Author Topic: Padova at OH  (Read 22880 times)

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Offline lnc

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Re: Padova at OH
« Reply #30 on: August 30, 2017, 06:13:26 PM »
Plan 4 was nice.  Shea Homes' floorplans are a lot more functional than TayMo's floorplans.  They aren't sure if they will get the land above the cul-de-sacs (Derby and Rockinghorse street) so right now, it is only 36 homes in 8 phases.  I actually think the map is wrong.  Isn't Hideaway park the one next to the Varenna model homes, not above lot 121 and 122?

You are right about the map is not correct.  That's not the park, its a water retention basin.

Offline irvineboy

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Re: Padova at OH
« Reply #31 on: September 03, 2017, 12:24:51 PM »
These homes were nice. 4 bed plus a useable office downstairs in model 4 plus a useable sized loft that can be converted to a fifth bedroom.  Priced under $1.5m is not bad.  But a little close to the toll, even in the lasted phases on the plot of land after phase 8. Not sure if that's good resale value.  But I will say, better floor plan than both Capella, Strada and Varenna by far.

Offline Jcl725

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Re: Padova at OH
« Reply #32 on: October 11, 2017, 10:59:03 AM »
My friend is seriously considering Padova and wants me to take a look as well.  We're looking for guard-gated community so we're comparing the Groves with Altair, Northwood Point, OH, Northpark, etc.  We're excluding communities like Turtle Ridge, Hidden Canyon, Laguna Altara, etc. for price/location.  Plan is to live here for ~5 years...could be longer of shorter of course.

For similarly sized homes (2800-3500 sq ft), Padova is ~$430, Altair (Celestial, Starlight, Eclipse) is asking ~$470 per sqft, and Northwood Point has been selling for ~$485 per sqft on average.  All three would need about $100k IMO after purchase (upgrades and landscape for new homes, and renovations for old homes) so that's a wash. 

My main concerns with Padova are the same as the ones that have been pointed out - TUSD and close to toll-road.  How much of a "discount" relative to the nearby guard-gated IUSD communities do you think would justify a purchase at Padova?   In other words, would Padova be worth the 10-15% discount?  There are obviously pros/cons of each community - e.g. high MR of Altair, older floor plans of NW Point, OH fire hazard :0 - but if all of these are a wash, how much of a factor on price should school district, and promixity to toll-road make?


Offline Irvine Dream

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Re: Padova at OH
« Reply #33 on: October 11, 2017, 11:44:54 AM »
0 - but if all of these are a wash, how much of a factor on price should school district, and promixity to toll-road make?

Based on my observations and precise calculations as a person looking to buy a house in Irvine for multiple years, the TUSD will need a 8.25% reduction and the toll road needs 14.125% reduction.

Kidding aside, the point is no one can predict current or future markets accurately.  If you have the money, the safe bet is IUSD and away from the Toll Road.  If budget is tight, choose the house that you are happy to live in and let the rest fall in place.



Offline misme

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Re: Padova at OH
« Reply #34 on: October 11, 2017, 12:09:23 PM »
are  you looking for true guard gated or just gated? Northwood pointe has unmanned automatic gates. They don't do jack when it comes to stopping crime. Very few true guard manned gated communities in Irvine. Northpark. Groves at OH , Reserves at OH. Is Altair going to be manned by guards as well. or just automatic gates? I think Lambert Ranch has guards, not sure. Turtle Ridge, Shady, etc, but as you've said, those are off the list due to price.

This has been talked about ad nauseum, but TUSD schools serving portions of Irvine are similarly good to IUSD. And more diverse, less cut throat. Seems to be a plus in my mind, not a detriment.  Of course, I know lots of people who send their kids private to avoid the IUSD over-competitiveness, but still live in Irvine...interestingly, many of these are americanized asians looking to avoid the excessive homogeneity of the Irvine public schools...go figure.

Offline Jcl725

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Re: Padova at OH
« Reply #35 on: October 11, 2017, 12:38:50 PM »
0 - but if all of these are a wash, how much of a factor on price should school district, and promixity to toll-road make?

Based on my observations and precise calculations as a person looking to buy a house in Irvine for multiple years, the TUSD will need a 8.25% reduction and the toll road needs 14.125% reduction.

Kidding aside, the point is no one can predict current or future markets accurately.  If you have the money, the safe bet is IUSD and away from the Toll Road.  If budget is tight, choose the house that you are happy to live in and let the rest fall in place.

Haha, this made me chuckle a little bit. ;D  A friend does advanced analytics for a living.  Maybe I'll have him run some numbers.

Offline Jcl725

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Re: Padova at OH
« Reply #36 on: October 11, 2017, 12:46:41 PM »
are  you looking for true guard gated or just gated? Northwood pointe has unmanned automatic gates. They don't do jack when it comes to stopping crime. Very few true guard manned gated communities in Irvine. Northpark. Groves at OH , Reserves at OH. Is Altair going to be manned by guards as well. or just automatic gates? I think Lambert Ranch has guards, not sure. Turtle Ridge, Shady, etc, but as you've said, those are off the list due to price.

This has been talked about ad nauseum, but TUSD schools serving portions of Irvine are similarly good to IUSD. And more diverse, less cut throat. Seems to be a plus in my mind, not a detriment.  Of course, I know lots of people who send their kids private to avoid the IUSD over-competitiveness, but still live in Irvine...interestingly, many of these are americanized asians looking to avoid the excessive homogeneity of the Irvine public schools...go figure.

Looking for guard gated.  The Trailwood community in NW Point is guard gated.  Was there last weekend and they were pretty strict (took down last digits of my VIN since I didn't have plates), unlike some of communities in Tustin I've been to recently.

Fair point on TUSD.  We are actually okay with either school district.  We have two young ones, and one is ahead of the curve (may benefit from TUSD early gate/magnet programs assuming he gets in ??), and one is probably going to be your average student (benefit from IUSD slightly higher rated schools ??).  Either way, I think both will be fine in either district so looking at it more from a value perspective.

Offline Maserson

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Re: Padova at OH
« Reply #37 on: October 11, 2017, 12:57:07 PM »
Are there any neighborhoods fully guard gated?  Some have two gates, one manned and the other with an automated gate.

Offline WTTCHMN

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Re: Padova at OH
« Reply #38 on: October 11, 2017, 01:14:40 PM »
Are there any neighborhoods fully guard gated?  Some have two gates, one manned and the other with an automated gate.

Shady, HC and both Groves (the trailer park and the one in OH).

But even the gated communities in Irvine must still allow unfettered access to pedestrians/bicyclists.

Offline Jcl725

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Re: Padova at OH
« Reply #39 on: October 11, 2017, 01:43:32 PM »
I believe Turtle Ridge, Trailwood, Northpark, and Laguna Altara are also guard gated at all entrances.  Whereas Altair, Lambert Ranch, and Turtle Rock Summit have a mix of guard gated and non-guard gated entrances.

Please correct me if I'm wrong.

Offline Burn That Belly

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Re: Padova at OH
« Reply #40 on: October 11, 2017, 01:51:33 PM »
x
« Last Edit: August 01, 2018, 01:16:04 PM by Burn That Belly »
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Offline aquabliss

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Re: Padova at OH
« Reply #41 on: October 11, 2017, 02:41:36 PM »
I really like the Padova Plan 4, great layout and well priced I think.  Once OH Groves is sold out I don't think  there will be much price discrepancy per sq ft between Padova and other nearby communities in the groves.  People start to forget what builder made what and the names, etc.  Will just come down to a XYZ sq ft home in OH Groves up against  another  one of the same size. 

Online eyephone

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Re: Padova at OH
« Reply #42 on: October 11, 2017, 02:55:15 PM »
Gated communities do not reduce crime significantly over non-gated communities. There is no data to back this. (http://www.globalsecurityexperts.com/home-security/both-sides-of-the-fence-the-pros-and-cons-of-gated-communities-and-property-fencing.html)

Have you guys not visited NextDoor? Bunch of middle eastern kids who live in NP/NW were burglars that got caught. How about that Korean dude in portola spring who tried to rape that woman at Mon Beau Bebe? Or that drug dealer dude living in Irvine apartments selling narcotics and had weapons. Don't assume your neighbor or their kids are "servants" of the Lord. He could be Satan's creatures living amongst you.


Logically, if you want to feel "safe", hire your own private security. That's how the rich people do it. Otherwise, gated communities is like buying the "paint protection" package at the finance office of a car dealership.

Nevertheless, I will argue that it is still a selling point for future prospective FCB buyers.  ;D  Hence, OH3!  FCB folks are afraid of crime, they don't know how to fight back...so gates gives them a false sense of security. Where they come from, guns are not allowed for personal ownership. Where we come from, guns are rampant.



Like I previously said, the gate makes it potentially more of a target. (That person must be important/mega rich to live behind a gate. I just made that up, but I can see someone from the hood thinking that.)
« Last Edit: October 11, 2017, 03:36:00 PM by eyephone »

Offline WTTCHMN

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Re: Padova at OH
« Reply #43 on: October 11, 2017, 05:27:08 PM »
I believe Turtle Ridge, Trailwood, Northpark, and Laguna Altara are also guard gated at all entrances.  Whereas Altair, Lambert Ranch, and Turtle Rock Summit have a mix of guard gated and non-guard gated entrances.

Please correct me if I'm wrong.

Laguna Woktura has an unmanned gate off of Lake Forest Dr.

Offline dethman

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Re: Padova at OH
« Reply #44 on: October 11, 2017, 06:13:43 PM »
if you're considering a gate, consider that it is unlikely that the groves will have a guard at the gate within the next five years.  the vistas, varenna, padova will still have several years of buildout which means people will be driving in there to look at models for YEARS.  there are still open areas of land next to the toll roads and an open area of land northeast of trevi/old amelia where building has not even begun.  the gate is closed at night, but i doubt there will be a guard for a while.

 

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