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Green ValleyWith seven separate neighborhoods, Green Valley is the oldest large neighborhood in North Poway. Prices range, generally, from $500,000 to the million dollar mark. There
is no sign in Green Valley telling you which sub area you are in. Why should you care?
Because each sub area is governed by a different set of CC&Rs -- Conditions, Covenants, and Restrictions.
(Think: Private Zoning Rules that are more stringent than the City/County rules.) Where
CC&Rs and County rules disagree, the more stringent rule generally applies. I
was once the president of the Green Valley Civic Association, which does not enforce any
of the six or seven separate sub-area rules, but which tries to keep track of the overall
enforcement. Each sub-area enforces, or fails to enforce, their own rules. Since
CC&Rs “go with the land,” you must “voluntarily” agree to abide by
the rules when you purchase the property. You actually sign a contract agreeing to do so,
and are given a copy of those rules by the Title Company when you purchase the land. By
purchasing the land, you agree to follow the rules. If you don’t like the rules,
first find out who is the enforcement group for the particular rules of your sub-area, and
find out if those rules are a) enforced, and b) enforceable. (Your attorney may advise you
that the CC&Rs in your area are not enforceable.) Valle
Verde Ranch is (generally) the horse area of Green Valley. Not every home is permitted
horses, but in the Green Valley area the preponderance of homes with horses are in Valle
Verde Ranch. The homes are on an acre or more, and this is the neighborhood where Jean and I lived for 22 years. Following
Avenida Florencia to the South, and turning left on Avenida La Valencia will bring you
into the Silver Saddle area, which has some homes on smaller (half acre) lots, and some
homes on acre plus lots. Again, there are horse lots here, because Silver Saddle began
life as a subset of the Valle Verde Ranch. (Residents of Silver Saddle have their own
CC&Rs and would disagree that they are a subset of Valle Verde Ranch, but it is a fact
that their land was once part of the Valle Verde Ranch – way back when I lived
there.) If
you continued to drive along Avenida Florencia, you would see the street signs change from
Avenida Florencia to Del Norte – and it would not do so at an intersection. Six years
ago, and for the 22 preceding years, Jean and I lived at a home right in front of a street
sign that said we lived at 1621 Del Norte. One day they moved the street sign 15 feet to
accommodate a new home, and suddenly we lived at 16241 Avenida Florencia. We had moved to
a new address and we didn’t even have to pack! A
few houses down the street on Del Norte, you enter the Green Valley sub-community of Del
Norte, built many years ago by Pacific Iron and Steel. Although at one time Del Norte was
the least expensive homes in Green Valley, this is no longer the case. Taking a left on the street named Stone Canyon will take you to the very toni Green Valley Bowl. I
like the fact that each sub section of Green Valley has its own set of rules, because it
insures that the rules will be enforced, or not enforced, by your closest neighbors.
Please be certain to read the CC&Rs for YOUR sub-area. It has been my experience that
many (most?) real estate people do not know where one sub-area begins and another ends.
Since there are no signs, and neighborhoods OFTEN begin and end in the middle of a block
without notice, it is important to deal with a Realtor who KNOWS the area. As you proceed down Espola Road, you can next turn to the right on Valle Verde, which also takes you into the previously mentioned Valle Verde Estates, or to the left, which leads to Stoneridge, or proceeding straight will take you outside of the Green Valley area to the very expensive Lomas Verdes area. Let's stay in Green Valley for a while longer. A quick right on Cloudcroft will take you into the Stoneridge
Country Club area. As is the case in most country club areas, the lots are smaller so they
can get more people around the golf course.
Stoneridge is a semi-circle and Cloudcroft will take you back to ESPOLA Road. Most of Green Valley is on the hillside of the south part of ESPOLA Road. Valle Verde Estates is at the bottom of Martincoit Road, and it is an older neighborhood, but continuing up Martincoit Road leads to Green Valley Estates. Green Valley Estates has many homes with impressive views, and is a more expensive neighborhood. Homes are generally just under the million dollar mark. |
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allen@allenhemphill.com with
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