Carmel Valley or Del Sur Areas? (San Diego, Del Mar: 2009, crime, hotels)

[saskwatch]

Hi everyone,

My husband and I are new to San Diego, and having a tough time with the house hunt. We liked the Carmel Valley area very much, but noticed that prices are substantially lower a few minutes east in the new neighborhood of Del Sur (in the 92127 zipcode). Is Del Sur likely to be an "up and coming" type of area, or are we better off paying more and living in Carmel Valley? Anyone live in Del Sur now and can give us an idea of what it's like to live there?

Thanks very much!

[Sassberto]

Not sure why houses would be "much cheaper" other than that you are probably in Rancho Bernardo schools instead of Carmel Valley schools. Otherwise the areas seem about the same to me... large tracts homes on small lots.

I assume much "much cheaper" means 1.1MM as opposed to 1.5-2MM?

[socketz]

You can't go wrong with either, both are excellent. I like the RB side better because it is a little warmer/sunnier and the people are more laid back. Carmel Valley seems to have alot of 'wannabe' rich types that want to believe they live in Del Mar. Little more pretentious, but nonetheless I like both.

Del Sur is part of 4S Ranch, which is a high end example of a master planned community. The area of 4S used to belong to the Ralph's (Grocer) family. If you look on a map, the far north end actually butts up against Rancho Santa Fe.

I live in the development next to 4S and can confirm that it is a great place to live (lots of friends live in 4S, all love it). Yes small yards for the most part, but there is a ton of open space, parks and walking trails. Ultra safe, great schools and lots of excellent shopping to come once the 4S Commons shopping complex is done next year.

Also, if you go to the end of Bernardo Center Drive, you'll see that they cut through the mountain and are extending it over to Carmel Valley Road. At that point, we'll be nieghbors with Carmel Valley. So at that point I'd say that Carmel Valley isn't worth the 20% premium it has garnished in the past over RB.

[johnmarg]

I think Carmel Valley is a great place. Lots to do, not too hot in the summer like RB. And more importantly, its not Gods waiting room like RB. RB has a tremendous amount of retired people. If you like that, then its the place to be. Nice looking town, but too far from anything.

[socketz]

92128 side (minus Carmel Mtn Ranch) has seniors, but I would argue that the 92127 side has more kids under 8 years old per capita than any place in San Diego. Rancho Bernardo is a much different place now than it was 10-20 years ago. I like that we are a little further from the beach because it eliminates that 'drifter' element that hangs around the beaches, hence crime stays low.

[oldtimer]

Actually, Del Sur is not part of 4S Ranch. It is in the City of San Diego and is part of "Black Mountain Ranch" which has been in development/lawsuits for about 15 years. It will have it's own HOA, fees, etc. I am not sure about the schools though. According to the land use (see below) they are supposed to build a new middle and high school, but it is not on the San Diego Zone Maps. Don't know if they will go to the 4S schools - especially since the 4S high school (Del Norte) is supposed to be built on land right next to Del Sur.

4S Ranch is part of San Diego County. When Del Sur is done, all of these homes will feed into Camino Del Norte, making the traffic to the I-15 worse. There will be connections from Camino Del Sur to Camino Del Norte, and as mentioned elsewhere, Carmel Valley will connect Bernardo Center Dr.

Black Mountain Ranch has been in limbo for about 10-15 years, since the City and the developer have been fighting. Finally, the developer sold off a parcel to Santaluz (The Part I) to recoup some money. Santaluz is gated, extremely expensive, golf course like community. Mostly retired or rich folks.

Del Sur is the Part II, and will incorporate mostly tract homes on the outskirts, affordable housing on the tiny edge (look in the upper right corner - this is across the street NEXT to 4S Ranch!) and have lots of open space for hotels, golf courses, and rich execs in the middle, away from the traffic... *sigh*

Of course, the "new part" of 4S Ranch (north of Camino del Norte) in the newest phase will also have estate homes, private roads, and a private reserve for the Ralphs Family, that we will not have access to. Figures.

Go here for more info:

http://www.blackmountainranch.com/
http://www.blackmountainranch.com/Open/master.htm (Master Plan)
http://www.blackmountainranch.com/Open/land.htm (Land Use)


Also see here:
San Diego City Official Zoning Maps:
http://www.sandiego.gov/development-...aps/grid42.pdf
http://www.sandiego.gov/development-...aps/grid40.pdf


Hope that helps someone. I don't visit this forum usually, so I probably won't read any replies...

[socketz]

Your correct, I call Del Sur 4S, but technically it is not. However, there is no dividing line, so the people there all live together and enjoy the same ammenities. Del Norte will be the HS for the entire area. 4S kids now go to Mt Carmel over in PQ, but that will change in I believe early 2009.

If you drive on Del Sur, you'll see that it is already connected to Del Norte, but that the developer hired a guard to stand at the end. He said until the city buys the road, it will remain property of the developer.

I personally feel that the new roads will relieve the 15 as many people from this area will cut through and go over to the 56 and head out to UTC or Sorrento Valley for work.

[socketz]

"Nice looking town, but too far from anything."

What is RB too far from Johnmarg ? Downtown ? Thank goodness for that.

The beach....it's closer than you think.

[Need_affordable_home]

Originally Posted by Sassberto

Not sure why houses would be "much cheaper" other than that you are probably in Rancho Bernardo schools instead of Carmel Valley schools. Otherwise the areas seem about the same to me... large tracts homes on small lots.

I assume much "much cheaper" means 1.1MM as opposed to 1.5-2MM?

Moderator cut: ...
Sorry, cant link but you can search for it.


There are quite a few houses there from $600k to $700k that are spacious and nice from 1500 to 2250+ feet!



Rancho Bernardo is a nice area if you dont mind the median age of neighboors being higher. Its quiet and laid back. Carmel Valley isnt any better says my friend who lives in San Diego. He reccomends Scripps Ranch and Rancho Bernardo and plans to live in Scripps Ranch. I just learned its an upscale huge community with 18000+ residents(people?) The cheapest detached house in Scripps is $449k so I was right after all!

[socketz]

Rancho Bernardo on the 92127 and in Carmel Mtn Ranch sides are really young and nice. Seriously, I'm tiring of repeating myself. I see 0 seniors over here. They live over on the East side of RB in the 55+ communities like Oaks North. Even over there, I used to live in Bernardo Heights and had tons of young 30 something neighbors. RB was a retirement community 20 years ago and people wont let go. We have the best schools in the best school system here for sure....and almost 0 crime. Friendly people as well.

Again, go there and see for yourself. I've had like 2 sets of friends move here from other areas because they'd visit and love my area.