Best Deal Homes in Temecula Valley

The closest sale at 31099 Lazy K closed at $875,000 despite being about 413 sq ft smaller. Two other relevant sales support a value near $900,000 after size and bathroom differences. I used a more conservative range than the mechanical adjustments because some sales are newer and in different micro-locations.

Public property pages show a 2025 tax bill of about $8,840 on an assessed value of roughly $484,000. The buyer’s bill will reset based on the purchase price, so the future total must be estimated through title or the county. Verify view permanence, exact bedroom/bathroom configuration, HOA documents and whether the corner placement increases traffic.

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An exact-size 1997 sale nearby closed at $785,000. Several smaller sales closed from $675,000 to $705,000. The golf-course position and owned solar support the upper half of the range, but a lower same-street sale shows condition and location within the tract can materially change value.

No mandatory remodel budget was deducted from the MLS information. Verify the remaining useful life and transfer documentation for the solar system, roof/HVAC age, golf-ball exposure, course maintenance noise, rear-yard privacy and current Temeku Hills dues. Public portals disagreed on whether the latest price was $649,990 or $699,990; this report uses the uploaded MLS snapshot.

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The best nearby sale, 33370 Morning View, closed at $765,000 with 2,380 sq ft. Other relevant sales ranged much higher, but I capped the subject near $810,000 because condition, gate location and tract position can explain part of that spread.

The public 2025 tax bill was about $5,260 on a $422,608 assessment, which suggests a comparatively low effective historic burden. The new owner’s assessed value will change.

Verify current HOA dues, gate/amenity access, any golf-course influence, solar status, permits for upgrades and whether the corner position creates extra headlights or traffic.

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Nearby pool and non-pool sales from $735,000 to $802,000 are larger, so the subject requires a size adjustment. The pool and owned solar offset some of that difference. The final range is intentionally below the initial spreadsheet model and does not rely on automated portal estimates.

A prior listing specifically stated no Mello-Roos and no HOA. The 2025 public tax bill was about $5,597 on a $487,322 assessment.

Verify current pool condition, solar ownership/UCC filings, exact VA assumption requirements and balance, roof/HVAC age, rear-neighbor relationship and whether seller concessions affected comparable prices.

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23523 Taft Court is the anchor sale because it is the same reported size and closed for $880,000. The Hamlin Court sale had a pool and slightly less living area, so it brackets the subject after accounting for pool value. The subject’s smaller two-car garage is a possible negative that should be confirmed.

The 2025 public tax bill was about $6,127 on a $416,429 assessment. That is a far better tax profile than many newer Winchester and French Valley homes.

Verify garage count, office/bedroom legality, roof/HVAC/plumbing age, rear-yard condition and any location influence not visible in MLS data.

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Nearby sales are dispersed from $575,000 to $799,000 because condition, pools and exact models vary. The most useful non-pool five-bedroom sales at $700,000 and $735,000 support the range. This is a smaller-margin deal than the first two, but the additional bathroom and system work improve buyer appeal.

Verify the permitted bedroom/bathroom count, plumbing documentation, roof and HVAC installation dates, solar status and whether the high bedroom count compromises room sizes. No large renovation allowance was assumed.

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31739 Brentworth is the strongest anchor at the same 3,165 sq ft and $695,000 without a pool. The subject appears to have been reduced aggressively. I did not automatically add the full $50,000 pool assumption because pool quality and condition must be verified.

MLS reports no HOA and no assessments. Verify that through the preliminary title report and current tax bill.

Confirm pool condition, solar status, roof/HVAC age, whether the public-facing current price has changed from the MLS export, and why the property was reduced by $86,000.

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This is not a speculative price-per-square-foot pick. The strongest sale is the same reported living area, similar age and only 0.20 mile away. Three smaller 1,585 sq ft sales from $555,000 to $565,000 provide a useful floor.

MLS marks special assessments, so obtain the current tax bill before treating the low list price as the final affordability number. Confirm incentive terms, rear-yard condition, solar, permits and insurance.

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The automated screen initially overvalued the pool. Public remarks describe an above-ground pool and spa, so I did not treat it like a $50,000 in-ground pool. The value case rests more on the larger house, paid solar, RV parking, view deck and lower tax burden.

Public history shows about $7,676 in 2025 taxes on a $623,199 assessment, close to the advertised 1.2% rate and substantially better than many newer tracts.

Confirm that solar is fully paid, above-ground pool permitting/condition, deck safety and permits, HOA rules for RV parking and whether the views are protected.

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The same-size 21565 Pumice sale is the best anchor. The subject has one fewer reported bedroom and unknown condition, so I reduced the indicated range. The listing says the short sale is approved at $635,000, but approval terms can expire or change.

MLS reports special assessments but no annual amount. Obtain the current tax bill and preliminary title report. Short sales can involve delayed approval, lender counteroffers, deferred maintenance, unpaid HOA balances and limited seller repairs.

Verify interior condition, roof/HVAC, solar, liens, HOA balance and whether lender approval is transferable to a new buyer.

The closest sale had 205 fewer sq ft and closed at $645,000. A larger competing sale closed at $735,000. The subject’s cul-de-sac, large yard and three-car garage support a value in the upper $600,000s if condition matches the listing.

MLS reports special assessments without an annual dollar amount. Verify the tax bill, HOA documents, roof/HVAC, rear-yard drainage, solar and any insurance concerns.

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34668 Orchard is the most persuasive sale because it has the same living area, similar age and a pool. It closed at $760,000 with one fewer bedroom. Two additional smaller/no-pool sales support a range around the mid-$700,000s after adjustments.

MLS reports special assessments. Confirm the annual amount. Large-lot value depends on usability, drainage, easements and access, so verify those items rather than assuming every square foot contributes equally.

Inspect pool equipment/surface, roof, septic or sewer connection, permits and insurance availability.

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Nearby non-pool homes closed from $640,000 to $675,000, with one distressed-looking sale at $495,500. The pool/spa and no-rear-neighbor position support a premium, but the $4,767 annual CFD/Mello-Roos fee and short-sale uncertainty keep confidence low.

Major caution: a public MLS mirror reports a $4,767 annual CFD/Mello-Roos fee, in addition to the $90 monthly HOA. That is exactly the type of expense that causes buyers to hesitate and can reduce resale appeal.

Verify lender approval, solar ownership/obligation, pool permits and warranty, tax bill, HOA balance, title liens, seller repair limitations and whether the no-rear-neighbor condition is permanent.

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