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General => Real Estate => Irvine Real Estate => Topic started by: mythicquest on July 14, 2021, 12:46:48 PM

Title: Ravello at OH Groves
Post by: mythicquest on July 14, 2021, 12:46:48 PM
I think we all share similar sentiment about Ravello's pricing at the Groves... obviously quite pricey. I'm thinking Genoa and Cetara will follow suit and raise their pricing with future releases.

 >$2.2M base for 3450sf sure is a tough pill to swallow even with all this inflation... man how high is it going to get with the latter phases? Is this going to be the new normal in the Groves, especially with no more homes being built there after these Genoa/Cetara/Palermo/Ravello wrap up?

While I don't love the vaulted ceilings in the great rooms, I do gotta say though I do like those high ceilings throughout the house. I think that is one thing IP def got right with the Ravello floorplans

So... who's buying one? lol
Title: Re: Ravello at OH Groves
Post by: trematix on July 14, 2021, 02:52:09 PM
I will say, I do like it better than Genoa. I'm so underwhelmed by Genoa.

I got on the priority list anyway but im leaning towards Cetara since I've been on the list since end of Sept.

Title: Re: Ravello at OH Groves
Post by: sleepy5136 on July 14, 2021, 03:48:48 PM
Sucks because people keep buying at the current prices. Until that stops and more inventory comes, nothing will slow down. Right now we have more inventory coming in than last year, but people are buying them up.

 Also, with the delta variant spreading each day, who knows when we will back to having covid restrictions. Once that happens, let the real estate price growth continue. Then we hope we don’t get another variant…
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 14, 2021, 04:48:56 PM
I will say, I do like it better than Genoa. I'm so underwhelmed by Genoa.

I got on the priority list anyway but im leaning towards Cetara since I've been on the list since end of Sept.

Yea I agree about Genoa. I heard the upcoming lots on Longchamp will start at $2.5

Title: Re: Ravello at OH Groves
Post by: mythicquest on July 14, 2021, 04:54:11 PM
Sucks because people keep buying at the current prices. Until that stops and more inventory comes, nothing will slow down. Right now we have more inventory coming in than last year, but people are buying them up.

 Also, with the delta variant spreading each day, who knows when we will back to having covid restrictions. Once that happens, let the real estate price growth continue. Then we hope we don’t get another variant…

Me: THIS PRICING IS RIDICULOUS AND ABSOLUTELY INSANE, I'M OFFENDED IP WOULD PRICE THESE LIKE THIS
Also me: *immediately rushes to sign up on priority list*
Title: Re: Ravello at OH Groves
Post by: trematix on July 14, 2021, 04:59:25 PM
Sucks because people keep buying at the current prices. Until that stops and more inventory comes, nothing will slow down. Right now we have more inventory coming in than last year, but people are buying them up.

 Also, with the delta variant spreading each day, who knows when we will back to having covid restrictions. Once that happens, let the real estate price growth continue. Then we hope we don’t get another variant…

taking a page from WSB....HLOD THE FUCKEN LINE!!!!!
Title: Re: Ravello at OH Groves
Post by: irviniteeee on July 15, 2021, 11:16:14 AM
I think we all share similar sentiment about Ravello's pricing at the Groves... obviously quite pricey. I'm thinking Genoa and Cetara will follow suit and raise their pricing with future releases.

 >$2.2M base for 3450sf sure is a tough pill to swallow even with all this inflation... man how high is it going to get with the latter phases? Is this going to be the new normal in the Groves, especially with no more homes being built there after these Genoa/Cetara/Palermo/Ravello wrap up?

While I don't love the vaulted ceilings in the great rooms, I do gotta say though I do like those high ceilings throughout the house. I think that is one thing IP def got right with the Ravello floorplans

So... who's buying one? lol

I've mentioned not loving the vaulted ceilings as well. For me, it's because they didn't put any high windows or do anything with all the extra wall space the vaulted ceiling created. It ends up looking very dark and it's not attractive from the outside IMO. I have the same sentiment about Fresco.
Title: Re: Ravello at OH Groves
Post by: trematix on July 15, 2021, 11:53:22 AM
Have they released phase 1 yet?
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 15, 2021, 12:23:44 PM
I've mentioned not loving the vaulted ceilings as well. For me, it's because they didn't put any high windows or do anything with all the extra wall space the vaulted ceiling created. It ends up looking very dark and it's not attractive from the outside IMO. I have the same sentiment about Fresco.

Yea that's part of it. The back side view of the exterior of the house especially with the california room doesn't look that great tbh... just a long slope down with only stucco on the side. Also my childhood house in the ghetto had vaulted ceilings in the living room, so I never considered vaulted ceilings as a luxury feature especially with visible rafters.
Title: Re: Ravello at OH Groves
Post by: The California Court Company on July 15, 2021, 12:40:23 PM
it is the same old L shaped Great Room + Kitchen + Dining design, with some vaulted ceiling in Great Room calling it California great room.
Lot width is also pretty standard with 2 car garage + entry + downstair bedroom.

Why can't IPAC do something different floorpan wise? 3CWG, separate formal living/dining...etc. some single story floorpans too.
Title: Re: Ravello at OH Groves
Post by: USCTrojanCPA on July 15, 2021, 12:43:31 PM
it is the same old L shaped Great Room + Kitchen + Dining design, with some vaulted ceiling in Great Room calling it California great room.
Lot width is also pretty standard with 2 car garage + entry + downstair bedroom.

Why can't IPAC do something different floorpan wise? 3CWG, separate formal living/dining...etc. some single story floorpans too.

They won't if they keep selling the homes that they build.
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on July 15, 2021, 03:27:28 PM
I've mentioned not loving the vaulted ceilings as well. For me, it's because they didn't put any high windows or do anything with all the extra wall space the vaulted ceiling created. It ends up looking very dark and it's not attractive from the outside IMO. I have the same sentiment about Fresco.

Yea that's part of it. The back side view of the exterior of the house especially with the california room doesn't look that great tbh... just a long slope down with only stucco on the side. Also my childhood house in the ghetto had vaulted ceilings in the living room, so I never considered vaulted ceilings as a luxury feature especially with visible rafters.

But IP is selling fast these Fresco Floors - Price for Plan 1 of Fresco at EW is 1.54M for 2227 Sqt
Title: Re: Ravello at OH Groves
Post by: Nani on July 16, 2021, 12:24:20 AM
it is the same old L shaped Great Room + Kitchen + Dining design, with some vaulted ceiling in Great Room calling it California great room.
Lot width is also pretty standard with 2 car garage + entry + downstair bedroom.

Why can't IPAC do something different floorpan wise? 3CWG, separate formal living/dining...etc. some single story floorpans too.

I like that Residence Two has the secondary living room lofted overlooking the first floor though
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 16, 2021, 11:12:53 AM
I like that Residence Two has the secondary living room lofted overlooking the first floor though

It's cool but if someone has any kids then I imagine it might get noisy af
Title: Re: Ravello at OH Groves
Post by: akkord on July 16, 2021, 11:28:29 AM
I like that Residence Two has the secondary living room lofted overlooking the first floor though

It's cool but if someone has any kids then I imagine it might get noisy af

Agreed, looks cool, but in reality upstairs and downstairs TVs/Video games etc is all noise pollution you can't do anything about unless you're only in one space at a time. 
Title: Re: Ravello at OH Groves
Post by: The California Court Company on July 16, 2021, 11:36:27 AM
TV wall in the California Great Room is a fail though.

it is the same old L shaped Great Room + Kitchen + Dining design, with some vaulted ceiling in Great Room calling it California great room.
Lot width is also pretty standard with 2 car garage + entry + downstair bedroom.

Why can't IPAC do something different floorpan wise? 3CWG, separate formal living/dining...etc. some single story floorpans too.

I like that Residence Two has the secondary living room lofted overlooking the first floor though
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 16, 2021, 03:16:50 PM
TV wall in the California Great Room is a fail though.

Because of the location/position? Idk I think I kind of like it there tbh
Title: Re: Ravello at OH Groves
Post by: Nani on July 16, 2021, 09:42:07 PM
Design center let’s you put tv wiring / outlets on either wall👍🏽
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 21, 2021, 08:16:13 PM
Anyone know if they’ve actually released phase 1 yet?
Title: Re: Ravello at OH Groves
Post by: trematix on July 22, 2021, 08:20:17 AM
Anyone know if they’ve actually released phase 1 yet?

also wondering the same. Want to see if people are actually paying this.
Title: Re: Ravello at OH Groves
Post by: irviniteeee on July 22, 2021, 08:50:09 AM
Anyone know if they’ve actually released phase 1 yet?

also wondering the same. Want to see if people are actually paying this.

Unfortunately, people will probably still buy them at this price. As was said earlier in this thread, the lack of availability at Cetara will probably lead some buyers to Ravello. Again, I personally would go for something else in OH at that price, but people seem to love IP no matter the price point! Lol.
Title: Re: Ravello at OH Groves
Post by: soulbro on July 22, 2021, 12:30:55 PM
I guess this is a bit of curiosity plus no brainer type question based on last post:

For context, I am a buyer and looking at OH, Portola Springs and GP

What is the attraction of OH Reserve in general? It's more expensive, it's in a way more fire hazardous zone, and it isn't like you can't get similar houses outside of the gated OH?

So what is it that makes people want to buy there? Resale value? Gated community? Safety?

Curious to hear others thoughts here.

Title: Re: Ravello at OH Groves
Post by: USCTrojanCPA on July 22, 2021, 12:39:43 PM
Anyone know if they’ve actually released phase 1 yet?

also wondering the same. Want to see if people are actually paying this.

Unfortunately, people will probably still buy them at this price. As was said earlier in this thread, the lack of availability at Cetara will probably lead some buyers to Ravello. Again, I personally would go for something else in OH at that price, but people seem to love IP no matter the price point! Lol.

Bingo, the lack of inventory is the big issue that is driving buyers to the builders because there's just nothing on the market for them to buy and builders know this.
Title: Re: Ravello at OH Groves
Post by: trematix on July 22, 2021, 01:25:16 PM
Anyone know if they’ve actually released phase 1 yet?

also wondering the same. Want to see if people are actually paying this.

Unfortunately, people will probably still buy them at this price. As was said earlier in this thread, the lack of availability at Cetara will probably lead some buyers to Ravello. Again, I personally would go for something else in OH at that price, but people seem to love IP no matter the price point! Lol.

Bingo, the lack of inventory is the big issue that is driving buyers to the builders because there's just nothing on the market for them to buy and builders know this.

You're not wrong but it also comes to a point where it's just absurd and I think Ravello reached that point. There's no guarantee this sells well just because lack of inventory.
Title: Re: Ravello at OH Groves
Post by: misme on July 22, 2021, 01:29:05 PM
I guess this is a bit of curiosity plus no brainer type question based on last post:

For context, I am a buyer and looking at OH, Portola Springs and GP

What is the attraction of OH Reserve in general? It's more expensive, it's in a way more fire hazardous zone, and it isn't like you can't get similar houses outside of the gated OH?

So what is it that makes people want to buy there? Resale value? Gated community? Safety?

Curious to hear others thoughts here.

I don't live in OH reserves, and I also think Ravello is overpriced but:
OH reserves-->gated + IUSD (Northwood high) + views in some tracts.

Portola has IUSD and views in some areas, but no gate. portola is similar fire hazard zone
OH Groves has gated + views (some tracts) but TUSD, not IUSD (which some people care about)
GP houses are a completely different style, which may not appeal to certain buyers. also the taxes are really high

some people just prioritize having a gate (especially a manned guard gate). I used to think it didn't matter, but recently there's an increase in break-ins, mail theft, package theft, random outsiders driving into neighborhoods casing the joint, and having a guard gate seems like it does cut down on that.

Title: Re: Ravello at OH Groves
Post by: trematix on July 22, 2021, 01:32:15 PM
I guess this is a bit of curiosity plus no brainer type question based on last post:

For context, I am a buyer and looking at OH, Portola Springs and GP

What is the attraction of OH Reserve in general? It's more expensive, it's in a way more fire hazardous zone, and it isn't like you can't get similar houses outside of the gated OH?

So what is it that makes people want to buy there? Resale value? Gated community? Safety?

Curious to hear others thoughts here.

I don't live in OH reserves, and I also think Ravello is overpriced but:
OH reserves-->gated + IUSD (Northwood high) + views in some tracts.

Portola has IUSD and views in some areas, but no gate. portola is similar fire hazard zone
OH Groves has gated + views (some tracts) but TUSD, not IUSD (which some people care about)
GP houses are a completely different style, which may not appeal to certain buyers. also the taxes are really high

some people just prioritize having a gate (especially a manned guard gate). I used to think it didn't matter, but recently there's an increase in break-ins, mail theft, package theft, random outsiders driving into neighborhoods casing the joint, and having a guard gate seems like it does cut down on that.


As of right now, the reserve side is not manned and gate seems to be open all day anytime I go and groves side isnt 24/7 manned security yet. OH residents told me  they were told it may take years before its fully manned gate due to completion of build out
Title: Re: Ravello at OH Groves
Post by: misme on July 22, 2021, 01:39:56 PM
I guess this is a bit of curiosity plus no brainer type question based on last post:

For context, I am a buyer and looking at OH, Portola Springs and GP

What is the attraction of OH Reserve in general? It's more expensive, it's in a way more fire hazardous zone, and it isn't like you can't get similar houses outside of the gated OH?

So what is it that makes people want to buy there? Resale value? Gated community? Safety?

Curious to hear others thoughts here.

I don't live in OH reserves, and I also think Ravello is overpriced but:
OH reserves-->gated + IUSD (Northwood high) + views in some tracts.

Portola has IUSD and views in some areas, but no gate. portola is similar fire hazard zone
OH Groves has gated + views (some tracts) but TUSD, not IUSD (which some people care about)
GP houses are a completely different style, which may not appeal to certain buyers. also the taxes are really high

some people just prioritize having a gate (especially a manned guard gate). I used to think it didn't matter, but recently there's an increase in break-ins, mail theft, package theft, random outsiders driving into neighborhoods casing the joint, and having a guard gate seems like it does cut down on that.


As of right now, the reserve side is not manned and gate seems to be open all day anytime I go and groves side isnt 24/7 manned security yet. OH residents told me  they were told it may take years before its fully manned gate due to completion of build out

Groves did just recently go to 24/7 manned gate. Reserves opened later than Groves and still has more to build so I'm assuming Reserves will be manned later than the Groves.  The residents have to press for it if they want it sooner. The threat of a lawsuit can do wonders.

Title: Re: Ravello at OH Groves
Post by: Eyespii on July 22, 2021, 01:50:51 PM
Didn’t know groves is now 24/7 manned gate. I thought the guard left at like 10p?
Title: Re: Ravello at OH Groves
Post by: misme on July 22, 2021, 02:06:59 PM
Didn’t know groves is now 24/7 manned gate. I thought the guard left at like 10p?

nope, it's 24/7 now at the upper gate, both are manned during the day,  and the visitor gate code lane is deactivated at night at the other one, so all visitors must go through the manned one at night.
Title: Re: Ravello at OH Groves
Post by: soulbro on July 22, 2021, 03:59:20 PM
so reserve is not much of a gated community, i guess if down the road it will be, then that's fine.

i think it's not just ravello jacking up the prices, even for como, right now the ask is plan 2 around 1.62-1.64.

i guess it is worth it if you want to be a more private, gated/not gated community, iusd. 

Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on July 22, 2021, 04:05:31 PM
so reserve is not much of a gated community, i guess if down the road it will be, then that's fine.

i think it's not just ravello jacking up the prices, even for como, right now the ask is plan 2 around 1.62-1.64.

i guess it is worth it if you want to be a more private, gated/not gated community, iusd.
Builders know that they will get buyers given the demand. So they will continue to increase prices. I read somewhere  on this forum that builders have a better pulse on state of market and will price accordingly. Irvine Pacific in particular will continue to hold the line with their priced since they own the land and know they can sell.
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 25, 2021, 08:24:22 PM
They’re almost through phase 1. Phase 2 is releasing soon, next 6 homesites on Coal Mine.
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on July 25, 2021, 08:45:35 PM
If you like it, best to buy in initial phases. IP prices for Fresco in EW for entry level plan 1 have increased from 1.425 M to 1.50 M between Jan of this year to now.  The folks who bought back in Jan and may not even gotten posession of their new house have earned over 100K in equity gain in 6 months. Market is crazy!!

Buying in initial phases is something I always aim for but I get deterred by the initial high price. I get on the priority list during opening but wait it out since i am unsure.  After 5-6 phases, the initial price looks like a bargain! Thats how it has been price wise since 2012 that I have been watching new builds in Irvine.
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on July 26, 2021, 08:05:14 AM
I completely agree early phases are best for value.  2 small items that lend itself towards later phases are sometimes there are better lots available and the builder has also replaced poor quality sub-vendors in the later phases if those items make any difference to a potential buyer.  In our development the builder instructed the framing company to fire the foreman and most of his crew.  There was a day and night difference in the framing quality with that change.  They also changed vendors for all of the hardware (door locks, hinges, etc.).
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 26, 2021, 05:39:34 PM
Definitely agree with you guys on early phases for the built in value. However, I think looking at phase price increases in the last year are not representative of a typical situation given the extreme rise in general housing prices over the past 6 months. We know that Cetara has had massive price increases in the recent phases, but how much is that is just from following the general market real estate trend?

We've also seen IPAC release several phases with nearly stagnant pricing. Early Lago and Verdi come to mind in recent history when pricing was nearly identical through several phases. Sure, they've been usually the detached condos or smaller SFRs, but my sense right now is that the priority list for Ravello is not long. If the buildout continues but the list isn't growing to match, and general real estate market pricing somewhat stabilizes/flattens, then I could also see these Ravello prices stay fairly stable through several phases too, at least early on in the release cycle.

Title: Re: Ravello at OH Groves
Post by: mythicquest on July 26, 2021, 05:44:15 PM
.
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 26, 2021, 05:57:42 PM
Phase 2 homesites. No pricing yet.
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on July 26, 2021, 08:27:05 PM
I got the sense that the Priority list is not that long with Ravello as well but I also feel that IP priority list is somewhat subjective to the people working there.  I stopped by last week and had a completely different reaction from the sales associate (whom I had not dealt with before) than the prior sales associates that I had dealings with.  I believe someone mentioned that previously about IP lists as well.  I did find out there was a $55,000 increase on one of the smaller plans from the last phase to the current phase in the Reserve.  We did not get called yet and I didn’t pay super close attention to the increase on the larger versions...
Title: Re: Ravello at OH Groves
Post by: trematix on July 27, 2021, 04:43:03 PM
Definitely agree with you guys on early phases for the built in value. However, I think looking at phase price increases in the last year are not representative of a typical situation given the extreme rise in general housing prices over the past 6 months. We know that Cetara has had massive price increases in the recent phases, but how much is that is just from following the general market real estate trend?

We've also seen IPAC release several phases with nearly stagnant pricing. Early Lago and Verdi come to mind in recent history when pricing was nearly identical through several phases. Sure, they've been usually the detached condos or smaller SFRs, but my sense right now is that the priority list for Ravello is not long. If the buildout continues but the list isn't growing to match, and general real estate market pricing somewhat stabilizes/flattens, then I could also see these Ravello prices stay fairly stable through several phases too, at least early on in the release cycle.

Spoke to Ravello, phase 1 hasnt sold out yet.

Title: Re: Ravello at OH Groves
Post by: mythicquest on July 27, 2021, 04:58:43 PM
It ain't easy selling new houses >$600/sf lol
Title: Re: Ravello at OH Groves
Post by: trematix on July 27, 2021, 10:31:42 PM
It ain't easy selling new houses >$600/sf lol

LOL truth.
Title: Re: Ravello at OH Groves
Post by: mythicquest on July 27, 2021, 11:09:21 PM
I wonder what iPac will do if it REALLY stagnates. Are they going to just sit tight, hold the line, and just wait it out?

I can only think of one time they lowered the price, and that was pre-release of the original Ravello going from 1.8 to 1.7.
Title: Re: Ravello at OH Groves
Post by: trematix on July 27, 2021, 11:27:10 PM
I wonder what iPac will do if it REALLY stagnates. Are they going to just sit tight, hold the line, and just wait it out?

I can only think of one time they lowered the price, and that was pre-release of the original Ravello going from 1.8 to 1.7.

yea will be interesting to see and im assuming they took over those Genoa lots. I'm guessing more ravello or something else?
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on July 29, 2021, 08:46:27 AM
If the market slows IP's extremely low cost of land will allow them to sit as long as they need to, or offer some builder incentives to move homes. They had a development in Newport Coast 2007 - 2008 and sat on the unsold properties for a lengthy period of time before prices came back.
Title: Re: Ravello at OH Groves
Post by: iacrenter on July 30, 2021, 02:51:31 PM
TIC has deep pockets and long time lines. They sat on Orchard Hills development for years with no homes. The shopping center opened in June 2007. By 2012 all the major streets were complete, the land was graded, and the guard houses were in. Homes didn't start selling until 2014.
Title: Re: Ravello at OH Groves
Post by: USCTrojanCPA on July 31, 2021, 09:06:18 AM
TIC has deep pockets and long time lines. They sat on Orchard Hills development for years with no homes. The shopping center opened in June 2007. By 2012 all the major streets were complete, the land was graded, and the guard houses were in. Homes didn't start selling until 2014.

TIC has deep pockets and long time lines. They sat on Orchard Hills development for years with no homes. The shopping center opened in June 2007. By 2012 all the major streets were complete, the land was graded, and the guard houses were in. Homes didn't start selling until 2014.

Irvine Company is the poster child for patient money.
Title: Re: Ravello at OH Groves
Post by: irviniteeee on July 31, 2021, 02:36:07 PM
TIC has deep pockets and long time lines. They sat on Orchard Hills development for years with no homes. The shopping center opened in June 2007. By 2012 all the major streets were complete, the land was graded, and the guard houses were in. Homes didn't start selling until 2014.

TIC has deep pockets and long time lines. They sat on Orchard Hills development for years with no homes. The shopping center opened in June 2007. By 2012 all the major streets were complete, the land was graded, and the guard houses were in. Homes didn't start selling until 2014.

Irvine Company is the poster child for patient money.

Oh yeah..they don't care. They will sit on this land until 2030 if anything happens.
Title: Re: Ravello at OH Groves
Post by: Compressed-Village on July 31, 2021, 10:13:06 PM
Orchard Hills is golden to the Irvine Co.

There is no discount. They know it and we know it.
Title: Re: Ravello at OH Groves
Post by: btcETH on August 04, 2021, 09:35:15 AM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 04, 2021, 09:58:49 AM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.
Title: Re: Ravello at OH Groves
Post by: btcETH on August 04, 2021, 11:32:49 AM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.

You are right. Checked with office. Back is 20/19/12.5 ft for Plan1/2/3. Side is 8.5-10 on one side.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 04, 2021, 12:10:48 PM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.

You are right. Checked with office. Back is 20/19/12.5 ft for Plan1/2/3. Side is 8.5-10 on one side.

Did you see how much the setback would be for plan 3 without the outdoor california room?
Title: Re: Ravello at OH Groves
Post by: USCTrojanCPA on August 04, 2021, 12:40:13 PM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.

You are right. Checked with office. Back is 20/19/12.5 ft for Plan1/2/3. Side is 8.5-10 on one side.

When I spoke to the sales folks at the Ravello sales office at the Reserve they mentioned that the Grove lots will be smaller than the Reserve lots on average.
Title: Re: Ravello at OH Groves
Post by: btcETH on August 04, 2021, 12:59:54 PM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.

You are right. Checked with office. Back is 20/19/12.5 ft for Plan1/2/3. Side is 8.5-10 on one side.

Did you see how much the setback would be for plan 3 without the outdoor california room?

~19
Title: Re: Ravello at OH Groves
Post by: btcETH on August 04, 2021, 01:06:29 PM
Does anyone know if the backyard setback of Ravello at Groves larger than the one in reserve? It seems the standard lot there is 4950, wonder if that extra sqft goes to sideway or backyard.

I'm not sure about the setbacks at Reserve, but at Groves the side yards are average about 10 feet wide, and the rear ranges from approx 15-20 feet from the edge of the outdoor living it seems. Of note, the plan 3 backyard with the outdoor living has the smallest setback from the edge of the outdoor space to the back wall (~12 ft?).

Source: Looked at the original VTTM tract map and also briefly saw the updated tract map with the modified measurements. Originally this tract was supposed to have larger homes ranging from 3400-3600 sf, but IPAC modified the VTTM so they could just use the existing Ravello dimensions there.

You are right. Checked with office. Back is 20/19/12.5 ft for Plan1/2/3. Side is 8.5-10 on one side.

When I spoke to the sales folks at the Ravello sales office at the Reserve they mentioned that the Grove lots will be smaller than the Reserve lots on average.

Depending on whom you spoke to. I think some staff might focus on Reserve side, some on Groves side. The easiest thing is to go to Irvine online parcel search. I found a lot 4300-4600 lots on Reserve side,  but they surely have more larger lots at the corners. Groves side are more regular grids, so only two ends lots are larger.

Not sure if they allow us to take a few pictures on their builder plots or blueprints when visiting office.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 04, 2021, 02:06:11 PM
Well at least these backyards shouldn't feel too cramped... with a ~20 x 50 ft backyard there should be space for a pool in many cases. Definitely larger than most of the Cetara backyards.
Title: Re: Ravello at OH Groves
Post by: btcETH on August 04, 2021, 04:26:02 PM
Well at least these backyards shouldn't feel too cramped... with a ~20 x 50 ft backyard there should be space for a pool in many cases. Definitely larger than most of the Cetara backyards.

Are we talking about Cetara plan 1 that has a nice 5ft setback?  ;)
Title: Re: Ravello at OH Groves
Post by: trematix on August 07, 2021, 11:46:51 AM
anyone know if they sold out phase 1?
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 07, 2021, 02:18:31 PM
They are not
Title: Re: Ravello at OH Groves
Post by: trematix on August 08, 2021, 11:34:44 AM
They are not

Good to know there are still some sane buyers out there.
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on August 08, 2021, 12:33:48 PM
The cost on Ravello started high then the market caught up with it, IP has recently pushed a little ahead of market I feel with the last few releases.  Larger plans starting around 2.2 - 2.3 and the smaller plan 4 and 5 starting at 1.9 is just a bit much imho.  I'm happy the first phase didn't sell immediately as well.
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 08, 2021, 01:50:46 PM
On a slightly different note - I was suprised to see IP list a Fresco plan 2 (EW) on MLS at 1.64 M base price as I thought this plan was selling very well for them. In any case , it went pending in less than a week, which tells me the market gave the nod for the high price of 1.64 M base price for a 2600sqt house.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 08, 2021, 02:38:02 PM
Yea they really went a bit far with this one. If the price was lower I would have already pulled the trigger.
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on August 08, 2021, 06:08:16 PM
I believe the Plan 2 Fresco was at Eastwood not the Reserve.  I think (not for sure) the cost at Reserve is higher.  We looked and considered the Fresco as well at Eastwood but after driving through the neighborhood at 5:30 in the evening and smelling the asphalt smell everyone has been upset about it was a no go for us.
Title: Re: Ravello at OH Groves
Post by: IrvineForever on August 08, 2021, 06:42:47 PM
Weird, I’ve lived in orchard hills since 2015. I’m an avid runner and will run the Grove loop, reserve loop, and the culver loop and I have NEVER smelled asphalt. Only time I smelled asphalt is when they slurry seal certain streets
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 08, 2021, 06:49:06 PM
Even at Eastwood, I haven't smelt Asaphalt for more than a year now. I can only speculate that the plant has gotten better with its emission controls.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 11, 2021, 10:10:53 PM
Looks like the corner Plan3 has now gone pending… I think that was the last unsold one in phase 1.
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 11, 2021, 10:52:49 PM
IP products will sell eventually at the price IP wants! When Fresco debuted, everyone balked at the price....now they look like bargain. I should have pulled trigger in phase 5 of EW Fresco - over 150K equity in 6 months!
Title: Re: Ravello at OH Groves
Post by: USCTrojanCPA on August 11, 2021, 11:12:51 PM
IP products will sell eventually at the price IP wants! When Fresco debuted, everyone balked at the price....now they look like bargain. I should have pulled trigger in phase 5 of EW Fresco - over 150K equity in 6 months!

When there is a serious lack of true SFR 4bd/3ba homes, they'll sell all of their homes eventually.
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 13, 2021, 10:15:49 PM
Agree. Fresco plan 1 at EW now almost 1.6M at base. I think whoever bought Fresco plan 2 at 1.64M base  posted to MLS 2 weeks back did the right thing. At this rate if you think 1.9M for Ravello is too high, who knows the same may be over 2 M by year end.
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on August 14, 2021, 08:21:24 AM
If interest rates stay the way they are (not likely to change any time soon) in conjunction with low inventory (no significant SFR developments being released all at the same time like a Pavilion Park or Reserve when first released) I think you could be right about the prices moving right past 2 million.  Whether or not we all here feel the prices are justified it's just the law of supply and demand.

Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 14, 2021, 09:15:09 PM
If interest rates stay the way they are (not likely to change any time soon) in conjunction with low inventory (no significant SFR developments being released all at the same time like a Pavilion Park or Reserve when first released) I think you could be right about the prices moving right past 2 million.  Whether or not we all here feel the prices are justified it's just the law of supply and demand.

On interest rates, they have largerly been the same between Jan and now. During the same time prices for Fresco plan 1 as an example have gone from.1.425 to 1.6M, an increase of 175K. At a low but relatively unchanged rate of 2.75%, thats still about 700$ more per month if i am financing the additional 175K. Unless my salary increased rapidly , paying an additional 700$-800$ ( factoring in Property taxes) is hard  Not sure how many buyers face this situation. Other alternative is you got  strong returns from other investments for a bigger down payment. 
Title: Re: Ravello at OH Groves
Post by: Slevinkelevra on August 15, 2021, 05:59:48 PM
If interest rates stay the way they are (not likely to change any time soon) in conjunction with low inventory (no significant SFR developments being released all at the same time like a Pavilion Park or Reserve when first released) I think you could be right about the prices moving right past 2 million.  Whether or not we all here feel the prices are justified it's just the law of supply and demand.

On interest rates, they have largerly been the same between Jan and now. During the same time prices for Fresco plan 1 as an example have gone from.1.425 to 1.6M, an increase of 175K. At a low but relatively unchanged rate of 2.75%, thats still about 700$ more per month if i am financing the additional 175K. Unless my salary increased rapidly , paying an additional 700$-800$ ( factoring in Property taxes) is hard  Not sure how many buyers face this situation. Other alternative is you got  strong returns from other investments for a bigger down payment.

The other factor which I did not mention is that apparently there is an influx of buyers moving from the bay area (tech which are working remotely) and their stock options are in fact creating large down payments and comparing to the areas they are moving from they are getting more for their money.  (sales associate at one of the IP developments shared off the record with me)
Title: Re: Ravello at OH Groves
Post by: Irvinehomeseeker on August 15, 2021, 08:26:38 PM
If interest rates stay the way they are (not likely to change any time soon) in conjunction with low inventory (no significant SFR developments being released all at the same time like a Pavilion Park or Reserve when first released) I think you could be right about the prices moving right past 2 million.  Whether or not we all here feel the prices are justified it's just the law of supply and demand.

On interest rates, they have largerly been the same between Jan and now. During the same time prices for Fresco plan 1 as an example have gone from.1.425 to 1.6M, an increase of 175K. At a low but relatively unchanged rate of 2.75%, thats still about 700$ more per month if i am financing the additional 175K. Unless my salary increased rapidly , paying an additional 700$-800$ ( factoring in Property taxes) is hard  Not sure how many buyers face this situation. Other alternative is you got  strong returns from other investments for a bigger down payment.

The other factor which I did not mention is that apparently there is an influx of buyers moving from the bay area (tech which are working remotely) and their stock options are in fact creating large down payments and comparing to the areas they are moving from they are getting more for their money.  (sales associate at one of the IP developments shared off the record with me)

Thats a good point. I heard the same about tech folks from Bay area driving up prices in Irvine and in Texas. The stock options give them the power to bid up, and IP gets their buyer pool there.
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 17, 2021, 11:27:05 PM
Getting back on topic, has anyone heard anything about phase 2 sales?
Title: Re: Ravello at OH Groves
Post by: Kvdyam on August 22, 2021, 10:40:05 AM
10k increase from phase 1
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 22, 2021, 11:57:58 AM
Looks like 3 houses in this phase
Title: Re: Ravello at OH Groves
Post by: Kvdyam on August 22, 2021, 01:56:59 PM
[img]/var/folders/2l/wt7q61g94qsfqns56q6f0bww0000gn/T/com.apple.Preview/com.apple.Preview.PasteboardItems/Ravello Groves Phase 2A, lot exhibits and map (dragged).pdf
/img]
Title: Re: Ravello at OH Groves
Post by: Kvdyam on August 22, 2021, 01:58:53 PM
3 homes
Title: Re: Ravello at OH Groves
Post by: btcETH on August 22, 2021, 03:40:17 PM
Thanks for sharing. What is the price for lot 92?
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 22, 2021, 03:43:38 PM
I'm going to guess 2.1 since lot 94 went for 2.088
Title: Re: Ravello at OH Groves
Post by: trematix on August 22, 2021, 09:31:43 PM
wondering if this phase will include any upgrades like phase 1 did. Plan 2 had the extra kitchen included and the plan 3 had the generational suite upgrade
Title: Re: Ravello at OH Groves
Post by: mythicquest on August 22, 2021, 09:54:54 PM
wondering if this phase will include any upgrades like phase 1 did. Plan 2 had the extra kitchen included and the plan 3 had the generational suite upgrade

was there the option to decline the suite upgrade on 3 if a different configuration was requested?
Title: Re: Ravello at OH Groves
Post by: trematix on August 23, 2021, 10:25:26 AM
I was told it was already being built so you couldnt change it
Title: Re: Ravello at OH Groves
Post by: mythicquest on September 03, 2021, 11:32:32 AM
Man I went to the sales office on Sunday afternoon and again this week, and man it was packed in there. Don't know if interest is equal for Reserve vs Groves, but there were a ton of visitors. They must not be having any problems moving these units these days.
Title: Re: Ravello at OH Groves
Post by: btcETH on September 03, 2021, 04:55:12 PM
Fed's printer is still running 24/7 and the stock market breaks record everyday, what we can expect >:D
Man I went to the sales office on Sunday afternoon and again this week, and man it was packed in there. Don't know if interest is equal for Reserve vs Groves, but there were a ton of visitors. They must not be having any problems moving these units these days.
Title: Re: Ravello at OH Groves
Post by: mythicquest on September 14, 2021, 03:32:36 PM
3 more homes releasing this week
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