Talk Irvine

General => Real Estate => Irvine Real Estate => Topic started by: abhinata on September 17, 2021, 06:56:39 AM

Title: New communities in Portola Springs
Post by: abhinata on September 17, 2021, 06:56:39 AM
We know there is CalPacific new community coming in Fall/Winter 2021.

Do we know if Irvine Pacific is going to be building new community by the Highland/Altair area? Or some other builder?

Thanks
Title: Re: New communities in Portola Springs
Post by: Coco55 on September 22, 2021, 08:14:01 PM
We know there is CalPacific new community coming in Fall/Winter 2021.

Do we know if Irvine Pacific is going to be building new community by the Highland/Altair area? Or some other builder?

Thanks

Curious too.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on September 28, 2021, 11:27:13 PM
We know there is CalPacific new community coming in Fall/Winter 2021.

Do we know if Irvine Pacific is going to be building new community by the Highland/Altair area? Or some other builder?

Thanks
I talked to the Highland and Hillside sales consultants a couple of weeks ago.

The Highland sales consultant said that there's possible Highland extension, but she said that it's certain since she was hearing one thing one week and something else next week.  The takeaway is POSSIBLE Highland extension.

The Hillside sale consultant said that there could be a new community with a 4 bedrooms version of Hillside, but with all 4 bedrooms upstairs.

Anyway, those are just what they said were possible, nothing concrete.
Title: Re: New communities in Portola Springs
Post by: abhinata on September 29, 2021, 08:12:33 AM
This make sense given the land availability near Hillside and Highlands. They are both being graded and roads + utilities are being put in. My suspect is we would by December or early next year! Thanks for sharing with the sales consultant.
Title: Re: New communities in Portola Springs
Post by: wonderboy on September 29, 2021, 02:55:11 PM
Are you all talking about the area where Dreamcatcher street terminates into a bunch of culdesac streets, south of Highland Park?

I thought that I had read somewhere that this area was allocated to SFH much larger than the Highland houses...

Is this area elevated enough to have any views?
Title: Re: New communities in Portola Springs
Post by: Slevinkelevra on October 01, 2021, 09:17:39 PM
I believe the area lends itself to better views than Highland based on its location. One side looks over Altair and the west side looks over Juniper.

In terms of what might be developed, the Irvine Company is very good at determining market demands.  It’s really just best guess, Highland extension - sure makes sense.  Ravello extension at a slightly lower cost would do well to.  Also they could introduce a completely new product.

Only time will tell.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 01, 2021, 09:45:27 PM
I believe the area lends itself to better views than Highland based on its location. One side looks over Altair and the west side looks over Juniper.

In terms of what might be developed, the Irvine Company is very good at determining market demands.  It’s really just best guess, Highland extension - sure makes sense.  Ravello extension at a slightly lower cost would do well to.  Also they could introduce a completely new product.

Only time will tell.
I would rather Irvine Company build more Bluffs than Ravello. I need to get a Bluffs home in Portola Springs.  ;D
Title: Re: New communities in Portola Springs
Post by: the.irvine on October 01, 2021, 11:04:05 PM
I believe the area lends itself to better views than Highland based on its location. One side looks over Altair and the west side looks over Juniper.

In terms of what might be developed, the Irvine Company is very good at determining market demands.  It’s really just best guess, Highland extension - sure makes sense.  Ravello extension at a slightly lower cost would do well to.  Also they could introduce a completely new product.

Only time will tell.

That area is ready to go. Roads are being built but no signs of model home construction as yet. I guess these would be larger homes.
Title: Re: New communities in Portola Springs
Post by: abhinata on October 03, 2021, 10:40:33 PM
The construction has halted for time being as far as i can tell. Maybe if this belongs to Irvine Company they are focussing on finishing up Highlands by 2022 Q2. I am expecting some activity or announcement by 2021 Q4 or early 2022.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 03, 2021, 11:15:16 PM
The construction has halted for time being as far as i can tell. Maybe if this belongs to Irvine Company they are focussing on finishing up Highlands by 2022 Q2. I am expecting some activity or announcement by 2021 Q4 or early 2022.
I don't know if IP can finish up Bluffs/Highland by 2022 Q2. Q3 is probably more likely. When I was talking to Bluffs consultant, she said that they have 13 phases remaining and they release once a month. I counted about 60 lots remaining and they release about 4 homes per phase, so that sounds about right.

I hope IP will have at least 2 communities there, so in case I can't get a Bluffs or Highland (plan 1) home, I can go for the new ones.
Title: Re: New communities in Portola Springs
Post by: Mety on October 04, 2021, 09:52:39 AM
Slower they build, more money they get.

Unless the housing market crashes.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on October 04, 2021, 10:44:53 AM
Slower they build, more money they get.

Unless the housing market crashes.
Sometimes I wonder if they are doing this on purpose since they are the ones that can control the supply of more homes in the market or not.

As for the point of more money, apparently that is not the case from talking to a builder agent recently. Because labor and materials are increasing at such a rapid pace that the price increase they do means they aren't really profiting as much as one may think.
Title: Re: New communities in Portola Springs
Post by: eyephone on October 04, 2021, 11:10:38 AM
I assume they wouldnt start and continue this project if the numbers were not good.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on October 04, 2021, 12:17:06 PM
I assume they wouldnt start and continue this project if the numbers were not good.
You can see the numbers for Lennar/TB/Pulte etc since they are public companies. All their stocks tanked after their recent earnings since they aren't able to close in time in addition to the items I mentioned.
Title: Re: New communities in Portola Springs
Post by: Mety on October 04, 2021, 12:24:10 PM
Slower they build, more money they get.

Unless the housing market crashes.
Sometimes I wonder if they are doing this on purpose since they are the ones that can control the supply of more homes in the market or not.

As for the point of more money, apparently that is not the case from talking to a builder agent recently. Because labor and materials are increasing at such a rapid pace that the price increase they do means they aren't really profiting as much as one may think.

You bet they do that on purpose. They stopped building when the housing crashed last time. It's just a business on their end and they need to do whatever makes more profit. Period.

As for labor and materials, releasing slower with higher price tags will cover those easily and still make more profit for the builder even if they have to pay more for workers and materials.

Do I agree and praise that they're doing? No. But again, it's a business. We do whatever makes us pay less. They do whatever makes us pay more.
Title: Re: New communities in Portola Springs
Post by: the.irvine on October 04, 2021, 05:22:12 PM
The construction has halted for time being as far as i can tell. Maybe if this belongs to Irvine Company they are focussing on finishing up Highlands by 2022 Q2. I am expecting some activity or announcement by 2021 Q4 or early 2022.
I don't know if IP can finish up Bluffs/Highland by 2022 Q2. Q3 is probably more likely. When I was talking to Bluffs consultant, she said that they have 13 phases remaining and they release once a month. I counted about 60 lots remaining and they release about 4 homes per phase, so that sounds about right.

I hope IP will have at least 2 communities there, so in case I can't get a Bluffs or Highland (plan 1) home, I can go for the new ones.

What is current price point for Bluffs and Highland? They started from ~1.2M range i think
Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 04, 2021, 05:35:29 PM
The construction has halted for time being as far as i can tell. Maybe if this belongs to Irvine Company they are focussing on finishing up Highlands by 2022 Q2. I am expecting some activity or announcement by 2021 Q4 or early 2022.
I don't know if IP can finish up Bluffs/Highland by 2022 Q2. Q3 is probably more likely. When I was talking to Bluffs consultant, she said that they have 13 phases remaining and they release once a month. I counted about 60 lots remaining and they release about 4 homes per phase, so that sounds about right.

I hope IP will have at least 2 communities there, so in case I can't get a Bluffs or Highland (plan 1) home, I can go for the new ones.

What is current price point for Bluffs and Highland? They started from ~1.2M range i think
In the last release:

Bluffs Res 1 - $1.346M
Bluffs Res 2X - $1.54M (view lot)

Highland Res 1 - $1.519M (small lot)
Highland Res 1 - $1.59M (bigger lot)
Highland Res 2 - $1.61M (non view lot)
Highland Res 2X - $1.71M (view lot)

They both should have new releases this week. Highland confirmed she's working on new releases right now. Haven't got confirmation from Bluffs yet.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 04, 2021, 06:36:12 PM
Just got the latest Bluffs price sheet:

Res 1 - $1.365M (2633 lot size)
Res 1 - $1.41M (3216 lot size)
Res 1 - $1.51M (6464 lot size)

Res 2 - $1.403M (2805 lot size)
Res 2 - $1.478M (3982 lot size)
Title: Re: New communities in Portola Springs
Post by: box on October 04, 2021, 06:49:44 PM
Just got the latest Bluffs price sheet:

Res 1 - $1.365M (2633 lot size)
Res 1 - $1.41M (3216 lot size)
Res 1 - $1.51M (6464 lot size)

Res 2 - $1.403M (2805 lot size)
Res 2 - $1.478M (3982 lot size)

Which of those have views? And what is the view of / which direction is it facing?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 04, 2021, 07:15:41 PM
Just got the latest Bluffs price sheet:

Res 1 - $1.365M (2633 lot size)
Res 1 - $1.41M (3216 lot size)
Res 1 - $1.51M (6464 lot size)

Res 2 - $1.403M (2805 lot size)
Res 2 - $1.478M (3982 lot size)

Which of those have views? And what is the view of / which direction is it facing?
This phase doesn't have view lots. In the previous phase, the 2X view lot was facing N-NW, looking across Portola Pkwy, I guess.
Title: Re: New communities in Portola Springs
Post by: abhinata on October 05, 2021, 01:46:27 PM
Most of the releases in highland are for view lots but are going to priority list people. Apparently, folks are waiting for over a year for those view lots!! I dont know but there is always something fishy going on with those builders priority list as they are not transparent to public. People with cash only buyers, extra commissions, etc, anything can work for desperate people to get into housing and lots these days.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on October 11, 2021, 10:42:06 PM
The last release at HIGHLAND were all VIEW lots
Highland Res 1 - $1.519M (lot 23, 3918SF)
Highland Res 1 - $1.59M (lot 20)
Highland Res 2 - $1.61M (lot 19)
Highland Res 2X - $1.71M (lot 24, 6703SF)

Title: Re: New communities in Portola Springs
Post by: CalBears96 on October 11, 2021, 11:55:44 PM
The last release at HIGHLAND were all VIEW lots
Highland Res 1 - $1.519M (lot 23, 3918SF)
Highland Res 1 - $1.59M (lot 20)
Highland Res 2 - $1.61M (lot 19)
Highland Res 2X - $1.71M (lot 24, 6703SF)

You're right. I'm looking at the site map again and all of these are view lots.

There's a new release that the sales consultant is working on. Wonder which lots they are.
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on October 12, 2021, 06:42:54 PM
Builder's Priority List is same thing as VIP Guest List at the hot clubs or restaurants. :)
Title: Re: New communities in Portola Springs
Post by: Sysko on November 06, 2021, 07:13:05 AM
Latest sales sheet from Highland
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 06, 2021, 12:51:11 PM
Latest sales sheet from Highland

That's actually not the latest one. The latest ones are lots 10-13, which were released on 10/23.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 06, 2021, 12:59:03 PM
Here are the latest price sheet from Highland.

Site map file size is too big, so I couldn't attach, but they're the 4 lots next to lot 14.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 06, 2021, 06:25:06 PM
Highland and Bluffs are detached condos, not SFRs.  Rather wait for those SFRs to be built at Dreamcatcher, next to Highland park.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 06, 2021, 06:56:48 PM
Highland and Bluffs are detached condos, not SFRs.  Rather wait for those SFRs to be built at Dreamcatcher, next to Highland park.

You're wrong. Highland are not detached condos. Highland are SFRs, "quasi" SFRs, but still SFRs.

If you're convinced by the Site Plan, which clearly states that Highland are Single Family Homes, you can even check City of Irvine GIS map.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 06, 2021, 09:14:22 PM
Lol, SFR doesn’t allow you to park your car in front of your house in Highland. You also pay $250HOA, $100 more than SFRs were built at Ceremony….
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 06, 2021, 09:33:37 PM
Lol, SFR doesn’t allow you to park your car in front of your house in Highland. You also pay $250HOA, $100 more than SFRs were built at Ceremony….

That's why some TI'er calls it "quasi" SFR. Doesn't change the fact that it's SFR.

Personally, I like it because it means my neighbors won't park their cars in front of my house during garbage days. We park both of our cars in the garage, so guests can park their cars in the driveway when they visit.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on November 07, 2021, 01:56:35 PM
Except for the fact that you cannot park in street front of your home, the are nice SFRs. These will be on narrow lots and so go deeper. Piedmont in EW, Como in OH look great after buildout.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 07, 2021, 02:09:09 PM
Except for the fact that you cannot park in street front of your home, the are nice SFRs. These will be on narrow lots and so go deeper. Piedmont in EW, Como in OH look great after buildout.

One of the reasons we like Bluffs floorplans more than Highland floorplans is because Bluffs floorplans are more squarish. Highland homes go deeper and when you look at the home from the front, you only see one window. You see several windows on the Bluffs homes.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on November 07, 2021, 03:19:58 PM
Except for the fact that you cannot park in street front of your home, the are nice SFRs. These will be on narrow lots and so go deeper. Piedmont in EW, Como in OH look great after buildout.

One of the reasons we like Bluffs floorplans more than Highland floorplans is because Bluffs floorplans are more squarish. Highland homes go deeper and when you look at the home from the front, you only see one window. You see several windows on the Bluffs homes.
build out.
Back in 2016 when Piedmonts came out in EW, this was my exact observation about the front of the home. You don't get to see the full extend of the house and the front windows. The builder optimized available land through the narrow lots and streets. The good thing about Highlands over Piedmonts is high ceiling and walk in pantry  The walk in pantry is becoming rare in New IP builds...something we highly value.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 07, 2021, 07:06:49 PM
Detached Condos or Highland won’t work for families with teenagers 16 years or older and have their own cars. I don’t want to wake up my kids Saturday or Sunday early morning and tell them to move their cars parked on the driveway.  Besides, I don’t want my kids complain to me their friends stop coming to hand out with him/her at home as they can’t find a parking. 
As more true SFRs will be built at dreamcatcher,  I would rather wait. 
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 07, 2021, 08:38:54 PM
Detached Condos or Highland won’t work for families with teenagers 16 years or older and have their own cars. I don’t want to wake up my kids Saturday or Sunday early morning and tell them to move their cars parked on the driveway.  Besides, I don’t want my kids complain to me their friends stop coming to hand out with him/her at home as they can’t find a parking. 
As more true SFRs will be built at dreamcatcher,  I would rather wait.

I'm pretty sure that the community at Dreamcatcher won't be true SFRs since they're IP. They'll just be Highland extension. If you want true SFRs, then you should consider CalPac's Sierra.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 07, 2021, 08:44:47 PM
Again, those true SFRs at dreamcatcher are 3000+ SF, bigger than Highland’s floor plan. wait until end of 2022 if you don’t believe me.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 07, 2021, 08:45:10 PM
Detached Condos or Highland won’t work for families with teenagers 16 years or older and have their own cars. I don’t want to wake up my kids Saturday or Sunday early morning and tell them to move their cars parked on the driveway.  Besides, I don’t want my kids complain to me their friends stop coming to hand out with him/her at home as they can’t find a parking. 
As more true SFRs will be built at dreamcatcher,  I would rather wait.

I'm pretty sure that the community at Dreamcatcher won't be true SFRs since they're IP. They'll just be Highland extension. If you want true SFRs, then you should consider CalPac's Sierra.

You'll be able to tell if it's Highland by the shape of the lots...if they are rectangular then they'll be Highland or Bluffs and if they are more square then they'll be true SFR.  I can see IP building either Fresco or Ravello homes on one of the sites.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 07, 2021, 09:35:43 PM
Either way, we don't need a true SFR. Our son is going off to college next year. We're fine with either Bluffs 2 or Highland 1.

And since the price keeps going up, I'd rather buy now than wait. We've looked at Fresco floorplans and we didn't like them. Ravello homes are really great, especially plan 2, but they're probably going to be around $2M, which is out of our range. Even if they have Ravello plans 4 and 5, those are probably going to be $1.8-1.9M.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 08, 2021, 08:17:01 PM
I don’t understand why people kept saying home prices keep going up and never discussed the cause to the 2021 housing boom. It was the Federal Reserve $120 billion bond buying each month since March 2020.  It announced 11/3 last week it would slow bond purchases and stop buying bond around June 2022.  According to a Forbes article, “ Recently long-term treasury bond yields increased, and mortgage rates will gradually adjust in line with treasuries. If the Federal Reserve stops buying securities every month—which they are likely to do next year—then homes purchased today could be worth 30% less in two years’ time.”
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 08, 2021, 09:11:20 PM
Yeah, but there is the inventory issue here. And it will be a while until the mortgage rate actually goes up. Everyone is predicting that the price won't even start to flatten out until mid or late next year. A Goldman Sachs analyst predicted a 16% increase by the end of next year. And Toll Brothers intend to increase 1-1.5% per release phase.

So yeah, price keeps going up until at least mid next year is pretty much a fact.
Title: Re: New communities in Portola Springs
Post by: Compressed-Village on November 08, 2021, 09:38:25 PM
I don’t understand why people kept saying home prices keep going up and never discussed the cause to the 2021 housing boom. It was the Federal Reserve $120 billion bond buying each month since March 2020.  It announced 11/3 last week it would slow bond purchases and stop buying bond around June 2022.  According to a Forbes article, “ Recently long-term treasury bond yields increased, and mortgage rates will gradually adjust in line with treasuries. If the Federal Reserve stops buying securities every month—which they are likely to do next year—then homes purchased today could be worth 30% less in two years’ time.”

I wish that would be the case.

Why do you think the inventory is so low?

For the past year and a half, homeowners have refied and locked into an all time low 2 % ish rate long term, like 20 years or 30. New buyers also enjoying those low rate, abeit higher prices. The demographic shift is now retire in place and die in place. Two or more generation under one roof. The lack of inventory going forward would likely keep prices elevated throughout majority of the metro area of the U.S. It could adjust dramatically if rate hit 7 or 8%. But where the direction of the FED going, they can't even raise 50 basis point before FED Chair take a big dump and pulling out any stop and raise the white flag again.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 08, 2021, 09:46:37 PM
Never trust Goldman Sachs.
“Goldman has been harshly criticized, particularly in the aftermath of the financial crisis of 2007–2008, where some alleged that it misled its investors and profited from the collapse of the mortgage market. That time — "one of the darkest chapters" in Goldman's history according to The New York Times[2] — brought investigations from the United States Congress, the United States Department of Justice, and a lawsuit from the U.S. Securities and Exchange Commission[3] that resulted in Goldman paying a $550 million settlement.[4]”
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 08, 2021, 11:02:15 PM
I don’t understand why people kept saying home prices keep going up and never discussed the cause to the 2021 housing boom. It was the Federal Reserve $120 billion bond buying each month since March 2020.  It announced 11/3 last week it would slow bond purchases and stop buying bond around June 2022.  According to a Forbes article, “ Recently long-term treasury bond yields increased, and mortgage rates will gradually adjust in line with treasuries. If the Federal Reserve stops buying securities every month—which they are likely to do next year—then homes purchased today could be worth 30% less in two years’ time.”

I wish that would be the case.

Why do you think the inventory is so low?

For the past year and a half, homeowners have refied and locked into an all time low 2 % ish rate long term, like 20 years or 30. New buyers also enjoying those low rate, abeit higher prices. The demographic shift is now retire in place and die in place. Two or more generation under one roof. The lack of inventory going forward would likely keep prices elevated throughout majority of the metro area of the U.S. It could adjust dramatically if rate hit 7 or 8%. But where the direction of the FED going, they can't even raise 50 basis point before FED Chair take a big dump and pulling out any stop and raise the white flag again.

The low inventory is a direct result of the huge buyer demand, not a lack of listings.  We've had more listing than every this year but because properties fly into escrow within a week there's no time for inventory levels to build up.  By the time the holidays roll around we'll have about 100 homes on the market for sale while we are selling around 300 homes a month on average this year....think about that for a second...we have 10 days of inventory of homes (and this does not include new homes which have long wait lists).  Low interest rates definitely help but I'd argue that even if interest rates went to 4% demand would still outstrip demand.  I know I'm a broken record but watch inventory levels to help determine where prices are heading.
Title: Re: New communities in Portola Springs
Post by: Sysko on November 18, 2021, 05:38:04 AM
Sales sheet from Bluffs as of 11/11/2021
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on November 18, 2021, 10:52:40 AM
wow. 2.4-2.6k sqft home with lot size 2.6-2.8k for 1.3-1.4m? Jeez…
Title: Re: New communities in Portola Springs
Post by: akkord on November 18, 2021, 11:07:14 AM
In the budget village aka least appreciation is what TI thinks of PS. Near the coyotes and fires, don't forget the channel smell if it gets overgrown again (think that got cleaned up either via a TI or Nextdoor thread).  Also is there still only one way in and out of this community, think about as it gets built out with more residents and an emergency occurs where everyone needs to get out of there.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 18, 2021, 11:32:16 AM
Latest release for Bluffs.

$10k increase on Bluffs 1 and $20k increase on Bluffs 2 from Phase 23.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 18, 2021, 07:07:21 PM
My dad got a 10:30am appt on Sunday.  Heard that the pricing for Sierra will be coming out on Saturday.
Title: Re: New communities in Portola Springs
Post by: paydawg on November 19, 2021, 08:37:31 AM
In the budget village aka least appreciation is what TI thinks of PS. Near the coyotes and fires, don't forget the channel smell if it gets overgrown again (think that got cleaned up either via a TI or Nextdoor thread).  Also is there still only one way in and out of this community, think about as it gets built out with more residents and an emergency occurs where everyone needs to get out of there.

Whoever is thinking like this is continuing to think small.  Not all neighborhoods in PS will behave the same regarding appreciation. 
Title: Re: New communities in Portola Springs
Post by: Maserson on November 19, 2021, 09:01:53 AM
I think there are two exits now, Portola Springs and Whispering Hills.
Title: Re: New communities in Portola Springs
Post by: akkord on November 19, 2021, 03:30:43 PM
In the budget village aka least appreciation is what TI thinks of PS. Near the coyotes and fires, don't forget the channel smell if it gets overgrown again (think that got cleaned up either via a TI or Nextdoor thread).  Also is there still only one way in and out of this community, think about as it gets built out with more residents and an emergency occurs where everyone needs to get out of there.

Whoever is thinking like this is continuing to think small.  Not all neighborhoods in PS will behave the same regarding appreciation.

I don't disagree, but prices have run up, so chances of higher appreciation compared to the last couple years is not as likely, buildout will be finished in 2022? with price increases each phase + upgrades.  It'll still tick up, but not as quickly.  That's my hope as I'm trying to get my parents to re-locate to OC and they are being stubborn.  But in the past, other villages have appreciated more comparatively speaking outside of Lambert Ranch that's in the middle of PS.
Title: Re: New communities in Portola Springs
Post by: akkord on November 19, 2021, 03:32:17 PM
I think there are two exits now, Portola Springs and Whispering Hills.

Nice...I haven't driven up that way in a while, the last time I went up it was only PS.
Title: Re: New communities in Portola Springs
Post by: AW on November 19, 2021, 03:37:39 PM
I think there are two exits now, Portola Springs and Whispering Hills.

Nice...I haven't driven up that way in a while, the last time I went up it was only PS.
Imho, tic could’ve easily made it a gated neighborhood and maybe even command a higher premium, but alas, value village… although I must say, I kinda like the upper hill area, less people and congestion, away from the crowds.  And toll road right there, not a lot of traffic on it too
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 20, 2021, 06:17:47 PM
Latest release for Bluffs.

$10k increase on Bluffs 1 and $20k increase on Bluffs 2 from Phase 23.

We were over at Bluffs today and we got the new price sheet for Phase 24, which had another $15k increase on Bluffs 1 from the Phase 24 price sheet the sales lady emailed me. Bluffs 2 stayed the same. I wonder if IP increased the price before or after she started contacting buyers.

Really sucks that Bluffs 1 is now over $1.4M . :-\
Title: Re: New communities in Portola Springs
Post by: eqly on November 20, 2021, 08:11:19 PM
My dad got a 10:30am appt on Sunday.  Heard that the pricing for Sierra will be coming out on Saturday.

Did they release any pricing for Sierra today?  Can anyone that attended their VIP preview today chime in?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 20, 2021, 08:36:32 PM
My dad got a 10:30am appt on Sunday.  Heard that the pricing for Sierra will be coming out on Saturday.

Did they release any pricing for Sierra today?  Can anyone that attended their VIP preview today chime in?

No one I know, I'll know more tomorrow morning when I go with my dad.
Title: Re: New communities in Portola Springs
Post by: Irvine9 on November 21, 2021, 08:09:01 AM
Sierra Model 1 is 1.4m   Model 2 is 1.5m to 1.55m and Model 3 is 1.6m

First phase includes some upgrades.
Title: Re: New communities in Portola Springs
Post by: Danimal on November 21, 2021, 08:42:43 AM
Sierra Model 1 is 1.4m   Model 2 is 1.5m to 1.55m and Model 3 is 1.6m

First phase includes some upgrades.

Thanks for info. Are model homes available to view?
Title: Re: New communities in Portola Springs
Post by: Sysko on November 21, 2021, 08:52:24 AM
Here's the phase 1 price sheet for Sierra
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 21, 2021, 01:27:42 PM
Lot sizes for phase 1:

Plan 1
Unit 59 - 3131 sf
Unit 75 - 3131 sf

Plan 2
Unit 58 - 4166 sf
Unit 76 - 3131 sf

Plan 3
Unit 60 - 3410 sf
Unit 77 - 3510 sf
Title: Re: New communities in Portola Springs
Post by: Irvine9 on November 21, 2021, 04:18:38 PM
And because of side entrance, model 2 and 3 will have L shape backyard.
Even view lots will not have any city or beautiful views. Most of them are looking at those dry dirt hills around till road.

We felt highland are much nicer floorplan and IP quality normally much better than Cal Pacific.

Most likely dropped off from Sierra. More negatives than positives at that price point.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 21, 2021, 05:01:50 PM
We felt highland are much nicer floorplan and IP quality normally much better than Cal Pacific.

Most likely dropped off from Sierra. More negatives than positives at that price point.

I was getting pre-approved to get on priority list, but Loandepot said that I needed to upload financial statements to get pre-approved, which I didn't have to do for IP and TB, so I passed on getting on Sierra list.  We weren't really that excited about Sierra to start with. Our only interest was plan 2X.

We like Highland and even Bluffs a lot more than Sierra due to IP quality being better than CalPac.

I guess the pricing is due to Sierra being true SFRs, unlike Highland. But since I don't care about parking on the street, I like Highland a lot more than Sierra.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 21, 2021, 05:09:58 PM
Sierra Model 1 is 1.4m   Model 2 is 1.5m to 1.55m and Model 3 is 1.6m

First phase includes some upgrades.

Upgrades are around $40k in the prices and lot 58 includes a $60k lot premium.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 21, 2021, 05:10:36 PM
Sierra Model 1 is 1.4m   Model 2 is 1.5m to 1.55m and Model 3 is 1.6m

First phase includes some upgrades.

Thanks for info. Are model homes available to view?

Sierra model homes are not done and will not be available to view until Saturday, Dec. 11th.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 22, 2021, 06:42:21 PM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 22, 2021, 07:14:10 PM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on November 22, 2021, 07:25:32 PM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 22, 2021, 08:36:16 PM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.

All the local builders basically use the same contractors/subs, the thing that separates the builders is their internal QC/construction management department and how they keep the contractors/subs in check along with their after-close customer service. 
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 22, 2021, 09:07:50 PM
Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.

I'll concede that floorplans are personal preference. For me, Bluffs and Highland floorplans are far superior to Sierra.

As for quality that I referred, it has to do with design center (upgrade materials, I guess you could call it) and after-close customer service. Again, this is just my opinion based on reviews I've read.

We were interested in Sierra 2X as a backup for Bluffs/Highland, but after reading all those bad reviews on CalPac, my wife completely lost interest. I still went ahead with the pre-qual, but Loandepot asked for my financial statements, so I told them I'd pass. I don't feel comfortable submitting financial statements unless I'm actually getting a loan.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on November 22, 2021, 09:38:05 PM
Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.

I'll concede that floorplans are personal preference. For me, Bluffs and Highland floorplans are far superior to Sierra.

As for quality that I referred, it has to do with design center (upgrade materials, I guess you could call it) and after-close customer service. Again, this is just my opinion based on reviews I've read.

We were interested in Sierra 2X as a backup for Bluffs/Highland, but after reading all those bad reviews on CalPac, my wife completely lost interest. I still went ahead with the pre-qual, but Loandepot asked for my financial statements, so I told them I'd pass. I don't feel comfortable submitting financial statements unless I'm actually getting a loan.

Yeah, I wasn’t too thrilled about that either.   It what can you do?   Their product, their rules.  I had a preapproval through Navy Fed  while looking for resales.  The bluffs and hillside took them, but the highlands made me get a preapproval through their preferred lender like Sierra.

These preferred lenders are just local loan officers and not a finance company tied to the builders. 

Last time I bought a house it was through NV HOMES.  that time they offered all types of incentives and full closing cost paid if you used their lender, NV mortgage. 

Didn’t really understand why I need to get a pre approval with someone they refer just to get in waitlists and why highlands wanted something different than the bluffs or hillside.  Aren’t they all Irvine pacific?

I think I read the same reviews.  I typically take bad reviews with a grain of salt.  People love to post their bad experiences online right away and they are always sided IMO.

Anyway, thanks for the feedback and good luck with your purchase.  We will get to see the model homes this weekend before we sign.  Hoping everything looks good. 
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 22, 2021, 09:42:23 PM
Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.

I'll concede that floorplans are personal preference. For me, Bluffs and Highland floorplans are far superior to Sierra.

As for quality that I referred, it has to do with design center (upgrade materials, I guess you could call it) and after-close customer service. Again, this is just my opinion based on reviews I've read.

We were interested in Sierra 2X as a backup for Bluffs/Highland, but after reading all those bad reviews on CalPac, my wife completely lost interest. I still went ahead with the pre-qual, but Loandepot asked for my financial statements, so I told them I'd pass. I don't feel comfortable submitting financial statements unless I'm actually getting a loan.

Yeah, I wasn’t too thrilled about that either.   It what can you do?   Their product, their rules.  I had a preapproval through Navy Fed  while looking for resales.  The bluffs and hillside took them, but the highlands made me get a preapproval through their preferred lender like Sierra.

These preferred lenders are just local loan officers and not a finance company tied to the builders. 

Last time I bought a house it was through NV HOMES.  that time they offered all types of incentives and full closing cost paid if you used their lender, NV mortgage. 

Didn’t really understand why I need to get a pre approval with someone they refer just to get in waitlists and why highlands wanted something different than the bluffs or hillside.  Aren’t they all Irvine pacific?

I think I read the same reviews.  I typically take bad reviews with a grain of salt.  People love to post their bad experiences online right away and they are always sided IMO.

Anyway, thanks for the feedback and good luck with your purchase.  We will get to see the model homes this weekend before we sign.  Hoping everything looks good. 

Robin told me that the models won't be open until Dec. 11th, did they tell you that you can see the models this weekend?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on November 22, 2021, 10:17:15 PM
Anyway, thanks for the feedback and good luck with your purchase.  We will get to see the model homes this weekend before we sign.  Hoping everything looks good. 

I hope the upgraded options are to your liking. It's $40k worth of upgrades.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on November 22, 2021, 10:22:27 PM
Yeah so at the preview, they told us the same thing.  But today she said we would be able to see them on Sunday when we drop off the check.  They set up 90 minutes for this upcoming appointment.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on November 23, 2021, 09:36:34 AM
Yeah so at the preview, they told us the same thing.  But today she said we would be able to see them on Sunday when we drop off the check.  They set up 90 minutes for this upcoming appointment.

I'm out of town this weekend in Vegas visiting my dad but I'll go take a look at the homes when I get back next week.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on November 23, 2021, 09:52:00 AM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

Builders will not build any SFR less than $2M 10 yrs from now, just like they no longer building any 3 car garage homes.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

Hmmm I wouldn’t say floor plans are inferior, that’s just a personal preference or opinion.  What’s the deal with the quality difference?  Curious to know as we have only been in Socal for two years and are not familiar with these builders. 

We’ve purchased 2 new houses in the past but they were in Maryland.  I guess there may be differences in details and materials between builders and one might be nicer and more expensive. 

Are you referring to that or quality in workmanship?  To my knowledge they all use contractors and sub contractors to put the homes together.
Title: Re: New communities in Portola Springs
Post by: bobbruin on January 02, 2022, 12:53:04 AM
Any news on the development on dreamcatcher?  I spoke with reps from Highland and what they told me 1-2 month is it's bigger lot for SFR.  I like the location a little bit better because it's further away from the wilderness near 241 in case of brush fires again.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 02, 2022, 01:31:46 AM
Any news on the development on dreamcatcher?  I spoke with reps from Highland and what they told me 1-2 month is it's bigger lot for SFR.  I like the location a little bit better because it's further away from the wilderness near 241 in case of brush fires again.

Look at post #29 in this topic:

https://www.talkirvine.com/index.php/topic,18152.15.html

It contains all the information you're looking for.

Title: Re: New communities in Portola Springs
Post by: CogNeuroSci on January 03, 2022, 12:38:24 AM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

I'm not sure about the difference in quality. I agree part of that perception might come from the number and level of options. Cal Pac options are kept very basic, but you can get mostly what you want aside from some greater limitations, in my opinion, on backsplash/shower tiles. In addition, the exterior stucco, brick, and masonry work (running on the vertical exterior walls) appear to be rock solid on close-up inspection of Irvine Pacific houses. In contrast, a knock on Cal Pac is they use a weaker stucco finish coat (the most exterior layer) that is easily broken apart when, for example, large and heavy Amazon packages are left leaning against it.

As for the floor plans, I am absolutely resolute when I suggest that Cal Pac floor plans are, in general, superior across the board--superior to Irvine Pacific and Toll Brothers when looking at 1800 to 2500 sq ft. Even though Cal Pac has never had a floor plan in the 2500 sq ft range prior to Sierra, I can say that their Montara Plan 3 (except for the Shea-like super short 2nd floor hallway), Celeste Plan 4 and 4x, and Talise Plan 3 and 4 are all superior or mostly superior to anything Irvine Pacific or Toll Brothers has done in the 2500 sq ft range. And so I was, after my initial disappointment with the orientation of the Sierra Plan 3 kitchen island (which I later felt was ok if not ideal), not surprised to conclude that Sierra, whose floor plans are all in or close to the 2500 sq ft range, was mostly superior to Irvine Pacific. Let me be specific. The Bluffs Plan 2 is a conventional and mostly unflawed floor plan, except the dining room to great room intersection is not a true L shape. The negativity is mostly muted because the dining area is large enough, but the somewhat blended nature of the dining area and great room lacks a psychological separation AND creates a sense that the great room is far away yet not in a distinctly separate room/location. A simple way to put it all together is that there seems to be a large amount of "no man's land" in the area between the dining and great rooms. You might say that the Sierra Plan 3 has a similar flaw, but notice that its great room is pushed to the right of the kitchen rather than vertically outward from the kitchen. And it's true that the Sierra Plan 3 also fails to complete a bonafide L shape because it doesn't push the dining room farther out (as Shea typically does), but it still suffers less of a "dead" space effect in-between.

The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

Title: Re: New communities in Portola Springs
Post by: BlackKnight on January 03, 2022, 05:45:11 AM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

I'm not sure about the difference in quality. I agree part of that perception might come from the number and level of options. Cal Pac options are kept very basic, but you can get mostly what you want aside from some greater limitations, in my opinion, on backsplash/shower tiles. In addition, the exterior stucco, brick, and masonry work (running on the vertical exterior walls) appear to be rock solid on close-up inspection of Irvine Pacific houses. In contrast, a knock on Cal Pac is they use a weaker stucco finish coat (the most exterior layer) that is easily broken apart when, for example, large and heavy Amazon packages are left leaning against it.

As for the floor plans, I am absolutely resolute when I suggest that Cal Pac floor plans are, in general, superior across the board--superior to Irvine Pacific and Toll Brothers when looking at 1800 to 2500 sq ft. Even though Cal Pac has never had a floor plan in the 2500 sq ft range prior to Sierra, I can say that their Montara Plan 3 (except for the Shea-like super short 2nd floor hallway), Celeste Plan 4 and 4x, and Talise Plan 3 and 4 are all superior or mostly superior to anything Irvine Pacific or Toll Brothers has done in the 2500 sq ft range. And so I was, after my initial disappointment with the orientation of the Sierra Plan 3 kitchen island (which I later felt was ok if not ideal), not surprised to conclude that Sierra, whose floor plans are all in or close to the 2500 sq ft range, was mostly superior to Irvine Pacific. Let me be specific. The Bluffs Plan 2 is a conventional and mostly unflawed floor plan, except the dining room to great room intersection is not a true L shape. The negativity is mostly muted because the dining area is large enough, but the somewhat blended nature of the dining area and great room lacks a psychological separation AND creates a sense that the great room is far away yet not in a distinctly separate room/location. A simple way to put it all together is that there seems to be a large amount of "no man's land" in the area between the dining and great rooms. You might say that the Sierra Plan 3 has a similar flaw, but notice that its great room is pushed to the right of the kitchen rather than vertically outward from the kitchen. And it's true that the Sierra Plan 3 also fails to complete a bonafide L shape because it doesn't push the dining room farther out (as Shea typically does), but it still suffers less of a "dead" space effect in-between.

The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

Let me express my opinion in a short way, I would take Highland over Sierra model 3 anytime. I think it’s FUGLY.
1) Side entry instead of the front. Big inconvenience and bad design. Feel like a condo instead of sfr.
2) Kitchen with island and dining area are very cramped.  I hate small island with the sink anyways. Messy and  not hygienic.
3) Home is not rain proof. 🤓
Title: Re: New communities in Portola Springs
Post by: The California Court Company on January 03, 2022, 08:50:22 AM
Bluff 2 downstairs is not that bad. But I agree with having a loft looking at a sloping down roof is a little claustrophobic.
Maybe it is cheaper to build it that way?

But while both floor plans are efficient, it will be nice to have some extra room in the downstairs area to place an upright piano. Many Asian parents send their kids to piano class and having a piano will make a house look more classical. Neither floor plans have space for a piano

Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 03, 2022, 01:04:13 PM
The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

While it's true that a conventional level high ceiling is preferred, Bluffs 2 does have a high ceiling in the great room that Sierra 2/3 don't have. I still think Bluffs 2's floorplan is superior to that of Sierra 2/3.

And as I mentioned, I was comparing Sierra 2/3 to Highland 1, since Bluffs 2 is attached condo and Highland 1 is SFR (although "quasi"). In that sense, I think Highland 1's floorplan is superior to Sierra 2/3. But I guess all of this is just personal preference.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on January 03, 2022, 02:11:29 PM
The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

While it's true that a conventional level high ceiling is preferred, Bluffs 2 does have a high ceiling in the great room that Sierra 2/3 don't have. I still think Bluffs 2's floorplan is superior to that of Sierra 2/3.

And as I mentioned, I was comparing Sierra 2/3 to Highland 1, since Bluffs 2 is attached condo and Highland 1 is SFR (although "quasi"). In that sense, I think Highland 1's floorplan is superior to Sierra 2/3. But I guess all of this is just personal preference.

Bluffs is a detached condo same as Highland. SFRs in Portola Springs only have 1 HOA, not 2.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 03, 2022, 02:14:57 PM
The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

While it's true that a conventional level high ceiling is preferred, Bluffs 2 does have a high ceiling in the great room that Sierra 2/3 don't have. I still think Bluffs 2's floorplan is superior to that of Sierra 2/3.

And as I mentioned, I was comparing Sierra 2/3 to Highland 1, since Bluffs 2 is attached condo and Highland 1 is SFR (although "quasi"). In that sense, I think Highland 1's floorplan is superior to Sierra 2/3. But I guess all of this is just personal preference.

Bluffs is a detached condo same as Highland. SFRs in Portola Springs only have 1 HOA, not 2.

No, Highland is not detached condo. It's SFR, while it's not true SFR, it's still SFR. Bluffs doesn't have its own driveway, but Highland does. You guys named Highland "quasi" SFR because you can't park on the street at Highland.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on January 03, 2022, 02:35:49 PM
The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

While it's true that a conventional level high ceiling is preferred, Bluffs 2 does have a high ceiling in the great room that Sierra 2/3 don't have. I still think Bluffs 2's floorplan is superior to that of Sierra 2/3.

And as I mentioned, I was comparing Sierra 2/3 to Highland 1, since Bluffs 2 is attached condo and Highland 1 is SFR (although "quasi"). In that sense, I think Highland 1's floorplan is superior to Sierra 2/3. But I guess all of this is just personal preference.

Bluffs is a detached condo same as Highland. SFRs in Portola Springs only have 1 HOA, not 2.

No, Highland is not detached condo. It's SFR, while it's not true SFR, it's still SFR. Bluffs doesn't have its own driveway, but Highland does. You guys named Highland "quasi" SFR because you can't park on the street at Highland.

It's a detached condo, I don't care what Irvine Pacific tells you it is.  A true SFR in Portola Springs only has 1 HOA.  It's the same things as Hillside, Bluffs, Legado, Talise, Celeste, Juniper, Montara, etc...all of those are detached condos but it's just that Highlands is not a motor court detached condo.  All Legados and some Juniper homes also have driveways but are still detached condos. Nothing wrong with buying a detached condos as they appreciate very similar to SFRs.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 03, 2022, 03:00:54 PM
It's a detached condo, I don't care what Irvine Pacific tells you it is.  A true SFR in Portola Springs only has 1 HOA.  It's the same things as Hillside, Bluffs, Legado, Talise, Celeste, Juniper, Montara, etc...all of those are detached condos but it's just that Highlands is not a motor court detached condo.  All Legados and some Juniper homes also have driveways but are still detached condos. Nothing wrong with buying a detached condos as they appreciate very similar to SFRs.

Perhaps you're right. Whatever IP says doesn't matter. What matters is how HOA defines it with the number HOA fees you have to pay.  :P
Title: Re: New communities in Portola Springs
Post by: bkimxmd on January 03, 2022, 08:20:49 PM
Lol.  Why are we talking about the same thing in two different threads?
Title: Re: New communities in Portola Springs
Post by: irviniteeee on January 04, 2022, 02:53:14 PM
It’s all about future resale value.  I am sure a Sierra home will have a higher resale value 10 years from now as it’s a true SFR.   
Look at what  a 3  car garage home vs a 2 car garage home sold for earlier this year:

24 Vienne, Irvine, CA 92606 - 1.55M, 3car garage
16 San Garin, Irvine, CA 92606 - 1.365, 2 car garage with Hugh back yard
10 Benavente, Irvine, CA 92606 $1.255M, 2 car garage with a pool.

it's a no brainer to go for a Sierra home, not Highland or Bluff, if they are priced about the same.

While it's true that Sierra has higher resale value than Highland (let's take Bluffs out of the equation since it's not even in the same class), if you're going to live there for 10 years, would you go for Sierra with inferior floorplans and quality? 10 years is a long time to live in a home that you don't love.

I'm not sure about the difference in quality. I agree part of that perception might come from the number and level of options. Cal Pac options are kept very basic, but you can get mostly what you want aside from some greater limitations, in my opinion, on backsplash/shower tiles. In addition, the exterior stucco, brick, and masonry work (running on the vertical exterior walls) appear to be rock solid on close-up inspection of Irvine Pacific houses. In contrast, a knock on Cal Pac is they use a weaker stucco finish coat (the most exterior layer) that is easily broken apart when, for example, large and heavy Amazon packages are left leaning against it.

As for the floor plans, I am absolutely resolute when I suggest that Cal Pac floor plans are, in general, superior across the board--superior to Irvine Pacific and Toll Brothers when looking at 1800 to 2500 sq ft. Even though Cal Pac has never had a floor plan in the 2500 sq ft range prior to Sierra, I can say that their Montara Plan 3 (except for the Shea-like super short 2nd floor hallway), Celeste Plan 4 and 4x, and Talise Plan 3 and 4 are all superior or mostly superior to anything Irvine Pacific or Toll Brothers has done in the 2500 sq ft range. And so I was, after my initial disappointment with the orientation of the Sierra Plan 3 kitchen island (which I later felt was ok if not ideal), not surprised to conclude that Sierra, whose floor plans are all in or close to the 2500 sq ft range, was mostly superior to Irvine Pacific. Let me be specific. The Bluffs Plan 2 is a conventional and mostly unflawed floor plan, except the dining room to great room intersection is not a true L shape. The negativity is mostly muted because the dining area is large enough, but the somewhat blended nature of the dining area and great room lacks a psychological separation AND creates a sense that the great room is far away yet not in a distinctly separate room/location. A simple way to put it all together is that there seems to be a large amount of "no man's land" in the area between the dining and great rooms. You might say that the Sierra Plan 3 has a similar flaw, but notice that its great room is pushed to the right of the kitchen rather than vertically outward from the kitchen. And it's true that the Sierra Plan 3 also fails to complete a bonafide L shape because it doesn't push the dining room farther out (as Shea typically does), but it still suffers less of a "dead" space effect in-between.

The Bluffs Plan 2 takes a page out of the Cal Pac and Toll Brother play book with its 20-ft 2nd floor overlook from the loft into the great room. However, why would Irvine Pacific use a ceiling that slopes downward as you move away from the loft? It creates a claustrophobic feel. God knows you must have thought to yourself about the overlook ceiling, right? Cal Pac and Toll Brothers use a conventional level ceiling line to extend the horizontal-vertical space. There is no positive reason to slope that ceiling downward, because it's not like it's a 25-ft ceiling and a super long great room.

But would I be happy with the Bluffs Plan 2? Yes, absolutely! It has everything you want/need, along with a nice long entryway before you get to the dining and great rooms. The Sierra Plans 2 and 3 have horizontal "squatted" entryways, which is a space-saver technique (read: compromise). And even though the Plan 1 has a more conventional vertical entryway, it's got the staircase right next to the front door, a no-no in my psychology book.

Just chiming in to say this is not CalPac's first rodeo with homes this size. They're known as a pioneer in the Irvine housing world. They've been building homes of that size since the 90s, even in Newport Coast.

They also have a real talent for doing great things with homes of all sizes, though. The courtyard style home plans they built throughout the 2000s were some of the best starter home plans I've seen.
Title: Re: New communities in Portola Springs
Post by: mightybluff on January 04, 2022, 03:08:15 PM
From an appreciation point of view, is it more desirable to go with Sierra 3 that has the bonus on a two floor plan, vs Sierra 2x/y that is a little bigger but has the bonus on a 3rd floor plan?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on January 04, 2022, 05:30:15 PM
From an appreciation point of view, is it more desirable to go with Sierra 3 that has the bonus on a two floor plan, vs Sierra 2x/y that is a little bigger but has the bonus on a 3rd floor plan?

IMO, the 2nd floor loft/bonus room will be slightly more desirable than a 3rd level loft/bonus room.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 04, 2022, 09:45:28 PM
From an appreciation point of view, is it more desirable to go with Sierra 3 that has the bonus on a two floor plan, vs Sierra 2x/y that is a little bigger but has the bonus on a 3rd floor plan?

I'm not a fan of 3 stories, so I would say loft/bonus room on 2nd floor is better. However, for Sierra, I like 2X because you get a deck along with the loft, so you have a view. I don't like 2Y because of no deck/view.
Title: Re: New communities in Portola Springs
Post by: Cares on January 04, 2022, 11:42:55 PM
Sierra 2X would be pretty nice on one of those larger view lots...
Title: Re: New communities in Portola Springs
Post by: mightybluff on January 05, 2022, 10:42:05 AM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 05, 2022, 01:19:00 PM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.

The price sheet is for the currently released homes. You would likely see a 1-1.5% price increase per phase, so who knows that the base price for plan 2 by the time 2X or 2Y is released. I guess at some point the price increase would slow down, but we haven't seen it yet. You would have:

2Y = 2 + premium 1
2X = 2 + premium 2

with premium 1 being the extra loft and premium 2 being extra loft + view lot
Title: Re: New communities in Portola Springs
Post by: bkimxmd on January 05, 2022, 03:47:25 PM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.

They still have 2 homes available for phase 1?
Title: Re: New communities in Portola Springs
Post by: bkimxmd on January 05, 2022, 05:03:29 PM
.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on January 05, 2022, 05:36:33 PM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.

The price sheet is for the currently released homes. You would likely see a 1-1.5% price increase per phase, so who knows that the base price for plan 2 by the time 2X or 2Y is released. I guess at some point the price increase would slow down, but we haven't seen it yet. You would have:

2Y = 2 + premium 1
2X = 2 + premium 2

with premium 1 being the extra loft and premium 2 being extra loft + view lot
Residence 2 looks nice. The floor plan shows loft at Level 2, but not sure if that's case. Even without loft, residence 2 at 1.5M seems Ike a good price in today's market.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on January 05, 2022, 05:42:03 PM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.

The price sheet is for the currently released homes. You would likely see a 1-1.5% price increase per phase, so who knows that the base price for plan 2 by the time 2X or 2Y is released. I guess at some point the price increase would slow down, but we haven't seen it yet. You would have:

2Y = 2 + premium 1
2X = 2 + premium 2

with premium 1 being the extra loft and premium 2 being extra loft + view lot
Residence 2 looks nice. The floor plan shows loft at Level 2, but not sure if that's case. Even without loft, residence 2 at 1.5M seems Ike a good price in today's market.

All 3 plans have a 2nd floor loft.  The x and y just have a 3rd floor loft. 
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 05, 2022, 05:53:29 PM
Anyone know what Sierra 2X and 2Y will be priced at? The price sheet didn't have them listed. Just had the available 3 model listed at $1.6M and 2 model at $1.5M.

The price sheet is for the currently released homes. You would likely see a 1-1.5% price increase per phase, so who knows that the base price for plan 2 by the time 2X or 2Y is released. I guess at some point the price increase would slow down, but we haven't seen it yet. You would have:

2Y = 2 + premium 1
2X = 2 + premium 2

with premium 1 being the extra loft and premium 2 being extra loft + view lot
Residence 2 looks nice. The floor plan shows loft at Level 2, but not sure if that's case. Even without loft, residence 2 at 1.5M seems Ike a good price in today's market.

All 3 plans have a 2nd floor loft.  The x and y just have a 3rd floor loft.

So plan 2 has loft on 2nd floor. However, 2X and 2Y don't have loft on 2nd floor, but bigger bonus room on 3rd floor. 2X also has a deck with a view.
Title: Re: New communities in Portola Springs
Post by: mightybluff on January 05, 2022, 06:00:22 PM
Just got back from visiting Sierra and Highland again. Couldn’t get the lady to give me a price estimate for the 2’s… all she would say is that the 2x/y would certainly be more expensive than the model 3. She said they should have release date and pricing for the model 2 next week.

At Highland, tried to get more info on the new homes on Dreamcatcher. She said they would be released this summer. There are 3 communities. At least 1 would be SFR but one would be similar to Hillside. That’s all she would share.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on January 05, 2022, 06:23:10 PM
Just got back from visiting Sierra and Highland again. Couldn’t get the lady to give me a price estimate for the 2’s… all she would say is that the 2x/y would certainly be more expensive than the model 3. She said they should have release date and pricing for the model 2 next week.

At Highland, tried to get more info on the new homes on Dreamcatcher. She said they would be released this summer. There are 3 communities. At least 1 would be SFR but one would be similar to Hillside. That’s all she would share.
If market continues to get strong, then CalPac Sierra homes in these early phases will enjoy nice appreciation by the time IP comes up with the new SFR in PS.

IP does seem to be building pretty fast, atleast in EW where they have an entire stretch of a street to finish (none closed) and they are already framing homes in the newest extension. May be they sense prices cooling down with rates set to increase this year?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 05, 2022, 07:09:34 PM
Just got back from visiting Sierra and Highland again. Couldn’t get the lady to give me a price estimate for the 2’s… all she would say is that the 2x/y would certainly be more expensive than the model 3. She said they should have release date and pricing for the model 2 next week.

At Highland, tried to get more info on the new homes on Dreamcatcher. She said they would be released this summer. There are 3 communities. At least 1 would be SFR but one would be similar to Hillside. That’s all she would share.

I think the ones released this summer are the homes on the right side of Dreamcatcher. Those are most like SFRs ranging from 2792 sq ft to 3176 sq ft.

The ones on the left side of Dreamcatcher are larger SFRs, 3240 sq ft. to 3473 sq. ft.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 05, 2022, 07:12:07 PM
Just got back from visiting Sierra and Highland again. Couldn’t get the lady to give me a price estimate for the 2’s… all she would say is that the 2x/y would certainly be more expensive than the model 3. She said they should have release date and pricing for the model 2 next week.

At Highland, tried to get more info on the new homes on Dreamcatcher. She said they would be released this summer. There are 3 communities. At least 1 would be SFR but one would be similar to Hillside. That’s all she would share.
If market continues to get strong, then CalPac Sierra homes in these early phases will enjoy nice appreciation by the time IP comes up with the new SFR in PS.

IP does seem to be building pretty fast, atleast in EW where they have an entire stretch of a street to finish (none closed) and they are already framing homes in the newest extension. May be they sense prices cooling down with rates set to increase this year?

IP might build fast, but definitely releases slowly, like 4 homes per month.

Basically, sales lady at Bluffs told me that they started construction on phases 25 to 28 at the same time, and it's about 3-4 weeks between each phase release.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on January 20, 2022, 09:06:18 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.
Title: Re: New communities in Portola Springs
Post by: Irvine618 on January 29, 2022, 01:12:24 AM
Could anyone recommend good insurance agents/firms that could give a pretty accurate quote on new development homes? Seems my agent can only give a quote once an appraisal is completed on a new development. Thanks!
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on January 29, 2022, 09:59:26 AM
Could anyone recommend good insurance agents/firms that could give a pretty accurate quote on new development homes? Seems my agent can only give a quote once an appraisal is completed on a new development. Thanks!

Try lemonade.com
Title: Re: New communities in Portola Springs
Post by: Sysko on February 03, 2022, 01:05:56 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet
Title: Re: New communities in Portola Springs
Post by: Danimal on February 03, 2022, 01:50:07 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Wow almost $1.8 for Bluff 2 condo. After all upgrades, $2mil. That is crazy.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 03, 2022, 02:19:23 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Wow almost $1.8 for Bluff 2 condo. After all upgrades, $2mil. That is crazy.

It's a view lot. And it already includes some pre-selected stage 2 and stage 3 upgrades. So the only upgrades left are flooring and windows covering. So it won't be more than $1.85M. Bluffs lady did say that price on Bluffs 2 went up $80k after I reserved mid December. My price, without any upgrades, was $1.55M.
Title: Re: New communities in Portola Springs
Post by: eomly on February 03, 2022, 04:15:39 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Only two homes on the price sheet. How many homes are in this phase?
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on February 03, 2022, 04:29:27 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Wow almost $1.8 for Bluff 2 condo. After all upgrades, $2mil. That is crazy.

It's not just the OC. The place I'm moving to has had the base priced raised over 24% since end of October. (83% in a year and a half).

Maybe we're all living in a bubble.

It's always "different this time" and in the end it was just a different reason for the bubble which is never apparent until we're out of it.

All I have to say is, anyone with a low rate is going to want to never sell but if they lose their job even houses that level off and don't go up, end up losing the homeowner to get out and a bad job market could snowball into dropping prices and then the shadow inventory becomes apparent.

Not saying that will happen. Just buy a place you can live with for years and years, growing or shrinking family and afford if something affects your income in the future.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 03, 2022, 05:05:55 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Only two homes on the price sheet. How many homes are in this phase?

There are 4 homes in this phase, but only 2 homes are released as phase 27A. The other 2 should be released within a couple of weeks as 27B.
Title: Re: New communities in Portola Springs
Post by: abhinata on February 03, 2022, 06:06:40 PM
Bluffs lady is working on phase 27 release, which goes back to Halworth side.

From what I could tell.

Bluffs 1 - $1,462,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is ~$1.5M.
Bluffs 2X (view lot) - $1,735,000 + ~$40k pre-selected stage 2 and stage 3 upgrades, so listed price is $1,775,000.

Originally, I wanted 2X when it was still in the $1.55M range, but now I'm priced out of it. I just feel really lucky I got the Bluffs 2 at phase 25. If I didn't get it then, when Bluffs 2 is released in phase 28, it's going to be more than $1.6M and I can't even choose stage 2 or 3 upgrades. It will probably be listed at $1.65 with pre-selected upgrades.

Here's the Price Sheet

Wow almost $1.8 for Bluff 2 condo. After all upgrades, $2mil. That is crazy.

It's not just the OC. The place I'm moving to has had the base priced raised over 24% since end of October. (83% in a year and a half).

Maybe we're all living in a bubble.

It's always "different this time" and in the end it was just a different reason for the bubble which is never apparent until we're out of it.

All I have to say is, anyone with a low rate is going to want to never sell but if they lose their job even houses that level off and don't go up, end up losing the homeowner to get out and a bad job market could snowball into dropping prices and then the shadow inventory becomes apparent.

Not saying that will happen. Just buy a place you can live with for years and years, growing or shrinking family and afford if something affects your income in the future.

At this rate, we are leaving Bay area housing prices way behind in next year so! I am comparing East Bay- San Ramon area (Similar school district) to Irvine and housing here has surpassed in few occasions.
I think its a bubble and agree with the comment posted, we are just having a different excuse and not realizing it.

If Bluffs are $1.8 what are highlands $2+ in near future? Food for thought...
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on February 13, 2022, 11:14:45 AM
Bluffs and Highland each released 2 homes Feb 5th and only 1 home has been reserved, NONE are sold so far?? Interesting……
Besides, foreclosures are up 139%from Jan 2021 YTY.
https://dsnews.com/daily-dose/02-10-2022/foreclosure-completion
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on February 13, 2022, 12:17:47 PM
Bluffs and Highland each released 2 homes Feb 5th and only 1 home has been reserved, NONE are sold so far?? Interesting……
Besides, foreclosures are up 139%from Jan 2021 YTY.
https://dsnews.com/daily-dose/02-10-2022/foreclosure-completion
What’s the pricing?
Title: Re: New communities in Portola Springs
Post by: foodisgood on February 13, 2022, 07:19:04 PM
Did the sales counselor say that??? Maybe the printed flier is just not updated. I updated my preapproval amount so that I would not get auto eliminated by increased pricing and asked if I could possibly get a view lot in the futur (bluffs). They just said there’s no guarantee from where I am on the waitlist. If it wasn’t reserved and nobody wanted it, why wouldn’t they offer me the lot? Doesn’t make sense.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 13, 2022, 08:56:11 PM
Did the sales counselor say that??? Maybe the printed flier is just not updated. I updated my preapproval amount so that I would not get auto eliminated by increased pricing and asked if I could possibly get a view lot in the futur (bluffs). They just said there’s no guarantee from where I am on the waitlist. If it wasn’t reserved and nobody wanted it, why wouldn’t they offer me the lot? Doesn’t make sense.

Most likely, it's just what is printed on the price sheet. As far as I know, the person who bought lot 60 (Bluffs 2X) was on the waitlist from all the way back in April. I wanted to buy lot 60, but I jumped on the chance to get lot 95 after she told me that. And I would have got priced out anyway, considering lot 60 sold for $1.775M. I was pre-approved for $1.7M. I was going to update my pre-approval, but got offered lot 95. And even though I got lot 95 for $1.56M, after finishing all the upgrades, it came out to $1.685M. I think lot 60 would probably be $1.9M after all the upgrades.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on February 13, 2022, 09:20:16 PM
I visited the sierra over the weekend.  They are releasing phase 3 early March which is another 6 houses. 

Then phase 4 will be only 4 houses around the edge.  I guess they’d be considered the view lots. 
Title: Re: New communities in Portola Springs
Post by: foodisgood on February 13, 2022, 11:17:19 PM

[/quote]

Most likely, it's just what is printed on the price sheet. As far as I know, the person who bought lot 60 (Bluffs 2X) was on the waitlist from all the way back in April. I wanted to buy lot 60, but I jumped on the chance to get lot 95 after she told me that. And I would have got priced out anyway, considering lot 60 sold for $1.775M. I was pre-approved for $1.7M. I was going to update my pre-approval, but got offered lot 95. And even though I got lot 95 for $1.56M, after finishing all the upgrades, it came out to $1.685M. I think lot 60 would probably be $1.9M after all the upgrades.
[/quote]

Yeah I agree with you. All interest lists are strong. David’s comment sounds like FUD
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 01:49:50 PM
Construction of model homes already started. Some roads are completed and some are in progress with laying of pipes. Total 6 models are coming up . 3 for right side and 3 for left side.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 20, 2022, 03:31:34 PM
Construction of model homes already started. Some roads are completed and some are in progress with laying of pipes. Total 6 models are coming up . 3 for right side and 3 for left side.

Are you talking about the communities around Dreamcatcher?
Title: Re: New communities in Portola Springs
Post by: abhinata on February 20, 2022, 04:42:25 PM
Construction of model homes already started. Some roads are completed and some are in progress with laying of pipes. Total 6 models are coming up . 3 for right side and 3 for left side.

How accurate is this info and where are you get info on 3 models each? Any update on the timing would be helpful? Looks like IP is pretty tight lipped on the development especially the sales lady at Highland. She never seems to give straight answers!!
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 20, 2022, 05:19:56 PM
Construction of model homes already started. Some roads are completed and some are in progress with laying of pipes. Total 6 models are coming up . 3 for right side and 3 for left side.

How accurate is this info and where are you get info on 3 models each? Any update on the timing would be helpful? Looks like IP is pretty tight lipped on the development especially the sales lady at Highland. She never seems to give straight answers!!

Both sales ladies at Highland are very good at avoiding straight answers.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 05:25:53 PM
I live in elderberry and go for walk around that area. I went to actual site where construction is going on. I took photos but not able to upload here as each one is 2.2 MB. These homes are on Dreamcachet.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 20, 2022, 05:33:40 PM
I live in elderberry and go for walk around that area. I went to actual site where construction is going on. I took photos but not able to upload here as each one is 2.2 MB. These homes are on Dreamcachet.

It does make sense.  I remember either reading somewhere or being told by Highland sales lady that they might start selling the ones on the right of Dreamcatcher this summer.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 05:49:00 PM
Photos are here
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 05:55:54 PM
more photos
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 05:57:01 PM
more photos
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 06:01:01 PM
these are being constructed by Irvine Pacific and one of the community name is Azul (Like in OH Groves)
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 20, 2022, 06:07:03 PM
these are being constructed by Irvine Pacific and one of the community name is Azul (Like in OH Groves)

I assume that the Azul community is the one to the right of Dreamcatcher, the smaller homes, around 2900+ to 3100+ sq ft or so.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 20, 2022, 06:34:19 PM
Yes. Smaller once are Azul. One with only foundation for b now are larger one and most of them are view lots.
Title: Re: New communities in Portola Springs
Post by: Danimal on February 20, 2022, 06:43:45 PM
Yes. Smaller once are Azul. One with only foundation for b now are larger one and most of them are view lots.

These will probably be $2.5+ mil by this summer. Wonder how many people are on the pre approval list already.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 20, 2022, 07:14:14 PM
Yes. Smaller once are Azul. One with only foundation for b now are larger one and most of them are view lots.

These will probably be $2.5+ mil by this summer. Wonder how many people are on the pre approval list already.

I somehow doubt that. Azul at OH is starting at about $2.1M. I don't doubt Azul at OH could reach $2.5M+ by the summer, but not these ones.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on February 23, 2022, 05:18:15 PM
Resale homes are selling like hot cakes now as buyers don’t want to wait to move in a new home at the end of 2022 when mortgage rates hit 5%.  No wonder homes at Bluff released 2 weeks ago are still available.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 23, 2022, 05:24:40 PM
Resale homes are selling like hot cakes now as buyers don’t want to wait to move in a new home at the end of 2022 when mortgage rates hit 5%.  No wonder homes at Bluff released 2 weeks ago are still available.

Move-in date for Bluffs home released 2 weeks ago would be July at the latest, and with 90-day lock, you could lock by April, so I don't know what this end of 2022 you're talking about. And have you actually TALKED to Bluffs sales lady to confirm that those homes are still available? Price sheets are never up to date.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 23, 2022, 05:26:07 PM
Not to mention jumbo loan rate is quite a bit lower than conforming rate. Currently, conforming is at 4%+ while jumbo loan is still at 3.25%.
Title: Re: New communities in Portola Springs
Post by: Danimal on February 23, 2022, 05:32:52 PM
Resale homes are selling like hot cakes now as buyers don’t want to wait to move in a new home at the end of 2022 when mortgage rates hit 5%.  No wonder homes at Bluff released 2 weeks ago are still available.

I thought there was a long waitlist for Bluff. If this is true, it’s really good news for buyers that there is at least an option.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 23, 2022, 05:53:22 PM
Resale homes are selling like hot cakes now as buyers don’t want to wait to move in a new home at the end of 2022 when mortgage rates hit 5%.  No wonder homes at Bluff released 2 weeks ago are still available.

I thought there was a long waitlist for Bluff. If this is true, it’s really good news for buyers that there is at least an option.

It could be that some people are priced out.

I haven't seen the price sheet for phase 27B, but if I were to look at Zillow, which lists Bluffs 1 at $1.507M, it would be around $1.547 with pre-selected upgrades. And Zillow has Bluffs 2X at $1.77M, so it would be around $1.817M with pre-selected upgrades.

Those prices for a detached condo might be a bit tough to swallow. But then again, people were paying $1.6M for Soria 1 and almost $2M for Soria 4, although those are models so they are ready to move in.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on February 23, 2022, 06:13:15 PM
Not to mention jumbo loan rate is quite a bit lower than conforming rate. Currently, conforming is at 4%+ while jumbo loan is still at 3.25%.

And if you have a relationship banking and move money over then you can get sub 3% pricing for jumbo loans like my buyer who got a 2.875% 30-year fixed jumbo rate last week with BofA.
Title: Re: New communities in Portola Springs
Post by: mightybluff on February 23, 2022, 10:57:11 PM
Not to mention jumbo loan rate is quite a bit lower than conforming rate. Currently, conforming is at 4%+ while jumbo loan is still at 3.25%.

And if you have a relationship banking and move money over then you can get sub 3% pricing for jumbo loans like my buyer who got a 2.875% 30-year fixed jumbo rate last week with BofA.

Move how much money over? And what does relationship banking relationship mean or entail?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on February 23, 2022, 11:15:34 PM
Not to mention jumbo loan rate is quite a bit lower than conforming rate. Currently, conforming is at 4%+ while jumbo loan is still at 3.25%.

And if you have a relationship banking and move money over then you can get sub 3% pricing for jumbo loans like my buyer who got a 2.875% 30-year fixed jumbo rate last week with BofA.

Move how much money over? And what does relationship banking relationship mean or entail?

Not sure but I'd guess $500k or more.  Banking relationship means current accounts, which maybe include business accounts and services.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on February 23, 2022, 11:18:49 PM
https://online.citi.com/US/JRS/portal/template.do?ID=relationship_pricing_landing

You get rate reductions based on how much you bring over. 

Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 23, 2022, 11:52:39 PM
https://online.citi.com/US/JRS/portal/template.do?ID=relationship_pricing_landing

You get rate reductions based on how much you bring over.

$200k for 0.25% off is not bad. I wouldn't do $1M for 0.5% off though.
Title: Re: New communities in Portola Springs
Post by: mightybluff on February 24, 2022, 12:02:35 AM
Thanks and good to know! Checked one of my banks right now and they offer it as well.

Relationship Benefits
Further reduce your mortgage rate with the following discounts:
.10% rate discount with 10% of the loan in new deposits
.20% rate discount with 25% of the loan in new deposits
 
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on February 24, 2022, 12:40:29 AM
https://online.citi.com/US/JRS/portal/template.do?ID=relationship_pricing_landing

You get rate reductions based on how much you bring over. 



Wonder how long the money has to stay in there for?
Title: Re: New communities in Portola Springs
Post by: mightybluff on February 24, 2022, 01:18:17 AM
From my bank…

CIT offers interest rate discount for new deposits that you would not be using for the down payment or closing cost and would need to be in the CIT account through closing.
Title: Re: New communities in Portola Springs
Post by: Yousr on February 24, 2022, 02:02:19 AM
https://online.citi.com/US/JRS/portal/template.do?ID=relationship_pricing_landing

You get rate reductions based on how much you bring over. 



Wonder how long the money has to stay in there for?

You can withdraw it right after closing. The rate discount is incorporated in the final loan disclosure documents you sign before closing. Once the rate terms are set, they can’t take that back and they also can’t lock you out of your money.
Title: Re: New communities in Portola Springs
Post by: akkord on February 24, 2022, 05:52:36 AM
https://online.citi.com/US/JRS/portal/template.do?ID=relationship_pricing_landing

You get rate reductions based on how much you bring over. 



Wonder how long the money has to stay in there for?

You can withdraw it right after closing. The rate discount is incorporated in the final loan disclosure documents you sign before closing. Once the rate terms are set, they can’t take that back and they also can’t lock you out of your money.

Same with Chase, you can deposit a week before closing to show it's moved into the account, move it back out a day after loan funds. 
Title: Re: New communities in Portola Springs
Post by: bkimxmd on February 24, 2022, 10:38:32 AM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.
Title: Re: New communities in Portola Springs
Post by: ti2021 on February 24, 2022, 10:47:13 AM
Transferring assets from non-retirement brokerage accounts usually work too. So you can open a self-managed brokerage account with the bank you’re getting the mortgage with, do an ACAT transfer to transfer your shares over in kind. And after closing you can do another ACAT transfer back to your original brokerage. Also, some brokerages will offer a cash bonus for you to transfer the assets back to them (usually $2-3k for $1M in assets).
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on February 24, 2022, 10:51:05 AM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Sherry extended my lock over 60 days past the 6 month extended lock at no cost.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on February 24, 2022, 12:15:56 PM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Sherry extended my lock over 60 days past the 6 month extended lock at no cost.

Yep.. wish I talked to her back in December.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 24, 2022, 01:26:18 PM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Are you getting 3.0% for 30-year fixed jumbo from Sherry Wang with no conditions?
Title: Re: New communities in Portola Springs
Post by: bkimxmd on February 24, 2022, 02:09:45 PM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Are you getting 3.0% for 30-year fixed jumbo from Sherry Wang with no conditions?

Yeah, looks like it.  Going through underwriting now.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 25, 2022, 08:48:50 PM
Today I spoke to a construction worker and he said model homes should be ready in 3 months. Anticipated opening would be around month of May. Quicker than expected.
Title: Re: New communities in Portola Springs
Post by: Danimal on February 26, 2022, 03:20:53 PM
We rode bicycle around PS. Here are the 2 photos of model homes on left and right of Dreamcatcher

https://ibb.co/Pc2VwTg
https://ibb.co/L0nxH53
Title: Re: New communities in Portola Springs
Post by: box on February 26, 2022, 09:13:24 PM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Are you getting 3.0% for 30-year fixed jumbo from Sherry Wang with no conditions?

Yeah, looks like it.  Going through underwriting now.

3.0% for 30-year fixed jumbo with no points, no cost? Is this with relationship pricing (moving a certain $ into a new account) or without?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on February 26, 2022, 09:33:54 PM
Yeah, my loan officer said you can move the money out after you close, and you don't have to open a specific account, it can just be a checking account. 

Sherry Wang at Citi has been really helpful so far.  3.0% for a 30 yr fixed jumbo loan.  She says they will pay for the extending the lock, but I'm only 60 days out now.

Are you getting 3.0% for 30-year fixed jumbo from Sherry Wang with no conditions?

Yeah, looks like it.  Going through underwriting now.

3.0% for 30-year fixed jumbo with no points, no cost? Is this with relationship pricing (moving a certain $ into a new account) or without?

With $50k relationship, which gives 0.125% off. Basically, it's 3.125% without.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on February 28, 2022, 07:47:02 PM
Model homes will be completed by end of May and  homes are releasing in June. One community is Azul and another one is Seilo.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on February 28, 2022, 08:10:41 PM
Model homes will be completed by end of May and  homes are releasing in June. One community is Azul and another one is Seilo.

Azul in Portola Springs as well? 
Title: Re: New communities in Portola Springs
Post by: ParkPark on March 01, 2022, 01:47:42 PM
https://irvine.granicus.com/GeneratedAgendaViewer.php?event_id=1892

Fiore: detached condos
Azul: SFR
Cielo: SFR

What are Fiore prices going to be like given Sierra and Lapis pricing?
Title: Re: New communities in Portola Springs
Post by: irviniteeee on March 01, 2022, 03:31:48 PM
https://irvine.granicus.com/GeneratedAgendaViewer.php?event_id=1892

Fiore: detached condos
Azul: SFR
Cielo: SFR

What are Fiore prices going to be like given Sierra and Lapis
pricing?

I’m interested in seeing pricing. Fiore is just Barcelona II with lofts added.

Azul’s Plan 1 is better than the 2 & 3. I wonder why it’s not included at the OH version. The PS ones have pretty nice sized lots too.

Cielo is just Azul XL *yawn*

Title: Re: New communities in Portola Springs
Post by: foodisgood on March 01, 2022, 09:53:54 PM
Plan 1 doesn’t have the volume high ceiling. Since azul groves is advertised as a “premium”  and “limited” collection, it makes sense to only have higher ceiling ones. I recall all the ravellos have volume ceilings.
Title: Re: New communities in Portola Springs
Post by: Sysko on March 02, 2022, 04:25:12 PM
https://irvine.granicus.com/GeneratedAgendaViewer.php?event_id=1892

Fiore: detached condos
Azul: SFR
Cielo: SFR

What are Fiore prices going to be like given Sierra and Lapis pricing?

Confirmation that the community being built by IP next to Sierra and Lapis will be Fiore
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 02, 2022, 08:15:17 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on March 02, 2022, 08:34:56 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 02, 2022, 09:06:35 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

LL still waiting for Irvine housing market to drop.  ;D
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 02, 2022, 09:22:40 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?

Could be as high as $100k.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 02, 2022, 09:26:41 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

LL still waiting for Irvine housing market to drop.  ;D

He'll start gloating about how he predicted that prices will soften a few % but that'll be after they've risen another 8-10% from the end of last year's prices.  It's just a lot of armchair quarterbacking on his part but it's a little different when you are deep in the weeds everyday and see what's going on.  Will things slow down?  Of course they will, we can't keep going up 20%-25% a year.  At some point things will flatten out like they did after the 2013 price run up so the market can digest the big gains we've seen.  Like I said, I welcome a more balanced market because then not every listing agent will look like a rockstar and I'll be able to negotiate better prices for my buyers.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on March 02, 2022, 10:04:36 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?

Could be as high as $100k.

Damn!  Those aren't even the view lots.  They are the last 5 houses on the same street as phase 1 and 2.  Phase 2 only went up like 10 - 30k from I could tell. 

How much do you think the view lots in phase 5 will go for?  There are only 4 of those.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 02, 2022, 10:10:58 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?

Could be as high as $100k.

Damn!  Those aren't even the view lots.  They are the last 5 houses on the same street as phase 1 and 2.  Phase 2 only went up like 10 - 30k from I could tell. 

How much do you think the view lots in phase 5 will go for?  There are only 4 of those.

The view lots are Phase 4.  I'd say at least up another $150k-$200k from Phase 3 with the lot premiums.  Remember that Irvine Company has a big say on pricing.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on March 02, 2022, 10:24:46 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?

Could be as high as $100k.

Damn!  Those aren't even the view lots.  They are the last 5 houses on the same street as phase 1 and 2.  Phase 2 only went up like 10 - 30k from I could tell. 

How much do you think the view lots in phase 5 will go for?  There are only 4 of those.

The view lots are Phase 4.  I'd say at least up another $150k-$200k from Phase 3 with the lot premiums.  Remember that Irvine Company has a big say on pricing.

oops yeah I meant phase 4.  Those increases can price a lot of people out.  Looks like the new residence 3's and 2y's will be over 2M soon.  If the houses on Dreamcatcher are even bigger, think they will release phase 1 of those homes well over 2M?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 02, 2022, 10:32:53 PM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

Any idea how much?

Could be as high as $100k.

Damn!  Those aren't even the view lots.  They are the last 5 houses on the same street as phase 1 and 2.  Phase 2 only went up like 10 - 30k from I could tell. 

How much do you think the view lots in phase 5 will go for?  There are only 4 of those.

The view lots are Phase 4.  I'd say at least up another $150k-$200k from Phase 3 with the lot premiums.  Remember that Irvine Company has a big say on pricing.

oops yeah I meant phase 4.  Those increases can price a lot of people out.  Looks like the new residence 3's and 2y's will be over 2M soon.  If the houses on Dreamcatcher are even bigger, think they will release phase 1 of those homes well over 2M?

New homes are approaching $750/sf so we'll see what happens.
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on March 03, 2022, 09:27:09 AM
I heard from CalPac that Sierra will have a "large" increase in pricing for Phase 3 from Phase 2.

LL still waiting for Irvine housing market to drop.  ;D

Didn't you know... 2018-2020 was "The Great Irvine Drop"... although during that time frame, much bigger percentages were predicted... I even have a poll for it somewhere. :)
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on March 05, 2022, 08:14:14 AM
"The Great Irvine Drop" in 2018-2020 was caused by 3 rate hikes by the Federal Reserve in 2018. Will see what happens  in additional to balance sheet tightening this time……
Title: Re: New communities in Portola Springs
Post by: Danimal on March 05, 2022, 08:57:29 AM
"The Great Irvine Drop" in 2018-2020 was caused by 3 rate hikes by the Federal Reserve in 2018. Will see what happens  in additional to balance sheet tightening this time……

There was “The Great Irvine Drop” between 2018-2020? I didnt know that. I started looking for a bigger place in Irvine end of 2017. I dont remember seeing any big drop. If that was the case, I wouldve jumped on one.  Prices didnt appreciate that much or homes stayed on the market little longer but there was hardly any drop.
Title: Re: New communities in Portola Springs
Post by: Sysko on March 05, 2022, 02:02:38 PM
We rode bicycle around PS. Here are the 2 photos of model homes on left and right of Dreamcatcher

https://ibb.co/Pc2VwTg
https://ibb.co/L0nxH53

Additional photos of the model homes from a different angle
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on March 05, 2022, 02:10:52 PM
Price on a view lot at Highland dropped $200k in 2020.  Go ask a homeowner who bought in 2020 at Highland.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 05, 2022, 09:32:27 PM
Price on a view lot at Highland dropped $200k in 2020.  Go ask a homeowner who bought in 2020 at Highland.

That was a one off because iPac was asking crazy prices so they had to lower than them to move it when Covid broke out.  My Varenna Plan 2 seller bought the home in the low $1.3m range back in 2020 and that home will close for over $2m today.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on March 05, 2022, 11:11:46 PM
It looks like late 2019 early 2920 was a great time to buy. This home at https://www.redfin.com/CA/Irvine/124-Imagination-Trl-92620  in EW Avila Model sold for 1.4M down from an asking of 1.6M based on Redfin price history

Different story that the sane home is now listed at 2.2M, with a potential 800K gain in 2 years.








Title: Re: New communities in Portola Springs
Post by: mtvreddy on March 06, 2022, 04:06:19 PM
Sierra went up significantly. Up by more than 100k when you compare with first phase prices. see the atachment.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on March 06, 2022, 04:09:10 PM
All models ( 6 in Total on Dreamcenter) are high ceiling models. looks like pricing will be 2 million-plus. view homes might be 2.3 million definitely. when you look at sierra pricing, these homes are big and most of them have views. in the attachment, you can see one of the floor plans. plan 2 of the first 3 models.
Title: Re: New communities in Portola Springs
Post by: incognito on March 06, 2022, 04:29:14 PM
All models ( 6 in Total on Dreamcenter) are high ceiling models. looks like pricing will be 2 million-plus. view homes might be 2.3 million definitely. when you look at sierra pricing, these homes are big and most of them have views. in the attachment, you can see one of the floor plans. plan 2 of the first 3 models.

That blueprint looks exactly like the floorplan for Azul in OH: https://www.villagesofirvine.com/villages-neighborhoods/groves-at-orchard-hills/azul/residence-2
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 06, 2022, 04:48:00 PM
All models ( 6 in Total on Dreamcenter) are high ceiling models. looks like pricing will be 2 million-plus. view homes might be 2.3 million definitely. when you look at sierra pricing, these homes are big and most of them have views. in the attachment, you can see one of the floor plans. plan 2 of the first 3 models.

That blueprint looks exactly like the floorplan for Azul in OH: https://www.villagesofirvine.com/villages-neighborhoods/groves-at-orchard-hills/azul/residence-2

The community on the right side of Dreamcatcher is Azul, with 3 plans (meaning it includes Plan 1 also), rather than 2 plans at OH. The one on the left side is Cielo. This is already confirmed.
Title: Re: New communities in Portola Springs
Post by: YLgirl on March 06, 2022, 05:13:18 PM
Sierra went up significantly. Up by more than 100k when you compare with first phase prices. see the atachment.

And most of them are already pending sale...I wonder how much the next phase will be priced at
Title: Re: New communities in Portola Springs
Post by: bkimxmd on March 06, 2022, 09:40:52 PM
Sierra went up significantly. Up by more than 100k when you compare with first phase prices. see the atachment.

And most of them are already pending sale...I wonder how much the next phase will be priced at

All of them sold this weekend.  Next phase is going to be 4 view lots.  I'm sure they will be significantly more.  2 plan 3's and 2 plan 2X's.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 06, 2022, 09:52:07 PM
Sierra went up significantly. Up by more than 100k when you compare with first phase prices. see the atachment.

And most of them are already pending sale...I wonder how much the next phase will be priced at

All of them sold this weekend.  Next phase is going to be 4 view lots.  I'm sure they will be significantly more.  2 plan 3's and 2 plan 2X's.

Plan 3 view lot might be $1.9M and plan 2X most likely will be $2M or more.
Title: Re: New communities in Portola Springs
Post by: ScottWilson on March 09, 2022, 11:06:13 AM
Sierra went up significantly. Up by more than 100k when you compare with first phase prices. see the atachment.

And most of them are already pending sale...I wonder how much the next phase will be priced at

All of them sold this weekend.  Next phase is going to be 4 view lots.  I'm sure they will be significantly more.  2 plan 3's and 2 plan 2X's.

Plan 3 view lot might be $1.9M and plan 2X most likely will be $2M or more.

I need a financial planner to help me get to the point where I can afford these $1.9 to $2M homes. I don't think my current job will cut it.
Title: Re: New communities in Portola Springs
Post by: Sysko on March 10, 2022, 06:48:04 AM
https://irvine.granicus.com/GeneratedAgendaViewer.php?event_id=1892

Fiore: detached condos
Azul: SFR
Cielo: SFR

What are Fiore prices going to be like given Sierra and Lapis pricing?

Confirmation that the 2 communities on Dreamcatcher will be Azul and Cielo
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 13, 2022, 02:36:49 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on March 13, 2022, 04:57:39 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

How much of a difference is it? I got to pick my plan and elevation on the lot but the price for that plan varied by elevation. Lowest was a stucco plan with no bricks or stone. The others were more because of the stone or bricks that are added to the house and there is also a bit of a sq foot difference in the different elevations (same thing with the house I'm living in. Didn't realize till we were closed that we have a smaller office, entry and bedroom above the office because the elevation changes what is inside the house).
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 13, 2022, 05:12:50 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

How much of a difference is it? I got to pick my plan and elevation on the lot but the price for that plan varied by elevation. Lowest was a stucco plan with no bricks or stone. The others were more because of the stone or bricks that are added to the house and there is also a bit of a sq foot difference in the different elevations (same thing with the house I'm living in. Didn't realize till we were closed that we have a smaller office, entry and bedroom above the office because the elevation changes what is inside the house).

Tuscan elevation on Bluffs 1 has the highest premium at $15k. Tuscan elevation on Bluffs 2 is only $5k premium. IIRC, Formal Spanish and Santa Barbara on Bluffs 1 are also only $5k premium. Highland elevations are also either $5k or $10k, but I don't remember which elevation has which price tag.
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on March 13, 2022, 05:29:19 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

How much of a difference is it? I got to pick my plan and elevation on the lot but the price for that plan varied by elevation. Lowest was a stucco plan with no bricks or stone. The others were more because of the stone or bricks that are added to the house and there is also a bit of a sq foot difference in the different elevations (same thing with the house I'm living in. Didn't realize till we were closed that we have a smaller office, entry and bedroom above the office because the elevation changes what is inside the house).

Tuscan elevation on Bluffs 1 has the highest premium at $15k. Tuscan elevation on Bluffs 2 is only $5k premium. IIRC, Formal Spanish and Santa Barbara on Bluffs 1 are also only $5k premium. Highland elevations are also either $5k or $10k, but I don't remember which elevation has which price tag.

Cost me 2% over base price just for the bricks over the stucco elevation and only amounted to about the size of a low planter wall and a couple tall one story columns. I think there was an elevation that was more but I didn't have that option because my next door neighbor is using that product and it's not allowed on two adjacent homes.

That was just because of the elevation. There is also a lot premium because of the location no matter what I chose to put on it.

I didn't want stucco. Sprinklers get that dirty and it doesn't show as much on bricks or stone.

Also maybe a factor: The windows can change with different elevations. In my case, the stucco home has the least amt of windows.
Title: Re: New communities in Portola Springs
Post by: incognito on March 13, 2022, 10:43:15 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

Do those Highland prices include pre-selected upgrades? Or just base?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 13, 2022, 11:09:30 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

Do those Highland prices include pre-selected upgrades? Or just base?

They do. Solar panels (about $10k), recessed lighting, whole house insulation, among other things. At this point, it's past even stage 4 upgrade deadline, so I expect more upgrades than what is listed. Maybe sites 149 and 152 have flooring upgrades too?

I know that Bluffs have about $30k worth of upgrades.  Maybe Highland have about $40k worth.
Title: Re: New communities in Portola Springs
Post by: Sysko on March 14, 2022, 05:42:56 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

What happened to 150 and 151?  Both Highland 2x.  I thought they would be released at the same time with 148 - 153
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 14, 2022, 06:35:40 PM
I went for a site tour of my Bluffs today, so I got the price sheets for Bluffs and Highland. All the homes are RESERVED or SOLD.

The prices of Highland 1 are pretty insane. Not sure why sites 149 and 152 are so much higher than 153 since their lots are exactly the same. The only thing I can think of is that sites 153 and 148 were released earlier as half phase, since 149/152 are even higher (by quite a bit) than 148 that is Plan 2.

Bluffs lady said that she's working on upcoming phase and that she can't give me concrete pricing yet, but did tell me what Bluffs 1 is going to be $1.64M and Bluffs 2X is going to be $1.88M. That's about $40k increase for Bluffs 1 and $70k increase for Bluffs 2 from current phase.

What happened to 150 and 151?  Both Highland 2x.  I thought they would be released at the same time with 148 - 153

I'll need to check the site map, but I think sites 150 and 151 are at the end of the street, so they might be next phase. Highland 2X are on both ends, both sides of the street.
Title: Re: New communities in Portola Springs
Post by: OC_relocation on March 15, 2022, 06:05:42 PM
All models ( 6 in Total on Dreamcenter) are high ceiling models. looks like pricing will be 2 million-plus. view homes might be 2.3 million definitely. when you look at sierra pricing, these homes are big and most of them have views. in the attachment, you can see one of the floor plans. plan 2 of the first 3 models.

That blueprint looks exactly like the floorplan for Azul in OH: https://www.villagesofirvine.com/villages-neighborhoods/groves-at-orchard-hills/azul/residence-2

The community on the right side of Dreamcatcher is Azul, with 3 plans (meaning it includes Plan 1 also), rather than 2 plans at OH. The one on the left side is Cielo. This is already confirmed.

Is there any floor plan info for Azul and Cielo tracks? I love their location.
Title: Re: New communities in Portola Springs
Post by: mtvreddy on March 15, 2022, 06:23:17 PM
Azul is exactly same as Azul in Orchard hills
Cielo is same as Ravillo
All plans are with high curling and down stairs bedroom
Cielo plan 3 has guest suite
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 15, 2022, 06:25:49 PM
Azul is exactly same as Azul in Orchard hills
Cielo is same as Ravillo
All plans are with high curling and down stairs bedroom
Cielo plan 3 has guest suite

Doesn't Azul in PS also include Plan 1, which isn't available in OH?
Title: Re: New communities in Portola Springs
Post by: OC_relocation on March 15, 2022, 07:10:26 PM
Azul is exactly same as Azul in Orchard hills
Cielo is same as Ravillo
All plans are with high curling and down stairs bedroom
Cielo plan 3 has guest suite

Thank you. What would be the pricing for these? High 2m? If so, then OH 4 might be a better option.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 15, 2022, 09:10:17 PM
Azul is exactly same as Azul in Orchard hills
Cielo is same as Ravillo
All plans are with high curling and down stairs bedroom
Cielo plan 3 has guest suite

Thank you. What would be the pricing for these? High 2m? If so, then OH 4 might be a better option.

Azul should be low $2M. Over at OH, Azul 2 is $2.173M and Azul 3 is $2.73M, but these might be privacy or view lots.

Cielo could be mid $2M.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on March 24, 2022, 09:36:40 PM
New home sales fell again in Feb, 2 months in a row. 
Anytime inflation rate jump over 5% in the last 60 years, recession followed.  Happened in 1974, 1990 & 2008.  This time will be even worst with balance sheet tightening.  Even with the highest household income in Silicon Valley, home prices dropped 5-10% beginning of 2019 after 7 rates hikes in 2017-2018. Don’t be surprised 30 yrs fixed mortgage rates jump to 6% by the end of 2022.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 24, 2022, 11:53:06 PM
New home sales fell again in Feb, 2 months in a row. 
Anytime inflation rate jump over 5% in the last 60 years, recession followed.  Happened in 1974, 1990 & 2008.  This time will be even worst with balance sheet tightening.  Even with the highest household income in Silicon Valley, home prices dropped 5-10% beginning of 2019 after 7 rates hikes in 2017-2018. Don’t be surprised 30 yrs fixed mortgage rates jump to 6% by the end of 2022.

Yeah, that's because builders are slowing down home releases. Result? Home sales falls, but home prices still climbs. By a LOT. Why? Lack of inventory.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on March 25, 2022, 06:40:46 PM
Existing home sales fell in Feb even inventory up 2.4% from Jan. Go see some open houses on weekend if you don’t believe me. Don’t be shocked if you are the only person there.  Yes, there are NO more 20 families waiting in line to see open houses. Good luck to anyone who believe home prices will go up forever…. lol.

https://www.marketwatch.com/story/new-home-sales-slide-even-though-the-inventory-of-properties-for-sale-has-hit-the-highest-level-since-2008-11648044987
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 25, 2022, 06:51:23 PM
Existing home sales fell in Feb even inventory up 2.4% from Jan. Go see some open houses on weekend if you don’t believe me. Don’t be shocked if you are the only person there.  Yes, there are NO more 20 families waiting in line to see open houses. Good luck to anyone who believe home prices will go up forever…. lol.

You must be bitter that you missed out. No one, and I repeat, NO ONE, believes that housing prices will continue going up beyond this year. Most of us believe that housing will flatten out by the summer or end of the year, at the latest.
Title: Re: New communities in Portola Springs
Post by: Sysko on March 31, 2022, 06:10:38 PM
New development southwest of Big Dipper and Whispering Hills in Neighborhood 5B of Planning Area 6 (Across the street from Sierra; where the new park will be)


See attachment
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 31, 2022, 06:19:33 PM
They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on March 31, 2022, 08:38:03 PM
They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Yeah, that's really odd.  SFRs on the hill would go for a lot.
Title: Re: New communities in Portola Springs
Post by: The California Court Company on March 31, 2022, 09:02:17 PM
so they can sell detached condos at inflated prices  >:D

I think it makes economical sense as they can increase the profit margin for the lower priced product if the view lot premium is fixed.

They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Yeah, that's really odd.  SFRs on the hill would go for a lot.
Title: Re: New communities in Portola Springs
Post by: Danimal on March 31, 2022, 09:18:41 PM
so they can sell detached condos at inflated prices  >:D

I think it makes economical sense as they can increase the profit margin for the lower priced product if the view lot premium is fixed.

They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Yeah, that's really odd.  SFRs on the hill would go for a lot.

Maybe they are building homes like Highland. Keep in mind Highland homes are classified as condo even though IP calls them quasi-SFR
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on March 31, 2022, 09:21:07 PM
so they can sell detached condos at inflated prices  >:D

I think it makes economical sense as they can increase the profit margin for the lower priced product if the view lot premium is fixed.

They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Yeah, that's really odd.  SFRs on the hill would go for a lot.

Maybe they are building homes like Highland. Keep in mind Highland homes are classified as condo even though IP calls them quasi-SFR

I heard those detached condos will be Hillside.
Title: Re: New communities in Portola Springs
Post by: bones on April 01, 2022, 07:42:04 AM
They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Not surprising. TIC has long f*ed up Portola Springs. The original master plan was better. What they actually built has been a hodgepodge but I guess more accessible to the masses.
Title: Re: New communities in Portola Springs
Post by: WTTCHMN on April 01, 2022, 08:07:28 AM
They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Not surprising. TIC has long f*ed up Portola Springs. The original master plan was better. What they actually built has been a hodgepodge but I guess more accessible to the masses.

But TIC transformed it from Value Village to Village of the Year™
Title: Re: New communities in Portola Springs
Post by: Sysko on April 03, 2022, 10:08:43 PM
Any updates on Fiore, Cielo and Azul?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 03, 2022, 10:30:23 PM
Any updates on Fiore, Cielo and Azul?

Aren't you usually the one who provides us with updates?  ;D
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 03, 2022, 10:47:31 PM
They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Not surprising. TIC has long f*ed up Portola Springs. The original master plan was better. What they actually built has been a hodgepodge but I guess more accessible to the masses.

But TIC transformed it from Value Village to Village of the Year™

Portola Springs is now the poor man's Orchard Hills.  haha
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on April 05, 2022, 09:43:00 AM
Don’t be surprised mortgage rate will hit 6% by end of this year.  U.S. stocks are lower after Federal Reserve Governor Lael Brainerd said the central bank would "continue tightening monetary policy methodically through a series of interest rate increases" and start to reduce the balance sheet at a rapid pace as early as May. 
Title: Re: New communities in Portola Springs
Post by: Sysko on April 05, 2022, 09:53:38 PM
Any updates on Fiore, Cielo and Azul?

Aren't you usually the one who provides us with updates?  ;D

Here's the websites for the 3 new IP community in PS.

https://www.irvinepacific.com/homes/portola-springs-village/azul

https://www.irvinepacific.com/homes/portola-springs-village/cielo

https://www.irvinepacific.com/homes/portola-springs-village/fiore

Pricing for all 3 communities is listed as "Coming Soon"
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 05, 2022, 10:26:32 PM
Any updates on Fiore, Cielo and Azul?

Aren't you usually the one who provides us with updates?  ;D

Here's the websites for the 3 new IP community in PS.

https://www.irvinepacific.com/homes/portola-springs-village/azul

https://www.irvinepacific.com/homes/portola-springs-village/cielo

https://www.irvinepacific.com/homes/portola-springs-village/fiore

Pricing for all 3 communities is listed as "Coming Soon"

Funny that Virtual Tour is just using Hillside.  ;D

Looks like Cielo is just Ravello and Fiore is upgraded Hillside.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on April 13, 2022, 07:42:34 PM
First Bank is now offering new customer 3% savings rate on performance checking account.  Most cash buyers will disappear once all banks start offering 3-4% savings rate.  Why would cash buyers keep buying homes if home prices NOT going up anymore?  Besides, imagine less buyers can qualify for mortgages once mortgage rates hit 6-7% by end of this year.  Demand will be less than supply…..
Expect supply to go up in the near future
https://www.wsj.com/amp/articles/as-mortgage-rates-rise-home-sellers-fear-time-is-running-out-to-cash-in-11649275058
Title: Re: New communities in Portola Springs
Post by: trematix on April 13, 2022, 09:04:49 PM
LOL i just went to their website, its 3% on the first $25,000 only. Yea a lot of cash buyers will disappear with all the interest on their 25k...



First Bank is now offering new customer 3% savings rate on performance checking account.  Most cash buyers will disappear once all banks start offering 3-4% savings rate.  Why would cash buyers keep buying homes if home prices NOT going up anymore?  Besides, imagine less buyers can qualify for mortgages once mortgage rates hit 6-7% by end of this year.  Demand will be less than supply…..
Expect supply to go up in the near future
https://www.wsj.com/amp/articles/as-mortgage-rates-rise-home-sellers-fear-time-is-running-out-to-cash-in-11649275058
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 13, 2022, 09:54:49 PM
LOL i just went to their website, its 3% on the first $25,000 only. Yea a lot of cash buyers will disappear with all the interest on their 25k...



First Bank is now offering new customer 3% savings rate on performance checking account.  Most cash buyers will disappear once all banks start offering 3-4% savings rate.  Why would cash buyers keep buying homes if home prices NOT going up anymore?  Besides, imagine less buyers can qualify for mortgages once mortgage rates hit 6-7% by end of this year.  Demand will be less than supply…..
Expect supply to go up in the near future
https://www.wsj.com/amp/articles/as-mortgage-rates-rise-home-sellers-fear-time-is-running-out-to-cash-in-11649275058

$25k is like pocket changes for cash buyers. Basically, they put $25k in First Bank and STILL keep buying homes.
Title: Re: New communities in Portola Springs
Post by: bkimxmd on April 16, 2022, 05:32:30 PM
Martin, did you by chance get the phase 4 price sheet at Sierra?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 16, 2022, 07:41:17 PM
Martin, did you by chance get the phase 4 price sheet at Sierra?

Here's the Phase 4 pricing.  The lot premiums range from $130k to $150k.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 16, 2022, 09:29:05 PM
Martin, did you by chance get the phase 4 price sheet at Sierra?

Here's the Phase 4 pricing.  The lot premiums range from $130k to $150k.

Plan 2X was on our wishlist before we decided to stay with Bluffs 2/Highland 1. Not that we could afford it now anyway.  :P
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 16, 2022, 09:53:10 PM
Martin, did you by chance get the phase 4 price sheet at Sierra?

Here's the Phase 4 pricing.  The lot premiums range from $130k to $150k.

Plan 2X was on our wishlist before we decided to stay with Bluffs 2/Highland 1. Not that we could afford it now anyway.  :P

And why I told my dad to buy in Phase 1.
Title: Re: New communities in Portola Springs
Post by: abhinata on April 17, 2022, 08:42:16 AM
Sierra prices are the direction for future releases of Highlands and Bluffs. Looks like the remaining Highland view lots will be $2M+ and Bluffs will be $1.8M+. Interest rate hikes and inflation is not slowing things down here..It can no longer be a value village as described by some earlier!!
Title: Re: New communities in Portola Springs
Post by: OCLuvr on April 17, 2022, 09:06:31 AM
As I have said earlier, “PS and EW have been the best bang for buck for Irvine buyers”
Title: Re: New communities in Portola Springs
Post by: YLgirl on April 17, 2022, 11:22:00 AM
Is there a new price sheet for Lapis?
Title: Re: New communities in Portola Springs
Post by: Sysko on April 20, 2022, 12:07:59 PM
so they can sell detached condos at inflated prices  >:D

I think it makes economical sense as they can increase the profit margin for the lower priced product if the view lot premium is fixed.

They'll have detached condos at 19175 and the homes at 19176 even though the best views will be at 19175?  That makes no sense.

Yeah, that's really odd.  SFRs on the hill would go for a lot.

Maybe they are building homes like Highland. Keep in mind Highland homes are classified as condo even though IP calls them quasi-SFR

I heard those detached condos will be Hillside.

Per the Master Plan, this community will be called Marea.
Title: Re: New communities in Portola Springs
Post by: Sysko on April 20, 2022, 12:21:24 PM
New development southwest of Big Dipper and Whispering Hills in Neighborhood 5B of Planning Area 6 (Across the street from Sierra; where the new park will be)

  • VTTM 19175 - 122 detached residential condominiums
  • VTTM 19176 - 100 single-family residences

See attachment

Per the Master Plan, VTTM 19175 is Marea and VTTM 19176 is Forza

I rode my bike through the site.  Both communities will be at different elevations.  Therefore, the outer single family homes in Forza will have incredible views.  These homes will have the highest elevation in all of PS.

Both will have separate entrances.  Entrance to Forza will be off Whispering Hills; Entrance to Marea will be off Big Dipper (across the Spotted Quail)

BTW...Entrance to the park and parking lot will be off Big Dipper.  Looking forward to the new park.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 20, 2022, 01:38:18 PM
So they did save the best premium lots for the bigger homes Forza. These are going to be $3M homes?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 02:50:17 PM
Went to look at progress of my Bluffs 2 home site today, so I got price sheets for Bluffs and Highland. Prices include pre-selected upgrades. Bluffs lady said Bluffs upgrades are about $35k or so, so the Bluffs 2X without upgrades would be $1.9M.

Bluffs lady she's working on price sheet for next phase release, which comes back to Tall Reed, and we're back to Plan 2. She said that base price for Plan 2 (with smallest lot) will be $1.7M. When I purchased my Plan 2 back in December, the base price was $1.48M. Even with lot premium and full upgrades ($135k worth), the final price for my home is $1.685M, still lower than current base price.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 02:55:14 PM
Bluffs lady did say that she's a bit concerned about the housing price because of the potential buyers on her priority list were dropped due to pre-approval limit not meeting sales price. As of now, she was still able to sell the homes, but she had to go further down the list. Before, the homes were snatched up before she barely moved down the list.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on April 24, 2022, 05:31:02 PM
Bluffs lady did say that she's a bit concerned about the housing price because of the potential buyers on her priority list were dropped due to pre-approval limit not meeting sales price. As of now, she was still able to sell the homes, but she had to go further down the list. Before, the homes were snatched up before she barely moved down the list.
Nothing to be concerned about. If anything it’s something to cheer for as it may get to a point where buyers can ask for upgrade credits or towards closing costs. What is happening now should have happened way earlier.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 05:47:13 PM
Bluffs lady did say that she's a bit concerned about the housing price because of the potential buyers on her priority list were dropped due to pre-approval limit not meeting sales price. As of now, she was still able to sell the homes, but she had to go further down the list. Before, the homes were snatched up before she barely moved down the list.
Nothing to be concerned about. If anything it’s something to cheer for as it may get to a point where buyers can ask for upgrade credits or towards closing costs. What is happening now should have happened way earlier.

Like I said, their pre-approval amount is becoming less than the listed price, so they would either need to update the pre-approval amount or get dropped from the priority list. Getting upgrade credits or closing cost credits ain't helping that. She did mention there are some cash buyers on her list, which is why she was still able to sell the homes.

I mean, when I started getting on the priority list, I got pre-approved for $1.7M because the price was $1.35M-$1.45M back then. In December, I was thinking about updating my pre-approval, but fortunately, I got the call for a purchase opportunity.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 24, 2022, 07:38:10 PM
Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory. 
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 07:52:50 PM
Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory.

We're seeing a slow down at Fresco, and Bluffs lady told me next phase is "only" increasing at ~$30-40k instead of $70k. As long as they still have buyers, builders will keep increasing the price.
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on April 24, 2022, 08:04:02 PM
Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory.

We're seeing a slow down at Fresco, and Bluffs lady told me next phase is "only" increasing at ~$30-40k instead of $70k. As long as they still have buyers, builders will keep increasing the price.

When u commit to buy, can u get a rate lock to cover the amount of time it will take to close?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 08:20:18 PM
Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory.

We're seeing a slow down at Fresco, and Bluffs lady told me next phase is "only" increasing at ~$30-40k instead of $70k. As long as they still have buyers, builders will keep increasing the price.

When u commit to buy, can u get a rate lock to cover the amount of time it will take to close?

Depends on the lender you go with. Union Bank (IP's preferred lender), has a 90-day lock, but will charge a fee for extending the lock.

I locked with Citibank. They have a 60-day lock, but with no charges for extension if builder delays closing date. So with Citibank, it's really an extended lock. Their rate was comparable with Union Bank, but they had a better relationship discount, so I went with Citibank.
Title: Re: New communities in Portola Springs
Post by: trematix on April 24, 2022, 08:24:01 PM
are you dealing with Sherry as well?

Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory.

We're seeing a slow down at Fresco, and Bluffs lady told me next phase is "only" increasing at ~$30-40k instead of $70k. As long as they still have buyers, builders will keep increasing the price.

When u commit to buy, can u get a rate lock to cover the amount of time it will take to close?

Depends on the lender you go with. Union Bank (IP's preferred lender), has a 90-day lock, but will charge a fee for extending the lock.

I locked with Citibank. They have a 60-day lock, but with no charges for extension if builder delays closing date. So with Citibank, it's really an extended lock. Their rate was comparable with Union Bank, but they had a better relationship discount, so I went with Citibank.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 24, 2022, 08:25:47 PM
Builders are getting to max pricing now because they are ahead of where resale prices are (over $800/sf vs mid $700/sf) and rates going up isn't helping them.  Yes, cash buyers can still get it down but the builders will need to slow down their price increases or they'll have unsold inventory.

We're seeing a slow down at Fresco, and Bluffs lady told me next phase is "only" increasing at ~$30-40k instead of $70k. As long as they still have buyers, builders will keep increasing the price.

My contact at CalPac also mentioned that the base price shouldn't be raised too much for the next phase either.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 24, 2022, 08:29:18 PM
are you dealing with Sherry as well?

Yes, I copied down her contact # from one of the threads here. I think IHO posted once and there was another post, but I can't remember who posted it.
Title: Re: New communities in Portola Springs
Post by: trematix on April 24, 2022, 08:30:04 PM
She's awesome!


are you dealing with Sherry as well?

Yes, I copied down her contact # from one of the threads here. I think IHO posted once and there was another post, but I can't remember who posted it.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on April 25, 2022, 01:12:14 AM
Bluffs lady did say that she's a bit concerned about the housing price because of the potential buyers on her priority list were dropped due to pre-approval limit not meeting sales price. As of now, she was still able to sell the homes, but she had to go further down the list. Before, the homes were snatched up before she barely moved down the list.
Nothing to be concerned about. If anything it’s something to cheer for as it may get to a point where buyers can ask for upgrade credits or towards closing costs. What is happening now should have happened way earlier.

Like I said, their pre-approval amount is becoming less than the listed price, so they would either need to update the pre-approval amount or get dropped from the priority list. Getting upgrade credits or closing cost credits ain't helping that. She did mention there are some cash buyers on her list, which is why she was still able to sell the homes.

I mean, when I started getting on the priority list, I got pre-approved for $1.7M because the price was $1.35M-$1.45M back then. In December, I was thinking about updating my pre-approval, but fortunately, I got the call for a purchase opportunity.
New construction will be impacted by rates more than resale since it takes time to build the home. By the time the home is built, who knows what interest rates will be. If there are delays, you are at the mercy of the lender to see if they will extend or be forced to pay for the lock extension.

The fact builders are reducing their price increase says enough. Sooner or later, we will see builders giving credits towards upgrades or closing costs if rates keep going up. Price might be flat or increase slightly. I am seeing more inventory in resale so builders will be competing with resale. Don't forget, new construction requires window treatments, light fixtures, landscaping, etc.
Title: Re: New communities in Portola Springs
Post by: YLgirl on April 25, 2022, 10:51:33 AM
Do any of you have recommendations for lenders? I know Sierra and Lapis were previously working with Loan Depot but changed their preferred lender to US Bank.
Title: Re: New communities in Portola Springs
Post by: jomama229 on April 25, 2022, 11:00:07 AM
Do any of you have recommendations for lenders? I know Sierra and Lapis were previously working with Loan Depot but changed their preferred lender to US Bank.
i've been working with Erica Dose who moved from Loan Depot over to US Bank. she's been great - very efficient, responsive and has answered all questions i've had for her. US Bank's rates were the best when i purchased a couple years ago. i'll likely shop around a little when the time comes, but i expect US Bank to be at least competitive.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on April 25, 2022, 11:02:23 AM
Do any of you have recommendations for lenders? I know Sierra and Lapis were previously working with Loan Depot but changed their preferred lender to US Bank.
Look into Sherry Wang from Citibank. No one has ever beaten her rate and always gives me back $$ on my purchases. Super responsive and will never leave you hanging when it comes down to closing.
Title: Re: New communities in Portola Springs
Post by: YLgirl on April 25, 2022, 12:09:27 PM
Do any of you have recommendations for lenders? I know Sierra and Lapis were previously working with Loan Depot but changed their preferred lender to US Bank.
Look into Sherry Wang from Citibank. No one has ever beaten her rate and always gives me back $$ on my purchases. Super responsive and will never leave you hanging when it comes down to closing.

Do you have an email address for her? Thanks!
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 25, 2022, 12:25:53 PM
Bluffs lady sent me the price sheet for phase 29A.

Base price for Plan 2 is $1.7M, as she told me yesterday. So Plan 2 is already sold and Plan 1 is reserved. These are the smallest lots.

Based on the site map, I think phase 29B will have be homesites 86-87 and 75. I expect homesite 86 to have $75k-$80k lot premium since its lot size looks a bit bigger than my Plan 2, which had a $60k lot premium. And site 86 also has fully privacy on the back. And site 75 will probably have $150k lot premium considering how huge its lot size is, plus full privacy on the back as well. It's likely that both sites 75 and 86 will be $1.8M+. Pretty crazy.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 25, 2022, 12:28:51 PM
Do any of you have recommendations for lenders? I know Sierra and Lapis were previously working with Loan Depot but changed their preferred lender to US Bank.
Look into Sherry Wang from Citibank. No one has ever beaten her rate and always gives me back $$ on my purchases. Super responsive and will never leave you hanging when it comes down to closing.

Do you have an email address for her? Thanks!

Sherry Wang contact:
phone: (626) 321-2911
email: sherry.wang@citi.com
Title: Re: New communities in Portola Springs
Post by: Danimal on April 27, 2022, 08:07:17 PM
I rode my bike up to Portola Hill today. After seeing new Sierra phrase 1 homes for the first time, i am not quite sure if they are truly SFR but rather quasi SFR. The street is definitely narrow just like Highland streets.  Maybe my eyes cant measure  8)

https://ibb.co/QJc13hj
Title: Re: New communities in Portola Springs
Post by: bkimxmd on April 27, 2022, 09:52:58 PM
Just closed today.  Sherry Wang is awesome!
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 27, 2022, 09:56:17 PM
I rode my bike up to Portola Hill today. After seeing new Sierra phrase 1 homes for the first time, i am not quite sure if they are truly SFR but rather quasi SFR. The street is definitely narrow just like Highland streets.  Maybe my eyes cant measure  8)

https://ibb.co/QJc13hj

The street looks wider than the ones at Highland. And the Sierra plans show that street parking is allowed, so it's a true SFR. Also, there's no sub HOA, so it's definitely a true SFR. Highland has the sub HOA, same as Bluffs, even though Highland residents have to maintain their own front yard, whereas HOA maintains the front yard of Bluffs.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 27, 2022, 09:56:57 PM
Just closed today.  Sherry Wang is awesome!

Congrats.
Title: Re: New communities in Portola Springs
Post by: Sysko on April 28, 2022, 06:59:31 PM
Just closed today.  Sherry Wang is awesome!

Congrats.

Congratulations!  Welcome to PS!
Title: Re: New communities in Portola Springs
Post by: Sysko on April 28, 2022, 09:21:42 PM
Bluffs lady sent me the price sheet for phase 29A.

Base price for Plan 2 is $1.7M, as she told me yesterday. So Plan 2 is already sold and Plan 1 is reserved. These are the smallest lots.

Based on the site map, I think phase 29B will have be homesites 86-87 and 75. I expect homesite 86 to have $75k-$80k lot premium since its lot size looks a bit bigger than my Plan 2, which had a $60k lot premium. And site 86 also has fully privacy on the back. And site 75 will probably have $150k lot premium considering how huge its lot size is, plus full privacy on the back as well. It's likely that both sites 75 and 86 will be $1.8M+. Pretty crazy.

I'm surprised IP released homesites 84 and 85 before homesites 75, 86, and 87.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on April 28, 2022, 09:56:43 PM
Bluffs lady sent me the price sheet for phase 29A.

Base price for Plan 2 is $1.7M, as she told me yesterday. So Plan 2 is already sold and Plan 1 is reserved. These are the smallest lots.

Based on the site map, I think phase 29B will have be homesites 86-87 and 75. I expect homesite 86 to have $75k-$80k lot premium since its lot size looks a bit bigger than my Plan 2, which had a $60k lot premium. And site 86 also has fully privacy on the back. And site 75 will probably have $150k lot premium considering how huge its lot size is, plus full privacy on the back as well. It's likely that both sites 75 and 86 will be $1.8M+. Pretty crazy.

I'm surprised IP released homesites 84 and 85 before homesites 75, 86, and 87.

Well, this seems to be the strategy that Davidlee described. Get rid of the bad homes first.  ;D

And Bluffs lady told me that 29B will only be homesites 86-87, with 75 released a couple of weeks after.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 29, 2022, 07:55:14 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.
Title: Re: New communities in Portola Springs
Post by: Compressed-Village on April 29, 2022, 09:29:54 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Nice! Congrat.
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on April 29, 2022, 09:32:37 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Nice... so no more Vegas commutes?

The whole USC family is going to be in Irvine. :)
Title: Re: New communities in Portola Springs
Post by: jomama229 on April 29, 2022, 09:55:10 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.
was there no (acceptable) flooring option offered by calpac for the sierra homes? if not, can you share what flooring is your dad putting in?
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on April 29, 2022, 12:26:35 PM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.
was there no (acceptable) flooring option offered by calpac for the sierra homes? if not, can you share what flooring is your dad putting in?
my guess is it has a lot to do with builders charging almost double the cost of what a normal contractor would charge. Especially when you consider they do less work as there is no demolition of tiles and removal of carpets involved.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 29, 2022, 03:22:37 PM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Nice... so no more Vegas commutes?

The whole USC family is going to be in Irvine. :)

I'm still keep the home that I own out there so he'll stay there every now and again.  My mom and stepdad also live in Irvine.   

My dad didn't listen to LL about the major pain coming to Irvine when he decided to buy but seems like he's up $175k since the base price for his home was $1,460,000 and it is $1,635,000 in phase 4.  haha
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 29, 2022, 03:23:51 PM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.
was there no (acceptable) flooring option offered by calpac for the sierra homes? if not, can you share what flooring is your dad putting in?

Their options were limited and their pricing is stupid plus the quality of the standard flooring that was installed is not that great.  I have a great flooring guy who is 1/2 the price and I can pick whatever flooring that I want including nicer baseboards.
Title: Re: New communities in Portola Springs
Post by: jomama229 on April 29, 2022, 04:03:40 PM
Their options were limited and their pricing is stupid plus the quality of the standard flooring that was installed is not that great.  I have a great flooring guy who is 1/2 the price and I can pick whatever flooring that I want including nicer baseboards.
good to know. so did your dad take the home with no additional options? i believe all the releases thus far have been pre-plotted with limited upgrades made available to the owners.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on April 29, 2022, 08:45:53 PM
Their options were limited and their pricing is stupid plus the quality of the standard flooring that was installed is not that great.  I have a great flooring guy who is 1/2 the price and I can pick whatever flooring that I want including nicer baseboards.
good to know. so did your dad take the home with no additional options? i believe all the releases thus far have been pre-plotted with limited upgrades made available to the owners.

Yeah with just the pre-selected options which weren't too bad. 
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on April 30, 2022, 10:01:20 AM
What’s going on with the resale market?
Either price drop or back on market?
6 Duskywing
166 Tribeca
87 Strawberry
15 Courant
58 Clocktower
Title: Re: New communities in Portola Springs
Post by: best_potsticker_in_town on April 30, 2022, 11:18:52 AM
The majority of those you listed were flipped into Active Under Contract status (accepted offer, with contingencies). For whatever reason, Redfin/Zillow show that as "Relisted" rather than just a move from Active to Under Contract.

There were 2 that did have price reductions and frankly not surprised. Both were overpriced even for this market.
Title: Re: New communities in Portola Springs
Post by: IrvineRealEstate on May 08, 2022, 03:08:12 PM
@Martin Mania - nice to see that you helped your dad buy at Sierra phase 1.  Sounds like it's a validation of the area.  Has he moved in yet?  Seems there are folks already moved in so would be good to hear a broker's perspective after moving there. 
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on May 09, 2022, 10:29:46 AM
@Martin Mania - nice to see that you helped your dad buy at Sierra phase 1.  Sounds like it's a validation of the area.  Has he moved in yet?  Seems there are folks already moved in so would be good to hear a broker's perspective after moving there. 

Not yet, there's a lot of work to be done before moving in.  Garage door epoxy flooring done and now waiting on flooring and paint then window coverings.  All of the buyers are all good folks and I actually helped one them sell their exit property to one of my buyers via a pocket listings (thanks to the sales folks at CalPac referring them to me). 

I was going to buy in Portola Srpings back in 2011, Las Ventanas by Taylor Morrison but found a short sale in West Irvine at a great price, so I've always liked Portola Springs myself and have already recommended my buyers consider the area.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 09, 2022, 05:38:22 PM
Bluffs phase 29B has been released.

I'm pretty sure that there are typos on the lot size. Based on site map, these two lots are bigger than base lot size. Lot 86 should actually be bigger than my lot 95. I'm estimating close to 4000 sq ft on lot 86.

It's pretty crazy to see detached condos priced at $1.7M-$1.8M.  ;D
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 13, 2022, 11:45:32 AM
An update on phase 29B with lot size correction:

Homesite 87 - 3166 sq ft lot
Homesite 86 - 4064 sq ft lot
Title: Re: New communities in Portola Springs
Post by: jomama229 on May 16, 2022, 12:05:20 PM
My contact at CalPac also mentioned that the base price shouldn't be raised too much for the next phase either.

That unfortunately did not turn out to be the case - prices most certainly did go up! At this point, I'm not sure who would choose Sierra if they have a shot at a home at Highlands.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 16, 2022, 12:18:43 PM
My contact at CalPac also mentioned that the base price shouldn't be raised too much for the next phase either.

That unfortunately did not turn out to be the case - prices most certainly did go up! At this point, I'm not sure who would choose Sierra if they have a shot at a home at Highlands.

Note "shouldn't be raised too much." They didn't say the prices won't go up, just not as much.

As for why choose Sierra over Highland, I do agree, but some people prefer a real SFR at Sierra over a quasi-SFR at Highland. Note that you can't park on the streets at Highland, which is something that I personally prefer.

Highland plan 1 was actually my #1 choice, but we got a call first for Bluffs plan 2, so we took it. Overall, the location and lot size of Bluffs 2 was better than Highland 1 (minimum lot size), so we took Bluffs 2 even though it doesn't have driveway.

By the way, Highland 1 is now at $1.835M, so it's not cheaper than Sierra either.
Title: Re: New communities in Portola Springs
Post by: sleepy5136 on May 16, 2022, 01:49:02 PM
My contact at CalPac also mentioned that the base price shouldn't be raised too much for the next phase either.

That unfortunately did not turn out to be the case - prices most certainly did go up! At this point, I'm not sure who would choose Sierra if they have a shot at a home at Highlands.
Go blame Donald Bren and his royalties that he collects for each sale in Irvine.
Title: Re: New communities in Portola Springs
Post by: jomama229 on May 17, 2022, 04:29:48 AM
Go blame Donald Bren and his royalties that he collects for each sale in Irvine.
there's no one to blame in this game. i trust the market to be (mostly) efficient, and everyone's figuring out where the ceiling is.
Title: Re: New communities in Portola Springs
Post by: lickmywalrus on May 23, 2022, 04:39:23 PM
Phase 5 pricing sheet
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 28, 2022, 08:47:45 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on May 28, 2022, 08:50:56 PM
How many homes does Bluffs have left to sell?  I know that Hillside only has a handful left now.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 28, 2022, 08:58:56 PM
How many homes does Bluffs have left to sell?  I know that Hillside only has a handful left now.

Not counting the ones I posted, 25 left. Most of the remaining ones are premium lots, either big (a couple that are huge) or view lots.
Title: Re: New communities in Portola Springs
Post by: Danimal on May 28, 2022, 10:15:46 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 28, 2022, 10:50:57 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.
Title: Re: New communities in Portola Springs
Post by: Skunkworks on May 29, 2022, 12:39:08 AM
Anyword on when the Marea (shared driveway condos) and Forza (SFR) developments are slated to have models ready in PS?

N5-B
(https://www.talkirvine.com/index.php?action=dlattach;topic=15684.0;attach=5441;image)
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 29, 2022, 01:06:01 AM
I think it will be quite some time before Marea and Forza get built.

We still haven't seen the models for Fiore, Cielo, and Azul yet.
Title: Re: New communities in Portola Springs
Post by: best_potsticker_in_town on May 29, 2022, 07:56:24 AM
Aren't there supposed to be Ravello's in PS too?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on May 29, 2022, 11:48:07 AM
Aren't there supposed to be Ravello's in PS too?

Cielo and Forza are similar to Ravello.

Cielo plans 1-3 are comparable to Ravello plans 1-3.

Forza plan 1 is similar to Ravello plan 4, Forza plan 2 is similar to Ravello plan 5, and Forza plan 3 is comparable to Ravello plan 1.
Title: Re: New communities in Portola Springs
Post by: Sysko on June 02, 2022, 01:51:50 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.

Did close Escrow on your home at Bluffs?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 02, 2022, 02:55:52 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.

Did close Escrow on your home at Bluffs?

Yeah, we closed escrow on Friday and picked up the keys on Saturday.  ;D
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on June 02, 2022, 03:43:08 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.

Did close Escrow on your home at Bluffs?

Yeah, we closed escrow on Friday and picked up the keys on Saturday.  ;D

Congratulations!!!!!!!!
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 02, 2022, 04:09:26 PM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.

Did close Escrow on your home at Bluffs?

Yeah, we closed escrow on Friday and picked up the keys on Saturday.  ;D

Congratulations!!!!!!!!

Thank you.  ;D
Title: Re: New communities in Portola Springs
Post by: Sysko on June 03, 2022, 01:44:47 AM
Bluffs price sheet for phase 30A.

Base price has been increasing $20k per phase from 29A to 29B to 30A. Sales lady said next phase will increase by $25k.

It has been slowing down, though. IIRC, the increase from phase 28B to 29A was around $40k.

Those are tiny lots for that price but they are still reserved.

Those are minimum lots, 5' to the backwall from the far end. We were offered Bluffs 1 on tiny lot like that. We originally were going to take it, but eventually declined (so happy we declined), and fortunately got a much bigger lot (3889 compared to 2805) on Bluffs 2 on the next release.

I guess this is the true sense of FOMO.

Did close Escrow on your home at Bluffs?

Yeah, we closed escrow on Friday and picked up the keys on Saturday.  ;D

Congratulations!
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on June 03, 2022, 10:30:14 AM
Enjoy your new place Cal.... now you get to be an Irvine home owner like me. :)
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 11:17:03 AM
Did close Escrow on your home at Bluffs?

Yeah, we closed escrow on Friday and picked up the keys on Saturday.  ;D

Congratulations!

Thanks.  ;D
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 11:21:23 AM
Enjoy your new place Cal.... now you get to be an Irvine home owner like me. :)

Thanks. Took care of all utilities, except for garbage. Don't remember which company. WM, I think.  ;D

Signed up with Google Fiber. I'm glad they included the white Wi-Fi routers because I need to put the main router in the Great room and my wife would have hated our black Netgear Wi-Fi Mesh sitting there. At least the white routers don't stand out against the white wall.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 03, 2022, 11:33:10 AM
Congrats on the purchase CalBear, when are you guys moving in?  Let me know if you need any contractor referrals.  I have a great flooring and garage epoxy guy.
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on June 03, 2022, 11:41:29 AM
Enjoy your new place Cal.... now you get to be an Irvine home owner like me. :)

Thanks. Took care of all utilities, except for garbage. Don't remember which company. WM, I think.  ;D

Signed up with Google Fiber. I'm glad they included the white Wi-Fi routers because I need to put the main router in the Great room and my wife would have hated our black Netgear Wi-Fi Mesh sitting there. At least the white routers don't stand out against the white wall.

Nice... I would take a hot pink router to get off of Cox... I need to check again to see if Google Fiber is in my area.
Title: Re: New communities in Portola Springs
Post by: qwerty on June 03, 2022, 12:31:53 PM

Nice... I would take a hot pink router to get off of Cox...

Do you enjoy Cox?

:-)
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on June 03, 2022, 12:35:48 PM

Nice... I would take a hot pink router to get off of Cox...

Do you enjoy Cox?

:-)

Man... I just got high schooled... or is that middle schooled?
Title: Re: New communities in Portola Springs
Post by: qwerty on June 03, 2022, 12:38:21 PM

Nice... I would take a hot pink router to get off of Cox...

Do you enjoy Cox?

:-)

Man... I just got high schooled... or is that middle schooled?

Definitely middle-schooled.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 01:23:36 PM
Congrats on the purchase CalBear, when are you guys moving in?  Let me know if you need any contractor referrals.  I have a great flooring and garage epoxy guy.

Thanks. We pretty much went all in on upgrades, even doing garage epoxy. It's truly turnkey.  ;D

The only things that we still need to do are solar panels and backyard landscaping. We're going to use Sunrun through Costco.
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on June 03, 2022, 02:14:04 PM
It's a drought... just put in pavers and throw in some succulents and call it a day. Or artificial turf... not all of us can afford a resort-like pool. :)
Title: Re: New communities in Portola Springs
Post by: OCPricedOut on June 03, 2022, 03:06:25 PM
Thanks. We pretty much went all in on upgrades, even doing garage epoxy. It's truly turnkey.  ;D

The only things that we still need to do are solar panels and backyard landscaping. We're going to use Sunrun through Costco.
Don't new constructions in CA all come with solar already? Or you are adding more capacity to existing setup?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 04:13:01 PM
Thanks. We pretty much went all in on upgrades, even doing garage epoxy. It's truly turnkey.  ;D

The only things that we still need to do are solar panels and backyard landscaping. We're going to use Sunrun through Costco.
Don't new constructions in CA all come with solar already? Or you are adding more capacity to existing setup?

New developments in CA that start 2020 must have solar. Even though my home was built in 2021, the development itself started before 2020, so solar is not required.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 04:20:55 PM
It's a drought... just put in pavers and throw in some succulents and call it a day. Or artificial turf... not all of us can afford a resort-like pool. :)

No more lawn for me. However, since we have a slope to the wall, I'm planning two layer retaining walls. The upper layer will have evergreens, most likely laurels, that will span the wall. Lower layer will be roses. And a wall fountain in front of the lower retaining wall, at the center of the wall. One side wall will have climbing roses and the other side wall (hidden away from view) will have a guava tree. Any remaining area will be pavers. We'll probably find some tiles matching our polished porcelain.

That's the plan, anyway.  ;D
Title: Re: New communities in Portola Springs
Post by: teddybear on June 03, 2022, 05:54:19 PM
Bear, are you Vietnamese? Vietnamese love guava.
Title: Re: New communities in Portola Springs
Post by: Danimal on June 03, 2022, 07:06:18 PM
Enjoy your new place Cal.... now you get to be an Irvine home owner like me. :)

Thanks. Took care of all utilities, except for garbage. Don't remember which company. WM, I think.  ;D

Signed up with Google Fiber. I'm glad they included the white Wi-Fi routers because I need to put the main router in the Great room and my wife would have hated our black Netgear Wi-Fi Mesh sitting there. At least the white routers don't stand out against the white wall.

I got mine installed today. Its awesome. 900 mb upload and download consistently.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 08:14:25 PM
Bear, are you Vietnamese? Vietnamese love guava.

No, but I love guava.  ;D
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 03, 2022, 08:20:03 PM
Enjoy your new place Cal.... now you get to be an Irvine home owner like me. :)

Thanks. Took care of all utilities, except for garbage. Don't remember which company. WM, I think.  ;D

Signed up with Google Fiber. I'm glad they included the white Wi-Fi routers because I need to put the main router in the Great room and my wife would have hated our black Netgear Wi-Fi Mesh sitting there. At least the white routers don't stand out against the white wall.

I got mine installed today. Its awesome. 900 mb upload and download consistently.

Yeah, I got about 900Mpbs for both upload and download too. I guess my house is so small that I only need the main router.  ;D But I guess I'll still put the point in the bedroom upstairs farthest away from the Great room.
Title: Re: New communities in Portola Springs
Post by: Sysko on June 08, 2022, 10:17:09 AM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.

Title: Re: New communities in Portola Springs
Post by: lickmywalrus on June 08, 2022, 10:48:10 AM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.


Do you know whos the contact or when will the interest list open? I didn't get an email
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 08, 2022, 11:55:29 AM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.


Do you know whos the contact or when will the interest list open? I didn't get an email

Just go to Irvine Pacific's website, then in the Neighborhoods tab, click on one of the 3 new communities under Portola Springs that you want to join the interest list, and it will bring you to the community. There's a "Join Interest List" tab on the top right corner.
Title: Re: New communities in Portola Springs
Post by: irviniteeee on June 08, 2022, 12:23:09 PM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.

I'm just happy that finally IP put windows above their sliding doors in some of the high ceiling designs. Of course it's only in the largest and most expensive ones though -_-
Title: Re: New communities in Portola Springs
Post by: zubs on June 08, 2022, 01:48:40 PM
Read the solar thread from 2019.
I initially had sunrun come to my house but picked a local installer instead.
I think it was half off.

46 pages...enjoy.
https://www.talkirvine.com/index.php/topic,16908.0.html (https://www.talkirvine.com/index.php/topic,16908.0.html)
Title: Re: New communities in Portola Springs
Post by: best_potsticker_in_town on June 08, 2022, 08:56:17 PM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.

It'll be interesting to see how these sell. I'm guessing Azul and Cielo will start in the low-$2m's and Fiore in the mid-to-high $1m's. The first few phases will go fast - but will we return to the days of 2018 where each phase takes a little longer to sell with lender and design center credits dangled to get buyers into contract?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 11, 2022, 09:20:31 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 11, 2022, 09:35:37 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

I have 3 words for that realtor....NOT GONNA HAPPEN!  Having nice tasteful upgraded along with good staging go a long way in all kinds of markets, including one of that's cooling off. 

Is it this listing?

https://www.redfin.com/CA/Irvine/124-Poppyseed-92618/home/179805481

That staging is HORRIBLE, either do it right or don't do it at all.  And I love the written description, I would be fuming if I were the seller for this kind of effort on my realtor's part.  But yeah, this one will sit for a while until the price comes down.
Title: Re: New communities in Portola Springs
Post by: Ready2Downsize on June 11, 2022, 09:36:07 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

But they can get that NOW and know what interest rate will be now, not months down the road.

Right now in AZ, the reason there are so many houses on the market is the builders have put spec homes on mls. Ordinarily they would be snapped up with their new phase releases, but the model there is you get to pick the elevation and plan on any lot you want, plus options but u can't move in for months, maybe a year (permits are not even pulled until u pick all your options which is a month or more past putting down your deposit). As they get close to completion, buyers pony up full price plus whatever option the builder put in. So actually there are not nearly as many homes as it looks like on the market since so many won't be able to be moved into for a year. Unfortunately buyers won't get to pick options then. The resale market is doing just fine still. Months down the road? I suspect builders will pull back released homes and all that super supply that looks to be available will be sold but who knows in a year's time?
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on June 11, 2022, 09:50:23 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

Well, the price is high but what if it is still appealing to an FCB? They only buy new...might buy and keep it empty 😀
Lately started seeing quite a few Pregnant overseas Chinese women in the new neighborhoods of Irvine...restart of Birth tourism? It had stopped all together during the pandemic ...but with travel restrictions easing up this trend could be back , followed by FCB money to prop up Irvine prices. 
Wife/Mistress gives birth in US and likes Irvine so much that overseas husband is forced to buy property in Irvine no matter the price 😀.  I rarely see the husbands accompanying these women...usually an older lady is with them..., husbands must be busy making money back home.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 11, 2022, 10:00:25 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

I have 3 words for that realtor....NOT GONNA HAPPEN!  Having nice tasteful upgraded along with good staging go a long way in all kinds of markets, including one of that's cooling off. 

Is it this listing?

https://www.redfin.com/CA/Irvine/124-Poppyseed-92618/home/179805481

That staging is HORRIBLE, either do it right or don't do it at all.  And I love the written description, I would be fuming if I were the seller for this kind of effort on my realtor's part.  But yeah, this one will sit for a while until the price comes down.

Yup, that's the one, Martin. My house is the one on the right side, in the back.  ;D

You're right about the staging. I was extremely unimpressed with it. Also, in the listing, it says lot size is 3000 sq ft, but that's FAR from the truth. The lot size for this house is 2633 sq ft. My wife was joking just now that she rounded it up to 3000 sq ft since it's larger than 2500.  ;D
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 11, 2022, 10:21:44 PM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

I have 3 words for that realtor....NOT GONNA HAPPEN!  Having nice tasteful upgraded along with good staging go a long way in all kinds of markets, including one of that's cooling off. 

Is it this listing?

https://www.redfin.com/CA/Irvine/124-Poppyseed-92618/home/179805481

That staging is HORRIBLE, either do it right or don't do it at all.  And I love the written description, I would be fuming if I were the seller for this kind of effort on my realtor's part.  But yeah, this one will sit for a while until the price comes down.

Yup, that's the one, Martin. My house is the one on the right side, in the back.  ;D

You're right about the staging. I was extremely unimpressed with it. Also, in the listing, it says lot size is 3000 sq ft, but that's FAR from the truth. The lot size for this house is 2633 sq ft. My wife was joking just now that she rounded it up to 3000 sq ft since it's larger than 2500.  ;D

The seller's cheapness and hiring a weak agent will cost them money on selling the home.  I don't think they'll get $6,000 for a rent with no upgrades and no landscaping done, probably somewhere in the low-to-mid $5,000 range.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 11, 2022, 10:36:21 PM
I don't think they'll get $6,000 for a rent with no upgrades and no landscaping done, probably somewhere in the low-to-mid $5,000 range.

I don't know how much upgrades that buyer did with IP. We saw him (or hiring someone) putting in the blinds last weekend, but I don't think I saw any contractors doing any after market upgrades. We'll see if he'll do any landscaping before renting it out.
Title: Re: New communities in Portola Springs
Post by: Yousr on June 13, 2022, 09:48:33 PM
I don't think they'll get $6,000 for a rent with no upgrades and no landscaping done, probably somewhere in the low-to-mid $5,000 range.

I don't know how much upgrades that buyer did with IP. We saw him (or hiring someone) putting in the blinds last weekend, but I don't think I saw any contractors doing any after market upgrades. We'll see if he'll do any landscaping before renting it out.

It’s not uncommon for a new home that is immediately listed for rent to go for market price before any landscaping is done. I have seen it happen multiple times where the owner commissions the landscaping after the tenants have moved in
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 13, 2022, 10:03:44 PM
I heard from my wife that 117 Poppyseed, which is supposed to close escrow early July, is planning to rent out at $6,000 also. Pisses me off that so many investors are buying Bluffs.
Title: Re: New communities in Portola Springs
Post by: Irvinehomeseeker on June 13, 2022, 10:19:09 PM
I heard from my wife that 117 Poppyseed, which is supposed to close escrow early July, is planning to rent out at $6,000 also. Pisses me off that so many investors are buying Bluffs.
When I previously owned Petaluma in EW, 4 out of the 6 homes in the Release lot were all owned by single investor. So all my neighbors were renters paying rent to the same overseas landlord - That's Irvine!! Rich FCBs here either keep brand new homes empty or rent it out. The worse is when the renter subleases out....
Title: Re: New communities in Portola Springs
Post by: Sysko on June 14, 2022, 04:40:21 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Martin, did your dad move in to his new home?  How does he like the built quality?
Have you seen the 3 Hillside homes on Plum Lily nearest Highland Park.  Would these 3 homes be considered SFH?
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 14, 2022, 05:19:20 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Martin, did your dad move in to his new home?  How does he like the built quality?
Have you seen the 3 Hillside homes on Plum Lily nearest Highland Park.  Would these 3 homes be considered SFH?

Actually my dad ended up selling the home to one of my long-term clients as we have a lot of family members in Ukraine and eastern Polish and he wanted that money to help out the family members who have been displaced by the war and has been in Poland for several months.  We did a home inspection on the home and there were numerous fit/finish items that the builder has been addressing but nothing major.  Those Hillside homes are detached condos, not single family homes despite what Irvine Pacific may want to call them.
Title: Re: New communities in Portola Springs
Post by: bones on June 14, 2022, 09:32:56 AM
I heard from my wife that 117 Poppyseed, which is supposed to close escrow early July, is planning to rent out at $6,000 also. Pisses me off that so many investors are buying Bluffs.

The anti renter sentiment on TI is real.
First, renting is suicidal and now, we don’t want them as neighbors.
Title: Re: New communities in Portola Springs
Post by: bones on June 14, 2022, 09:47:48 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Martin, did your dad move in to his new home?  How does he like the built quality?
Have you seen the 3 Hillside homes on Plum Lily nearest Highland Park.  Would these 3 homes be considered SFH?

Actually my dad ended up selling the home to one of my long-term clients as we have a lot of family members in Ukraine and eastern Polish and he wanted that money to help out the family members who have been displaced by the war and has been in Poland for several months.  We did a home inspection on the home and there were numerous fit/finish items that the builder has been addressing but nothing major.  Those Hillside homes are detached condos, not single family homes despite what Irvine Pacific may want to call them.

Allow me to Monday morning QB a bit here. I had my doubts your dad would ever move in - why would he want to live in Portola Springs? I thought he would rent it out but I guess good for cal bears he didn’t 😁
Title: Re: New communities in Portola Springs
Post by: Danimal on June 14, 2022, 09:48:02 AM
I heard from my wife that 117 Poppyseed, which is supposed to close escrow early July, is planning to rent out at $6,000 also. Pisses me off that so many investors are buying Bluffs.

From my observation so far, the 6 homes in Fresco including mine that just closed escrow are home owners. I guess investors are more focusing on condos vs sfh.
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 14, 2022, 09:59:50 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Martin, did your dad move in to his new home?  How does he like the built quality?
Have you seen the 3 Hillside homes on Plum Lily nearest Highland Park.  Would these 3 homes be considered SFH?

Actually my dad ended up selling the home to one of my long-term clients as we have a lot of family members in Ukraine and eastern Polish and he wanted that money to help out the family members who have been displaced by the war and has been in Poland for several months.  We did a home inspection on the home and there were numerous fit/finish items that the builder has been addressing but nothing major.  Those Hillside homes are detached condos, not single family homes despite what Irvine Pacific may want to call them.

Allow me to Monday morning QB a bit here. I had my doubts your dad would ever move in - why would he want to live in Portola Springs? I thought he would rent it out but I guess good for cal bears he didn’t 😁

To be closer to me, duh.  ;)
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 14, 2022, 10:00:42 AM
I heard from my wife that 117 Poppyseed, which is supposed to close escrow early July, is planning to rent out at $6,000 also. Pisses me off that so many investors are buying Bluffs.

From my observation so far, the 6 homes in Fresco including mine that just closed escrow are home owners. I guess investors are more focusing on condos vs sfh.

Well, larger $2m SFRs don't really make for good rentals. 
Title: Re: New communities in Portola Springs
Post by: irvinehomeowner on June 14, 2022, 10:21:04 AM
Wait... so USCDad is going to stay in Vegas?

I'm losing track of the USC family tree. :)
Title: Re: New communities in Portola Springs
Post by: Danimal on June 14, 2022, 10:46:05 AM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

I have 3 words for that realtor....NOT GONNA HAPPEN!  Having nice tasteful upgraded along with good staging go a long way in all kinds of markets, including one of that's cooling off. 

Is it this listing?

https://www.redfin.com/CA/Irvine/124-Poppyseed-92618/home/179805481

That staging is HORRIBLE, either do it right or don't do it at all.  And I love the written description, I would be fuming if I were the seller for this kind of effort on my realtor's part.  But yeah, this one will sit for a while until the price comes down.

Yup, that's the one, Martin. My house is the one on the right side, in the back.  ;D

You're right about the staging. I was extremely unimpressed with it. Also, in the listing, it says lot size is 3000 sq ft, but that's FAR from the truth. The lot size for this house is 2633 sq ft. My wife was joking just now that she rounded it up to 3000 sq ft since it's larger than 2500.  ;D


Your house is on youtube…sort of 😀

Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 14, 2022, 10:54:14 AM
We went over to our new home today because we had washer/dryer delivery. Also moved in some smaller things. We found out from the neighbor next to us that the buyer across from us is planning to rent out his Bluffs 2 for $6,000. And when we went out for lunch, we saw "Open House" sign at the neighbor diagonal from us.

When we got back from lunch, we talked to the realtor. She told us that the buyer just bought in OH, so they're selling their Bluffs 1. So they bought it for $1.438M, which came with about $6k pre-selected upgrades. Then, they only upgraded flooring in kitchen, great room, and hallway to what looks like LVP. They didn't even have the decency of upgrading flooring in bedroom 4 (downstairs), also. It was really ugly seeing LVP meet carpet.

Anyway, according to the realtor, listing price is $1.8M. That seems VERY ridiculous to me considering the Bluffs 1 (same lot size) that IP just released went for $1.747M. I mean, I would understand if the buyer did it 3-4 months ago before the interest rate jumped and buyer interest hasn't waned, but $1.8M for a condo right now?  ;D

I have 3 words for that realtor....NOT GONNA HAPPEN!  Having nice tasteful upgraded along with good staging go a long way in all kinds of markets, including one of that's cooling off. 

Is it this listing?

https://www.redfin.com/CA/Irvine/124-Poppyseed-92618/home/179805481

That staging is HORRIBLE, either do it right or don't do it at all.  And I love the written description, I would be fuming if I were the seller for this kind of effort on my realtor's part.  But yeah, this one will sit for a while until the price comes down.

Yup, that's the one, Martin. My house is the one on the right side, in the back.  ;D

You're right about the staging. I was extremely unimpressed with it. Also, in the listing, it says lot size is 3000 sq ft, but that's FAR from the truth. The lot size for this house is 2633 sq ft. My wife was joking just now that she rounded it up to 3000 sq ft since it's larger than 2500.  ;D


Your house is on youtube…sort of 😀


Yeah, you can kind of see it.  ;D
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 14, 2022, 11:03:21 AM
My dad closed on his home yesterday.  We'll be doing flooring, garage epoxy, and window coverings in the coming month.

Martin, did your dad move in to his new home?  How does he like the built quality?
Have you seen the 3 Hillside homes on Plum Lily nearest Highland Park.  Would these 3 homes be considered SFH?

Actually my dad ended up selling the home to one of my long-term clients as we have a lot of family members in Ukraine and eastern Polish and he wanted that money to help out the family members who have been displaced by the war and has been in Poland for several months.  We did a home inspection on the home and there were numerous fit/finish items that the builder has been addressing but nothing major.  Those Hillside homes are detached condos, not single family homes despite what Irvine Pacific may want to call them.

Allow me to Monday morning QB a bit here. I had my doubts your dad would ever move in - why would he want to live in Portola Springs? I thought he would rent it out but I guess good for cal bears he didn’t 😁

Nah, Sierra is pretty far away. I only care about renters at Bluffs, especially around my house.

From my experience as landlord, tenants tend to not give a shit about the condition of the house. Each time the tenants moved out I had to spend more than $10k on repairs and renovations. The last tenants only lived there 4 years and really messed up my carpet, so I have to replace it again.

But I guess with HoA taking care of exterior maintenance, it may not look bad. Mainly, I just care about how the neighborhood looks.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on June 21, 2022, 09:19:22 AM
More Highland & Bluffs buyers backed out from their contracts recently on July move in homes.  Inventory will skyrocket on both new homes and resales once 3 new communities open in Portola springs.
Title: Re: New communities in Portola Springs
Post by: foodisgood on June 21, 2022, 10:43:04 AM
More Highland & Bluffs buyers backed out from their contracts recently on July move in homes.  Inventory will skyrocket on both new homes and resales once 3 new communities open in Portola springs.

How do you know? Are the houses being relisted on price sheets? Can you share?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 21, 2022, 11:26:04 AM
More Highland & Bluffs buyers backed out from their contracts recently on July move in homes.  Inventory will skyrocket on both new homes and resales once 3 new communities open in Portola springs.

How do you know? Are the houses being relisted on price sheets? Can you share?

He's lying. If you back out of your contract for any reason, you lose the $40k deposit for Bluffs and $45k deposit for Highland. Buyers would be better off just flipping the homes as the price went up $150k to $200k since the purchased it.

And he's talking about of his ass about inventory skyrocketing on new homes. IP is releasing 4 homes per month. Even considering 3 communities, that's 12 homes per month.

Is Davidlee another LL alt?

I just got the price sheet for Bluffs phase 30B on Sunday. Sales lady didn't mention anything about July move-in being back in the market.

I know that one of the July move-in is going to be rented out.
Title: Re: New communities in Portola Springs
Post by: foodisgood on June 21, 2022, 01:49:39 PM
Yeah it seems unlikely because if one was going to close in July, probably would have locked a decent rate 3-6 months ago. I wanted to give him a chance to provide some evidence though.
David’s posts have all the same theme…LOL
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on June 21, 2022, 02:23:52 PM
Lol! Calbear is upset as he bought at the peak and don’t want to cancel and lose his $40k deposit.  We will find out how many move in ready homes are available in August as end of July is builder’s semi annual sales cutoff. Builder doesn’t want  to release those move in ready homes until all other homes are closed by 7/30.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 21, 2022, 03:19:25 PM
Lol! Calbear is upset as he bought at the peak and don’t want to cancel and lose his $40k deposit.  We will find out how many move in ready homes are available in August as end of July is builder’s semi annual sales cutoff. Builder doesn’t want  to release those move in ready homes until all other homes are closed by 7/30.

Davidlee, you're REALLY REALLY dumb. I bought at $1.48M base price and the base price is now $1.805M, moron.

You're the dumbass who missed out and now you're desperately trying to spread lies.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 21, 2022, 03:25:29 PM
Yeah it seems unlikely because if one was going to close in July, probably would have locked a decent rate 3-6 months ago. I wanted to give him a chance to provide some evidence though.
David’s posts have all the same theme…LOL

I put down deposit on 12/18, locked rate at 2.875% early March, and closed escrow on 5/27. The base price of my Bluffs was $1.48M and the base price on latest Bluffs 2 release was $1.805M.

But that butthurt Davidlee claims that I bought at peak. What a moron. Lmao
Title: Re: New communities in Portola Springs
Post by: Yousr on June 21, 2022, 10:01:21 PM
Lol! Calbear is upset as he bought at the peak and don’t want to cancel and lose his $40k deposit.  We will find out how many move in ready homes are available in August as end of July is builder’s semi annual sales cutoff. Builder doesn’t want  to release those move in ready homes until all other homes are closed by 7/30.

It’s not just the 40k. They lose any deposits made towards structural or design center upgrades, which can easily be another 20-40k. The only reason for a buyer who bought 6-7 months to fall out of escrow is if they couldn’t get approved for a loan, and even then IP would much rather work something out with the buyer ( buy down the rate or provide closing credits) rather than relist a home back on the market with someone else’s upgrade and the associated bad publicity
Title: Re: New communities in Portola Springs
Post by: USCTrojanCPA on June 21, 2022, 10:07:54 PM
Lol! Calbear is upset as he bought at the peak and don’t want to cancel and lose his $40k deposit.  We will find out how many move in ready homes are available in August as end of July is builder’s semi annual sales cutoff. Builder doesn’t want  to release those move in ready homes until all other homes are closed by 7/30.

It’s not just the 40k. They lose any deposits made towards structural or design center upgrades, which can easily be another 20-40k. The only reason for a buyer who bought 6-7 months to fall out of escrow is if they couldn’t get approved for a loan, and even then IP would much rather work something out with the buyer ( buy down the rate or provide closing credits) rather than relist a home back on the market with someone else’s upgrade and the associated bad publicity

Plus a possible commission rebate. If anyone will back out, it'll be the buyers who just got into contract.
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 21, 2022, 11:30:54 PM
Lol! Calbear is upset as he bought at the peak and don’t want to cancel and lose his $40k deposit.  We will find out how many move in ready homes are available in August as end of July is builder’s semi annual sales cutoff. Builder doesn’t want  to release those move in ready homes until all other homes are closed by 7/30.

It’s not just the 40k. They lose any deposits made towards structural or design center upgrades, which can easily be another 20-40k. The only reason for a buyer who bought 6-7 months to fall out of escrow is if they couldn’t get approved for a loan, and even then IP would much rather work something out with the buyer ( buy down the rate or provide closing credits) rather than relist a home back on the market with someone else’s upgrade and the associated bad publicity

I was talking to sales lady and she was saying that there were still people not on the waitlist interested in buying. If a buyer somehow couldn't get approved, then IP would give it to another buyer.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on June 22, 2022, 01:55:19 PM
I must be insane if I trust what a salesperson said….
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 22, 2022, 02:01:17 PM
I must be insane if I trust what a salesperson said….

You're just a liar. A dumb one, at that.

She has no reason to lie to me. I've already closed escrow. And even throughout the entire process, she had been honest with us.
Title: Re: New communities in Portola Springs
Post by: Sysko on June 23, 2022, 08:42:18 AM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.

It'll be interesting to see how these sell. I'm guessing Azul and Cielo will start in the low-$2m's and Fiore in the mid-to-high $1m's. The first few phases will go fast - but will we return to the days of 2018 where each phase takes a little longer to sell with lender and design center credits dangled to get buyers into contract?

From IP Website

Title: Re: New communities in Portola Springs
Post by: irviniteeee on June 23, 2022, 02:10:33 PM
INTRODUCING THREE NEW NEIGHBORHOODS IN A COVETED LOCATION WITHIN PORTOLA SPRINGS

Set amidst the picturesque backdrop of Loma Ridge, the highly-anticipated debut of Fiore, Azul and Cielo in Portola Springs is on the horizon. These home designs will feature volume ceilings, grand living areas with panoramic doors, flexible spaces and exceptional craftsmanship you have come to expect from Irvine Pacific.

‌Moments from nature yet close to everyday conveniences including 15+ resort-style parks, miles of trails, award-winning schools and shopping, these homes will showcase the best that Irvine has to offer.

It'll be interesting to see how these sell. I'm guessing Azul and Cielo will start in the low-$2m's and Fiore in the mid-to-high $1m's. The first few phases will go fast - but will we return to the days of 2018 where each phase takes a little longer to sell with lender and design center credits dangled to get buyers into contract?

From IP Website

LOL.
Title: Re: New communities in Portola Springs
Post by: Prototype on June 23, 2022, 04:05:12 PM
Oh wow! Interesting! I don't know why I thought all 3 would be on the other side of Dreamcatcher. Looks like Fiore is where CalPac was originally going to build near Lapis & Sierra.  Looks like they've graded the land pretty well where Hillcrest Park will be. I wonder when they'll release that siteplan.
Title: Re: New communities in Portola Springs
Post by: Davidlee199 on June 23, 2022, 05:20:34 PM
Move in ready homes are available at Eastwood  & Orchard hills $2.1M.  Anyone interested?  More to come.
Title: Re: New communities in Portola Springs
Post by: paperboyNC on June 27, 2022, 11:04:45 AM
Anyone know when we can join the Cielo interest list?
Title: Re: New communities in Portola Springs
Post by: CalBears96 on June 27, 2022, 11:17:38 AM
Anyone know when we can join the Cielo interest list?

I'm sure you can join the interest list now for Cielo/Fiore/Azul. If you're talking about waitlist, that's a different matter.

I believe that model homes will be open in the next week or two, so if you join the interest list now, you will probably be contacted by sales reps for the next steps.
Title: Re: New communities in Portola Springs
Post by: irviniteeee on June 28, 2022, 03:11:31 PM
Everyone remember when PS was the value village? :)

We have a baby Orchard Hills on our hands now.
Title: Re: New communities in Portola Springs
Post by: best_potsticker_in_town on June 28, 2022, 08:37:35 PM
Irvine Pacific posted 3 homes on MLS today. 1 each in Highland, Como, and Fresco. First time I recall them doing that since early 2020. Here comes the standing inventory.
Title: Re: New communities in Portola Springs
Post by: irviniteeee on June 30, 2022, 04:59:08 PM
Irvine Pacific posted 3 homes on MLS today. 1 each in Highland, Como, and Fresco. First time I recall them doing that since early 2020. Here comes the standing inventory.

More listed in the past couple days too, including a Fresco today.
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