SummerHouse at Auberge Del Sur

The Most Exclusive San Diego 55+ Enclave

SummerHouse at Auberge is the ultra-premium tier of San Diego 55+ living: a gated enclave within the larger Auberge community, featuring 30+ detached luxury homes on 1/2–3/4 acre lots. First-floor primary suites, high-end finishes, Carmel Valley location.

Gated Within Gated

SummerHouse has its own private gated entrance, separate from the larger Auberge community. This creates exclusivity within exclusivity:

• Private security gate
• Separate clubhouse for SummerHouse residents
• More intimate community (30 homes vs. 200+)
• Proximity to larger Auberge amenities without daily mixing

Floor Plans & Architecture

SummerHouse homes feature ultra-premium finishes:

• 2,500–3,500+ sq ft
• Detached single-family (no shared walls)
• First-floor primary suite (key for aging-in-place)
• 3–4 bedrooms, 3–4 bathrooms
• High-end kitchens with island seating
• Outdoor living (courtyards, patios, landscape stonework)
• 2–3 car garages

What's Included (Ultra-Luxury Tier)

• SummerHouse clubhouse (residents only)
• Access to larger Auberge amenities (pools, fitness, dining)
• Del Sur master plan trails (60+ miles)
• Concierge services
• Low-maintenance exteriors (HOA handles landscaping, hardscaping)
• Security gated community with 24/7 patrol

True Monthly Carrying Cost (Estimate)

Example: $2,000,000 detached home.

• HOA (SummerHouse + Auberge): ~$900–$1,200/mo (luxury tier ultra-premium)
• Property Tax: ~$2,400/mo (1.44%)
• Insurance: ~$800/mo (luxury home coverage)
• CFD (if confirmed): ~$300–$500/mo
• TOTAL: ~$4,400–$4,900/mo

For context: $2M single-family in Carmel Valley would be $4,500–$5,500/mo all-in. SummerHouse is competitive for ultra-prime tier with HOA maintenance advantage.

Prop 19 Math at Ultra-Premium Tier

For ultra-wealthy California retirees, Prop 19 transfers are most valuable at this price point.

Example: Bay Area home ($3.5M market value, $900K basis) downsizing to SummerHouse ($2M).

• With Prop 19: Full $900K basis transfers + downsize adjustment. Tax basis: $900K. Annual tax: $12,960
• Without Prop 19: $2M × 1.44% = $28,800/yr
• Annual savings: $15,840 | 20-year savings: $316,800

At this price tier, Prop 19 is not an option—it's essential tax planning.

Carmel Valley Prestige

Carmel Valley is San Diego's newest ultra-premium neighborhood:

• UC San Diego adjacent (intellectual/cultural prestige)
• Torrey Pines Golf Club proximity (5 miles)
• La Jolla & Torrey Pines coastal access (8 miles)
• Contemporary architecture culture
• No strip malls, no commercial sprawl

Why This Community Matters

SummerHouse at Auberge is for the segment of retirees who have seven-figure retirement portfolios and view San Diego real estate as both home and wealth storage. It's not just residential—it's an asset class. For this cohort, location matters less than prestige, HOA maintenance convenience, and tax efficiency (Prop 19).

Honest Considerations

• HOA is substantial: $1M+/year in community assessments for ultra-premium tiers. Expect special assessments for major capital projects.
• Market is small: Ultra-premium San Diego 55+ buyers are limited. Resale timing matters.
• CFD likely: Del Sur master plan almost certainly carries Mello-Roos. Adds $300–$500/mo.
• Not for frequent travelers: Maintaining $2M+ home even with HOA requires oversight.

Next Steps

For ultra-wealthy California retirees seeking maximum tax efficiency + maximum prestige: SummerHouse is the San Diego answer.