Score
0San Diego, CA
8180 Auberge Cir
2.8M
4 beds
3 baths
2,757 sqft
4 bd • 3 ba • 2,757 sf
This analysis was generated on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
List Price
$2,800,000
Price/Sq.Ft
$1,016
Year Built
2017
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
This property excels with its prime location in Del Sur's exclusive 55+ gated community of Auberge. Built in 2017, it's a relatively new construction with modern amenities. The 2,757 sqft layout is spacious and well-designed, featuring an open floor plan and a main floor primary suite for single-story living convenience. Luxury upgrades include a chef-inspired kitchen with stainless steel appliances, a resort-like backyard with built-in BBQ and California room, and high-end finishes throughout. The property has appreciated significantly, showing a 155.7% increase from its 2017 purchase price of $1,095,000 to the current listing of $2,800,000. This represents an impressive annual appreciation rate of about 19.5% over 6 years, far outpacing the average San Diego market. The home is situated in a highly desirable school district, with nearby schools rated 8/10 and 9/10, adding to its long-term value proposition. The Auberge community offers extensive amenities, including pools, pickleball courts, trails, a clubhouse, spa, fitness center, and organized activities, providing significant value beyond the individual property.
The Bad
At $1,015.60 per square foot, this property is priced significantly above the San Diego County median of $567/sqft (as of 2023), representing a 79% premium. The annual property tax, based on the current listing price and California's 1.25% average rate, would be approximately $35,000, a substantial ongoing expense. The estimated insurance cost of $10,080/year is notably high, likely due to the property's value and identified climate risks. The home's location presents several climate-related challenges, including major flood risk (5/10), major fire risk (5/10), and major heat risk (5/10), which could impact long-term maintenance costs and insurance premiums. While the property has appreciated significantly since 2017, this rapid price increase may not be sustainable, potentially limiting future appreciation potential.
The Ugly
The climate risks associated with this property are concerning. With major flood, fire, and heat risks all rated at 5/10, homeowners may face increasing insurance costs and potential property damage. The flood risk, in particular, is critical for insurance considerations, despite being in FEMA Zone X_UNSHADED. The fire risk could necessitate additional home hardening measures and landscaping adjustments, adding to maintenance costs. The heat risk, with 7 hot days per year and a 98th percentile temperature of 91°F, may lead to increased cooling costs and potential health concerns for senior residents. The air quality risk is moderate (4/10) with 5 bad air days per year, which could be problematic for residents with respiratory issues. While HOA fees are not specified, they likely add a significant monthly cost given the extensive community amenities. The rapid appreciation of the property (155.7% in 6 years) may indicate a potential market bubble, raising concerns about future value stability.
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Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
This property is best suited for affluent retirees or pre-retirees aged 55+ with a net worth of at least $5-6 million, allowing for a substantial down payment and comfort with the high monthly costs. It's ideal for those seeking a luxury, low-maintenance lifestyle in a gated community with extensive amenities. The property would appeal to buyers who value social interaction and organized activities, as the Auberge community offers numerous engagement opportunities. It's perfect for those who entertain frequently, given the chef's kitchen and resort-like backyard. The main-floor primary suite makes it suitable for those with mobility concerns or those planning to age in place. Investors looking for high-end rental properties in the senior living market might also find this attractive, given the potential for high-income tenants and the property's appreciation history.
Not For
This property is not suitable for first-time homebuyers or those with limited financial resources, given its high price point and ongoing costs. Families with young children are excluded due to the 55+ age restriction. It's not ideal for buyers seeking a quiet, secluded lifestyle, as the community emphasis is on social interaction and shared amenities. Those with severe respiratory issues or heat sensitivity may find the climate risks challenging. Investors looking for high cash flow properties might be deterred by the high purchase price and potential for market correction. Young professionals or those early in their careers are unlikely to find this property affordable or aligned with their lifestyle needs. Buyers uncomfortable with HOA restrictions or preferring full autonomy in home maintenance and improvements should look elsewhere.
Demographics
Area Median Income
$156,464
Property History
Price History
Ownership Timeline
$1,095,000Cash Purchase
Jan 11, 2017Spic Del Sur LlcRonald F Reynolds, Linda Reynolds
Grant Deed
New Construction Residential Transactions
$0Cash Purchase
Jul 21, 2016Spic Del Sur LlcAuberge Community Association
Grant Deed
Non-Arm's Length Transactions
Property Taxes
$16,826
2024 Tax Assessment
2.2%from previous year
Assessed Value$1,245,754
Tax Rate1.35%
Sunlight Analysis
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Sunlight Analysis
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Risk Assessment
Climate Risks
floodMODERATE
FEMA Zone: Minimal Risk Area
Insurance: Required
heatMODERATE
7 extreme heat days per year
98th percentile: 91°F
fireMODERATE
Insurance: Required
airMODERATE
5 bad air quality days per year
windMINIMAL
Insurance: Optional
Risk Analysis
1. Climate risks are a significant concern, with major flood, fire, and heat risks (all 5/10) potentially leading to increased insurance costs, property damage, and health issues.
2. The rapid appreciation (155.7% in 6 years) suggests a potential market bubble, risking future price stagnation or decline.
3. High ongoing costs including property taxes (~$35,000/year), insurance ($10,080/year), and likely substantial HOA fees could strain finances over time.
4. Age restrictions may limit the potential buyer pool when reselling.
5. Potential for special assessments in the HOA for major repairs or upgrades to community amenities.
6. Possible conflicts with HOA rules or changes in community governance that could affect property use or value.
7. Long-term sustainability of the 55+ community model, especially if the area struggles to attract new retirees over time.
8. Potential for increased energy costs due to the home's size and the area's heat risk.
9. Risk of property damage from wildfires, potentially requiring additional insurance coverage and home hardening measures.
10. Possible future zoning changes or nearby developments that could impact property value or quality of life.
Insurance
Annual Cost
$10,080
$840 per month
Cost & Affordability
Monthly Costs
Breakdown of estimated monthly expenses for this property
Monthly Payment
$0
* Estimated at 1% of home value annually. Actual costs may vary.
Not Included in Estimate
• Utilities (electricity, gas, water, internet)
• Home improvements and upgrades
• Landscaping and yard maintenance
• Pest control and home services
• Emergency repairs and replacements
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20.0% of purchase price
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$2,800 monthly
$840 monthly
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Schools
Showing top 5 of 6 schools
Del Norte High School
Public•Grades 9-12
10/10
High
2,351 students
Del Sur Elementary School
Public•Grades K-5
9/10
Elementary
970 students
Willow Grove Elementary School
Public•Grades K-5
9/10
Elementary
790 students
Oak Valley Middle School
Public•Grades 6-8
8/10
Middle
1,504 students
Solana Santa Fe Elementary School
Public•Grades K-6
8/10
Elementary
307 students
Financials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$2,800,000
Price/sqft
$1,016
Layout
4 bd•3 ba
Days on market
15 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$2,118,333
32.2%
Your price is 32.2% above average
Median Price
$2,100,000
33.3%
Based on 6 recent sales
Price per Sq.Ft
$814
24.8%
Your price is 24.8% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 8275 Katherine Claire Lane, San Diego, CA 92127 | $1,975,000 | 2,613 | 4 | 3 | $75625.6% | 11/27/2024 |
| 15827 Lesar Place, Rancho Bernardo, CA 92127 | $2,231,000 | 2,435 | 4 | 3 | $9169.8% | 11/2/2024 |
| 8317 Santaluz Village Green East, Rancho Bernardo, CA 92127 | $2,749,000 | 2,527 | 3 | 3 | $1,0887.1% | 10/7/2024 |
| 8278 Katherine Claire Ln, Rancho Bernardo, CA 92127 | $1,850,000 | 2,593 | 5 | 3 | $71329.7% | 9/28/2024 |
| 8387 Kern Cres, Rancho Bernardo, CA 92127 | $1,805,000 | 2,420 | 3 | 3 | $74626.6% | 9/26/2024 |
| 15623 Via Montecristo, San Diego, CA 92127 | $2,100,000 | 3,156 | 4 | 3 | $66534.5% | 8/21/2024 |
8275 Katherine Claire Lane, San Diego, CA 92127
Price: $1,975,000
Sq.Ft: 2,613
Beds/Baths: 4/3
$/Sq.Ft:
$75625.6%
Sale Date: 11/27/2024
15827 Lesar Place, Rancho Bernardo, CA 92127
Price: $2,231,000
Sq.Ft: 2,435
Beds/Baths: 4/3
$/Sq.Ft:
$9169.8%
Sale Date: 11/2/2024
8317 Santaluz Village Green East, Rancho Bernardo, CA 92127
Price: $2,749,000
Sq.Ft: 2,527
Beds/Baths: 3/3
$/Sq.Ft:
$1,0887.1%
Sale Date: 10/7/2024
8278 Katherine Claire Ln, Rancho Bernardo, CA 92127
Price: $1,850,000
Sq.Ft: 2,593
Beds/Baths: 5/3
$/Sq.Ft:
$71329.7%
Sale Date: 9/28/2024
8387 Kern Cres, Rancho Bernardo, CA 92127
Price: $1,805,000
Sq.Ft: 2,420
Beds/Baths: 3/3
$/Sq.Ft:
$74626.6%
Sale Date: 9/26/2024
15623 Via Montecristo, San Diego, CA 92127
Price: $2,100,000
Sq.Ft: 3,156
Beds/Baths: 4/3
$/Sq.Ft:
$66534.5%
Sale Date: 8/21/2024
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