Current thoughts on Foothill Ranch

NEW -> Contingent Buyer Assistance Program
I'm not a fan of Walmart as I have only been there twice and both times were bad experiences. Too crowded and both my items were rang up wrong and so they sent me to the customer service line and I had to wait 10 more minutes just to get the price that was labeled on the CD. It was right there on top of it. Can't they just manually type it in at the register?!



But either way, I wouldn't say the WalMart in FR changes my thoughts on the area. The WalMart is in the furthest part of the shopping center from the homes off Portola and is very isolated from much of the shopping center. To go to a majority of the stores you can't even see the WalMart there. I still like FR alot, just would hate the commute. RSM is more IE to me than FR.
 
I would rather live in the Lake Forest area below Foothill Ranch... between Bake and Lake forest just NE of Trabuco.



The homes are decent and the area is coolER and closER than Foothill Ranch... and you can still make a run to the WalMart if you're feeling redneckiER (although I would contend that the clientele of SoCal WalMarts are not of the redneck variety). Plus... they have 3-car garages!
 
[quote author="irvine_home_owner" date=1243646774]I would rather live in the Lake Forest area below Foothill Ranch... between Bake and Lake forest just NE of Trabuco.



The homes are decent and the area is coolER and closER than Foothill Ranch... and you can still make a run to the WalMart if you're feeling redneckiER (although I would contend that the clientele of SoCal WalMarts are not of the redneck variety). Plus... they have 3-car garages!</blockquote>
My dad's house in Las Vegas (Summerlin) has a 3-car garage and he only shops at Walmart and Costco...he won't even go into the Albertson's, Vons, or Smith's that's closer.
 
I had never been in a Wal-Mart until we sold a home a couple of years ago and decided to rent. At first we could not find a suitable rental and we were feeling pressured, so instead of settling for a rental that we did not care for, we borrowed my dad's RV and took off across the country for the summer.









Wal-Mart has a policy of allowing RVers to stay in the parking lot overnight. Many times we stayed overnight in a Wal-Mart parking lot instead of an RV campground and it can actually be more convenient and pleasurable to stay in the Wal-Mart parking lot. Groceries are less expensive at Wal-Mart and they have RV necessities, (you need special toilet paper and blue additive for RV toilets).







Wal-Mart is my buddy.
 
[quote author="24inIrvine" date=1243646210]I'm not a fan of Walmart as I have only been there twice and both times were bad experiences. Too crowded and both my items were rang up wrong and so they sent me to the customer service line and I had to wait 10 more minutes just to get the price that was labeled on the CD. It was right there on top of it. Can't they just manually type it in at the register?!



But either way, I wouldn't say the WalMart in FR changes my thoughts on the area. The WalMart is in the furthest part of the shopping center from the homes off Portola and is very isolated from much of the shopping center. To go to a majority of the stores you can't even see the WalMart there. I still like FR alot, just would hate the commute. RSM is more IE to me than FR.</blockquote>


This is precisely why Portola Springs is having such a hard time in branding. It is only 1-1/2 minutes from Foothill Ranch and the price is at least double. FR is fine and the residents are down to earth. Home prices are reasonable.



Portola Springs falls into the gravitational pull of FR than Irvine. Most consumers felt the same way that PS is too far, isolated, and feel like FR therefore should be priced accordingly.



My observation is the developer made a fatal strategic error in the placement of portola Springs' entrance. It should be right at Irvine Blvd instead of 1/2 way up the hill at Portola Speedway. The "chi" is calmer on Irvine Blvd. The perception is now 1/2 of PS is uphill and the remaining 1/2 is downhill.



The success of Orchard Hills is to locate the entrance at the bottom of the hill and all homes will be above the entrance.



Had PS entrance positioned at Irvine Blvd it would have leveraged the reputation of Woodbury and retail proximity. The community could have a road bridge that span over Portola Parkway to the higher elevated and exclusive sites. Buyers like the idea of being deeper into the community away from the Irvine Blvd. entrance for exclusivity.



In essence the exclusive lots would still be in the same positions as they are currently located but the approach and arrival would feel like a million dollar journey. Home owners would never need to drive on Portola Parkway.



I often like to use analogy to explain a complex subject. Just picture the New Orleans Square and Haunted House quadrant in Disneyland. It is literally back up to Katella Ave but Visitors never knew that. As soon I open up an entrance point from Katella that immediately takes visitors into New Orleans Square then the perception is just not so special anymore.



New Orleans Square is positioned as a destination after a carefully orchestrated series of experiences. Arrival at the Plaza, compressed into a tunnel below the train track, opening up to a town square, down the Main Street with view of the castle, turning left through a gateway, walking pass the harbor boardwalk, then arriving at the well shaded New Orleans Square. The location is the same right next to Katella. When visitors are in the theme park they are quickly disoriented by the windy paths and turns. The same planning idea could have been created for PS and disguise it from both Portola Parkway and FR adjacencies. Disneyland is situated on 1/3mi x 1/3 mi=1/9 sq.mi. it is only 1/9 the size of Woodbury. The perception of Disneyland is larger than Woodbury.



Here are other trivia. The highest elevated lot in Quail Hills is literally 300? from one of the expensive custom lot in Shady Canyon separated by just a small ridge. Foothill Ranch is only 9.5 miles from Lake Elsinore measured in a straight line or Portolas Springs is only 10 miles to Lake Elsinore.
 
I work technically in Lake Forest but right next to Foothill and I too like the area. A couple of days this winter the mountains were snow covered and absolutely beautiful. There are some decent restaurants very nearby (Peppinos, Kabob Grill come to mind), lots of basics shopping nearby, and a fair amount of well paying jobs on and around Bake Parkway.



Of course the fact that its surrounded by the wilderness is both an advantage and a concern (fire, large wild animals).



Amazing how much faster the prices out there have fallen vs. Irvine. Some of the 2500-2800 sq ft homes that were selling for just under 1M in 2005-2006 would be lucky to get 625k today. We saw a couple of homes for sale on Mallorca I think in 2007 and the construction on those was on par with what we typically saw in Irvine on mid 1990s construction.
 
[quote author="NewToOC" date=1243655733]I work technically in Lake Forest but right next to Foothill and I too like the area. A couple of days this winter the mountains were snow covered and absolutely beautiful. There are some decent restaurants very nearby (Peppinos, Kabob Grill come to mind), lots of basics shopping nearby, and a fair amount of well paying jobs on and around Bake Parkway.



Of course the fact that its surrounded by the wilderness is both an advantage and a concern (fire, large wild animals).



Amazing how much faster the prices out there have fallen vs. Irvine. Some of the 2500-2800 sq ft homes that were selling for just under 1M in 2005-2006 would be lucky to get 625k today. We saw a couple of homes for sale on Mallorca I think in 2007 and the construction on those was on par with what we typically saw in Irvine on mid 1990s construction.</blockquote>


Every house in Foothill Ranch has a 2 car garage in front of the home and 40% of all homes have 3 car garages. The detriment to the neighborhood character is one of the primary reasons of tumbling prices.
 
[quote author="bkshopr" date=1243655635]This is precisely why Portola Springs is having such a hard time in branding...</blockquote>
So awesome when bk goes into analysis mode... the Woodbury bigger than Disneyland thing is very interesting.
 
I moved to Foothill as a renter in December, having lived previously in Fountain Valley, Costa Mesa, Newport Beach forever.



I have to say, I love it so far. I really enjoy the topography of the place. All the hills and grade differences guarantee green areas, spacing between developments, and lots of views. The hills behind us are beautiful, and they keep me from feeling "boxed in" like I did living in the sprawl below. I also took up Mountain Biking when we moved to the area and fell in love with the sport. The trails are filled with friendly locals, hikers, bikers and a few on horseback, and its fairly easy to get far enough back into the canyon to actually feel "away from it all," even with a simple hour ride from the doorstep.



The drive down Bake moves quickly, but is getting somewhat old. I'm too cheap to take the toll road unless I'm in a real time-crunch (it probably saves 10 minutes if you're coming from north 5, more if you're heading to RSM). The elementary school is very good, as is the local pre-school, but having to drive to RSM for middle school is a downer. Trabuco high is closer, but still not within bike riding distance.



There's plenty of local shopping, as noted above. We've never been to Walmart, we choose to visit Target for the same purchases. There's a fine array of chain restraunts, a good cinema, and a new cool sports bar, Rudy's. One thing I like about being so far off the beaten path is that the people you run across are generally neighbors. Growing up in Newport/Mesa and around South Coast Plaza, I've grown tired of living where other people vacation.



We're renting in the Vineyards, have a nice 3 bedroom townhouse with a yard and facing a vegetated slope. It's private and quiet, most of the neighbors are young and friendly (white, indian, asian). I can't comment on the "its soooo much hotter and colder in Foothill" since we've only been there since December. It certainly wasn't any colder than the marine layer winters I had nearer the coast. It hasn't been hot yet, and to my surprise there's been a great breeze blowing almost every evening.



We rented here with the intention of "try before you buy" while always waiting out the market insanity. If prices continue to fall enough, we'll try for one of the larger homes above Portola. Otherwise we're eyeing the same general location, but further down El Toro, Lake Forest Blvd, or Bake, staying inland of Trabuco Blvd.



Those are my thoughts anyhow. Looking at the above posts I realize this city is not for everyone, and I'm really ok with that.
 
[quote author="bkshopr" date=1243655635]Had PS entrance positioned at Irvine Blvd it would have leveraged the reputation of Woodbury and retail proximity. The community could have a road bridge that span over Portola Parkway to the higher elevated and exclusive sites. Buyers like the idea of being deeper into the community away from the Irvine Blvd. entrance for exclusivity.



In essence the exclusive lots would still be in the same positions as they are currently located but the approach and arrival would feel like a million dollar journey. Home owners would never need to drive on Portola Parkway.

</blockquote>


Man, you read minds or what?? I said this EXACT thing (in other words) to my neighbor the other night as we were talking houses. It went something like "I really like PS once I am up in the community, but the drive up there is so ugly --- I'd hate to pay that much for a house and have to drive though something that looks like Hemet to get into it." (that's was an exaggeration --- but you know what I mean). My neighbor agreed wholeheartedly. For reference, we also discussed the finished streets in Orchard Hills, and both agreed the area would be "spectacular" when finished. Your post boggled my mind, almost like you were standing behind us during our conversation.



<strong>For your reference in your studies of us:</strong> This conversation took place in front of Myford Elem, during their Open House. I am late 30's caucasian, he is late 30's Korean. Twin girls for him, 1 girl for me --- all entering 1st grade next year. He drives all Toyota, we own two Honda's. When we go to dinner with this couple, it is generally to Diamond Jamboree --- and either BCD or Aijsen Ramen. We both agree that the access to DJ is f'd up. Sometimes we take the girls to McD's for lunch --- but always to the new Orchard Hills branch, because of the superior feeling to the McD's on Tustin Ranch Rd. All of our kids take swim lessons at Waterworks Aquatics. Hopefully this information will help you develop new communities to our liking.
 
[quote author="irvine_home_owner" date=1243656166][quote author="bkshopr" date=1243655635]This is precisely why Portola Springs is having such a hard time in branding...</blockquote>
So awesome when bk goes into analysis mode... the Woodbury bigger than Disneyland thing is very interesting.</blockquote>


My daughter can cut a continuous 500' long paper string from one sheet of 8-1/2 x 11 paper. It is not the size of the project that matters it is the quality and character of the experience of a tiny project that leaves an everlasting impression.
 
[quote author="bkshopr" date=1243655635]

My observation is the developer made a fatal strategic error in the placement of portola Springs' entrance. It should be right at Irvine Blvd instead of 1/2 way up the hill at Portola Speedway. The "chi" is calmer on Irvine Blvd. The perception is now 1/2 of PS is uphill and the remaining 1/2 is downhill.</blockquote>


There is access to Portola Springs off of Irvine Blvd... at Modjeska. But I find that even when it is quicker to go that way, I take Portola Parkway to get home because it is more scenic. I like the view, the windy road, seeing lots of flowers at the nursery, the banners lining the median divider, and the fancy signs pointing "this way ==>". Sometimes I'm in a hurry and take Modjeska. It still looks like a God-forsaken land on that side. It is a lonely street with no attempt at aesthetics at all yet. I wonder when they will give it a face lift. The only thing to see on that street is a memorial at the corner of Modjeska & Irvine Blvd where someone was killed and the loved ones leave flowers. It makes you feel sad (& a little creepy) coming and going in and out of the community with no other visual distractions aside from weeds and maybe a rusty old fence.
 
[quote author="CK" date=1243656599][quote author="bkshopr" date=1243655635]Had PS entrance positioned at Irvine Blvd it would have leveraged the reputation of Woodbury and retail proximity. The community could have a road bridge that span over Portola Parkway to the higher elevated and exclusive sites. Buyers like the idea of being deeper into the community away from the Irvine Blvd. entrance for exclusivity.



In essence the exclusive lots would still be in the same positions as they are currently located but the approach and arrival would feel like a million dollar journey. Home owners would never need to drive on Portola Parkway.

</blockquote>


Man, you read minds or what?? I said this EXACT thing (in other words) to my neighbor the other night as we were talking houses. It went something like "I really like PS once I am up in the community, but the drive up there is so ugly --- I'd hate to pay that much for a house and have to drive though something that looks like Hemet to get into it." (that's was an exaggeration --- but you know what I mean). My neighbor agreed wholeheartedly. For reference, we also discussed the finished streets in Orchard Hills, and both agreed the area would be "spectacular" when finished. Your post boggled my mind, almost like you were standing behind us during our conversation.



<strong>For your reference in your studies of us:</strong> This conversation took place in front of Myford Elem, during their Open House. I am late 30's caucasian, he is late 30's Korean. Twin girls for him, 1 girl for me --- all entering 1st grade next year. He drives all Toyota, we own two Honda's. When we go to dinner with this couple, it is generally to Diamond Jamboree --- and either BCD or Aijsen Ramen. We both agree that the access to DJ is f'd up. Sometimes we take the girls to McD's for lunch --- but always to the new Orchard Hills branch, because of the superior feeling to the McD's on Tustin Ranch Rd. All of our kids take swim lessons at Waterworks Aquatics. Hopefully this information will help you develop new communities to our liking.</blockquote>


It is the stone texture next to the drive thru window that makes a quality everlasting impression of McD. Thanks for the quick and detailed demographic description but I have already profiled you and your family.
 
Sigh... bk you managed to cheapen Disneyland and Woodbury for me in a single post. Haunted Mansion is my favorite too. Next you'll tell me there is no Santa Claus. :)
 
[quote author="no_worries" date=1243656183]I moved to Foothill as a renter in December, having lived previously in Fountain Valley, Costa Mesa, Newport Beach forever.



There's a fine array of chain restraunts, a good cinema, and a new cool sports bar, Rudy's.

</blockquote>


Shhhhhh! Don't mention Rudy's! I am sooo looking forward to going there Sunday mornings this season for NFL Sundays and am hoping there is not much a crowd due to it being more a family city as compared to the crowd in Newport. Food is okay but it will be hard to beat all those LCD's right next to each other when 10 games are going on at once.





<strong>Everyone, there is no Rudy's in Foothill Ranch....only one in Newport. Go there!</strong>
 
[quote author="NewToOC" date=1243658165]Sigh... bk you managed to cheapen Disneyland and Woodbury for me in a single post. Haunted Mansion is my favorite too. Next you'll tell me there is no Santa Claus. :)</blockquote>


My description of Disneyland is positive. How did I cheapen it?
 
[quote author="24inIrvine" date=1243658193][quote author="no_worries" date=1243656183]I moved to Foothill as a renter in December, having lived previously in Fountain Valley, Costa Mesa, Newport Beach forever.



There's a fine array of chain restraunts, a good cinema, and a new cool sports bar, Rudy's.

</blockquote>


Shhhhhh! Don't mention Rudy's! I am sooo looking forward to going there Sunday mornings this season for NFL Sundays and am hoping there is not much a crowd due to it being more a family city as compared to the crowd in Newport. Food is okay but it will be hard to beat all those LCD's right next to each other when 10 games are going on at once.





<strong>Everyone, there is no Rudy's in Foothill Ranch....only one in Newport. Go there!</strong></blockquote>
I've been looking for a cool sports bars around Irvine...I'll buy you a beer for telling me about Rudy's. I want to watch all the games as I love to bet on the NFL (some of the halftime bets are like stealing).
 
This is precisely why Portola Springs is having such a hard time in branding. It is only 1-1/2 minutes from Foothill Ranch and the price is at least double. FR is fine and the residents are down to earth. Home prices are reasonable.



Portola Springs falls into the gravitational pull of FR than Irvine. Most consumers felt the same way that PS is too far, isolated, and feel like FR therefore should be priced accordingly.



My observation is the developer made a fatal strategic error in the placement of portola Springs' entrance. It should be right at Irvine Blvd instead of 1/2 way up the hill at Portola Speedway. The "chi" is calmer on Irvine Blvd. The perception is now 1/2 of PS is uphill and the remaining 1/2 is downhill.



The success of Orchard Hills is to locate the entrance at the bottom of the hill and all homes will be above the entrance.



Had PS entrance positioned at Irvine Blvd it would have leveraged the reputation of Woodbury and retail proximity. The community could have a road bridge that span over Portola Parkway to the higher elevated and exclusive sites. Buyers like the idea of being deeper into the community away from the Irvine Blvd. entrance for exclusivity.



In essence the exclusive lots would still be in the same positions as they are currently located but the approach and arrival would feel like a million dollar journey. Home owners would never need to drive on Portola Parkway.



I often like to use analogy to explain a complex subject. Just picture the New Orleans Square and Haunted House quadrant in Disneyland. It is literally back up to Katella Ave but Visitors never knew that. As soon I open up an entrance point from Katella that immediately takes visitors into New Orleans Square then the perception is just not so special anymore.



New Orleans Square is positioned as a destination after a carefully orchestrated series of experiences. Arrival at the Plaza, compressed into a tunnel below the train track, opening up to a town square, down the Main Street with view of the castle, turning left through a gateway, walking pass the harbor boardwalk, then arriving at the well shaded New Orleans Square. The location is the same right next to Katella. When visitors are in the theme park they are quickly disoriented by the windy paths and turns. The same planning idea could have been created for PS and disguise it from both Portola Parkway and FR adjacencies. Disneyland is situated on 1/3mi x 1/3 mi=1/9 sq.mi. it is only 1/9 the size of Woodbury. The perception of Disneyland is larger than Woodbury.



Here are other trivia. The highest elevated lot in Quail Hills is literally 300? from one of the expensive custom lot in Shady Canyon separated by just a small ridge. Foothill Ranch is only 9.5 miles from Lake Elsinore measured in a straight line or Portolas Springs is only 10 miles to Lake Elsinore.</blockquote>


Bk's knowledge is scary.



My wife and I have considered Lake Forest/FR for the very reason Bk had mentioned. With Irvine expanding it's new developments all the way to the border of LF and FR. It's becoming harder to justify the price difference between Irvine and LF/FH. Sure the school system but we can always use our parents' Irvine address. If you look at a map, you'll see that Woodbury/PS are literally within a 7 minutes drive to LF/FH. If that's the case, they're not that far from civilization. And the much anticipated "Great Park" will be nearer to LF than most villages of Irvine.
 
[quote author="bkshopr" date=1243658485][quote author="NewToOC" date=1243658165]Sigh... bk you managed to cheapen Disneyland and Woodbury for me in a single post. Haunted Mansion is my favorite too. Next you'll tell me there is no Santa Claus. :)</blockquote>


My description of Disneyland is positive. How did I cheapen it?</blockquote>


Once a magician explains the trick I enjoy it less. Now while watching the dancing ghosts I'll be convinced I can hear the traffic on Katella. Also I like to think of Woodbury as cozy... now its 9 times bigger than Disneyland.
 
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