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I?m on my third last home ;D

Wow you can see how the home being built behind looks right down into your business. Zero privacy whatsoever. We're used to it on the sides nowadays in Irvine but the back as well? You wouldn't even be able to enjoy being outside. That alone would make me pass on it.

Hard to justify dropping that much coin for that small of a lot, regardless of the size of the house itself :o

We came into a cancelled contract on our previous home and I negotiated 40k in design center credit. They tend to give design center credit because price reductions would be more alarming for previous, current, and future buyers.

Sounds completely unbiased ::) To each his own, but they obviously have very sound judgement selecting UCLA imho. 8)

Pretty pricey for Oak Creek per square foot, getting into QH territory. Maybe a good deal if they stuffed $250k beneath the floor-boards. https://www.redfin.com/CA/Irvine/7-Hawk-92618/home/4746501

I would think Quail Hill Vicara or Sienna homes check a lot of the boxes (views, single loaded, hillside, etc). But maybe too far from the 5 if that is important to you.

It was a pocket listing ie. not on the MLS. Realtors will then put it on the MLS after it's under contract as a way to attract clients.

$279 is not bad for Orchard Hills. Quail Hill is $240 or so without the guard gate. As a comparison Turtle Ridge is guard gated and nearly $500, and I believe Hidden Canyon is nearly $400 also guard gated.

$4000+/sq ft. I'd put this in the WTF category!  ;D https://www.redfin.com/CA/Irvine/Julep-at-Parasol-Park/Residence-2X/home/135959126

350k would get you about a third of this yard, if you know what I mean. I'm guessing $1M+ also, like HC.

Love the Groves. Beautiful topography, very peaceful and quiet. Our 2nd new build so we knew what we were in for ie. construction noise, dust, etc. More and more happy we bought here.

Investors probably are diversified on many levels. Maybe some homes in the IE for cash flow, some in Irvine for appreciation. Also likely to have other investments ie. stocks, ETFs, bonds, etc. Investors arrange their baskets to hedge for changes in the economy, and also with different goals to...

Standard flooring (carpet and tile) will need to be torn up and replaced. Essentially no landscaping. Also I know the exterior colors are pre-plotted but boy that chocolate/espresso brown really stands out in the surrounding sea of beige/tan stucco exteriors.

Doesn't take much to get us excited in Irvine.

That's a lot of cheddar...No wonder the guard gate looks so nice ;D

Good news for the Groves at OH and the higher tiers of the Irvine market overall. At least $4.5M all in would be accurate for options/upgrades/landscaping. A lot that size would probably cost 500k minimum to landscape, but likely much more to make it 'nice.' ;)

Got it,point taken. Agree that if you are unable to put in at least 100k in landscaping probably should look elsewhere. I'm guessing to keep in character with nice new neighborhoods (again HC, OH, etc. fill in your favorite) probably need to spend 150k bare-bones minimum so the home 'fits' but...

If one is maxed out on the base price of a new build then it's not really a realistic option. Even if one went 'commando' and did zero options or upgrades, the landscaping alone would cost probably 75k minimum. And that would be spartan, not really close to what one would want in an upscale...

OH and Beckman already has the $3M plus crowd with Trevi?base lot pricing has been mid $2M with some larger and/or view lots base over $3M. All in definitely over $3M, even mid $3M. Some of the Vistas will push or exceed $4M.