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8180 Auberge Cir
San Diego, CA

8180 Auberge Cir

$2,800,000
4 bd • 3 ba • 2,757 sf

This analysis was generated by artificial intelligence 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

$1016

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.

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

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Risk Assessment

Climate Risks

floodMAJOR

FEMA Zone: X_UNSHADED

Insurance: Required

fireMAJOR

Insurance: Required

heatMAJOR

7 extreme heat days per year

98th percentile: 91°F

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

Financials

Monthly Costs
Market Rent (4 bed)

$4,890

Get a detailed rental estimate on Zillow®
HOA Fee

$364

Price History

Property Taxes

$16,826
2024 Tax Assessment
2.2%from previous year
Assessed Value$1,245,754
Tax Rate1.35%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$2,118,333

-24.3% below list price

Median Price

$2,100,000

Based on 6 recent sales

Price per Sq.Ft

$814

Comparable Properties

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$/Sq.Ft:
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Price: $1,850,000
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$/Sq.Ft:
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Price: $1,805,000
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$/Sq.Ft:
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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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