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Buying – Info For Buyers

Finding The Right Palm Springs Area Location

 

by Sheri Dettman, Resort Lifestyle Realtor

It’s possible to buy the right home here in the Palm Springs area but in the wrong location. The old adage of "location, location, location," is repeated three times to emphasize the importance of location. It basically means that similar or identical homes or condos can be valued differently based on their location.

 

Palm Springs Area Community And Amenities Equal Location

Location here in the Palm Springs area starts with the city and then the community which best matches your criteria. Top agents will work to first identify your criteria and then guide you to locations which best match your choices.

Once your real estate agent helps narrow down your overall location criteria, she/he will then help you discover the location options within each community to form your ‘short list’, One example is sunlight exposure; Year-round residents and winter residents will likely have different needs and preferences where this is concerned.

 

Homes Or Condos Offering Views

Homes offering views are one of the most requested location options here in the desert. And since outdoor living is so popular here, sweeping views can and will add value to an identical home or condo with limited or no views. Some buyers prefer golf course views, while others choose the mountains. And here in the desert you can actually have it both ways.

 

Outdoor Recreation And Things To Do

One of the great things about the Palm Springs area is that there’s something for everyone throughout the valley and in nearby areas. For those who love to walk to restaurants and shopping, proximity to city centers becomes an important requirement on their ‘short list’ of desirable locations. Most Palm Springs area activities are only a short drive away as well. In many gated golf and country club communities, great restaurants and shopping are only a short golf cart or bike ride away.

 

 

 

 

 

 

 

The Best Palm Springs Area Rental Locations

If you are considering renting your home you’ll want to think about what locations seasonal and long-term renters prefer. Palm Springs area golf course homes and condos always seem to top the list as do resort lifestyle communities offering nearby pools/spas, tennis, or fitness facilities. Most seasonal renters of single-family homes want a private pool. Condos and town homes in gated communities with resort amenities are also popular as rentals, both as short and long term rentals. Your realtor can also advise you about which communities have rental restrictions versus those that don’t.

 

Palm Springs Communities With HOA’s

Community locations with HOA’s (home owners associations) offer benefits to some buyers and drawbacks to others. HOA’s have rules and regulations. On the plus side is the fact that most HOA’s work hard at maintaining high community standards and appearances so your neighborhood doesn’t become run down or have blighted homes.

Keep in mind that there are usually HOA dues to pay and you’ll need to be aware of any HOA rules pertaining to using or modifying your property. Before buying a home or condo located within an HOA, you’ll want to read your copy of the HOA CC&R’s (Covenants, Conditions and Restrictions) that you’ll be provided with during the start of escrow after your offer is accepted on a home or condo.

 

<< Back to Information for Palm Springs Area Home Buyers

 

Hacienda Homes at The La Quinta Resort Golf Course

 

PGA West Condos La Quinta

 

Citrus Golf Club Homes La Quinta


From Sheri Dettman
In Buying - Info For Buyers

Mello-Roos Explained

Mello-Roos Explained

Courtesy of Lawyer’s Title

When purchasing your new home, your future monthly payments will be made up of principal, interest, real property taxes, and insurance, but what is the tax for the Community Facilities District, otherwise known as a Mello-Roos District?

What is a Mello-Roos District?

Mello-Roos District is an area where a special tax is imposed on those real property owners within a Community Facilities District. The district has chosen to seek public financing through the sale of bonds for the purpose of financing certain public improvements and services, which may include streets, water, sewage and drainage, electricity, infrastructure, schools, parks and police protection for newly developing areas. The tax you pay is used by the district to make the payments of principal and interest on the bonds.

Are the assessments included within the Proposition 13 tax limits?

No. The passage of Proposition 13 in 1978 severely restricted local government in its ability to finance public capital facilities and services by increasing real property taxes. The “Mello-Roos Community Facilities Act of 1982” provided local government with an additional financing tool. The Proposition 13 tax limits are on the value of the real property, while Mello-Roos taxes are equally and uniformly applied to all properties within the district.

What are my Mello-Roos taxes paying for?

Your taxes may be paying for both services and facilities. The services may be financed only to the extent of new growth, and services include: police protection; fire protection; ambulance and paramedic services; recreation program services; library services; the maintenance and lighting of parks; parkways, streets, roads, and open space; museums and cultural facilities; flood and storm protection; and services for the removal of any hazardous substances. Facilities which may be financed under the Act include: property with an estimated useful life of five years or longer; parks, recreation, parkway, and open-space facilities; elementary and secondary school sites and structures; libraries; child care facilities; construction and undergrounding of water transmission and distribution facilities; natural gas pipeline facilities; telephone lines; facilities to transmit and distribute electrical energy; cable television lines; and others.

When do I pay these taxes?

By purchasing real property in a subdivision within a Community Facilities District you can expect to be assessed a Mello-Roos tax which will typically be collected with your general property tax bill. These special tax payments are subject to the same penalties that apply to regular property taxes.

How long does the tax stay in effect?

The tax will stay in effect until the principal and interest on the bonds, along with any reasonable administrative costs incurred in collecting the special tax, are prepaid, permanently satisfied, and canceled in accordance with law or until the special tax ceases to be levied and a notice of cessation of special tax is recorded in accordance with law.

What is the basis for the tax?

Most special taxes levied on properties within these districts have been structured on the basis of density of development, square footage of construction, or flat acreage charges. The Act, however, allows for considerable flexibility in the method of apportionment of taxes, and the local agencies may have established an entirely different method of levying the special tax against property in the district in question.

How much will the Mello-Roos payment be?

The amount of tax may vary from year-to-year, but may not exceed the maximum amount specified when the district was created. In the case of the purchase of a new house within a subdivision, the maximum amount of the tax will be specified in the public report. The “Resolution of Formation” establishing the district must specify the rate, method of apportionment, and manner of collection of the special tax in sufficient detail to allow each landowner or resident within the proposed district to estimate the maximum amount that he or she will have to pay.

How is the special tax reflected on the real property records?

The special tax is a lien on your property, essentially like a regular tax lien. The lien is recorded as a “Notice of Special Tax Lien” which is a continuing lien to secure each levy of the special tax.

How are Mello-Roos taxes affected when the property is sold?

The Mello-Roos tax is assessed against the land, but is not based upon the value of the property, therefore, the possible increased value of the property does not affect the amount of the tax when property is sold. The amount of the tax may not exceed the original maximum amount provided in the Resolution of Formation. Any delinquent payments must be satisfied before the sale of the real property since the unpaid amounts are a lien against the property.

From Sheri Dettman
In Buying - Info For Buyers

From Sheri Dettman
In Buying - Info For Buyers, Sheri's Palm Springs Area Blog

5 Top Reasons To Purchase A Home In The Palm Springs Area

Courtesy of Haley Kieser

The scenic city of Palm Springs is located in the Sonoran Desert of southern California. This gorgeous little city is known for glamorous hotels, resorts, spas and natural hot springs thereby making Palm Springs the perfect destination for tourists and potential residents alike. The city is noted for examples of mid-century modern architecture giving the town a feeling of old-world glamour.

  1. Outdoor Recreation

    One of the many perks of settling down in Palm Springs is the vast opportunities for outdoor recreation. If you or someone you love is an avid golfer, Palm Springs will without a doubt become near and dear to their heart. If you have not tried the sport, it would be wise to give it a shot after relocating. Golfing would be an excellent hobby to learn given that Palm Springs has been given the high praise of being colloquially known as the “Golf Capital of the World,” and it truly does live up to its nickname. Palm Springs and the surrounding area is home to over 20 lush golf courses, most notably the world-renowned Arnold Palmer Classic Course at SilverRock Resort and the PGA WEST Golf Club & Resort to name a few.

    The Palm Springs area offers majestic views of the Santa Rosa Mountains that are downright breathtaking. The mountains can be viewed from the golf course and enjoyed both up close and afar. Hiking trails are found throughout the mountains. It should be heeded that visitors to the mountains should strictly follow their map, and be sure to head back when half of your water is depleted as the mountains are situated in the middle of a dessert. The good news is that due to the climate of the southern Californian Sonoran Desert, both the hiking trails and the golf courses can be enjoyed year-round.

  2. Beautiful Weather

    Palm Springs is a desert city - the weather gets hot. The best time of the year to enjoy the southern Californian weather would be between January and April when the weather is most hospitable. During the summer months, temperatures will regularly reach triple digits.

    Palm Springs is the perfect location for those who like the heat. Moving to Palm Springs not only means embracing the heat, but embracing the wind farms. Wind farms are a fact of life in the desert and are churned all year long. The windy season in Palm Springs is generally the end of the summer leading into fall. On top of clean energy sources, the added breeze will be a nice touch as the summer heat ratchets up.

  3. Rich History

    Many notable American figures have visited Palm Springs, including Frank Sinatra, Fred Astaire, and Ronald Reagan. In its early years, Palm Springs attracted more visitors than potential property owners. Following World War II, there was a boom of development. At first, visitors flocked to Palm Springs to enjoy the natural bathhouses and hotels cropping up within the quiet desert town. Soon the quaint town would attract the attention of philanthropists, moguls, and starlets who would eventually settle in the area. It is likely they settled after watching the glittering town be advertised on the silver screen.

    The desert was routinely selected as a choice spot for filming silent films and would grow to become an oasis for Hollywood stars outside of film sets. Today, Palm Springs still maintains a sense of old-world glamour wrapped in plenty of modern entertainment options. In fact, one of Palm Springs quintessential historical landmarks, including Walter and Leonore Annenberg’s Sunnylands Estate. Since 2012, the 200-acre estate and historic residence operates as a place of hospitality for international leaders to convene to “promote world peace and facilitate international agreement.” Tours are available for small groups but require a ticket booked in advance.

  4. Minimal Traffic

    An added bonus that will be felt at every turn, is that there is virtually no traffic in Palm Springs. No more days of sitting in traffic for 2-hours for a commute that should, in theory, should take only 20 minutes. City dwellers throughout the country understand the plague of heavy, bumper-to-bumper, stop-and-go traffic. Moving to Palm Springs means making traffic a woe of the past. A drive to the grocery store will be just that, without the need for planning added time to consider for traffic and delays. Even during the busiest times of the year, traffic will always be minimal. The average commute time is about 22 minutes, which is lower than the national average.

  5. Affordable Living

    Compared to huge metropolitan areas like San Francisco or New York, the smaller city of Palm Springs can offer a much cheaper alternative for housing prices without any void of things to do. Although California tends to be expensive as a whole, the Palm Springs area tends to be comparatively cheaper. The median price for a single-family home in Palm Springs is about $300,000, which is subject to change year over year. With the added pocket change, this allows for greater flexibility for leisure around the town and the ability to enjoy the city’s boutiques and fine dining nestled along Palm Canyon Drive.

From Sheri Dettman
In Buying - Info For Buyers, Buying – Info For Canadian Buyers, Lifestyles & Things To Do, Sheri's Palm Springs Area Blog

New Hotel Complex in Development for Indian Wells

A new hotel development that marries homes, condos and conventional hotel rooms is planned for Indian Wells.

Developers announced a proposal to build roughly 300 units – in the form of multi-bedroom villas as well as hotel rooms – in a project aimed at attracting multi-generational travelers who are looking for the space and privacy offered by a short-term rental with the careful standards seen in hotels.

The project, located near the Indian Wells Tennis Garden, is also planning the development of 60 to 80 condos, which can be managed by the hotel as vacation rentals.

“When we look at the way people are traveling, when we look at the evolution of the travel space, when we look at the rise of multi-generational travel, we think we’re on the cusp of another change in hospitality,” Phil Bates, a partner with TMC Group, a real estate development firm from Irvine, told residents in Indian Wells on Tuesday.

RELATED HOTEL DEVELOPMENT COVERAGE: Montage breaks ground on luxury resort in La Quinta

An architect's rendering of a new development planned for the corner of Highway 111 and Miles Avenue in Indian Wells. The project would build roughly 300 hotel rooms, along with condos and villas. (Photo: Submitted photo: TMC Group)

TMC Group officials, along with representatives from Fogelson Group, a Chicago-based real estate development firm, held a community meeting Tuesday at the Indian Wells Golf Resort to unveil the plans for the development proposed for the corner of Highway 111 and Miles Avenue near the Indian Wells Tennis Garden. The project would occupy about 10 acres.

The development team anticipates construction beginning early next year, with completion in 2019 or 2020.

The hotel building with its 300 rooms could be up to 85 feet tall, and is proposed for the back of the site away from Highway 111. Its height was of a concern to some of the roughly 100 residents attending the forum Tuesday.

HISTORY: First airport in Palm Springs was built for El Mirador Hotel guests

“I have a problem with 85 feet,” remarked Andy Elchuck, who lives nearby.

When asked about views of Eisenhower Mountain and other areas, Bates said, “some will be compromised.”

Development plans for the site go back more than a decade when the Fogelson Group proposed building 129 residences and villas. The Fogelson Group is headed by Jerry Fogelson, well-known for his local philanthropy and generous contributions to the Palm Springs Art Museum. He also serves on the board for the Desert Town Hall speaker series.

The property's future was put into question again in 2014 when Phoenix developer Denny Ryerson was unable to finalize an agreement with YAM Capital that would have provided the money he needed to buy out Fogelson and meet critical deadlines connected to his proposed condo development in Indian Wells.

READ MORE: Jerry Fogelson's Indian Wells project faded over decade

The project announcement comes as officials in La Quinta broke ground Monday at SilverRock, marking the start of development on a luxury resort that brings the Montage brand to the Coachella Valley. The project includes two luxury hotels which are scheduled to open simultaneously in October 2019.

Skip Descant is The Desert Sun’s tourism reporter. He can be reached at [email protected] and @TDSskip

From Sheri Dettman
In Buying - Info For Buyers, Buying – Info For Canadian Buyers, Lifestyles & Things To Do, Real Estate Market Updates, Sheri's Palm Springs Area Blog
Cards & Letters From Palm Springs Area Buyers and Sellers

Cards & Letters From Palm Springs Area Buyers and Sellers

Recently Sold at Madison Estates

We love hearing from our Palm Springs area homebuyer and seller clients. Almost everyday we receive emails, cards and letters.

From Recent Palm Springs Area Homebuyers

"Hi Sheri, We were very happy with the service. Emily was always in touch and showed us a lot of houses without ever giving up on us. Even now, post purchase, with us being remote, Emily is helping with arrangements and providing info until we can get down to the desert to actually take possession. I think the personal service and knowing your whole team is supportive added great value. We very much appreciated the professionalism of Emily and your team. Please feel free to use us as a reference. Best Regards, Andy and Kerry Fraser, Edmonton, Alberta, Canada

"Hi Sheri, Thank you for bringing us and this beautiful home together!  You made everything so easy for us even when we were not present in providing some wonderful people to help get everything set up and keep us on track!  You are truly unique with the care you give to every detail along with the kindness you've shown us! Thank you and your remarkable team for their concierge service and graciousness in welcoming us into our new home!" Janet Schmitz, Chicago

"Sheri, Thank you for all your help over the last year plus in buying and selling our La Quinta homes.  We love our new home and are also happy to have sold the condo.  It’s been a pleasure working with you and I will certainly recommend you to anyone I know looking for real estate in the desert!" Julie Arpe, La Quinta

Discover More Buyer Client Testimonials Here

From Palm Springs Area Seller Clients

"Dear Sheri and Team, Al and I would like to thank you for listing and selling our home in record time.  I think we got an offer within two weeks of listing it. Right from the beginning, we both felt that we had picked the right realty team.  From your assistant, Beverly, to your photographer, who did a great job in showcasing the house, we knew that we were in good hands.  Beverly kept us informed on every aspect of the transaction along with answering any question that we might have had.  We would strongly recommend you to any of our friends or family that are looking to either sell or purchase a home. Thanks again for a great job!" Gerri & Al Langley, Indian Palms Country Club.

Hi Sheri, I'm looking forward to setting up my new home and living my dream.  I could not imagine having accomplished it without the help of Emily...she was knowledgeable, caring, helpful and supportive - while limping on her injured knee!  I truly appreciate all that was done, and look forward to perhaps meeting you after my move. Certainly I will be recommending your company at every opportunity! With sincere thanks, Susan Holznagel – Sun City Shadow Hills

"Dear Sheri, Gary and I were very impressed with the efficiency and professionalism of your team. From the first day we met, until the day you sold our house, you gave us insightful advice, and excellent service in all areas. It's been a pleasure to have worked with all of you." Rozanne and Gary Kates, La Quinta

Read What Other Seller Clients Are Saying Here

From Sheri Dettman
In Buying - Info For Buyers, Sheri's Palm Springs Area Blog

Coachella Valley Water District Drought Update

Coachella Valley Water District customers will no longer face drought penalties after June 1st. The Board of Directors voted recently to lift the penalties after the state decided to end mandatory conservation targets in favor of water supply-based targets, giving local water districts more control.

The water district also announced changes to its water use restrictions. CVWD will now focus on its long-term plan that calls for a 20% reduction in water use by 2020. CVWD General Manager Jim Barrett says eliminating overdraft of the aquifer is critical and can be done without the state's previous conservation target of 36% which was then reduced to 32%.

Updated CVWD Water Restrictions In Effect Through January

  • No irrigation during or within 48 hours after measurable rainfall.
  • Broken sprinklers must be repaired within 24 hours of notification.
  • Eating establishments may only serve drinking water upon request.
  • Hotels and motels must provide guests with the option of choosing not to have towels and linens laundered daily.
  • Applying water to outdoor landscapes in a manner that causes runoff to adjacent property, roadways, parking lots, etc. is prohibited.
  • Using a hose to wash an automobile, windows, solar panels, and tennis courts, except where the hose is equipped with a shut-off nozzle, is prohibited.
  • Applying any water to any hard surface including, but not limited to, driveways, sidewalks, and asphalt is prohibited.

Water Wise Landscape Rebates & Discounts

Coachella Valley Water District’s rebate program is designed to assist homeowners who want to reduce their outdoor water usage by converting their lawn to desert-friendly landscaping, installing smart irrigation controllers and replacing inefficient spray nozzles. Reducing your outdoor usage is the best way to meet your monthly water budget.

HOA's or community service organizations cannot block, stifle, or threaten homeowners from reducing or eliminating the watering of vegetation or lawns during a declared drought emergency.

Link To Helpful Coachella Valley Water District Videos

From Sheri Dettman
In Buying - Info For Buyers, Lifestyles & Things To Do, Sheri's Palm Springs Area Blog

Existing Homes Sales Continue Sales Growth

The Financial news website CNBC reported this week that resales of homes in the U.S. rose to the highest level in nearly 8-1/2 years. On an annual basis, existing home sales increased 3.2% to the highest level since 2007.

These numbers seem to indicate that the U.S. economy is looking pretty good despite a drop in retail sales, and a slowdown in job growth during June.

Remember, Palm Springs Real Estate Is Local

This national real estate data is interesting and important, but as I always say, real estate is local, right down to the Palm Springs area golf & country club neighborhoods. For desert area homebuyers here’s what’s important right now:

  • The Price Segment
  • The Location
  • Finance
  • Community Or Property Back Stories

Golf Course Luxury Home At Andalusia, La Quinta

Price Segment

Every price segment in the Palm Springs area real estate market can be different. The sales comps for $400,000 condos in the desert have little significance on the buyer or seller of a $1 million country club property. And frankly, similar homes in different developments can often be worlds apart in sales trends.

Locations

A home or luxury condo in golf community “A” could be trending up in sales and value. By comparison, a similar property in another golf community just down the road can be trending in the opposite direction. We see this almost daily, and this makes real estate here in the desert local.

Finance

Cash is always king for buyers. The second best thing is having your finance ducks in a row before you discover you place in the sun here in the desert. Get pre-approved (not pre-qualified) by a local mortgage provider. Lot’s of mortgage providers including big national banks can make promises they can’t keep. Local specialists know the market and generally won’t deliver unwelcome surprises just days before closing.

Back Stories

Most every property, including our own Featured Properties, and certainly every development in the Palm Springs real estate market will have what I call a backstory. Backstories can include the owners reason for selling (lots of moving up this year), and information about adjacent listings and recent sales.

Top agents network with other top agents to research backstories. Knowing today’s sales comps is great, but it’s important to discover the real estate backstory for every home and community as well.

Backstories are much more unique to a large portion of the Palm Springs real estate market than most metro areas because this market has a so many niche developments. The Palm Springs area has a high concentration of master-planed, gated communities. Two of these communities in the same price range, and within the same city can have two entirely different backstories (and different sales and pricing trends) even though they are just blocks apart.

Busy & Experienced Is Also Important

 

At the end of the day, the most experienced, busiest, and thus, most successful Realtors likely know the comps and backstories that can best help their buyer clients find their home in the desert sun. Our Sheri Dettman & Associates team of specialists completes 10 times more transactions than the average Palm Springs area real estate.

From Sheri Dettman
In Buying - Info For Buyers, Real Estate Market Updates, Sheri's Palm Springs Area Blog
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