3-Car Garage Homes

[quote author="ajw522"]
[quote author="irvinehomeowner"]This one in Northpark popped up today and the one big reason why I like it is the lot is HUGE:

102 Spring Vly, 2500sf, $949,000
http://www.redfin.com/CA/Irvine/102-Spring-Vly-92602/home/5812683

Floorplan
http://floorplans.irvinerealtorsite.com/Northpark/MendocinoNorth/MendocinoNorthC2468.JPG

It has dual master closets, upstairs laundry with sink and the back/side yard really does look like a park... no downstairs bedroom though.

This is probably better than the Portola Springs Gray Dove one based on lot size and should move pretty fast.[/quote]

Wow! Lot is huge!! But with 2500 sqft, you would think they could put in a bedroom downstairs. The price is high too for 2500 sqft.[/quote]

Nice lot and landscaping. I agree, wish they had that extra bedroom downstairs--would have been ideal. I think it will sell quickly.
 
It looks like all those Westpark homes are under contract... we'll see what they close at.

Recently there hasn't been very much new 3-car inventory under $1mil in Irvine and there is NOTHING listed under $800k.

Someone tell me how Irvine is NOT different?
 
[quote author="irvinehomeowner"]It looks like all those Westpark homes are under contract... we'll see what they close at.

Recently there hasn't been very much new 3-car inventory under $1mil in Irvine and there is NOTHING listed under $800k.

Someone tell me how Irvine is NOT different?[/quote]
It is different. It doesn't have an 3-car garage homes listed under $800k unlike other cities in OC.
 
[quote author="joeyp"]Here's some 3 car garage porn for this thread, (don't worry very safe for work)

http://philip.greenspun.com/images/20091226-el-dorado-hills/in-sequence

Apparently, people outside of california call these "snout houses," http://en.wikipedia.org/wiki/Snout_house[/quote]

Unfortunately BK spoiled my appetite for 3car frontal garages. Here is an old thread on homes with good aesthetics: http://www.irvinehousingblog.com/forums/viewthread/5487/

I like the 2nd set of pictures with the garage off to one side. Unfortunately to have a home like that in Irvine would be over my budget--think Shady Canyon.

So when will TIC consider building homes Bk style---with a rear entry 2.5 car garage and central courtyard? This plan while not ideal (i.e. no driveway), would still appeal to many potential Irvinites and be more budget and land efficient.

http://www.irvinehousingblog.com/forums/viewthread/4236/
 
[quote author="IACRenter"]
[quote author="joeyp"]Here's some 3 car garage porn for this thread, (don't worry very safe for work)

http://philip.greenspun.com/images/20091226-el-dorado-hills/in-sequence

Apparently, people outside of california call these "snout houses," http://en.wikipedia.org/wiki/Snout_house[/quote]

Unfortunately BK spoiled my appetite for 3car frontal garages. Here is an old thread on homes with good aesthetics: http://www.irvinehousingblog.com/forums/viewthread/5487/

I like the 2nd set of pictures with the garage off to one side. Unfortunately to have a home like that in Irvine would be over my budget--think Shady Canyon.

So when will TIC consider building homes Bk style---with a rear entry 2.5 car garage and central courtyard? This plan while not ideal (i.e. no driveway), would still appeal to many potential Irvinites and be more budget and land efficient.

http://www.irvinehousingblog.com/forums/viewthread/4236/[/quote]

Wow, you have been taking good notes!
 
So I drove by some Aliso Viejo 3WCG just to see the general condition of the homes, how the neighborhood was and where they were. I drove by 2 different ones:

71 Rockrose, 700k (short sale), 2685sf
http://www.redfin.com/CA/Aliso-Viejo/71-Rockrose-92656/home/4869360

These are a bit newer and one side of these streets have view lots (some are even single loaded). The area is nice and I do like the elevations of some of these models... reminds me of StanPac homes in Irvine.

We also drove by this one in the Laguna Audobon area:

2 King Eider, 639k (short sale), 2390sf
http://www.redfin.com/CA/Aliso-Viejo/2-King-Eider-Ln-92656/home/4854824

This area is a bit older and reminds me of Westpark I.

I didn't look inside these homes (no open house and no IR2) but while Rockrose is newer, King Eider is closer to the El Toro / 133 transition which is better as it is closer to Irvine.

A big problem is I timed the distance from King Eider to just my exit off the 405 and it took about 15 minutes with zero traffic. During weekdays, if I adjust for traffic, that's probably more like 20-25 minutes. Add that to what I already commute... and we're talking 40-50 minutes extra per day.

Now I assume many of you probably have longer commutes and probably think what I'm talking about is insignificant, but when you have a set schedule of when to drop off and pick up kids, this becomes a huge issue. Add to that where your various medical/dental appointments are and any other things and it becomes quite a hassle.

Is it really worth the 3CWG? (And I think the sigoth would rather have a brand new 2CG in Irvine than a pre-owned 3CWG that is NOT in Irvine).

EDIT: Had the wrong Redfin link to King Eider.
 
That King Eider house is a super buy. It is in the Laguna Beach school district. Your kids will have a long bus ride, but great schools.

You probably wouldn't want to pick them up from school, though, as if you think the 25 minutes to the house is long, I would guess that the commute to top of the world elementary is almost an hour.
 
I guess I was a bit unclear, when I said "my exit" I meant to my current home. So there is still more time to get to work, which would mean more of a 45 minute commute not adding in dropping/picking up kids.

Looks like I may have to go 2CG.
 
Just some updates on the houses I posted:

7 Santa Eulalia, 5/2.75 2750sf, listed for $995k, sold for $995k
http://www.redfin.com/CA/Irvine/7-Santa-Eulalia-92606/home/4628045

22 Santa Rida, 5/2.75 2750sf, listed for $1.1m, sold for $1.05m
http://www.redfin.com/CA/Irvine/22-Santa-Rida-92606/home/4626578

Those 2 were the 2 Westpark II homes with the same floor plan. The other, 5 Cipriani is in escrow. That they sold close or at listing is amazing.

This next one is a new build in Portola Spring, a Las Colinas Plan 1:

30 Gray Dove, 3/3.5 2717 sf, listed for $909k, sold for $870k
http://www.redfin.com/CA/Irvine/30-Gray-Dove-92618/home/7203699

I though it would sell for above $909k based on recent comps but something turned this one into a comp killer. Maybe the 2010 Collection prompted the bank to sell fast. This is probably the lowest priced Las Colinas ever.

Remember that huge lot in West Irvine?

50 Millgrove, 4/2.75 2700sf, listed $849,900, sold for $810k
http://www.redfin.com/CA/Irvine/Undisclosed-address-92602/home/5768371

So not only are these homes commanding premium pricing, but they are not sticking around very long either. Seems like newer 3WCGs under $900k can move pretty easily.
 
Just as an update based on Redfin, there is not a SINGLE 3-car garage house in Irvine that is non-short sale priced below $875k. There is only ONE short-sale priced home below that and it's for $850k.

Maybe I should stop talking about how great a 3-car garage house is.
 
So this Northwood Pointe home has a priced reduction from $1.1m to $790k one day after it lists and then again to $550k:

9 Laurelwood, 5/3 2800sf, $550khttp://www.redfin.com/CA/Irvine/9-Laurelwood-92620/home/4790277

And the listing has this juicy tidbit:
Offers will be accepted on site, One Day Only! this Saturday April 10th from 10am to 5pm. Rain or Shine- and sold to the best offer/buyer who places an offer on Saturday Only! - The List Price is the reserve or minimum bid subject to the Seller's(s') acceptance.
Click to expand...
I don't eBay very much but isn't the "reserve/minimum" bid what you can buy it at, without the "Seller's acceptance"? Granted this is a house but still.

So what type of FCB flurry are we going to expect with this one? Comps are about $1mil.
 
irvinehomeowner said:
So this Northwood Pointe home has a priced reduction from $1.1m to $790k one day after it lists and then again to $550k:

9 Laurelwood, 5/3 2800sf, $550khttp://www.redfin.com/CA/Irvine/9-Laurelwood-92620/home/4790277

And the listing as this juicy tidbit:
Offers will be accepted on site, One Day Only! this Saturday April 10th from 10am to 5pm. Rain or Shine- and sold to the best offer/buyer who places an offer on Saturday Only! - The List Price is the reserve or minimum bid subject to the Seller's(s') acceptance.
Click to expand...
I don't eBay very much but isn't the "reserve/minimum" bid what you can buy it at, without the "Seller's acceptance"? Granted this is a house but still.

So what type of FCB flurry are we going to expect with this one? Comps are about $1mil.
Click to expand...
The price will settle out around $925k-$950k +/-
 
irvinehomeowner said:
So this Northwood Pointe home has a priced reduction from $1.1m to $790k one day after it lists and then again to $550k:

9 Laurelwood, 5/3 2800sf, $550khttp://www.redfin.com/CA/Irvine/9-Laurelwood-92620/home/4790277

And the listing has this juicy tidbit:
Offers will be accepted on site, One Day Only! this Saturday April 10th from 10am to 5pm. Rain or Shine- and sold to the best offer/buyer who places an offer on Saturday Only! - The List Price is the reserve or minimum bid subject to the Seller's(s') acceptance.
Click to expand...
I don't eBay very much but isn't the "reserve/minimum" bid what you can buy it at, without the "Seller's acceptance"? Granted this is a house but still.

So what type of FCB flurry are we going to expect with this one? Comps are about $1mil.
Click to expand...

on redfin i saw a home in Yorba Linda that pulled this exact stunt, said they were accepting offers all day this past saturday. well saturday came and went and they apparently received no offers or did not accept any. But "reserve/minimum was in the 400's i believe, but subject to sellers acceptance.
 
irvinehomeowner said:
Just as an update based on Redfin, there is not a SINGLE 3-car garage house in Irvine that is non-short sale priced below $875k. There is only ONE short-sale priced home below that and it's for $850k.

Maybe I should stop talking about how great a 3-car garage house is.
Click to expand...

IHO, did you see 13 Columbus already?
 
irvinefan said:
IHO, did you see 13 Columbus already?
Click to expand...
13 Columbus listed the day after I posted that, thanks for the reminder:

13 Columbus, 4/2.5 2508sf, $745khttp://www.redfin.com/CA/Irvine/13-Columbus-92620/home/4795243

I don't like the exterior very much and the 1st floor Master is not my style. The other weird thing is based on the flooplan, the downstairs powder is a pass through from the garage and laundry room... weird:
http://floorplans.irvinerealtorsite.com/Northwood/NorthwoodPlace/NorthwoodPlaceB2508.JPG

Looks like an REO flip based on the sale in Jan for an un-even number.

I also like this Woodbridge one but it's higher than my newly lowered range (for our own purchase):

9 Blackswan, 4/3 2257sf, $849khttp://www.redfin.com/CA/Irvine/9-Blackswan-92604/home/4685838

Floorplan (I think):http://floorplans.irvinerealtorsite.com/Woodbridge/PatioHomes/PatioHomesE2121.JPG

The Redfin listing doesn't have the video walk-thru but it's pretty nice.
 
IHO,

How about 9 Laurelwood?  According to the listing, it's "Auction" style this Saturday.  Reserve is the listing price at $550,000.  Sounds like a gimmick to me.
 
fe9000 said:
IHO,

How about 9 Laurelwood?  According to the listing, it's "Auction" style this Saturday.  Reserve is the listing price at $550,000.  Sounds like a gimmick to me.
Click to expand...
You are a bit late to the party my friend... read about 5 posts up.
 
qwerty said:
on redfin i saw a home in Yorba Linda that pulled this exact stunt, said they were accepting offers all day this past saturday. well saturday came and went and they apparently received no offers or did not accept any. But "reserve/minimum was in the 400's i believe, but subject to sellers acceptance.
Click to expand...

Yep, 5730 Southview Dr. in YL. The YL house and this Irvine home are listed by the same broker.
 
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