Life in 4S Ranch
Unlike the coastal regions of San Diego, residents of 4S Ranch enjoy waking up to sunshine most days of the year and avoid summers with extended June gloom and marine layers. The list of reasons why so many choose to make 4S Ranch their home is long and compelling. Everything from its amazing schools in the acclaimed Poway Unified School District (that for many in the community are within walking distance) to its convenient location offering quick, and easy access to all of San Diego make this a wonderful neighborhood to call home. Other reasons so many Buyers are attracted to 4S Ranch include the newer construction, excellent shopping, abundant medical facilities and the strong home values the area has to offer. This vibrant and active community also offers it’s residents miles of interwoven parks and trails along with a super handy intranet that keeps all members of the community up to date on any upcoming activities and social events.
4S Ranch Homes
There are currently 4,700 homes projected to be built in 4S Ranch with a variety of home types offered. With attached homes offering a loft like layout and feel, smaller detached homes starting in the $400,000’s with easy access to the community’s parks and trails, larger detached homes ranging from 2,500-3,500 square feet that have their own 2-3 car garages and even a few larger homes as spacious as 5,000 square feet with pools, views 5-6 bedroom and in-law accommodations, there is something for everyone in this thoughtfully designed community. Additionally, new communities are still being built and homes in the 4S Ranch are selling for anywhere from $300,000 for an attached home up to about a million for the larger, detached homes available.
4S RANCH COMMUNITY INFORMATION
Condos & Single Family
Daytime averages of 71° F
4,700 homes projected
$300,000 – $1,000,000
4S Ranch’s HOA is managed by The Prescott Companies. Fees vary from property to property. If you would like verified, up to date information, please contact us for more information!
Considered to be an Inland North County community, 4S Ranch is situated just west of Rancho Bernardo and is conveniently only 2 miles west of I-15, providing an easy 30-minute drive to downtown San Diego.
Over 1600 acres reserved for open space
10 miles of trails for hiking, biking or walking
SHOPS AND DINING
The 4S Commons is a sizeable (265,000 square feet) Towne Center providing a multitude of various service and specialty businesses along with restaurants, abundant shopping, a library, medical offices, and supermarkets. Some of these businesses include a Fresh & Easy Grocery Store, a Ralph's grocery store, Jimbo’s (natural foods grocery store), ACE hardware, CVS, Coffee Bean, Starbucks, Gas station, many banks, a few boutique shops, and several restaurants such as Panera Bread Company, Chili’s, Wendy's, BBQ, pizza, ice cream, Mexican, Jamba Juice, and Pei Wei, just to name a few).
Assigned Schools are established by the Poway Unified School District. Currently assigned schools are:
Stone Ranch Elementary School
Monterey Ridge Elementary School
Oak Valley Middle School
Del Norte High School
Please check with Poway Unified to determine the most current information, as schools are subject to change based upon enrollment and growth.
TAXES & FEES
The property tax rate is 1%, plus any bonds, fees, or special charges, which adds up to approximately 1.2% of the total purchase price. (In general, you can calculate your monthly tax payment by dividing the purchase price by 1000.) The tax rates in 4S Ranch are fairly similar to most cities in California and increase only 2% a year, for as long as you own the home (unlike other states where your home can be reassessed and rates increased as needed).
Most new neighborhoods in San Diego County have Mello-Roos fees, 4S Ranch included. These fees help cover the costs for new roads, schools, parks, libraries, and other community services in developing areas. For a little history on Mello-Roos fees, back in 1982, state legislators, Sen. Henry Mello (Dem., Watsonville) and Assemblyman Mike Roos (Dem., West Hollywood) proposed a bill known as the Community Facilities Act, which was passed into affect that same year. For the purpose of funding public improvements, this act allowed local governments and developers to create Community Facilities Districts in order to sell tax-exempt bonds, which homeowners would then pay back via a supplemental tax bill. Each home/lot’s Mello-Roos fees differ due to the fact that every home is assessed when it is sold for the first time. The Mello-Roos information for a home is available from the tax assessor and is typically published in the MLS as well.