U.S. CitiesCity-Data Forum Index
Covid-19 Information Page
Go Back   City-Data Forum > U.S. Forums > New Mexico
 [Register]
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
View detailed profile (Advanced) or search
site with Google Custom Search

Search Forums  (Advanced)
 
Old 01-08-2017, 08:10 AM
 
9 posts, read 8,970 times
Reputation: 17

Advertisements

I have read very positive comments regarding the Del Webb community in Alegria. I was looking at homes online, and I noticed that homes have been on the market for a long time. Is this because it's an over 55 community or is there another reason?
Any feedback would be greatly appreciated.
Rate this post positively Reply With Quote Quick reply to this message

 
Old 01-08-2017, 09:06 AM
 
Location: New Mexico U.S.A.
26,517 posts, read 45,097,043 times
Reputation: 30964
Quote:
Originally Posted by kbmile View Post
I have read very positive comments regarding the Del Webb community in Alegria. I was looking at homes online, and I noticed that homes have been on the market for a long time. Is this because it's an over 55 community or is there another reason?
Any feedback would be greatly appreciated.

We have a thread for the community, it's here: http://www.city-data.com/forum/albuq...rnalillo.html?
Rate this post positively Reply With Quote Quick reply to this message
 
Old 01-08-2017, 01:06 PM
 
Location: Bernalillo, NM
1,134 posts, read 2,036,367 times
Reputation: 2127
I've posted quite a bit on C-D about Alegria and recently finished serving 3-1/2 years on the HOA board there. The community is fully built out now, so new homes are no longer available, but we have a continuous stream of resales that hit the market. I think time on market is a function of several things:

- As you said, the 55+ age restriction on buying in Alegria definitely limits the number of prospective home buyers.

- Because we're a 55+ community, people thinking about buying here are also looking at other 55+ communities in the area, with Pulte's new Del Webb Mirehaven community being the primary "competition" for where such folks may decide to buy. Some folks favor being able to buy a new home over an older home, so Mirehaven has an edge in this regard.

- Not sure just how many homes are for sale in Alegria right now, but over the last 12-18 months I think the number has been in the range of 10-15 (out of 376 homes total in the community). This is a lot more than my wife and I expected when we moved here given that Alegria is a retirement community. We plan on this being our last home and thought most residents would feel similarly. But even at age 55+, Americans are a lot more mobile these days and a steady stream of our residents continue to decide to move on. For a variety of reasons - health concerns, following their kids/grand kids, deciding they would rather live in a warmer climate, etc. - more Alegria residents than we expected continue to leave the community.

This means that Alegria homes which have been on the market for a while are competing against other Alegria homes just arriving on the market. As any realtor will tell you, the longer a home sits on the market, the harder it is to sell it. Potential purchasers and sometimes realtors as well have a bias against a home that's been on the market for a longer period, the typical thinking is that there must be something wrong with it if it hasn't sold.

- Some of the Alegria homes on the market have been overpriced. I also know of at least one that had a "difficult" seller, who I think contributed to the home staying on the market a very long time. Given there were other choices, sellers passed on these.

- When Pulte was selling new homes here, they charged lot premiums (up to as much as $40k) for view lots. Folks that paid these premiums and are now trying to sell one of those homes understandably want to try to recoup their purchase prices. But potential purchasers may not be as interested in having a view and certainly may not be willing to pay a premium over other available homes to buy one of these view homes. So these homes, if priced higher, may stay on the resale market longer.

Here's a couple of other threads about Alegria:

- http://www.city-data.com/forum/albuq...ew-mexico.html. See my post #3.

- http://www.city-data.com/forum/albuq...ome-visit.html. See my post #8.

In addition, following is a PM discussion I had in June 2015 regarding Alegria vs Mirehaven costs:

- One more quick question for you. I've been checking more info about Mirehaven and Alegria. I noticed Mirehaven will have a PID. That doesn't sound too appealing to me. I didn't notice the PID on some of the Alegria listings. Do you have a PID? If so, how much additional on taxes and for how long? How long will the Mirehaven community have to pay the PID? One listing I saw at Mirehaven $269,000 had a $4555 property tax. Needless to say, that's a downer. Thanks.[/quote]

I don't know anything about the Mirehaven PID, didn't know they had one. We do not have a PID. We're also in Sandoval County while Mirehaven is in Bernalillo County, which has higher property tax rates.

Our property is assessed at $270,000 by the county, so is nearly identical to the property you referenced. Our 2014 property tax payment was $2,616.

The basis value for our tax payment is one-third of the assessed fair market value or $90,000. This is because most local tax revenue comes from a county gross receipts tax, which is about 7%. (Bernalillo County also has a GRT of about 7%.) You can check out the Sandoval tax assessor's website - Sandoval County - TAX RATES - for more detail on how the mill levy rate is computed as well as info on available exemptions.


As I have noted in my public posts, I believe Alegria is a better choice than Mirehaven or other 55+ communities in the ABQ area, although I'm admittedly biased because of how much my wife and I love living in Alegria. Feel free to PM me if you have other questions you would like to ask about Alegria.
Rate this post positively Reply With Quote Quick reply to this message
 
Old 01-08-2017, 08:32 PM
 
153 posts, read 177,118 times
Reputation: 130
NM taxes social security, so that could be one reason retirees are leaving the state. For us personally, we will eventually opt for an adult community that is closer to better medical care, lower altitude, and warmer climate (AZ)
Rate this post positively Reply With Quote Quick reply to this message
 
Old 01-08-2017, 11:24 PM
 
Location: 5,400 feet
3,511 posts, read 3,146,121 times
Reputation: 5124
Quote:
Originally Posted by spyrye View Post
NM taxes social security, so that could be one reason retirees are leaving the state. For us personally, we will eventually opt for an adult community that is closer to better medical care, lower altitude, and warmer climate (AZ)
The starting point for calculating taxable income in NM is your federal taxable income. If your s/s is not taxed by the Feds, it won't be taxed by NM. Other credits may be available to seniors.
Rate this post positively Reply With Quote Quick reply to this message
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.

Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.


Reply
Please update this thread with any new information or opinions. This open thread is still read by thousands of people, so we encourage all additional points of view.

Quick Reply
Message:



Over $104,000 in prizes was already given out to active posters on our forum and additional giveaways are planned!

Go Back   City-Data Forum > U.S. Forums > New Mexico
Similar Threads
Follow City-Data.com founder on our Forum or

All times are GMT -6.

© 2005-2021, Advameg, Inc. · Please obey Forum Rules · Terms of Use and Privacy Policy · Bug Bounty

City-Data.com - Contact Us - Archive 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37 - Top