Carlsbad Real Estate - Buyers, Things to Know About Master Planned Communities

Carlsbad buyers have lots of options in terms of style, location and price. And often buyers have a good idea of the type of community they want to live in.

For some, a subdivision provides the right feel, and amenities that they are seeking. They are OK with the consistency, if not downright lack of variety, in the housing in those areas. Others seek a more individual look, and don’t want to be burdened or constrained by the regulations of a subdivision, home owner’s association, or gated community.

To help Carlsbad buyers think through these issues, here are some things to consider about master planned communities, which are fairly common in Carlsbad (and Southern California in general) versus buying in a subdivison.

Examples in Carlsbad include Bressi Ranch, La Costa Greens,and La Costa Valley. San Elijo Hills in neighboring San Marcos is another excellent example. Sometimes the distinction between a large subdivison and a master planned community is rather vague

MPCs in our area are fairly new, so the appeal for many is the possibility of buying a brand new home, or purchasing a particular style before the home is even constructed and getting to choose the lot you want from those that are available. Know that not just any model will go on any lot – the developers have already determined WHAT model (e.g., Plan 1) will go on WHAT lots.

There will be a limited number of floor plans available, but you will be able to select different options, upgrades, sites, and even elevations (i.e., the front styling of the home, say Santa Barbara vs. Mediterranean, depending on the builder). These are tract homes so you will have the same floor plan as a number of neighbors, and depending on the builder, the homes may be almost identical, or fairly different. If you truly want a unique home, an MPC will not work for you.

There will be different “villages” or communities within the MPC, typically built by different builders. These will offer differing floor plans and style, as well as various upgrades and pricing. Many builders these days are not including landscaping in the price of the home so don’t assume – ask the question. A full landscaping project with hard-scape (patios, walkways), built-in barbecues, firepits, fountains, spas, etc. can easily cost $50K - $100K and more.

Community amenities may be important to you so consider what is provided versus what you want. Typically MPCs have large amount of open space preserved by town law, and include walking and hiking trails and sidewalks. Often there is a private swimming club, or even more than one, for exclusive use by residents. There may be tennis courts, tot lots and playgrounds, and other outdoor recreational facilities. There may even be a school (San Elijo Hills is a good example with two new schools as part of the community). MPCs like Bressi Ranch are including retail and corporate facilities as well, so it is possible to live in the community as well as walk to work and shopping…one stop shopping so to speak.

Be aware of fees as well. MPCs will have home owner association fees and, of course, property taxes. But they also include Mello Roos fees, a sort of property tax. Mello Roos can add a substantial cost to your annual expenses – some are thousands of dollars annually, and they exist for many years (20-25 years is common if that is the length of the bond that is being paid off). It is important to check with an accountant to determine if Mello Roos are tax deductible or not, or partially so.

Choosing to buy in a master planned community is a very personal decision. However, depending on what you are seeking in a home and a neighborhood, that may be your best choice, or perhaps NOT where you will be happiest. Take the time to investigate all your options as Carlsbad buyer so you can make the best decision.

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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.

All content copyright © 2007 Jeff Dowler Carlsbad Homes and Real Estate Tidbits