending on the owner's upgrades. Maybe a $35K spread to be fair in value from best to worst. With many good points, one drawback is the baths can be fairly plain - typical apartment style cheap baths. Whereas with a house it's easy to upgrade, here there's not enough space and most contracters will charge more for renovation to a second floor bathroom (it's tougher). Besides, not enough expansion space as I mentioned. This is the main floor plan flaw in my opinion, making it feel like an apartment for two bachelors.
That said, it has good storage space, with a decent sized closet for both bedrooms. It's located right next to the Junior High, and fairly central in CV with access to two shopping plazas. Fairly quiet too! Guest parking can be a pain as it's often completely filled at peak times. Oh another thing, because it's next to the Junior High traffic can get jammed in the morning and afternoon when parents come to pickup/drop off kids.
About pricing. The prices of these units have been on a roller coaster, soaring up during the bubble and then crashing before rising again recently. $450K is about the most I'd pay for a typical 2br unit compared to the rest of CV (and that's being generous considering housing in general is overpriced still). Earlier this year, there were 7 units for sale with several of them at $440K-$460K so it's happened. Inventory tends to build up in spurts, ranging from 8 units for sale simultaneously to 0. Be patient and don't settle for a bad unit or unreasonable price. I've seen sellers ask $560K for a 2br and that's ridiculous. 3brs are about 10%-20% more, but they slightly cannibalize space from the other bedrooms and are end units.
Location is pretty important, because on the edges you'll be getting street and pool noise. Everyone has a front patio, do take a walk around the unit because some neighbors are less conscientious than others about noise/smell/etc.. but on average it's a pretty great neighborhood. They do allow dogs, which is unfortunate because with dogs comes dog waste that owners sometimes miss.
Compared to other condo complexes, Andalucia is above average. Which is pretty good considering there are many good complexes in CV.
Any questions, feel free to ask! |
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sd_newcomer
Posts:15
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| 10/02/2009 10:53 PM |
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thanks sdbri!
what is the owner-occpunacy rate there? |
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keepitinflated
Posts:89
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| 10/04/2009 10:40 AM |
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| I met someone once upon a time that bought there in 2005, cause they wanted to avoid taxes on their previous flip. I think they paid $650+. I guess the 1071 exchange is not all it is meant to be. |
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sdbri
Posts:594
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| 10/04/2009 9:42 PM |
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[quote]Posted By sd_newcomer on 10/02/2009 10:53 PM
thanks sdbri!
what is the owner-occpunacy rate there?[/quote]
I haven't seen it, but it's probably high enough to get a loan. There were three closings in September, one in August, and three in July. That's a good sign the complex qualifies.
Of those 7 closings, 6 were the 2 bedroom from $430K to $457K. Varying quality and unit location. In that time period, there were many being offered at much more list price, so this is a good example where market price doesn't care about list price.
Four units are currently listed with the 3br possibly being a short sale..take off 5% and they'll be about what it's selling for recently. Not that you should necessarily pay that - it's up to you to determine what's a reasonable price. It is an above average value compared to other complexes nearby. Another one to look at is the Palermo complex, depending on your tastes.
If I made a little less income, I'd probably have bought there once I found a good unit and value. The one or two drawbacks I saw won't bother some people, but for me it basically meant I'd live in Andalucia 5-10 years before renting it out and moving up. I really need my extra storage space and extra big bath/shower/bedroom. |
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MWtoSD
Posts:1085
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| 10/06/2009 5:54 AM |
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3768 Mykonos #72 Sold for $459,000, -4% loss off 12/28/2006 pricing of $479,900 (2/3, 1,202 sf, $382/sqft)
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sdbri
Posts:594
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| 10/06/2009 3:38 PM |
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Yeah, it's pretty interesting that prices in 09 are back to prices in 06 in Andalucia. This just goes to show you how national, local, and individual complex each have their own trends. At the "peak of the bubble" was actually when Andalucia was cheap. Its prices actually only bubbled as the rest of the market started tanking. This had more to do with the fact that it was a new conversion and its timing.
In the same vein, new construction along the 56 hasn't really budged in price. Though the volume of sales has tailed off. |
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sd_newcomer
Posts:15
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| 10/07/2009 3:12 PM |
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3782 Mykonos #57, MLS #090046055. Sold on 09/24/2009 $450,000, 4% UP from 01/26/2007 price.
Agree with sdbri, the andalucia builder/seller might be quite smart that he sold ~100 units in 06/07 with good pricing & timing.
It might be the reason there are much fewer REOs in Andalucia than its neighboring communities, the Heights Pell Place. |
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MWtoSD
Posts:1085
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| 10/07/2009 4:15 PM |
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3790 Mykonos #44
Status: Sale Pending
Price: $469,000 to $474,000
MLS#: 090054489
Days on Market: Not active
Listed: 09/24/2009
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sd_newcomer
Posts:15
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| 10/08/2009 11:36 PM |
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wow!
3784-Mykonos-unit-50
Sold For: $333,709 (09/17/2009)
Beds: 2
Baths: 3
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MWtoSD
Posts:1085
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| 10/09/2009 6:47 PM |
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[quote]Posted By sd_newcomer on 10/08/2009 11:36 PM
wow!
3784-Mykonos-unit-50
Sold For: $333,709 (09/17/2009)
Beds: 2
Baths: 3
[/quote]
sd_newcomer.... Where did you get that info for unit #50, I can't find #50. I tried several searches on SDLookup. |
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ownhomeinSD
Posts:1068
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| 10/09/2009 11:26 PM |
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| The amount of $333,709 indicates it is trustee's sale. A comparable recent sale price is $425,000 for unit 51 (2/3/1202sqft) with the same street number and same model. |
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ownhomeinSD
Posts:1068
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| 10/09/2009 11:36 PM |
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Unit #51 was sold on 7/28/2009.
http://arcc.co.san-diego.ca.us/services/propsales/propsales_search.aspx?PropNum=0418162%20&PB=307&PP=022&PN=44&PI=25
Other recent sales for the same model:
unit 118: $459,500, on 5/19/2009
unit 77: $449.000, on 8/24/2009
unit 121: $450,000, on 9/3/2009
unit: 61: $457,000, on 9/11/2009 |
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sdbri
Posts:594
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| 10/12/2009 3:12 PM |
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| Yeah, that's what I figured. Lowest sale so far has been $430K. That's about $455K for a fully upgraded unit. Personally, as I said this is above average value but not the best in CV. |
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sd_newcomer
Posts:15
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| 10/14/2009 11:55 PM |
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[quote]Posted By sdbri on 10/02/2009 5:32 AM
...
Location is pretty important, because on the edges you'll be getting street and pool noise.
...
[/quote]
The one sold at $430K is back to a pool and Carmel Country Rd |
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