Dorsey by CalWest
94 townhomes and flats of about 1,230 to 1,639 square feet, priced from the low $800,000s.
Entry price
Buy a new home in 3Roots and keep the commission
3Roots builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $950,000 home in San Diego, California, that's about $13,750 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
Your 3Roots savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $950,000 home
- +$13,750
- You keep both
- Builder deal + $13,750
What to know before buying in 3Roots
3Roots is a 413-acre master-planned community in Sorrento Mesa, in the Mira Mesa area of San Diego, built on a former rock quarry along Carroll Canyon. Mesa Canyon Community Partners, a group formed by Lennar, Shea Homes, and CalWest Homes, is developing about 1,800 homes in 14 neighborhoods, with completion expected around the end of 2026. About 200 acres, more than 60% of the site, stay as open space anchored by Carroll Canyon Creek.
Amenities include the Fit and Rec Center, a resident-only fitness club, and Wisdom Park, a 3.3-acre park built for learning through play, plus a pool, playgrounds, paseos, and miles of walking and bike trails. A 23-acre sports park with pickleball courts and soccer fields is planned, and the Roots Collective will hold local food, retail, and co-working space. Major employers in Sorrento Valley are a short drive away.
By April 2024, 859 homes had sold, and the final neighborhoods opened then: Aero by CalWest, Atwood by Shea, Dorsey by CalWest, and Hudson by Lennar. Shea sells Atwood townhomes through a priority list, and CalWest's Dorsey has been priced from the low $800,000s. With the last homes for sale and resales starting to appear, a local buyer's agent who negotiates each builder's final inventory against nearby resales is how you get the best price in 3Roots.
- 413
- Acres
- 1,800
- Homes planned at build-out
- 2020
- Year homebuilding started
- From the low $800Ks
- New home prices
- School districts
- San Diego Unified School District
- Property tax
- About 1% plus bonds and special taxes (estimate)
- Master developer
- Mesa Canyon Community Partners
Stack your rebate on top of 3Roots builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
3Roots builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $13,750 on a $950,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $950,000
- Builder-paid commission (2.5%)
- $23,750
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $13,750
Example at a 2.5% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $13,750 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$950,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$13,750
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $950,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $23,750
- TurboHome flat fee
- $10,000
- Estimated rebate
- $13,750
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $950,000
$13,750
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with 3Roots builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in 3Roots
- Lennar
- Shea Homes
- CalWest Homes
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a 3Roots model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside 3Roots
Each village has its own age, price point, and school zoning. Here is how they compare.
Atwood by Shea Homes
76 three-story townhomes of about 1,518 to 1,872 square feet, sold through a priority list.
Townhomes
Hudson by Lennar
80 townhomes of about 1,632 to 2,177 square feet.
Townhomes
Aero by CalWest
83 single-family homes of about 1,875 to 2,121 square feet, from the high $1,200,000s in 2024.
Detached
What our local agents check in 3Roots
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Get on the priority lists
Shea sells Atwood through a priority list. Our local agents register you before your first contact with any builder, so your rebate stays protected.
Negotiate the final homes
With 3Roots expected to finish around the end of 2026, builders may trade price, upgrades, or closing help to close out. We push for all three.
Ask about the sports park timing
The 23-acre sports park is still coming. We ask builders for the latest schedule so you know what will be next to your home.
Price the lender incentive both ways
Builder rate buydowns often require the builder's lender. We get an outside quote so you can see what the incentive is really worth before you commit.
Inspect even brand-new homes
New does not mean flawless. We recommend an independent inspector at pre-drywall and before the final walkthrough, while the builder still has crews on site.
Meet your Agents
Meet your Agents
Experience: 20+
No. of Transactions: 1012+
“Licensed Realtor serving San Diego and Memphis with expertise in residential, commercial, and investment properties.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in 3Roots: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $950,000 home with 2.5% compensation, that is $23,750 minus a $10,000 flat fee, for a TurboHome rebate of $13,750. Your lender confirms how the credit is applied.
More San Diego communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Otay Ranch new homes
Chula Vista, CA
Selling new homes
Pacific Highlands Ranch new homes
San Diego, CA
Built out, resale only
Civita new homes
San Diego, CA
Late stage, fewer lots left
4S Ranch new homes
San Diego, CA
Built out, resale only
San Elijo Hills new homes
San Marcos, CA
Built out, resale only
Del Sur new homes
San Diego, CA
Built out, resale only
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- San Diego Business Journal: 3Roots opens final neighborhoods (2024)
- Shea Homes: 3 Roots master plan
- 3Roots: Official site
- Hoodline: 3Roots quarry turns into 1,800 homes (2026)
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in 3Roots?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.