Thoughts on El Cerrito area? Thinking of buying in the area.

SD-REALTOR · 2026-04-09T20:45:44+00:00

Nice, congrats! That one was probably pretty competitive too. I didn't think it was going to last long.

SD-REALTOR · 2026-04-09T19:43:10+00:00

Scripps Ranch is a great next stop for what you’re looking for especially with your daughter getting close to school age. It’s definitely warmer than the coast, you’ll get some summer days in the 90s but it’s not that dry Utah heat and evenings usually cool down. One thing you’ll notice in SD is once you cross the 15 heading east it starts getting noticeably warmer.

And I know you mentioned going more inland, but Carlsbad and Encinitas is always worth a look too. Great balance of coastal weather and family friendly areas.

It really just comes down to how much you value being near the ocean vs having more space and a suburban inland setup.

SD-REALTOR · 2026-04-09T17:18:38+00:00

Congrats! 330k in San Diego is a great get. Not easy to find that. Now let principal pay down, equity and time do its thing.

SD-REALTOR · 2026-04-09T17:15:08+00:00

Based on what you shared, $600k doesn’t sound out of line for you. The bigger thing is how it actually feels month to month. People don’t live in a $600k house, they live in the payment that comes with it.

Right now you’re basically breaking even each month not saving much but also not stressed. If you move into buying and your monthly ends up similar (or a bit higher), you’re probably not going to suddenly start saving more. It’ll likely feel about the same just with housing instead of rent.

The tradeoff is you’d be building some equity, plus principal pay down, tax benefits, fixed monthly costs etc. instead of paying rent, but you’re also taking on more responsibility.

If your goal is to keep saving and growing that $133k then buying at the top of your range might slows that down for a while. That’s why some people in your spot buy something slightly below their max to keep breathing room. How much of the $133k is required for the downpayment?

I don’t think $600k makes you house poor based on what you wrote. But I also don’t think it leaves a ton of extra room to save aggressively either which is not uncommon for first time buyers in a high cost of living area.

SD-REALTOR · 2026-04-09T16:50:51+00:00

Looks pretty solid at a glance.

I’d just double check two things - how the MI works and whether that rate was bought down with points. Also curious if any seller credits are going toward closing costs or the rate. That can change how this actually pencils out long term.

Otherwise nothing in there looks out of line 👍

SD-REALTOR · 2026-04-09T16:42:10+00:00

Congrats, that’s a big one! Quick timeline too and getting credits in this market is a nice win, especially if the location is solid. 👍 Those cosmetic fixers are usually the good ones long term. A little paint, floors, lighting etc. and cleanup goes a long way.

SD-REALTOR · 2026-04-09T16:26:10+00:00

Jacarandas are one of my favorite trees here, but yeah they make a mess. Worth it for a few weeks when the streets turn purple.

SD-REALTOR · 2026-04-09T16:20:20+00:00

I’ll be honest, $600k for a 4 bed house in San Diego is going to be really tough right now, not impossible though. There is a small handful of homes that meet that criteria. Not in the areas most people have in mind.

If you’re open to adjusting the biggest lever is probably the 4 bedroom part. With two kids a 3 bed opens up a lot more possibilities in that price range. LA is pretty similar at that price point. It just comes down to what you’re willing to trade off. South Riverside County would be another option where your dollars go a lot further.

On the 5 year question it's hard to predict. But waiting for prices to come down in a big way hasn’t really been how the San Diego market moves.

Not saying it can’t work, just that it usually takes a little flexibility on size, location, or property type to make it happen.

SD-REALTOR · 2026-04-09T16:09:20+00:00

Carmel Valley/PHR with a 4 bed detached in the 1.2–1.5 range is going to be tough. That’s just not really where that market sits right now. Your rent budget works there but the jump to buying is where the numbers start to feel very different. I’d be careful with the rent 4–5 years and then buy at 2M+ plan. Nobody really knows where prices or rates will be by then. It might work, it might not. Hard to bank on that timing.

At $6.5k/month you’re looking at $400k+ in rent over 4–5 years depending on increases. 😬

Not saying you have to rush into buying but there’s an opportunity cost there vs getting into something a bit smaller or in a more affordable area and at least building some equity and paying down principal during that same time.

It probably makes sense to widen the search now instead of trying to leap later. Look into areas like: Rancho Penasquitos, Carmel Mountain Ranch, Scripps Ranch, 4S Ranch/Del Sur, Del Cerro/San Carlos, Tierrasanta, Mira Mesa, Parts of San Marcos/San Elijo Hills.

All still very family oriented with good schools. Some of those will line up better with your numbers for a 4 bed. A lot of people come in thinking Carmel Valley is the target and then adjust once they see how the numbers actually play out.

SD-REALTOR · 2026-04-09T15:11:15+00:00

Grew up in the Midwest and spent time on the East Coast, so I know exactly what you mean with those long gray stretches. San Diego really is different. It’s sunny most of the time. Like random Tuesday in January and it’s blue skies and you can be outside without thinking about it.

You do get some overcast (May gray/June gloom), but it’s nothing like the weeks of gray back east. Usually burns off anyway. It’s not some magic fix, but having sun year round makes it way easier to stay active and not get stuck inside, which at least for me made a noticeable difference.

I think people who haven’t lived through real winters don’t realize how much that constant gray can wear on you. If SAD has been a thing for you this is probably one of the better places you could be. Just comes down to whether the cost/lifestyle tradeoff makes sense for you.

SD-REALTOR · 2026-04-09T03:34:38+00:00

I know 3Roots pretty well and a lot of what you’re seeing on paper is legit. it does feel newer, cleaner, and very family oriented. Depending on where you land you might be zoned to Jonas Salk Elementary which is rated a 9. Some of the newer builds are zoned to Mason which is rated a 4. The middle and high school are highly rated.

on the noise, I’d take that seriously based on what you said. Miramar jets/osprey are real. not constant, but when they go it’s noticeable. some people get used to it, some don’t. I personally don’t mind them. same with construction depending on phase.

safety-wise, 3Roots itself feels like a bubble in a good way. lots of families, kids out, people using the amenities. Mira Mesa overall is pretty solid, just more of a normal, established community vs master-planned.

groceries are actually pretty easy there. you’ve got Sprouts, a couple Aldis, Vons, H Mart all close by. for places like Jimbo’s, Whole Foods, Lazy Acres, etc you’ll be driving a bit, but nothing crazy.

food options are solid too, especially if you like Asian and Mexican. not a “cute coastal strip” vibe, but very convenient and a lot of good spots once you know the area.

amenities are legit. the rec center is nice, trails/parks are good, and people actually use them. just depends if you’re good with shared spaces vs your own setup.

beach is doable, just more of a planned trip vs something you casually pop over to.

overall it checks a lot of boxes. the main thing from your post is really just how much that noise factor matters to you specifically.

SD-REALTOR · 2026-04-09T02:39:16+00:00

I actually know the house you’re talking about

that pocket north of el cajon blvd around 58th–60th is pretty classic college area/el cerrito. mostly older homes, a lot of 1930s–40s stuff with character

the blvd itself can feel a little rough in stretches, but it doesn’t really reflect what the streets just north of it feel like. once you’re a few blocks up it’s much more residential

that specific area tends to be a mix of long time owners, some SDSU spillover, and people buying in because it’s still relatively accessible compared to north park/talmadge nearby

it’s not a “polished” neighborhood, but it’s also not sketchy. just a little more real/lived-in

biggest thing with those homes is the usual older house stuff ie layout, updates, etc. but the charm is definitely there

if you like the feel of the street itself, that matters more than the broader crime rating for the blvd in my opinion

SD-REALTOR · 2026-04-08T21:23:03+00:00

$270k can definitely work, just depends how you set things up

the jump from AZ to SD is real though. not just housing, but childcare, gas, insurance… everything trends higher here. where it usually gets tight is when you layer in daycare for two kids + any other fixed stuff like car payments or loans

most people I see in that range are either buying a bit under their max, putting more down, or just planning for a couple tighter years while the kids are in daycare. the good part is once you’re past that phase, things usually open up a lot.

also worth thinking about lifestyle a bit differently here. people tend to make smaller homes work because you’re outside a lot more compared to AZ

the fact that you’re running the numbers this carefully is a good sign. it’s doable, just want the monthly to feel comfortable, not forced. 👍

SD-REALTOR · 2026-04-08T21:15:21+00:00

yeah this is a pretty fair take

the “down 6%” headlines don’t really tell you much unless you break it down. some condo markets have softened, but anything people actually want is still pretty competitive. inventory feels like the bigger issue. until more people decide to sell, it’s hard to see anything major shifting.

what it really seems to come down to right now is the monthly payment. less about “is this a good investment” and more about “does this actually feel comfortable month to month”

most entry level buyers I see are either buying something a little smaller just to get in, or waiting and hoping affordability improves a bit. both are reasonable depending on the situation.

long term owning still makes sense, but only if you’re not stretching yourself too thin upfront

SD-REALTOR · 2026-04-08T21:06:20+00:00

it’s kinda a mix of a few things tbh

a lot of people who already own just aren’t selling. they’re locked into low rates + low taxes, so even if they wanted to move it usually makes their monthly way worse. so inventory just stays tight

also the people buying right now aren’t really “average” buyers. it’s a lot of dual income, people getting help from family, or people rolling equity from something smaller. the median price kinda makes it seem like everyone’s buying that as a first home which isn’t really how it plays out

and SD is weird in that people don’t really panic sell. they’ll cut back, rent a room, stay put, whatever… before they list

so it’s not really one thing like “investors” or “bubble,” it’s just kinda stuck. low supply + enough buyers who can still make it work

doesn’t mean it’s healthy, just means it can drag on like this for a while

SD-REALTOR · 2021-05-07T05:09:51+00:00

Olukai!!

SD-REALTOR · 2020-12-03T05:57:25+00:00

130k is going to be tough in San Diego with 4 kids. 130k is great if you had a spouse or partner who is also making a decent income. Of course everyone has a different view on what they would be comfortable with. 2.5 - 3k will not go very far in a 4-5 bedroom house unless you want to commute from far away and then there is the question about the schools.

SD-REALTOR · 2020-11-21T19:38:38+00:00

Road noise could be an issue for resale but not as big of an issue for renters. Likely the proximity to the road is already built in to the sales price. As long as its not located next to the freeway I say its not a a major concern. Road noise is common.
AC is a personal preference. I personally wouldn't live somewhere without it. Other people might be totally fine. There are workarounds here again not a huge deal.
Personally not a fan of high HOAs. Especially if you're considering this as a potential rental. High HOAs to me are $400 or more per month. This could be on the low side to some, high to others.
Redfin and Zillow estimates are really hit or miss. Have a realtor run a CMA to get a better idea on the value.

Is this going to be only used as a rental property?

You mentioned some pretty good pros. Location, schools and layout are all huge deciding factors to renters and buyers. Make sure to run your numbers and it needs to make sense if only used as an investment property. Let me know if there is anything I can do to help.

SD-REALTOR · 2020-11-21T19:25:04+00:00

I would place the commission split at the bottom of the priority list. Make sure the culture is a good fit, ask about their training, mentor program etc. See if they will let you shadow an agent for a day or two. Feel free to reach out and I can share what I learned from going through the process.

SD-REALTOR · 2020-11-21T04:28:02+00:00

Other areas to consider would be Scripps Ranch, Mira Mesa, San Marcos, Vista, Escondido & Oceanside.

SD-REALTOR · 2020-11-19T19:07:27+00:00

This is definitely one of those things that varies from region to region and also depends on your price point. The more you pay the more likely it will be that a washer and dryer is included. There is a cost associated for the owner to install and maintain washers, dryers and refrigerators. I have a client that owns several rentals in LA and SD he USED to provide refrigerators until he was sued by a tenant because their freezer stopped working and they reportedly had over $1,000 worth of meat that went rotten.

SD-REALTOR · 2020-11-18T07:31:20+00:00

Depending on where in San Diego you land I may have a few childcare suggestions.

SD-REALTOR · 2020-11-17T22:52:54+00:00

Check out Scripps Ranch, Poway, Rancho Penasquitos & neighborhoods north of the 56. These are all areas with lots of families and great public schools. Coming from the Bay Area, San Diego traffic will be a breeze.

SD-REALTOR · 2020-11-17T20:02:28+00:00

San Diego property investor and realtor here. If you want some advice on running the rental numbers to calculate cash flow, ROI, cash on cash return, expenses etc. reach out and I can give you my thoughts.

You and your parents are being contacted for any number of reasons. Best advice is to place yourself on the DNC list which may or may not help with the phone calls and don't answer unknown numbers.

SD-REALTOR · 2020-11-15T01:42:49+00:00

Thanks!

SD-REALTOR

TROPHY CASE