From 1980s Relic to Rancho Santa Fe Masterpiece: The Transformation of 16039 Via Del Alba

# From 1980s Relic to Rancho Santa Fe Masterpiece: The Transformation of 16039 Via Del Alba

*November 11, 2025 – Rancho Santa Fe, California*


*Sunrise over 16039 Via Del Alba – the 2,400-ft driveway now a dark satin ribbon, the pool terrace acid-etched and shimmering.*

In 2016, we stood on a 5.22-acre parcel in the heart of Rancho Santa Fe and saw potential where others saw neglect. The single-story ranch house hadn’t been touched since the Reagan administration—faded stucco, cracked concrete, and a lawn that guzzled 40,000 gallons of water annually just to stay green. Fast-forward nine years, and **16039 Via Del Alba** is now a water-wise equestrian estate with sweeping Covenant views, a renovated barn, and an orchard that produces everything from **Reed avocados** to white sapotes. After nearly a decade of phased construction, the home is officially on the market.

## Phase 1: Killing the Lawn, Saving the Water

*28,000 sq ft of thirsty turf largely replaced by decomposed granite and drought-tolerant specimens.*

Southern California’s drought cycles made the decision easy. We removed 28,000 square feet of turf—replacing it with **decomposed granite hardscape and a curated collection of arid-climate plant specimens** from Mediterranean, Australian, and South African biomes. Think **Bismarck palm (*Bismarckia nobilis*)** with its striking steel-blue fan fronds, **Brahea armata (blue fan palm)** with its stiff, powder-blue foliage, **Bambusa chungii 'Changi' (tropical blue bamboo)** for its powdery blue canes, **Schizolobium parahyba (Brazilian fern tree)** with its massive, fern-like canopy and lightning-fast growth, **Archontophoenix alexandrae (king palm)** for its graceful, ringed trunk, **Bauhinia variegata (orchid tree)** with its orchid-like blooms, and **reliable disease-resistant roses** like 'Iceberg' and 'Knock Out' for repeat blooming. All thriving on rainfall plus minimal drip. The savings: roughly 1.2 million gallons per year, enough to fill two Olympic swimming pools.

**Key incentive:** We enrolled in California’s *Turf Replacement Program*, which provided **$2 per square foot** up to a **$10,000 maximum**. We targeted the highest-impact 5,000 sq ft around the house and pool, securing the full **$10,000 rebate**—a smart boost that offset permitting and demo costs. Drip irrigation on smart controllers now feeds the landscape, and recycled barn runoff irrigates the orchard.

## Phase 2: The Barn & Equestrian Compound


*The restored 1980s pole barn – six matted stalls, tack room, and a 160×290 all-weather arena beyond.*

The original 1980s pole barn was structurally sound but cosmetically tragic. We kept the post-and-beam skeleton, added:

- **Six 12×12 matted stalls** with automatic waterers

- **160 × 290 all-weather jumping arena** (GEOTEXTILE base, silica sand footing)

- Tack room, feed room, wash rack, and hay storage for 60 bales

At peak, we kept six horses in training—hunters and jumpers under daily care by a resident trainer. The barn’s new **clay-shingle roof** with cupolas improved ventilation while echoing the original ranch aesthetic.

## Phase 3: The Orchard That Shouldn’t Work (But Does)


*800–1,000 lbs of annual yield – from **Reed avocados** to **macadamias** – sold at the Rancho Santa Fe Farmers Market.*

Rancho Santa Fe sits at 300 feet elevation with marine-layer mornings and occasional 20 °F winters. Conventional wisdom says no cherimoya, no macadamias, no white sapote. Microclimates and careful siting proved otherwise. The **¼-acre orchard**—intensively planted on **standard rootstocks** (no espalier, no dwarfing)—now includes:

| Stone Fruit | Citrus | Tropical & Subtropical | Berries & Nuts |

|-------------------|----------------------|--------------------------------------------|------------------------------------|

| Santa Rosa plum | Valencia orange | White sapote (2 cv.) | Highbush blueberry (6 cv.) |

| Burgundy plum | Moro blood orange | Cherimoya | Raspberry ‘Heritage’ |

| El Dorado peach | Meyer lemon | Guava (Mexican cream, pineapple, ruby supreme) | Blackberry ‘Triple Crown’ |

| | Oroblanco grapefruit | Feijoa | Macadamia ‘Beaumont’ |

| | | | Pomegranate ‘Wonderful’ |

The trees yield 800–1,000 lbs of fruit annually. Excess goes to the Rancho Santa Fe Farmers Market and the on-site farm stand.

## Phase 4: The House—From Frumpy to Photogenic


*The 3,200 sq ft ranch reborn – accordion doors open to the 1,100 sq ft ipe deck and heated saltwater pool.*

The 3,200 sq ft ranch house got a top-to-bottom refresh without losing its soul:

- **Exterior:** The original red brick façade was **coated in a breathable white lime-wash**, instantly modernizing the look while preserving the texture. We replaced all **front windows, entry doors, and rear sliding doors** with black steel-framed glass, creating seamless indoor-outdoor flow to the pool and garden hardscape.

- **Interior:** Open-plan kitchen with 14-ft island, white oak floors, 16-ft accordion doors

- **Outdoor living:** 1,100 sq ft ipe deck, **saltwater pool/spa**

- **Views:** Unobstructed 180° of the Rancho Santa Fe golf course and distant coastal hills

The **acid-etched concrete hardscape**—with its velvety, non-slip finish—anchors the pool terrace, while a separate path connects to the barn courtyard.

## The Driveway: Nearly Half a Mile of Grit, Grace, and Budget Heroics


*The 0.45-mile driveway – repaved for under $70,000 by Eagle Paving, now framed by olive trees and solar lights.*

The **2,400-foot (0.45-mile) driveway** was the project’s unsung beast. **Decades of heavy hay trucks, horse trailers, and delivery rigs had left the asphalt cracked, potholed, and choked with 30 years of eucalyptus roots**, threatening to derail the budget. After three bids came in north of $180,000, we found **Eagle Paving**—a local, second-generation crew who specialized in rural estate repaves. They:

- Regraded for positive drainage

- Applied a **top layer of asphalt** with fiber reinforcement

- Added a chip-seal finish for that classic ranch crunch under tire

Total cost: **under $70,000**—a fraction of the low bid. It now ribbons through the property like a dark satin ribbon, framed by olive trees and solar path lights.

## The Numbers

| Metric | Before (2016) | After (2025) |

|----------------------------|------------------------|--------------------------|

| Annual water use (gallons) | 1,450,000 | 220,000 |

| Irrigated turf | 28,000 sq ft | 0 |

| Turf rebate received | $0 | **$10,000** |

| Driveway condition | Cracked, potholed | 2,400 ft repaved |

| Fruit trees | 3 | 87 |

| Stalls | 4 (dilapidated) | 6 (climate-controlled) |

| Entertaining capacity | 12 (awkward) | 75 (flow) |

## Ready for Its Next Chapter


*Move-in ready. Turnkey. Yours.*

After 2,500 tons of imported soil, 47 mature specimen trees, and more late-night design revisions than we can count, **16039 Via Del Alba** is move-in ready. The horses have moved to a lease facility down the road, the orchard is dialed in, and the pool is heated to 84 °F year-round.

For the buyer who wants turnkey equestrian infrastructure, Covenant views, and a produce aisle in the backyard—this is it.

[View Full Listing on Redfin](https://www.redfin.com/CA/Rancho-Santa-Fe/16039-Via-del-Alba-92067/home/4189674)

*Offered exclusively by Compass Real Estate | **Caren Kelley**. Inquiries: [redfin.com/CA/Rancho-Santa-Fe/16039-Via-del-Alba-92067/home/4189674](https://www.redfin.com/CA/Rancho-Santa-Fe/16039-Via-del-Alba-92067/home/4189674)*