SD Resident Pacific Beach April/May 2024

IN ESCROW

847 Wilbur Ave, Pacific Beach, 92109 • 5 beds • 3 baths • 2,343 sq. ft.

List price $2,599,900

Sellers have spent over $200k customizing the home with a kitchen remodel, bathroom renovations, exterior upgrades & more! Kitchen features Wolf range/oven, Subzero refrigerator, single slab island with built in butcher block, upgraded hardware/fixtures & pantry. Great floorplan with a bedroom & renovated full bath downstairs, open kitchen flows beautifully into a dining space & living room with built in bookcase/entertainment center. Double sliding doors open to a relaxing & upgraded backyard area with a newer deck, hot tub & leads to 2 car detached garage. The second story has 2 bedrooms, hall bathroom, laundry closet and the primary bedroom suite with a remodeled bathroom & walk in closet. The top floor of the home has a flexible 5th bedroom or office area, work out room, entertainment space featuring a full bathroom & access to a large outdoor patio with ocean views! Additional features: upgraded flooring, AC, water softener, 10 owned solar panels, brand new fence in front yard, wired Ethernet & custom window treatments. Highly desired North Pacific Beach location…short walk to the beach, dining, entertainment & everything that makes the Beach Area lifestyle so enjoyable!

IN ESCROW BY NOAH IN MARCH!

IN ESCROW BY NOAH GRASSI

4738 Beachwood Ct, 92008

4 bedrooms, 2.5 bath, 2,358 sq ft

List price $1,499,900

Live the true Coastal San Diego lifestyle next to the Agua Hedionda Lagoon! This beautiful townhome is steps away from the lagoon’s access point for paddle boarding, kayaking, wildlife viewing & endless hiking/walking trails. The property backs to an open green space w/ peaceful views from the lower level, private patio, & primary bedroom. The spacious downstairs floor plan features high ceilings, updated wood flooring, a kitchen w/ an eat-in dining area, a breakfast bar, floor-to-ceiling wall of cabinetry & stainless steel appliances. Spacious living room with fireplace, door to the private back patio & plenty of space for a dining area. Half bathroom downstairs & a bonus area which could make for a great office, children’s play area and/or formal dining. Upstairs features a large primary bedroom & bathroom with walk in closet, dual sinks, shower & separate soaking tub. There are 2 additional bedrooms w/ peek views to the lagoon, a loft area (additional office, media room, playroom, etc), a full hall bathroom & a laundry room with sink. Additional perks include: AC, new carpets in the bedrooms, & a large garage with new epoxy floors & ample storage. Highly desired location with close proximity to freeways, dining, shopping & entertainment.

4042 Riviera Dr, Pacific Beach 92109 • 3 beds • 3 baths • 1,514 sq. ft.

List price: $1,497,000 • Sold Price: $1,497,000

Beautifully maintained 3BD/3 Full Bath. 2009 built property just steps from Sail Bay! 3 private outdoor spaces including a rooftop deck with views to the bay & ocean, a balcony off the primary BR, and large patio space off of the living room. Extremely rare 3 assigned side-by-side parking spots in a secure garage for the 4-unit complex. Located at the back of the complex... no building behind creates expansive views, an abundance of natural west-facing light, and privacy. Look straight out from primary bedroom to the ocean. Additional feat: 2 ensuite bathrooms, AC w/ newer condenser, paid solar, newer stainless steel kitchen appliances, ceiling fans, 2shade awnings, steel mesh security doors, and new laminate flooring downstairs. Situated perfectly for the Pacific Beach lifestyle, walk/bike to dining, entertainment, the beach and the bay. In the summer you can hear the Catamaran’s Hawaiian luau music from the rooftop, watch the fireworks from Sea World, & watch the boating action on Sail Bay!

Here’s an example we just did for our seller! '

CONCIERGE

• You pick the upgrades!

• Compass pays the bills!

• No fees or interest!

SERVICES INCLUDE

Staging

Deep-Cleaning

Decluttering

Cosmetic Renovations

Landscaping

Plumbing Repair

Interior + Exterior Painting

HVAC

Sewer Lateral Inspections

Roofing Repair

Moving + Storage

Pest Control

Custom Closet Work

Fencing

Water Heating

Electrical Work

Seller-Side Inspections

Kitchen Improvements

Bathroom Improvements

54%

The percentage of homebuyers willing to pay more for hardwood floors 4x

The potential return of every $100 you invest in staging your home

53%

The percentage of sellers’ agents who say staging decreases a property’s time on market

THINKING OF SELLING IN 2024?

Here’s how I can help:

• In person meeting at your property to view the home, discuss potential upgrades, items to address prior to listing and an in depth market valuation!

• Access to Compass Concierge (we prepay the costs, with no fees/ interest, for the upgrades/repairs so your home sells faster & at a higher price)

• Professional Photographer with drone pictures, video walk through, Matterport step by step virtual tour (paid by Noah)

• Full house cleaning and window cleaning (paid by Noah)

• Interior Designer/Stager Consultation in preparation for showings (paid by Noah)

• Contractor and Handyman referrals for every issue you need completed

• Pre-listing home inspection so your escrow stays on track and you don’t lose a buyer over repairs (paid by Noah)

Please call me at 858.353.0497 so we can meet, view your property and see how I can help with your sale!

Cowley Way, Unit 301, 92117

2 beds • 2 baths • 1,362 sq. ft.

Sold Price: $805,000

Enjoy stunning city & canyon views from this TOP floor CORNER unit in desirable Bay Park! Tons of natural light with floor to ceiling windows. Great outdoor space with balconies & views from each bedroom. Ideal layout with separate and private bedrooms. Primary bedroom offers large walk in closet, a soaking tub and dual sinks. Great location in Bay Park with close proximity to shopping, restaurants and a quick drive to the beach and bay. The Mission Bay Ridge complex features a pool/spa, sauna & rec room!

NOAH GRASSI PRESENTS SPRING TIME FUN

NOAH GRASSI PRESENTS PUZZLES!

PREFERRED PARTNER

CSR PLUMBING

ENDORSED BY

NOAH GRASSI

“ Water woes be gone! CSR Plumbing brings expertise and efficiency to every job. Their whole team is professional and efficient, led by Huyen and Ray, experts in their field. We love them, and so do our clients.”

—Noah Grassi

A 100% SATISFACTION GUARANTEE

CSR has been servicing communities throughout the greater San Diego area for over 37 years and have built our customer base by providing the highest quality of service one call at a time. Once you have experienced our commitment towards excellence, you will see why we are the premier plumbing, drain cleaning and sewer line repair specialists of San Diego. With close to 600 five star reviews, your are in good hands with CSR Plumbing!

CSR CSR

License C36 982358

7525 Mission Gorge Road Suite A San Diego, CA 92120

(888) 243-5353 Toll Free (619) 699-9629 Local csrplumbinginc.com

NO ONE HAS MORE EXPERIENCE TAKING ACCESSORY DWELLING UNITS IN SAN DIEGO FROM START TO FINISH.

ADU Geeks began when our founder saw how difficult and opaque the process was to build a granny flat in his dad’s backyard. After wading through frustrating red tape and seeing costs quickly balloon, he knew there had to be a better way—so he created it. Since then, ADU Geeks’ team of consultants has helped over 200 homeowners through every step of the process of building ADUs in San Diego, and we can help you, too.

HAWTHORN & ALBATROSS

ENDORSED BY NOAH GRASSI

TAKING PRIDE IN THE REVITALIZATION OF SAN DIEGO HOMES

The team at Hawthorn & Albatross is nothing short of exceptional. They consistently deliver a top-notch renovation experience, earning them an A+ rating and a well-deserved 5-star reputation. Whether you’re working with them as a buyer, seller or real estate agent, they have mastered the art of creating a seamless and efficient renovation process that fosters a sense of unity among all involved. Their responsiveness and commitment to excellence to deliver quality work is truly commendable. I take great pride in partnering with them to contribute to the revitalization of San Diego homes.

We turn any home inspection report into an accurate quote for repairs within 24 hours or less, and have a network of licensed contractors available to complete repairs at the price we quote. We work with real estate agents, home buyers, sellers and owners to quickly and accurately price out home repairs, and we handle all of the scheduling and coordination to complete those repairs hassle-free.

PREFERRED PARTNER

THE BROKEN YOLK ENDORSED BY NOAH GRASSI

LIFE BEGINS AFTER BREAKFAST AT BROKEN YOLK CAFE

The Original Broken Yolk Café started in 1979 in Pacific Beach, a local beach community in San Diego, California and has since become a Southern California favorite for breakfast, brunch and lunch. If you ask foodies why they love the Broken Yolk, they will most likely say, “Their signature benedicts and variety of menu options, mimosas (12 oz size!), homemade sauces, soups and baked goods and the most important SERVICE!  Broken Yolk is a full service restaurant that makes sure every guest has an egg-cellent experience! A 2009 feature on The Travel Channel’s Man vs Food introduced the brand to millions of viewers outside of Southern California. Now the hometown favorite has grown to 34 locations nationwide and 10 more in development.

1851 Garnet Ave, Pacific Beach (858) 270-9655

pacificbeach@thebrokenyolkcafe.com thebrokenyolkcafe.com

Question:

How low would interest rates need to fall before we see more sellers willing to sell?

Answer:

Great question! Here are my thoughts on how low we would need to see interest rates come down before we see more inventory. There are a lot of owners that have their mortgage rate around 3%. I don’t think we need to see it get all the way down to that level before some of the people that want to move start putting their homes on the market. But right now with rates close

to 7% there is no incentive to get rid of that mortgage and more than double their new interest rate. For me, the magic threshold is somewhere around 5%.

For homeowners, who need to make a move... school district, downsize, more space, job relocation, etc. I think they would entertain 2 percentage points higher than their current one, but let’s see what 2024 brings.

Noah’s Beach Area Buyers

Beach Contractor Corner lot PB properties in need of development, no max budget

Chris B 1-2 BR condo, max $850k

Danny Pacific Beach only, 3 units or larger, under $2.5M

Alex & Jodi prefer Ocean Beach, large lot, up to $2.5M

Parnian $3.5M, 3 BR’s or larger, Updated in Southern La Jolla

Jason 3 BRs, must be ocean/bay front up to $4.5M

Mark Beach area properties, with good cash flow, up to $1.8M

Leslie and Geoff Max up to $4M, removed or a fixer, ocean view, condos okay.

Nomi & Kerry 2 bedrooms+, short walk to Sail Bay, max $2.2M

Zachary and Jasmine $1.5M Multi unit in PB, Live in one and rent the others

James & Marika

Detached homes up to $3M, must have: walk to beach or views

Please email your answer to: Noah@RealEstateNoah.Com for your chance to win 1 of 3 $25 cards to the PB Business of your choice (max 3 winners per month... First 3 correct entries are the winners... Answers due by 4/30/24) Where

Name this location in the beach area for your chance to win!

Answer from last issue This

Winners from last issue

NOAH GRASSI TEAM PRESENTS SAN DIEGO

March 16-May 12

SPRING SAFARI: FEATURING BUTTERFLY JUNGLE

15500 San Pasqual Valley Rd, Escondido sandiegozoowildlifealliance.org

Guests of all ages will love this immersive wildlife experience. Enter the alluring world of the Safari Park’s Hidden Jungle Aviary, filled with colorful, fluttering butterflies. Snap breathtaking photos while you discover the important roles butterflies play in their ecosystems. Butterfly Jungle Safari requires an additional ticket for each person.

Apr 27-Apr 28

ARTWALK SAN DIEGO

2210 Columbia Street, San Diego artwalksandiego.org/missionfederal/

Thousands of attendees come to view and purchase artwork, enjoy live music performances, and participate in interactive art experiences. Little Italy is an ideal backdrop for this two day festival.  As San Diego’s most popular dining destination, plan to dine at one of the districts fabulous eateries.

PADRES HOME GAMES

Apr 19th Toronto Blue Jays @ San Diego Padres

Apr 20th Toronto Blue Jays @ San Diego Padres

Apr 21st Toronto Blue Jays @ San Diego Padres

Apr 26th Philadelphia Phillies @ San Diego Padres

Apr 27th Philadelphia Phillies @ San Diego Padres

March 31-May 31

BELMONT IN BLOOM

Belmont Park, 3190 Mission Blvd, San Diego belmontpark.com

This season Belmont will be blooming with color, life and joy through one of a kind photo opportunities and instagrammable moments including towering flowers, tasty treats, and floral inspired cocktails at our boardwalk restaurants. Don’t miss the chance to enjoy and support your local art community by joining us for live art performances, and community “give back” events. You can also gift Mom a day at the park this Mother’s Day with a “Mom-osa” from the traveling bubble cart, and brunch by the beach.

Apr 28th Philadelphia Phillies @ San Diego Padres

Apr 29th Cincinnati Reds @ San Diego Padres

Apr 30th Cincinnati Reds @ San Diego Padres

May 1, 2024 Cincinnati Reds @ San Diego Padres

May 10 Los Angeles Dodgers @ San Diego Padres

May 11 Los Angeles Dodgers @ San Diego Padres

May 12, Los Angeles Dodgers @ San Diego Padres

May 13 Colorado Rockies @ San Diego Padres

May 14 Colorado Rockies @ San Diego Padres

May 15 Colorado Rockies @ San Diego Padres

May 24 New York Yankees @ San Diego Padres

May 25 New York Yankees @ San Diego Padres

May 26, New York Yankees @ San Diego Padres

May 5-May 7

CINCO DE MAYO

Old Town, 4002 Wallace St San Diego cincodemayooldtown.com

Old Town San Diego is the perfect destination for celebrating Cinco de Mayo in style! This charming neighborhood is steeped in history and culture, with brightly colored buildings, lively street performers, and delicious Mexican cuisine at every turn.

WHAT’S NEW IN PB

BIG JIM’S ROAST BEEF

4508 Cass St, Suite B, 92109

This might be one of the most tender cuts of meat I’ve ever tasted! It’s straightforward menu and their roast beef is the showcase. This East Coast style sub shop is a must hit when you’re craving a meat sandwich!

FARMERS MARKET PACIFIC BEACH

Every Tuesday | 2-7pm

901 HORNBLEND ST., SAN DIEGO, CA 92109

The Pacific Beach Tuesday Farmers’ Market is an essential outdoor grocery store offering the unique opportunity for customers to meet the farmers and makers of the freshest fare from the small local businesses that they love!

Find fresh produce, meats, cheeses, flowers, dips and spreads along with gourmet dining options and handcrafted artisan works.

CERTIFIED FARM VENDORS

Angel Hills

Da Le Ranch

Gatson Greens

Gilbert & Lee Quintos

Heritage Farms

Hopkins AG

Jessi’s Plants and Foliage

JR Organics

Kawano Farm

Maldonado Farm

Mikolich Honey MP Family Farm R&L Farm

Smit Farms

Stepladder Creamery

Fresh food, art, & air. See you on Tuesday!

92109

CONTACT SHEET

ABANDONED VEHICLE (OVER 72 HOURS)

sandiego.gov/get-it-done 619-531-2000

CODE COMPLIANCE VIOLATIONS

sandiego.gov/get-it-done 619-236-5500

CRIME STOPPERS

sdcrimestoppers.org 888-580-8477

REPORT CRIMES NOT IN PROGRESS

sandiego.gov/police/services/file-police-report 619-531-2000

HOMELESS SERVICES/ENCAMPMENT

sandiego.gov/get-it-done 858-300-1211

POTHOLES, SIDEWALKS, STREETLIGHTS, TRAFFIC SIGNALS

sandiego.gov/get-it-done 619-527-7500

TRASH/DUMPING/LITTER/DEBRIS (include location and description) trash@sandiego.gov 858-694-7000

SDGE GRAFFITI HOTLINE (ONLY FOR GRAFFITI ON SDGE BOXES) aesgraffitihotline4sdge@yahoo.com

GOVERNMENT OFFICIALS

CITY COUNCIL, DISTRICT 1: COUNCILMEMBER JOE LACAVA JoeLaCava@sandiego.gov

MAYOR’S OFFICE: TODD GLORIA sandiego.gov/mayor

SDPD COASTAL COMMUNITY RELATIONS OFFICER JESSICA THRIFT JThrift@pd.sandiego.gov 858-552-1631

WHY HIRE NOAH GRASSI?

I LIVE IN PB! I WORK IN PB! I OWN IN PB! I PLAY IN PB!

NOAH GRASSI (DRE# 01411480)

858.353.0497

Noah.Grassi@Compass.com

www.RealEstateNoah.com

I’ve been lucky to call the 92109 zip code for the last 21 years. The last 20 years I’ve been in the real estate industry and I’ve been involved in more than 500 transactions. My main focus is helping Pacific Beach clients buy or sell their own slice of paradise. I truly believe San Diego is the best place to call home and Pacific Beach is the county’s best community. I’m committed to the highest standard of trust, available to my clients 24/7, all details handled by me (you aren’t passed off to a team), exceptional negotiation skills and protecting my client’s liability in each and every transaction.

CHECK OUT MY REVIEWS!

H H H H H

“It’s true that you can’t time the market, but we never thought we would be selling our home of 23 years during the COVID-19 pandemic. Noah was the right realtor for us in this and any situation: knowledgeable, strategic and honest. We had some ups and downs with buyers, but always had complete confidence that Noah knew what he was doing and was looking out for our best interests. He did great and we’re grateful!”

— 4tmiracle (Pacific Beach Seller)

H H H H H

“Working with Noah was an absolute pleasure. He handled every detail and communicated exceptionally. I highly recommend Noah as he is the best agent I have ever worked with..”

— Bryan Nimer (Pacific Beach Seller)

H H H H H

“Noah selling our home in Pacific Beach relatively stress free. And he got us a pretty good price, too.

— Steve Pierce (Pacific Beach Seller) 5.0