Prepared for the Iyer Family
7925 Entrada De Luz East
Santaluz · San Diego, California 92127
What the public record actually says about your home, where it is wrong, and the questions that remain.
Prepared for the Iyer Family
Santaluz · San Diego, California 92127
What the public record actually says about your home, where it is wrong, and the questions that remain.
01 · The Record vs. Reality
I pulled the county assessor record, the County tax roll, and every permit ever filed on this parcel across both of the City's permit systems. Two findings work in your favor. One we need to plan around.
The home was built as 2 bedrooms plus an office, and the assessor still shows 2. But you added doors and a wardrobe, which makes the upstairs room a functional third bedroom. That is exactly the conversion the 2018 seller offered a credit for, and it means we market this as a legitimate 3 bedroom home.
The assessor still shows 2.5 baths. Per your walkthrough answers, a full bathroom was added (City plumbing permit issued March 2015, inspected and finaled that April), the powder room remains, and one bath was reconfigured as a Jack and Jill. That puts the true count at 3 full plus a half, a full bath ahead of the public record.
The county flags this parcel as a view parcel, and both prior listings led with the panoramic ocean, golf, and city views over the 16th fairway. It is the strongest thing this house has, and it is documented, not just marketing language.
02 · Taxes & Mello-Roos
This is your exact FY 2025–26 County bill, not an estimate. Total tax: $22,146.12, of which $3,184.64 is Mello-Roos across two districts. Both are scheduled to fall away around 2030–2031.
| Charge | Detail | Annual |
|---|---|---|
| Base property tax | 1.03103% of $1,812,714 net value | $18,689.62 |
| Santaluz CFD No. 2, IA 1 | Mello-Roos, City of San Diego | $1,989.02 |
| Poway Unified CFD No. 4 | Mello-Roos, school district | $1,195.62 |
| Black Mtn Ranch S Maint | Maintenance assessment | $235.00 |
| Water & vector charges | CWA, MWD standby, vector, mosquito | $36.86 |
| Total FY 2025–26 | $22,146.12 |
Santaluz CFD No. 2, Improvement Area 1
$1,989.02 per year
Sept 1, 2030
The bonds behind this tax fully mature on this date per the City's current debt schedule. This one is a hard bond schedule, not a projection.
Poway Unified CFD No. 4
$1,195.62 per year
2031, projected
Originally scheduled to run until 2046. The district's Special Tax Reduction Plan now projects payoff in 2031, sixteen years early. A projection, not a guarantee.
One small item to plan for at closing: Santaluz collects a community enhancement fee of one quarter of one percent of the sale price, shared between buyer and seller.
For context: neighboring communities such as Del Sur and the Black Mountain Ranch villages carry Mello-Roos projected into 2036–2037. Yours ending around 2030–2031 is a genuine selling point.
03 · Permit History
Searched by parcel number and by street address across both City permit systems. This is everything.
| Date | Work | Status |
|---|---|---|
| Mar 2015 | Add shower to existing powder room (Mullen Construction) | Completed & finaled Apr 28, 2015 |
| Sep 2004 | Gas line for exterior fireplace and BBQ | Cancelled, never finaled |
The 2004 gas question is answered: you confirmed the line is stubbed at the exterior and not connected to anything, which is clean and simple to disclose. The outdoor fireplace and fire pit operate without it.
04 · Ownership History
05 · Questions & Answers
Did you ever convert the upstairs office into a real bedroom?
The 2018 seller offered a credit for exactly this. If you did it, the bedroom story changes entirely.
AnswerYes. Doors and a wardrobe are in, so it now lives as a true third bedroom.
What upgrades have you done since 2018?
Anything at all, inside or out, big or small. Roof, HVAC, water heater, solar, finishes, landscaping.
AnswerA full bathroom addition, a Jack and Jill bathroom conversion, the bedroom conversion above, and a new sunshade out back.
Is there gas run to the outdoor fireplace and BBQ?
The 2004 permit for that line was cancelled. I want to understand what is actually out there before a buyer's inspector does.
AnswerGas is stubbed to the outside but not hooked up to anything.
The boundary dispute: was it formally resolved?
A recorded settlement or survey would need to be disclosed, and if a survey exists it is an asset, not a liability.
AnswerYes. The dispute was over a retaining wall. The court case was dismissed in December 2023 and the paperwork is on file with me.
Do you hold a Santaluz Club membership, and is it transferable?
Club membership is separate from the HOA and buyers always ask.
AnswerA social membership, and it is transferable. The buyer pays a transfer fee of roughly $25,000.
What are your actual monthly HOA dues?
I am seeing $652 and $685 on two current Santaluz listings and want your real number.
Answer$685 per month.
Has the home ever been rented?
It matters for both disclosure and taxes.
AnswerNever.
Do you want to buy the new house first, sell first, or do both at once?
Each path is workable. Sell first is cleanest for cash, buy first avoids a double move, and simultaneous takes coordination but is done all the time. Your answer shapes the whole timeline.
AnswerAny of the three. You are not in a rush, which keeps every path open and is a genuine negotiating advantage.
One thing to raise now rather than later. Because this is a second home rather than your primary residence, the capital gains exclusion does not apply. Against your 2018 basis that is a meaningful number, and it directly affects what is left to put toward Solana Beach. Worth a call with your CPA before we commit to a plan on either side.
06 · The Documents
Click any document to download it. These are the actual public records, not summaries.
Property Report
CRS Property Report
The full parcel record: ownership, sales history, tax assessment, mortgage history, building characteristics.
County Record
FY 2025–26 Special Assessments Bill
Your exact tax bill from the County Office of Property Tax Services, with the line-by-line Mello-Roos breakdown.
City of San Diego
Santaluz CFD No. 2 Administration Report
The FY 2025–26 report with the bond debt schedule showing final maturity September 1, 2030.
Poway Unified
Special Tax Reduction Plan, 2023 Update
The board presentation projecting CFD No. 4 payoff in 2031, sixteen years ahead of the original 2046 schedule.
City of San Diego
Permit Records
The complete permit history for the parcel, including the finaled 2015 bathroom permit.
07 · What Happens Next
A home on your street with your exact floor plan closed in April, which gives us an unusually clean read, and your immediate neighbor is on the market right now, which tells us a lot about where buyers are. I am finishing that analysis and will walk you through the full picture, including what it means for your net, when we talk.
