An informational source for people who are relocating, with a particular focus on moving to the Carlsbad area of North County San Diego, with advice, guidance and true stories to help you on your way and make it a great journey, from a REALTOR� with plenty of personal (4 major moves, most recently from Boston to Carlsbad, California) and professional relocation experience. Are you running into problems selling your home? Need to find a new one quickly? Never moved before and haven't a clue? You'll find some great tips on how to solve your relocation issues here. Or ask me a question any time and I'll share some solutions or tell you where to get more information.
CA DRE License #01490977
WOW - Condos in the San Diego Area for UNDER $100,000
It's hard to believe but you CAN buy a condo in North County Can Diego for less than $100,000. And some of them are 2 and 3 bedroom.
If you are seeking a new home in our area in this price range, check out my recent post on condos for less than $100,000.
BTW, if you would like a customized list of homes, under $100,000 or otherwise, in a San Diego community, please send me an email and I will send you the information you need.
If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.
I wrote a warning to buyers, and agents, recently. It had to do with ot opening the refrigerator door in homes they were touring that are distress sales - bank owned properties, and vacant short sales and foreclosures.
If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.
I have had a good number of buyers who are relocating here and want to be within walking distance of amenities such as shopping, restaurants, services, and the public library, among other things.
While this is not an easy thing to find, there are real estate opportunities in a number of North County San Diego communities where I work that will allow for this - Carlsbad, Cardiff, Encinitas, Solana Beach and Del Mar for example.
Walkability, of course, is in the eyes of the beholder, or should we say the feet of the walker?
Some people consider 15 - 20 minutes a very reasonable walk and others want to be closer, say 10 minutes or so. So as I am sharing information about these communities, bear in mind that if walking distance is important you will need to check it out for yourself to be sure.
There is a neat web tool that allows you to gain an idea of walkability. I talk about it in the first of my walkable neighborhood series articles - it's called a WALKSCORE. You simply enter an address and it will calculate a score based on proximity to a variety of amenities (plus you get the distances to those amenities so you can sort of judge for yourself). Being close to one store will not get you a high walkability score - what is more important is general walkability to a range of amenities and services.
I am continuing to add communities to my walkable neighborhood series, but here are the first few. And if I can provide more information, please let me know. Or stop by the search page on my website and search for homes in the MLS (the link is BELOW). Grab a few and enter the addresses into Walkscore to see how it works. Or use your own address. have fun, and happy searching.
If I can provide more information about Del Mar, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.
Folks want to know if now is the right time to buy.
Tough question. And the answer depends on your reasons for buying, your long term plans and your financial situation. But here are some compelling reasons to consider buying, especially if you are on the fence right now but are in a position to buy.
First, the FHA requirements are going to change beginning January 1, 2009. Right now buyers must put down 3% as a down payment. In January the limit jumps to 3.5%, perhaps not a large amount but on a $500K house that is $2500 more cash needed.
The other major reason you might consider buying before year end is that the limits on conforming mortgages will shift down. Earlier this year the limits were raised to as much as $729,750 in the more expensive areas, and $697,500 in others (e.g., San Diego), so folks who previously would have had jumbo loans (and higher rates) benefited from the lower interest rates. Beginning in January 2009 in the San Diego area the maximum for conforming loans will be $625,500 $546,250 so despite some price changes more loans will become jumbos, at higher rates.
Obviously there are other important issues to consider and a discussion with your mortgage person would be prudent to determine how these changes may affect you.
And learning more about the homes that are available to you in your price range now will help you make the right decision. The inventory is good, as are the rates, and buyers are able to negotiate with sellers, so this combination of factors may make this the right time to buy for some folks.
REOs (bank owned properties) are found in the majority of real estate markets these days, along with short sales and foreclousre. Lots of buyers are interested in acquiring these properties but the task of doing so is often not easy.
REOs tend to be easier to purchase because they are already bank owned, and they are generally pretty motivated to sell. Don't expect to get these at rock bottom prices, but some are pretty good deals.
If you are moving to, or are in, the Carlsbad California area I just posted an article are buying REOs
.
The article provides some important information for any buyer interested in buying an REO.
Watch out for That Appraisal in Today's Market, Buyers
Buyers in our area, and others, are now confronting a new issue in their real estate transacation - the APPRAISAL.
Having a home appraisal is NOT new, of course, and most buyers (and sellers) typically anxst over the appraisal until it is completed, since the bank will not issue a loan commitment until the underwriter has the complete file and reviews the appraisal.
Today's market, wtih declining prices in many areas, and the increasing number of short sales, foreclosures, and REOs (bank owned properties) is creating problems in many communities with appraisals which are, increasingly, coming in below the agreed-upon purchase price. Banks are tightening standards (only 3 months allowed for comparables, not 6) and appraisers themselves are being more closely scrutinized.
You may be relocating to a market very different from your current one and may find this to be more of an issue, or possibly less.
Is this a concern?
In many markets it should be. And as a prudent buyer there are things you should know, and do.
This is just one more GOOD reason to make sure you are working with an agent in your relocation who really knows the local market and can help avoid some of these issues.
************************
If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by
phone or text at (760) 840-1360 or email me at JDowler@remax.net.
If you have been through it you probably already know this. But maybe not.
Or you have forgotten if you bought a long time ago (and things have changed).
Buying a home, whether you are doing this for the first time or are experienced at it, really IS like having a second job, at least a part-time one. Especially if you take your house hunting seriously and want to do as good a job as you can.
The market is complicated, as are the state laws that govern how real estate transactions must occur. And if you are relocating and must both sell and buy, I would say this really becomes a full time endeavor, as least for the time it takes to get both sides of the transaction completed.
Anyone who has been reading my thoughts about house hunting can tell I am a big fan of the Internet. I use it extensively in my efforts to help buyers and sellers, and before I moved to California spent many months looking on-line to learn about the Southern California communities I thought I would like to explore for my next home (and we found our house on-line before we ever saw it).
There is so much you can learn as a buyer before you ever set foot in a potential home that meets your criteria, especially if you are relocating to a new area you are completely unfamiliar with. It can save you time, money (e.g., fewer house hunting trips) and frustration. You can learn more about the local market, get a sense of housing styles, compare homes, and much more. With applications like Google Earth you can get street views and look at the local topography, map links will show you distances, and traffic sites can tell you about the local and commuter traffic on the major roads.
BUT I think there are some negatives, too, or at least disadvantages. There are just some things that we want to know about communities and homes that you just will not get on-line, no matter how thorough you are. This has become more and more clear as I talk to buyers who are planning to relocate here, or are exploring the area, and who have questions about proximity to the beaches, views, nearness to amenities, the influence of the weather patterns, noise from the train and the freeway, and more.
In our area, with the diversity of views, housing, neighborhoods, amenities and topography, learning what most want to really know about the area so they can decide where they want to live will require a personal visit, as well as some detailed questions to a trusted real estate professional. Gaining the real feel for a neighborhood still requires a bit of touching in person.
Don't, by any means, give up the Internet searching, It's an essential part of the house hunting process. But recognize that some of what you probably need to know will transcend what is available on-line.
As a home buyer, you likely have some thoughts on what homes interest you.
Perhaps things are a bit cloudy...
OR you may have some very definite ideas about what you want AND the homes you want to see on your house hunting trip.
I personally feel it's better if the home buyer makes the choices about homes they want to see. After all, it's your decision as to what to buy, not mine. So for me to create the list of homes that I think you should see, rather than you deciding doesn't make sense. IT'S ALL ABOUT YOU! And until I get to know you and what you are looking for, I cannot reasonably make those decisions.
That being said, however, some Carlsbad home buyers who do not know the area find it hard to even make a decision about what homes to tour based only on the listings from the MLS (some listings are rather misleading, unfortunately), particularly if it is their first visit to the area and they are trying to learn more about the Carlsbad community or other coastal towns.
In these situations, I think it's fine for me to develop a list of properties to see based on the general criteria you give me about what you want. Since I know these areas well (Carlsbad, Encinitas, Cardiff, Oceanside, San Marcos, Solana Beach, Del Mar, Rancho Santa Fe, Carmel Valley, Vista) I can select properties that I feel will work for you and provide you with a good idea of different neighborhoods so you can gain a better feel for areas that are right for you, or not.
It is not in your best interest, IMO, for an agent to make those decisions upfront unless you have a discussion and agree that they should choose, at least for the first round of viewings, because you need their expertise and knowledge of the area.
So, do you pick, or shall I?
*******************************
The BEST Way to Learn About Neighborhhoods When Relocating
I am often asked "what is the best way to learn about neighborhoods?"
To some extent, the answer depends on YOU and what information you need in order to determine what neighborhood you like.
Home buyers often have different ideas of what is important to them in a neighborhood.
Here's why...
some things are rather tangible (the way it looks, the size, the type of housing, traffic, proximity to shopping)
other attributes are less obvious (is it friendly, what are the demographics of the residents, noise) and have different meaning to different folks.
So, it is really UP TO YOU to determine what things ARE important so you can decide where to live.
Sometimes price will determine what neighborhoods will be suitable (this may be true in expensive areas, like Southern California, or if your budget is limited), or access to certain schools or other amenities.
When relocating, you should do extensive research on-line to learn more about the neighborhoods that interest you, or even to find out what they are in places that are totally unfamiliar. If schools are important, for example, you might start researching these and then target, geographically, the areas that are near those schools. You will be amazed at how much information you can find on the Internet about neighborhoods.
I absolutely recommend visiting the neighborhood you are planning to move to and spending significant time in the area, driving or walking around and getting a feel for the community and the people who live there. You can also stop in at some houses if you wish and chat with some of the neighbors, although some people aren't comfortable doing this. You might visit the area at different times of the day or on weekends if traffic and noise is a concern.
You will also probably drive around with me or your agent to look at houses, and that will help too. Plus I can tell you lots about different areas that I service, as can the agent you decide to work with.
Please keep in mind that as agents there are some things we cannot discuss because of potential discrimination issues, e.g., what school is the best, which areas to buy in due to the presence of different religious institutions, or the demographics of the community, or the crime statistics, and so on. We are prohibited by law from directing folks to or away from areas based on these kinds of factors, so please be understanding if we say we can't provide the precise information YOU would like to have. Those are things that you can investigate if they are important to you.
There is lots of information available to you about neighborhoods, and spending the time doing your due diligence will reward you with finding a home in the community that meets YOUR needs.
2007 was a tough year in many parts of the country for real estate. No question. And 2008 is not expected to be a banner year although projections are for some improvement. No one has a crystal ball so despite these predictions NO ONE knows for sure what will happen.
The media, of course (radio, TV, newspapers), tends to portray the real estate situation as pretty dismal all over, with dire predictions of doom and gloom, and headlines screaming about the drop in sales.
Yes, there have been significant changes in many markets, but unfortunately what you see in the media are the averages, the summary, the more unpleasant news, without paying much attention to what is the reality in many areas. Some market ARE doing well, with low inventory, buyers actively buying and so on. The media seems to ignore the fact that REAL ESTATE IS LOCAL. And general market conditions from a county, state or national perspective do NOT accurately reflect what is going on in the local economy, such as a city or smaller towns.
As a buyer or seller it is essential to have all the market information you can obtain so YOU have an accurate picture and can make the decision that is right for you. This is especially true if you are moving to another part of the country, as local conditions may be far different from what is being reported on the news or in the headlines. A local REAL ESTATE PROFESSIONAL can provide you with the data you need so you can decide what's best. For example:
Are prices stable or trending up or down?
What are the conditions for your particular price range (in some areas the low end market is doing very well, while the mid range is much slower)?
It may be that the buying or selling conditions in your intended area are not very favorable. And you still need to look at your personal financial picture to determine if buying now is right for you. And if you plan to be in your house for a number of years market fluctuations are not going to have much, if any impact in your long term outlook.
The rates are the best they have been in 2 years. Even if prices DO drop in some areas, if the rates go up, then there is a strong possibility you could pay more for the same house. Who wants to do that?
If selling your home and buying a new one is YOUR plan for 2008 (a pretty good likelihood in a relocation) do your homework NOW.
Finding a new home is tough, and even tougher when doing a search from a distance, and when you don't know the area. You need to find a good REALTOR, and utilize the resources available to you to learn more about communities, housing costs, and more. And a house hunting trip is likely to be part of your game plan - here's how to make the most of it.
Using the Internet is, of course, essential in gathering the information you need. But once you have decided on a REALTOR to help you, phone conversations are important, too. You can have a more effective dialog, get quick answers to questions, and work on the relationship with your agent, which can be tough from a distance.
You may be a big tech junkie, but don't rule out the good old fashioned telephone. It's also a good way to check out how responsive your agent is...something you need to be concerned about when making a big move where timing is critical.
In This Age of the Internet, Don't Forget the Phone
Most consumers these days are using the Internet - for reading (newspapers, for example), shopping, making reservations (cars, hotels, air, restaurant), general research on just about any topic, and much more.
You, since you are here, are using it for your house hunting and relocation. Recent studies suggest 70% are doing so - my personal thought is more like 80-85%. It's a great way to learn about a new area that you are thinking of moving to, finding a home, researching schools, and more. I'll be the first one to tell you that using the Internet as part of your house hunting strategy is essential.
But in this age of the Internet, don't forget the phone. Sometimes the best way to get information is to call someone and ask. You can have a dialog, ask specific questions, and sometimes learn more than if you were to only use the Internet. And who knows, you might hook up with the right person to help you in your purchase.
Over the weekend I had calls from some folks in Florida who are moving here, as well as someone in Georgia who was interested in a particular area of Carlsbad that I know well. It's much easier to get specific bits of information in a phone conversation than through email.
Maybe you are not ready to get into a personal interaction with someone on the phone about your move. But don't ignore the value of the personal telephone call to get help when you need it, in addition to your Internet research.
HAVE A HAPPY NEW YEAR!! Best Wishes for a Healthy and Prosperous 2008!!
***************************
So you are ready to make an offer on a Carlsbad home (or elsewhere).
Are you new at this? Or do you already know the drill?
Heere are some thoughts on what to expect (keep in mind the process may vary a little bit in different states - but this is how we do it in California).
Another Carlsbad Neighborhood to Consider - Serenata at Aviara
Carlsbad home buyers
If you are considering homes in the Aviara area of Carlsbad, one neighborhood you might want to visit (only if you are looking in the $900K and up range, however), is Serenata.
Does Your Relocation Package Include an Equity Loan
If you have a relocation package and are working with a relocation company, an EQUITY LOAN may be part of the offering.
The relocation company may be willing to loan you a certain percentage of your equity once you have a signed offer on your current home, which could be useful in terms of managing the finances of the purchase of a new home, at least if this is happening simultaneously. Trying to buy a new home while you are selling your old one may, financially, be a challenge, and you will need to work closely with your lender to understand what you are approved for if your old home has not yet closed. You may or may not be able to make an offer on a new home until your old one has closed.
Some folks can afford to carry two mortgages, but many can't. An equity loan, if it is part of the relocation package from the relo company , may help you navigate this transition.
Make sure you understand what your new employer, and your relocation company, are offering to help you through the transition so you understand your options.
Carlsbad Homes - Short Sale Questions and Answers (Part 4)
Another commonly asked question about short sales (and it's a relevant question for any buyer trying to purchase a home) is the following:
I OWN ANOTHER HOME I NEED TO SELL - CAN I MAKE AN OFFER ON A SHORT SALE?
The short answer (sorry about the pun) is YES. Certainly you can make an offer any time you want.
But the more important question is whether this is a prudent thing to do.
Many sellers in this slower market with lots of inventory will accept an offer contingent on the buyer selling their current home. Not all, but some. Certainly more than in a seller's market. And there will likely be a 48-hour or 72-hour first right of refusal clause in case another buyer comes along with an offer, and you will have that time frame to remove your contingency or withdraw your offer.
A short sale is different, since you are dealing with the bank. The bank wants the best offer, and the cleanest one, i.e., with a minimum of contingencies., so they can sell the property, minimize their financial loss, and get the property off their books Thus, if you are trying to acquire a short sale and really want o be effective in doing so, chances are a contingency offer will NOT be viewed as a competitive one. Remember, the banks know what is going on in the market, too. My feeling is that it is a waste of time.
But if the short sale is languishing on the market and there are no offer, you might give it a try. Just don't be surprised if the bank does not accept it, and they might not even respond. Talk with your agent, and really think seriously about what you are trying to accomplish.
Carlsbad Homes - Short Sale Questions and Answers (Part 3)
Here's another common question about buying a short sale (and again, it applies, to some extent, to the typical sale).
WHO PAYS THE COMMISSIONS?
In a short sale, as in the typical sale, the commission is paid out of the proceeds due the seller in accordance with the listing agreement the seller has with the brokerage.
In a short sale, because there is a financial hardship and the amount of money that is being paid for the home is less than the amount owed, the lender, who must approve the short sale, will generally make a final determination of the amount of the commissions paid to the agents involved out of the final proceeds. These amount MAY vary from the original agreement.
If you have a signed buyer agency agreement with your agent, be sure to check on the terms and conditions regarding commissions to see if you will be liable for any portion (e.g., if, for example, the amount being offered as commission to the buy side is less than your agreement on commission with your buyer agent as stipulated in the contract).
Carlsbad Homes - Short Sale Questions and Answers (Part 2)
Here is another common question - it's also relevant for a "normal" sale.
WHO PAYS THE HOA FEES, IF ANY?
The Home Owner Association (HOA) fee is paid by the seller.
Generally this fee will be paid in advance for the month of the closing and therefore will be pro-rated (some HOA fees are paid quarterly). The buyer is responsible for the portion from the closing until the end of the month and will reimburse the seller. If the HOA fee has not been paid, the seller will pay the portion owed up to closing and the buyer pays the balance. Usually there will be a document to certify that the HOA fees are paid in full. As a buyer this is something you will want to verify as part of the transaction since you do not want to be liable for the fees prior to the time you take ownership.
You will want to know if there are any special assessments or fees that are being levied by the HOA or will be in the future. This information should be obtained from the HOA and should be disclosed by the seller, but it is always wise to check. You can ask for the minutes of HOA meetings and the budget so you can determine if these are issues.
Carlsbad Homes - Short Sale Questions and Answers (Part 1)
As in many areas of the country, there are a good number of short sale properties in certain communities here in San Diego County, Carlsbad included. I've received a number of inquiries from buyers who are interested in Carlsbad homes, and elsewhere, that are short sales. Since I get some of the same questions over and over, I wanted to share some common issues and answers in a series of posts.
WHO IS RESPONSIBLE FOR TAXES AND PENALTIES?
As in a typical sale, these issues must be satisfied in order for the sale to proceed, and the seller will normally be required to make these tax payments and any penalties due. The taxes will be pro-rated as of the date of closing - if the seller has paid for the tax period beyond the closing date some pro-rated funds will go to the buyers; if the taxes are to be paid, the seller will be responsible for the pro-rated amount due up to the date of closing.
Since a short sale involves a financial hardship, and the lender must approve the sale, any financial obligations of the seller will be factored into the approval process.
NOTE:
Please keep in mind that I am not an attorney so I cannot offer legal advice. Any legal matters should be discussed with a real estate attorney
There are also financial implications of short sales, especially for sellers, and a qualified accountant should be consulted to understand the liabilities
Lastly, while this information is intended for general reading I am now familiar with the laws affecting short sales in states other than California, and those of you working with an agent in your purchase (or sale) should consult them for your specific questions and personal situation.
RSS Blog Feed
.jpg)
I have had a good number of buyers who are relocatin
g here and want to be within walking distance of amenities such as shopping, restaurants, services, and the public library, among other things.
Anyone who has been reading my thoughts about house hunting can tell I am a big fan of the Internet. I use it extensively in my efforts to help buyers and sellers, and before I moved to California spent many months looking on-line to learn about the Southern California communities I thought I would like to explore for my next home (and we found our house on-line before we ever saw it).
As a home buyer, you likely have some thoughts on what homes interest you. 
I am often asked "what is the best way to learn about neighborhoods?".gif)
Here's the next summary post in my 
Most consumers these days are using the Internet - for reading (newspapers, for example), shopping, making reservations (cars, hotels, air, restaurant), general research on just about any topic, and much more..jpg)
But in this age of the Internet, don't forget the phone. Sometimes the best way to get information is to call someone and ask. You can have a dialog, ask specific questions, and sometimes learn more than if you were to only use the Internet. And who knows, you might hook up with the right person to help you in your purchase.
Carlsbad home buyers.gif){kind=small}
If you have a relocation package and are working with a relocation company, an EQUITY LOAN may be part of the offering. 
Another commonly asked question about short sales (and it's a relevant question for any buyer trying to purchase a home) is the following: 