Auberge at Del Sur

Del Sur, San Diego 92127 | 206 homes | Luxury tier | Built 2016–2018 | Gated

⚠ VERIFICATION HOLD: CFD/Mello-Roos status pending. Del Sur master plan is newer and likely carries CFD. Do not publish until verified with San Diego County TTLC. Once verified, add estimated annual CFD cost to this page.

Luxury Carmel Valley Living in Master-Planned Del Sur

Total Homes

206

Build Years

2016–2018

Price Range

$1.495M–$2.645M

Size Range

1,276–2,923 sq ft

Auberge at Del Sur is San Diego's newest luxury 55+ enclave, built 2016–2018 within the larger Del Sur master-planned community in Carmel Valley. Modern architecture, single-story floor plans, resort-style amenities, and extensive trail access define this community.

What's Included (Luxury Tier)

  • Private gated entrance to Auberge section
  • Clubhouse with dining, lounge, library
  • Swimming pool & spa
  • Fitness center with classes
  • Pickleball courts
  • Walking trails throughout Del Sur master plan
  • Access to Del Sur village (shopping, dining, parks)
  • Low-maintenance exteriors (HOA maintains landscaping, exterior paint)

Floor Plans & Modern Construction

Homes range from 1,276–2,923 sq ft with 2–4 bedrooms, 2.5–3.5 bathrooms. Single-story layouts (key for mobility in later retirement years). Open floor plans, modern kitchens, high-end finishes.

  • Most homes have first-floor primary suite
  • Attached 2–3 car garages
  • Private patios/courtyards
  • California Closet storage in many units

True Monthly Carrying Cost (Estimate)

Example: $1,800,000 home purchase. CFD amount pending verification.

CategoryMonthly (Est)Annual (Est)
HOA$500–$600$6,000–$7,200
Property Tax (1.20% effective)$1,800$21,600
Insurance (0.4%)$600$7,200
CFD/Mello-Roos (PENDING)TBD$3,000–$6,000?
MONTHLY TOTAL (pre-CFD)$2,900–$3,000$34,800–$36,000

CFD will add $250–$500/month if confirmed. This makes Auberge a $3,150–$3,500/month carrying cost at this price point.

Prop 19 Advantage (The Real Story)

For Bay Area or LA equity-rich buyers, Auberge's higher price point actually makes Prop 19 math more compelling.

Example: Bay Area buyer with $800K assessed basis on $2.1M home buying $1.8M Auberge home.

  • With Prop 19 (full basis transfer + adjustment): Tax basis ~$800K. Annual tax: $800K × 1.20% = $9,600/yr
  • Without Prop 19: $1.8M × 1.20% = $21,600/yr
  • Annual savings: $12,000/yr | 20-year savings: $240,000

This justifies the premium price for California equity-rich retirees.

Del Sur Master Plan Context

Auberge is one enclave within a larger Del Sur master-planned community (Carmel Valley, 92127). Del Sur includes:

  • Mixed residential neighborhoods (not all 55+)
  • Shopping/dining village center
  • Parks & trail system (60+ miles planned)
  • Schools (not relevant for 55+, but affects neighborhood character)

Advantage: Trail access & village amenities. Disadvantage: Shared trails/amenities mean mixing with younger residents.

Nearby Amenities

  • Torrey Pines Golf Club (5 miles) — public play available
  • UC San Diego (adjacent) — cultural events, lectures
  • Carmel Valley shopping & dining (2 miles)
  • Torrey Pines State Natural Reserve (6 miles)
  • La Jolla Shores beach (8 miles)

Honest Considerations

  • CFD likely: Del Sur is newer master plan; likely carries Mello-Roos. Adds $250–$500/mo to carrying cost.
  • Newer = less predictable: No long-term HOA history. First major roof cycle, landscaping overhaul will come in 2020s+.
  • Higher HOA: Luxury resort-level amenities are expensive to maintain.
  • Market saturation: Luxury San Diego market is competitive. Resale timing matters.

Why This Community Matters

Auberge represents the premium tier of San Diego 55+. For wealthy retirees prioritizing modern construction, luxury amenities, and Prop 19 tax benefits, it's compelling. For budget-conscious buyers, Ocean Hills or Costa Serena are better fits.

Next Steps

HOLD: Await CFD verification before driving traffic to this page. Once verified, publish with clear CFD disclosure.

Inquire About Auberge (Pre-Publication)