The upscale community of Carmel Valley attracts many residents to the area with its convenient location, excellent shopping centers and top-rated schools. Located just east of Del Mar, Carmel Valley is an easy commute to anywhere in San Diego, including hot spots like the Del Mar Highlands shopping center which offers a wide variety of restaurants, retail and services; Del Mar and Torrey Pine beaches; and business parks hosting some of San Diego’s top-employing business such as Oracle, US Bank and Scripps Health. If you love ocean breezes, living in an area with excellent schools, and easy access to amenities such a vibrant shopping centers, quality medical facilities, and abundant parks, Carmel Valley maybe be just the pocket of San Diego for you.
CARMEL VALLEY COMMUNITY INFORMATION
Daytime averages 58°F – 70°F
Ocean and Canyon
Oracle Corporation; US Bank; Scripps Health; Pillsbury Winthrop Shaw Pittman; Fish & Richardson; Morrison & Foerster; and The Allen Group
I-5 & CA-56
Located just east of Del Mar, the I-5 interstate forms the western boundary of Carmel Valley. Bisected by state highway CA-56, the city has a major route providing an East to West throughway to the Pacific Ocean. The city extends from Carmel Valley Road on the south to Del Mar Heights Road and Via de la Valle on the north.
HOMES & CONDOS
Known for its quality homes, Carmel Valley offers a little something for everyone. With condos starting in the 200,000 USD’s and single family residences in the lower 500,000 USD’s, there are many opportunities for first time buyers and seasoned luxury homes buyers alike. Many of the homes in Carmel Valley were developed by or are currently being developed by one of the following major builders: Pardee Homes, Davidson Communities, Terrabrook, Shea Homes or Christopher Homes. A new development known as Pacific Highland Ranch is currently being built by Pardee Homes along the 56 corridor and will ultimately rest on over 2,600 acres, half of which will be reserved for open space.
New construction is still offered in the Carmel Valley area. We encourage buyers to work with an agent rather than directly with the developer. Developers are most incentivized to negotiate the best deal for the builders; and we have found that buyers who purchase new construction directly from the developer save nothing by forgoing representation. To maximize the value of your purchase price and experience service you can trust, we recommend you interview at least 3 agents and find one you feel comfortable will have your best interest at heart.
Condo prices start in these ranges, with most 1BR condos starting out in the 200,000’s and 3BR condos starting out in the 300,000’s
These homes often feature views, upgrades, a pool, and much more. The Meadows is an exclusive neighborhood where many of Carmel Valley’s luxury homes can be found. Homes here typically start around 2 million and will delight any buyer looking for a location close to the coast.
While there is very little inventory in the low 500,000’s, more average sized homes sell for around 600-685,000; with larger homes (around 2,500sqft) selling in the 700,000 USD-900,000 USD+ range depending on location, views, lot size, upgrades, etc.
Education is considered to be a top-priority within the Carmel Valley community and is not taken lightly. Having only more recently been developed, Carmel Valley has an overlay of various school districts. The northern section is part of the Solana Beach School District while the southern section is managed by the Del Mar Union School District.
Ashley Falls Elementary
Carmel Creek Elementary
Carmel Del Mar Elementary
Del Mar Heights Elementary
Del Mar Hills Elementary
Sage Canyon Elementary
Solana Highlands Elementary
Solana Santa Fe Elementary
Solana Vista (K-3)
Carmel Valley Middle School
Earl Warren Junior High School
Torrey Pines High School
*In the San Dieguito Union High School District
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 Carmel Valley 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. These fees help cover the costs for new roads, schools, parks, libraries, and other community services in developing areas. Local governments and developers create Community Facilities Districts in order to sell tax-exempt bonds, which homeowners then pay back through 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.