CT to SF - nice suburbs for $500k? (San Francisco, Walnut Creek: rental, insurance) - City-Data Forum

kidyankee764 · 03-21-2011, 10:10 AM

Hi guys.

We are toying with the idea of moving to the Bay area if DW's job requires it. At this point, it's looking like we'll be packing up by summer.

We're moving from Connecticut (DW works in Stamford) and are looking to live in a suburb close to downtown SF (well, within 40ish minutes accounting for traffic). We have two little ones and would like good schools, and don't want to spend more than $550k. I keep reading that taxes are so high in CA, but with a little research I'm finding that we should see some relief with property taxes (we pay close to $6k on a small house appraised in the mid $300s). How are utility bills, and do you guys have property taxes on your vehicle? We currently pay about $800 per year for both of our cars in property taxes.

Earthquake insurance - do you have it? Why or why not? My friend who lives in LA does not have it, citing lack of coverage for contents inside the home and structures such as garages/sheds, as well as a high decuctible. What is your take on it?

We're coming in not knowing much about the area - basically we're trying to see if SF will be much more expensive than the Stamford area in CT, where we will have to relocate to anyway should we not move west. On Realtor.com, I've been checking out Danville ... seems that we might be able to buy there, though it's a pricey town. Any other [cheaper] alternatives?

18Montclair · 03-21-2011, 10:26 AM

I dont think taxes in California are more than Connecticut. Especially property taxes.

If you can afford Danville then I highly recommend you take a look at Orinda, Lafayette or Moraga. A trio of towns known as Lamorinda.

Orinda in particular is right on the other side of the hill from the urban core of the Bay Area and in no traffic is like 20 minutes from Downtown SF.

Oh, major plus--Orinda and Lafayette have BART stations.

The schools in these 3 towns are at the beyond excellent, they have very low crime rates the area is extremely wooded, hilly with beautiful views. Lafayette has a largish downtown area and they all have strict development laws that keep things green and lush.

Oh, Im not a realtor and I dont have any sort of allegiance to Lamorinda(LOL) but if you like Danville, I think you'll love Lafayette, Orinda and Moraga.

18Montclair · 03-21-2011, 10:28 AM

I would personally live on the other side of the hill in the East Bay Hills to be honest but that's me.

Well, I guess I say that cause I do live in the East Bay Hills. LOL.

kidyankee764 · 03-21-2011, 10:34 AM

Cool, thanks. Will definitely look into those towns. Are they down to earth communities?

What about earthquake insurance and property taxes on vehicles?

Edit: I see you also live in Alpine, so I'm guessing you're familiar with the Stamford, CT area. Do you have any comparisons you can make between greater NYC and CA? Likes, dislikes, prices, etc.

bmw335xi · 03-21-2011, 10:43 AM

Use Redfin.com it's the realtor of California.

clongirl · 03-21-2011, 10:46 AM

Although Lamorinda is indeed beautiful and has fantastic schools, you wouldn't find a house for 550k or less if you're thinking of buying in this area (my husband and I were actually looking for a rental property at this price point and there isn't/hasn't been that wasn't a total remodel).

Danville might be a little more affordable but my guess is that even then, it'd be difficult to find something other than a townhome or very small starter home for under this price point.

I know it's not what you asked, OP...but I think it's would be advisable to rent first in a desirable area to get the feel of the Bay Area. You can find a great house in the best areas for a lot less! Check out craiglist for ideas on what you can get.

Another cities that are a little more affordable if you must buy, are Pleasant Hill and Walnut Creek. Neither are very far away from Danville and they both have easier access to San Francisco via BART. Most of schools are very good overall. There's also San Ramon which is right next to Danville and might be slightly less expensive due to the overabundance of new housing estates in the region. The schools have excellent reputations.

kidyankee764 · 03-21-2011, 11:00 AM

Quote:

Originally Posted by clongirl

Although Lamorinda is indeed beautiful and has fantastic schools, you wouldn't find a house for 550k or less if you're thinking of buying in this area (my husband and I were actually looking for a rental property at this price point and there isn't/hasn't been that wasn't a total remodel).

Danville might be a little more affordable but my guess is that even then, it'd be difficult to find something other than a townhome or very small starter home for under this price point.

I know it's not what you asked, OP...but I think it's would be advisable to rent first in a desirable area to get the feel of the Bay Area. You can find a great house in the best areas for a lot less! Check out craiglist for ideas on what you can get.

Another cities that are a little more affordable if you must buy, are Pleasant Hill and Walnut Creek. Neither are very far away from Danville and they both have easier access to San Francisco via BART. Most of schools are very good overall. There's also San Ramon which is right next to Danville and might be slightly less expensive due to the overabundance of new housing estates in the region. The schools have excellent reputations.

Thanks. We would definitely rent, we're just trying to get an idea of where to focus our search. We want to rent in a recommended town so we can get a feel for it.

Marin County looks beautiful - any suggestions there?

clongirl · 03-21-2011, 11:15 AM

Quote:

Originally Posted by kidyankee764

Thanks. We would definitely rent, we're just trying to get an idea of where to focus our search. We want to rent in a recommended town so we can get a feel for it.

Marin County looks beautiful - any suggestions there?

Marin Co. is one of the priciest areas in the state...so yes, it's really beautiful- if you can afford it!

I'm not sure you'd get more than a 2 bedroom condo for your price point. San Rafael would be slightly less expensive option in this county. Also, further out there's Novato and Petaluma--even more affordable.

mayorhaggar · 03-21-2011, 11:21 AM

Danville is not convenient at all to get to downtown SF because you have to go north or south quite a bit to get to highways or BART. You will want to take BART if you are working in downtown SF. Parking in downtown SF is very expensive and your employer probably won't provide free or even discounted parking. So look at places with BART stations.

If you are looking to rent then I would imagine you could live anywhere in the East Bay like Orinda or Lafayette or Walnut Creek. You might also want to look at Dublin and Pleasanton which have BART stations--I think Pleasanton to downtown SF is 45 minutes on the train. You might be able to buy in Dublin or Pleasanton but I'm not really familiar with house prices.

sliverbox · 03-21-2011, 11:35 AM

$500k is now more like the price for a "starter" home in this area. In my area that will get you a smallish 2-3 bedroom older home and it'll probably need some work. Some of the outlying areas are a tad cheaper. Yes- CA taxes are quite high- as in around 9% of your income. Thus figure that with federal you're looking at anywhere from 25-30% of income being automatically gone for taxes. I don't know what the situation is with taxes and buying homes. We rent. Renting is actually a better deal in my opinion. You can rent a nicer home closer to the city for far less than buying. We've been renting a 4 bedroom house for 8 years and our rent is 1/3rd the cost of buying.