Pacific Beach, San Diego Real Estate: Buying, Selling, and Investing

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San Diego, CA 92109
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San Diego, CA 92109
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San Diego, CA 92109
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San Diego, CA 92109
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San Diego, CA 92109
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San Diego, CA 92109
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San Diego, CA 92109
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Hey everybody, John Collins, San Diego Realtor. I wanted to start a series about buying and selling real estate in the particular neighborhoodsof San Diego. There are so many great neighborhoods and each one really does have its own characteristics and and factors that can effect how and if you should buy there, and how you should approach the deal.

So, today I wanted to talk about Pacific Beach. It's a town near and dear to my heart, a neighborhood, I should say, near and dear to my heart. I've
lived in Pacific Beach for over ten years. Like so many, I came here as a moved here as a young person, as a bachelor, and now flashing forward ten years plus, I am married, two kids, still live in Pacific Beach, still love it. So, while everybody knows it's a great place to come play, I can tell you from experience, Pacific Beach is a neighborhood that has something for everybody.

So, I want to hit really quickly on a few things to look out for and be aware of when you are either buying, selling, or investing in Pacific Beach real estate. And, I am going to try to move forward quickly, so this video doesn't get too long.

First off, selling One thing to be aware of when selling property in Pacific Beach is that there is a lot of investment property, property used as rental and income property. Now what that means for you, is you may be seeing offers from investors. There are good things about that, and there are things you want to be more careful of. First and foremost, the financing behind an investor offer is usually very solid, which is great. If it's not all cash, it's at least very secure in the fact that it will fund and you don't have to worry about somebody scrambling to make sure their loan goes through at the last minute, which is a larger risk with somebody who is buying to occupy it themselves, especially someone like a first time buyer. It doesn't mean those are bad offers, just something to be aware of. Also, investors don't tend to ask for as many fixes and repairs. They are typically people who are going to make some improvements anyway, so that can be something is taken off of your plate. But... and there's always a but, they are, investors are, business people, and they are looking at the margins and they are weighing them carefully. You are not going to see them making top dollar offers, or emotional offers, that can add a few percent to your purchase price if you are dealing with someone who is going to occupy it and really make that place their home. So, something to consider when you are weighing those different types of offers agains each other.

Now, if you are selling a property in Pacific Beach, there is a good chance it is forty years old or older. Not all of them, but the average age of a home in Pacific Beach is over forty years, and that is, on average, older than San Diego as a whole. So, I encourage people to take a close look, maybe get in a trusted friend who can tell you the way it is without hurting your feelings, maybe, a little bit, but that they can go in and say, "hey, you need to fix that, you need to dress this up", things that are sometimes hard to see for someone who's been living in a property. But it can really make a big difference when it comes to selling a property. It doesn't have to be big investments, but you know, when you're dealing with older homes, there are typically some things that can be spruced up before you bring in potential buyers to make sure you make that great first impression. And I have a whole other video on that, that I'll link to below for you to check that out. But something to be aware of.

Finally on the sellers side, Know about your HOA. If you are part of one of the many condo associations and you have a home owners association, you want to be aware of their financial health, owner occupancy for the building or buildings in your complex, and if there is any litigation, because that can effect whether buyers can get a loan for that property. And anything that you find out in advance, and can address, or at least be aware of, will save you headaches and potentially loosing a deal from escrow down the road.

Now, on the buying side, Everything in San Diego, value wise, has gone up since 2012, but Pacific Beach has gone up faster than average. So that's great news, it's a good place to call home and watch yourself gain equity in that property. Now, that does mean that you are going to pay a little bit more to live at the beach. Probably not a surprise, but of course something to be aware of. Median price for a home, a detached home at least, in Pacific Beach right now, is roughlly twice that of San Diego County on the whole. Now, if that detatched home price point is stretching you a little bit thin, don't be afraid, even if you're looking for a family home, to look at condos. There are a lot of large, family friendly condos that could meet your needs. I see a lot of families thinking they have to have a detached home, but that's not always the case. Ask your realtor to see some properties that might fit both price point and family need, even if they aren't a detached home.

Cloud condos, if you're not familiar with that term, are more popular now as well. And that is a condominiumized property that doesn't have an HOA so, maybe I'll do something different on that, it's a whole different topic, but something to be aware of and maybe keep an eye out for. Ask your Realtor.

Within Pacific Beach itself of course, there are neighborhoods within the neighborhood. Some are very quiet, and lots of detached homes, a little bit more of a suburban feel. And there are areas that have more traffic and a lot of fun night life and restaurants and things. Again, your Realtor can guide you if you don't know the neighborhood, to whatever suits you best.

Everybody knows location is key in real estate, but future location, what is that property and what is that area going to be doing in the future years is even more important, arguably. And Pacific beach, really the forecast is great. Its proximity to neighborhoods like Bird Rock and La Jolla as a whole, and just the limited amount of property, and the trend lately that we've seen; the population getting a little bit older, a little bit more professional and upscale, really bodes well for future values, and that Pacific Beach will continue to appreciate even faster than San Diego on the whole.

Now, finally, if you are an investment buyer, you are buying property and you are not planning on occupying. By and large, for all the reasons I've spoken to already and more, it's a great place to buy as an investment. Buy and hold long term, if you're planning to buy and then rent the property out, that's great. Flips, there are a lot of renovations and flips going on right now. It's a great way to make money investing in Pacific Beach property. One caveat that I will throw out there Vacation rentals and the rules surrounding them right now are a hot topic. There are sides, of course it's good for business in the area, but a lot of people don't feel that high volume turnover properties are something that they want in their neighborhood. That is an issue that is at the forefront right now. And, we may, we are already seeing rules change, and we may see new, tighter regulations as to what you can do by way of short term rentals. So, if that's your plan, daily, weekly rental rates; be aware that the jury may be out on some of that and you want to proceed on that with a little more caution, maybe, than with other kinds of deals.

Alright, I've gone on long enough! I hope this information has been very helpful for you. Any questions on this, or anything else regarding San Diego real estate, I hope you reach me. My contacts are all available via the website. I thank you for your time and I hope we get to speak in the future. I look forward to it. Enjoy life in America's Finest City.

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477 Chardonnay Ct San Marcos 92069

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2680 Worden St 68 Point Loma

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2640 Worden St 205 92110

Categories:Virtual Tour, Income Property, Real Estate Investment, Ocean Beach, Point Loma, For SaleAuthor:Date:2018-10-05
Located in the ideally located Point Loma Tennis Club, this property is exeptional in many ways.  Go from your doorstep to having your feet on OB pier in less than 10 minutes for under $400,000!  Upgraded and lovingly cared for owner occupants, this opportunity will not be available long.

5206 Soledad Rd 92109

Tremendous opportunity to own in one of the most sought-after and seldom available neighborhoods in Pacific Beach! Across from Kate Sessions Park trails, just a stone's throw from the park's entrance, and at the access to the elite Los Altos loop. Offered by Beach Realty San Diego, Brokered by Big Block.

15554 Paymogo St San Diego 92129

Categories:Virtual Tour, For SaleAuthor:John CollinsDate:2017-11-03
Truly turnkey Rancho Penasquitos property in the Rolling Hills neighborhood. Fully remodeled interior. close to Poway School District Elementary School, Park, and Trails. Quiet Street with no through traffic! Offered by Beach Realty San Diego brokered by Big Block Realty

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1205 Pacific Hwy #2704 Video Tour

Video Tour or 27th Floor Condo in The Grande North, Downtown San Diego. Columbia District.

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Another year behind us! San Diego real estate market recap for 2015 as well as a look toward 2016. Fed increases rate for first time in nearly a decade! We talk about what that means for your San Diego real estate plans.

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Categories:Video, Point Loma, Sunset Cliffs, Open House, Ocean BeachAuthor:Date:2015-10-01
Please come see this wonderful piece real estate overlooking Sunset Cliffs. Open Sunday, October 4th, 1pm to 4pm. This is a 3 bedroom 2 and a half bath, nearly two thousand square foot single level home with detached garage, quiet back yard and sit down ocean views from the living room!

School's Effect on San Diego Real Estate Value

Categories:Ocean Beach, North Park, Buying a Home, Video, Little Italy, Mission Hills, La Jolla, Downtown, Golden Hill, Pacific Beach, Bay Ho, Appraisal, Clairemont, Hillcrest, Mission Beach, Point Loma, South Park, Selling a Home, Real Estate Tips, Bankers Hill, Bay ParkAuthor:John CollinsDate:2015-09-09
Families want to live close to good schools, but living too close can have unintended consequences on the value of your San Diego Real Estate. A new study from the USD Burnham-Moores Center for real estate quantifies the effect on value. VIDEO.

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Categories:Real Estate Tips, Selling a Home, Video, Golden Hill, Ocean Beach, Point Loma, Buying a Home, South ParkAuthor:John CollinsDate:2015-08-26
What is the Quieter Homes Program and what does it mean for San Diego real estate owners? This brief video describes the program overall, general requirements, and answers some frequently asked questions about the program.

Pacific Beach, San Diego Real Estate: Buying, Selling, and Investing

Categories:Buying a Home, Pacific Beach, Real Estate Investment, Income Property, Selling a Home, Video, Loans and MortgageAuthor:John CollinsDate:2015-07-31
Each San Diego neighborhood is different. What do you need to know when buying, selling, or investing in real estate in Pacific Beach? This video will highlight some things that will be helpful when transacting real estate in Pacific Beach.

Tips for Decorating your San Diego Home

Categories:Point Loma, Real Estate Tips, Selling a Home, North Park, Mission Hills, Home Decorating, Pacific BeachAuthor:John CollinsDate:2015-07-28
Whether you are decorating for yourself, or staging a home for maximum impact and profit, these helpful pointers for both timeless and on trend options for decorating can help you choose the artistic direction for your San Diego Home.

Questions to Ask Your San Diego Home Inspector

Categories:Real Estate Tips, Appraisal, Inspections, Buying a HomeAuthor:John CollinsDate:2015-07-17
The home inspection is a critical part of the home buying process. Here are some questions to ask to make sure you are working with the right inspector!

The Mills Act regarding San Diego Real Estate

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What is the Mills Act and what does it mean for San Diego real estate owners? This brief video will describe the history, tax benefits, and some of the requirements for participacing in the Mills Act in San Diego.

Financing a Second Home in San Diego

Categories:Real Estate Tips, Buying a Home, Mission Beach, Loans and Mortgage, Pacific BeachAuthor:John CollinsDate:2015-07-14
Tips for meeting the stricter requirements often demanded by lenders when applying for a mortgage on a second San Diego property.

Preparing Your San Diego Home for Sale

Categories:Real Estate Tips, Video, Selling a HomeAuthor:John CollinsDate:2015-07-09
Resource video for preparing your home for sale with checklist and tips on what to do and where to invest your improvement dollars. Includes downloadable checklist.

Building in Litigation

Categories:Video, Real Estate Tips, Loans and MortgageAuthor:John CollinsDate:2015-05-26
What you need to know when buying a property when there is litigation in the building involving other owners or the HOA.

Appraisal Lower Than Offer

Categories:Appraisal, Real Estate Tips, Inspections, VideoAuthor:John CollinsDate:2015-05-18
What you need to know as a buyer or seller when the appraisal comes back lower than the agreed upon price for a property.