Encinitas Homes - Cottages at the Beach at The Sands in Leucadia

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Real Estate Agent with Solutions Real Estate CA DRE #01490977

Encinitas homes at The Sands in LeucadiaIf you are dreaming of a cottage at the beach, The Sands on the Coast Highway in Leucadia (Encinitas) may have just what you are looking for, especially if your budget is limited.

Leucadia home (cottages) at The Sands (hmm, is it named for being near the beach or after the famous Sands Hotel which used to be on The Strip in Las Vegas?) are fairly small, as are the lots, but consider this community is within a 5 minute WALK to some of the area’s nicest beaches (Grandview - see photo below; Beacon’s) where you can enjoy terrific surfing, walks, and great sunsets. A number of restaurants are within walking distance (my favorite is Le Papagayo) as is some shopping, small business services, a number of surf shops, and the well known Leucadia Donut Shop.

Street view in The Sands in LeucadiaCurrently there are 5 Leucadia homes for sale in this small community, ranging in price from $69,000 to $189,900 for 1 - 2 bedrooms and 1 bedroom. Negotiations are underway that MAY allow ownership of the land.

Now before you gasp at the prices:

  • please be aware that these properties are unique in that you own the home but not the land, which is leased
  • they are mobile (manufactured) housing with wood skirting and other add-ons, built primarily in the 2002 – 2004 period
  • These are land lease properties, thus you own the unit but not the land, which is leased from the mobile home park for around $995/month (this includes water, trash and sewer)
  • Financing for mobile homes can be difficult to get and expensive since the homes are not attached to a foundation and could, theoretically, be readily moved. Lenders may charge more for loans, or even not loan on this type of property, so cash is the best way to go. There are a couple of banks in the area that were lending in 2008 but things may have become more restricted in the current mortgage market.

These facts contribute to the amazing prices for being so close to the beach. But as a second home (or even using it for a rental, which is permitted – a current lease is $1100 on one unit), who cares?

A cottage at The Sands in LeucadiaA cottage at The Sands in LeucadiaA cottage at The Sands in Leucadia

An application is before the Department of Real Estate in California (DRE) to hopefully obtain approval for the lots to be sold (estimates of pricing are $170,000). Current owners will have the opportunity to buy their land if they wish to continue renting.

Grandview Beach in Leucadia            Stairs to Grandview Beach in Leucadia

If you would like more information about these Encinitas homes in funky Leucadia just a few minutes from one of the best beaches in the area, please feel free to call or text me at (760) 840-1360 or email me at JeffDowlerSolutions@gmail.com.

 

NOTE - UPDATE AS OF JANUARY 2009

There are 6 homes for sale in this complex now, ranging from $54,900 (for a 1 bedroom 1 bath) to $142,000 for a 3 bedroom 2 bath home. PRicing has not been established for the lost and the final approval process, to the best of my knowledge, has not

 

 

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Anonymous
Marcia Fox

My unit is available to rent - Please contact me for more information.

Sep 11, 2009 02:26 AM #19
Anonymous
Bev Arrowsmith

Jeff:

 

Please notify me if and when these properties convert to land ownership.

 

Thank you,

Beverly Arrowsmith

Jan 01, 2010 05:25 AM #20
Anonymous
Truth About The Sands

Many reports to HCD and City of Rusty Water, Cracked Failing substandard seeping retaining walls, (mold growing on walls), Low water pressure, brown outs, sewer smell, sewer stoppages, street width with parking not to code, (fire and emergency cannot enter the park) termite ridden park fences infect resident homes, owner failure to disclose health and safety problems and open HCD violations when selling and renting to residents, Owner misrepresented home square footage when selling homes to residents. Owner moved property lines causing encroachments of many lots without residents permission, improper park drainage, water under homes causing tilting of homes, etc.   Owner creating a façade connecting new above ground pipes to substandard 50 to 60 year old pipes underground.  Park Manager caught peeping into resident home (police report on file). Owner is changing the use of the park to resident owned and has told residents he will correct the above violations if they purchase on agreed price. Owner told residents he will raise rents until he gets everyone out if the do not cooperate with conversion process. Mal practice by owners attorney by advising and representing residents during conversion. Owner misrepresented rent increase. Residents cannot sell homes when they disclosed park problems to potential buyers. (full home value loss due to owners actions). I cannot enjoy my home and do not want to visit the park and I am stuck paying rents 70% over market. Many residents have had to rent their homes to pay for the space rents. Residents are stuck.

Feb 12, 2010 12:21 AM #21
Anonymous
Ron

Jeff

This is fasinating stuff - really !

Everyones input is very informative and helpful in peeling this onion.

I went by the site this weekend and it is quite quaint- very steep and extremely small units.

But it has a very intriquing charm due to its location.

I'd like to get a unit for a weekend gettaway spot

I spoke to an owner who was selling their unit and he didn't or wouldn't reveal any info on the land.

So i called the owner trying to get the facts.

Waiting for his call back.

Plumbing is always the biggest issue in parks like this. Any facts from owners would be appreciated.

Jeff , can you confirm the challenges in getting a loan for a lot like this if it was for sale ?

looking forward to following this one way or the other.

Thanks for keeping this up,

Ron

 

 

May 03, 2010 12:15 PM #22
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Jeff Dowler, CRS
Solutions Real Estate - Carlsbad, CA
The Southern California Relocation Dude

Ron - well I can tell you what I have heard from a agent with a property that is listed. They are expecting finall approval in teh next 4 - 6 months, but this has been on-going for some time. My  understanding is that one of the requirements of teh approval was an upgrade to the sewer. I do not know if that has been done, or what was actually being required.

The projected prices for the land are what i have heard through the grapevine. Until they ARE approved and come on the market (IF they do) we will not likely know the reality. The other question, of course, IS the market value and what folks will be willing to pay for the size and location.

I will update this as I get more information

Jeff

May 06, 2010 07:18 AM #23
Anonymous
Concerned Citizen

Ron,

 

When you talk to the owner ask him if he intends to replace the 60 plus year old rotted out, substandard water and sewer system before he sells his lots.

Jun 05, 2010 05:03 AM #24
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Jeff Dowler, CRS
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These homes are still selling, but the land has not yet been approved for sale. Current land lease cost is $1200 per month.

Jeff

Mar 17, 2012 03:22 PM #25
Anonymous
Diane Goodwin

Hello,

My husband and I have intrest in purchasing either a lot or unit.  Looking for a 2br 2ba.  I have heard horror stories about the sewer and plumbing problems?  I have also heard that Silvercrest will no longer place units in this park because of these problems.  Please let me know if there is anything available and if so could you email me the print outs and let me know about the problems?

Thank you

Diane Goodwin

Jul 28, 2012 09:54 AM #26
Anonymous
Diane Goodwin

Hello,

My husband and I have intrest in purchasing either a lot or unit.  Looking for a 2br 2ba.  I have heard horror stories about the sewer and plumbing problems?  I have also heard that Silvercrest will no longer place units in this park because of these problems.  Please let me know if there is anything available and if so could you email me the print outs and let me know about the problems?

Thank you

Diane Goodwin

Jul 28, 2012 09:55 AM #27
Anonymous
The Sands MH Park : "Cottages by the Sea"

Hello Jeff

I have read all of the comments above about our little proeprty full of "cottages by the sea" with great interest. I can tell you that the property, ALL ASPECTS OF THE PROPERTY, have been fully inspected by the Departmetn of Housing and Community Development, the City of Encinitas, and the CA Dept. of Real Estate as part of the process of securing an approved condominium plan for the property. Any issues with sewer, water, and the like, (of which there were very few) were addressed and taken care of as a requirement of getting our condo "map", which we did successfully several years ago. We have no issues with our water, there are no sewer system operating or "smell" issues in the park, and the residents that have commented above have done so in order to serve themselves.

Let me explain. Three residents (unhappy with the lot rent we charge and the lot price we projected to ask for ownership of the lots) knew we were very close to moving forwward with a sale of the lots to the residents about 2 years ago after we received our approvals from CA Dept. of Real Estate. So, seeing what they thought was an opportunity for a personal "pay day" they decided to file a completely baseless lawsuit against the owner of the Sands. They hired an attorney as there partner that will be paid a portion of any settlement/judgement they receive and in return he agreed to file a bogus "failure" to maintain lawsuit against us. When a meeting was held with the three tenants (two of which do not even come to the park at all anymore and one which does not even have a home there any longer) to avoid the lawsuit so we could keep moving to sell the lots tot he residents, most of which wanted to buy, we offered to hire third party engineers to look at all systems and other issues in their complaint and to rememdy any and all of them immediately (we knew there were NO ISSUES). They rejected that offer and instead insisted that we pay them off  with $1.50 million to drop the lawsuit. They wanted us to "keep it between us" and not to tell the other residents. So, judge for yourself what their motivations are and where their heart is in this matter. They have slandered the reputation of our lovely community, which is still very affordable whenc ompared to alternatives int the area a block from the ocean.  Fortunately, all that come to the community and live within it see this dfor what it is and we have put many new homes into the park and homes re-sell all the time.

Once we settle this extortion lawsuit (it goes to binding arbitration soon) our intention is to get back to the business of selling the lots to the residents that really do care about their home at the Sands and very much want to take ownership of the land their home sits upon. This lawsuit, filed by three "bad apples", has only hurt their neighbors at the Sands by delaying this process and making potential home buyers/new resident propsects pause. 

PS - Silvercrest DOES indeed still sell homes to buyers that put them in The Sands - a new Silvercrest home was moved into lot #23 at the Sands just two months ago.

I hope this explains why you and your readers may read negative comments about our community....it is because they are posted by a few that desire to abuse the legal system for their own personal financial gain without any regard for the negative consequences imposed upon their fellow residents. You will be interested to know that despite their claims they have produced absolutely nothing to support their positions thorughout the legal discovery process.

Most Sincerely, The Sands   

Nov 13, 2012 06:37 AM #28
Anonymous
Beach lover

Hello, I know this was posted a while ago but what is the status of the sale of these lots and how are the other parks in the area that are lease only? I am thinking about buying a home in the near future but not sure if investing on MFH on a lease only with no rental cap is a wise idea.  

Apr 18, 2013 09:19 AM #29
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John DL Arendsen
CREST BACKYARD HOMES, ON THE LEVEL GENERAL & FACTORY BUILT HOME CONTRACTOR, TAG REAL ESTATE SALES & INVESTMENTS - Leucadia, CA
Crest Backyard Homes "ADU" dealer & Contractor

Hi Jeff, great article about the Sands. This is very near and dear to me literally and figuratively inasmuch as I've built and currently own several little beach cottages throughout the Lucadia Manufactured Home Community.

I've been following you since I joined AR. In fact you're the reason I joined in the first place. Every since you did that great post on Surfer's Point, which by the way I'm still the RE Broker of record for, I've been following you. 

I'd love for you to join and feel free to contribute to my group:

Steven, I'd love for you to join our group. You have a lot of knowledge about the Manufactured Home Industry that could benefit our group and we invite any of your contributions.

http://activerain.com/groups/manufacturedhomes

I'm confident that you would have a great deal to offer and look forward to your participation.

Jan 31, 2014 02:59 AM #30
Anonymous
Jenn

Hi,

This has been very helpful.

Does anyone know the latest on Sands covering to land ownership?

Jul 31, 2014 11:16 AM #32
Anonymous
Jenn

Oops, I meant converting.

Jul 31, 2014 11:17 AM #33
Anonymous
Disappointed Tenant

NO the land is not being converted to ownership! They have new management here. I rent from a private owner (owner of a mobile unit) and I have no way to contact any person on site who is management and I was never given contact info. They had one onsite manager recently, but she was fired. They have no management here.
Today, I went to go get my mail and all the mail boxes had been changed out on the property. NO ONE TOLD US. My key doesn't work. My neighbors' keys don't work.
They had gardeners come in recently and they stole my neighbors potted trees! After a battle and some bad words exchanged, the management company replaced them. My neighbors privacy plants were all cut down without tell her. The sewer smell IS STILL HERE and it is gross!!!! The fences are coming down, there is mold everywhere, termites still, gardeners use gas powered blowers and blow rocks and sand all over our cars. NO APOLOGIES from ANYONE in charge. THE RENT IS $1600 a month, you pay all utilities and gas too! One parking space if you are lucky, if there isn't a dead car parked in it. No contact information, no escape route information for fires, no manager here, no respect from anyone. This place has gone to shit. Time to move.....

Nov 06, 2014 12:46 PM #34
Anonymous
Jon Taylor

Hello - very interested in a possible rental. Could you please contact me at kitkatyls@aol.com.

Looking for a 1/1 and just wondering what the monthly rent would be. Thanks so much. Would like to be in a new place by 12/14 if not, definitely by January, 1, 2015

Nov 14, 2014 01:26 AM #35
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John DL Arendsen
CREST BACKYARD HOMES, ON THE LEVEL GENERAL & FACTORY BUILT HOME CONTRACTOR, TAG REAL ESTATE SALES & INVESTMENTS - Leucadia, CA
Crest Backyard Homes "ADU" dealer & Contractor

Disappointed Tenant I know you recently went through an ownership change, however, I thought that your previous owner went through the condo converson process several years ago but set the price point so hight that no one was interesated in purchasing their lots so he just kept jacking up the rents. 

Plus the issue of Park Models not being a HUD Manufactured Home made it very difficult if not impossible for any lenders to be able to offer up long term low interest loans based on FHA requirements.

For what it's worth I'm working to inititate a lobby in favor of allowing Park Models that are being upgraded via 2nd stories, elaborate decking, permanent affixture to the real estate, etc and will probably never be moved. It's a long shot I know and could be years away if ever.

However, there has to be a way that we address this issue as there are thousands of small Mobile and Manuractured Home Communties salt and peppered throughout the Nation that will be facing this delimma should they attempt gentrification or upgrading of their communities.

Nov 14, 2014 11:20 PM #36
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Jeff Dowler, CRS
Solutions Real Estate - Carlsbad, CA
The Southern California Relocation Dude

Jon - will message you privately about potential rentals.

Jeff

Nov 15, 2014 04:32 AM #37
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Jeff Dowler, CRS
Solutions Real Estate - Carlsbad, CA
The Southern California Relocation Dude

John

Thanks for your comments. I think there are a lot of mobile home communities, especially here in North San Diego Countym facing such significant challenges

Jeff

Nov 15, 2014 04:36 AM #38
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John DL Arendsen
CREST BACKYARD HOMES, ON THE LEVEL GENERAL & FACTORY BUILT HOME CONTRACTOR, TAG REAL ESTATE SALES & INVESTMENTS - Leucadia, CA
Crest Backyard Homes "ADU" dealer & Contractor

Hi Jeff Dowler  I received an update alert from AR this morning but I'm not seeing any updates since your last comment above. Am I missing something. BTW, lot's of stuff has happened in the Sands in just the past few years.

May 12, 2017 11:06 AM #39
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