13459 Plum Tree Way, San Diego, CA 92130 (Elms)

Pros

• The property is located near the end of Peach Tree Way and offers some additional privacy. The cul de sac like area is ideal suited for families with small children.

• Larger spacious backyard area. 

• Low maintenance front yard.

• Low HOA Fees ($124/mo). No Mello-Roos.

• Short walking distance to shopping/retail (The Village at Pacific Highlands Ranch), parks (Pacific Highlands Ranch Recreation Center), and schools (Pacific Sky Elementary, Pacific Trails Middle School, Canyon Crest Academy High School)

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Cons

• The front of the property is close to Carmel Valley Rd. which is one of the main access roads into the Elms community. The property may be subject to road noise.

• No access to a community clubhouse or recreation center. 

• Limited open play areas for children within the community. However, the Pacific Highlands Ranch Recreation Center is a short walk away.

• Accessing SR-56 and/or Del Mar Heights Rd can be a challenge depending on the time of day you are commuting.

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Buyer's Insights

• Pacific Highlands Ranch is a growing community with future facilities planned, including more housing, a public library, new schools, a transit center, dog parks, and community parks. Invest the time to identify the communities you are interested in, in addition to the carefully evaluating the specific property you are considering.

• This particular property was listed but was immediately sold (0 DOM). It is critical to have a real estate agent with in depth knowledge and insight into a community to give yourself the best chances of securing your next home.

• Pacific Highlands Ranch and Carmel Valley are known for having some of the top public and private schools (across all grades) in the state. The schools include: Sycamore Ridge Elementary, Pacific Sky Elementary, Pacific Trails Middle School, Canyon Crest Academy, Torrey Pines High School, and Cathedral Catholic High School.

• Location is always the most important consideration when looking for your next home / real estate investment. The Elms & Ivy communities are considered some of the most desireable in Pacific Highlands Ranch/Carmel Valley. In 2022 6 properties SOLD (3 Elms, 3 Ivy), 2023 3 properties SOLD (3 Elms), YTD/2024 3 properties SOLD (2 Elms, 1 Ivy) with an average DOM (days on market) of 5-days. The message prospective buyers is to be prepared and be working with a real estate agent with an intimate knowledge of the area and community.

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Seller's Insights

• The central location of Elms & Ivy makes this community one of the most desirable places to live in Pacific Highlands Ranch. School and other major attractions are within short walking distance. 

• With interest rates at a 10-year high (7.10% / April 2024) many prospective buyers who are planning on financing their purchase with a mortgage (approximately 63% of prospective buyers) may take a "wait and see" position. Despite these challenges, other prospective buyers, especially the ones who are able to pay "all cash" or make a significant downpayment, will continue to selectively navigate the market and will see the value of properties in the Elms & Ivy community. 

• The amount of available real estate inventory is down approximately 15% (rolling 12-months), while average and median sales prices remain high (Source: North San Diego County Realtors HOMEDEX Market Statistics - 92130 - Carmel Valley (March 2024). The trend can translate into higher demand if your property if it is in strong sell-ready condition. Expect to see strong offers if you want/need to sell.

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