bkshopr_IHB
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Many of you are looking for the affordable house. The entry level price is still way to high to align with the average income earners. There are several methods to delivering the lowest price homes. The land price we all know will stay somewhat constant at the ridiculous 4-1/2 million per acre. The only alternative solution is to maximize density (houses per acre).
The detached condos in my mind are still the best buy for the dollars spent. Its density ranges from 10 unit- 17 units per acre. Due to the independent nature of the footprint the floor plans has much greater variations and could be designed most efficiently. The ability to get windows on all four sides of is a big plus in reducing hallways. This is the only high density solution with a patio yard or backyard. The garage access is very convenient. Maintenance could be kept to a minimum when yard planting is confined to small planter area and pots. Visual privacy for most units is fairly good with the staggered windows and frosted glass. Noise transmission is similar to most conventional lot products. There is a 10% premium for the price.
The attached townhouse and stacked flat is another alternative in achieving higher density 15 nits-22 units per acre. The luxury of side yards is eliminated in exchange for livable footage. These homes tend to be larger than detached condos by 120sf but the purchase price is the same. Buyers are paying less per square foot than detached condos. Sharing walls, ceilings, floor and the lost of ground floor yard are the trade-off for a bigger home. Another setback is the lost of light and ventilation due the shared walls. The circulation area for attached homes is much less efficient and could easily consume the extra 120sf . The spaciousness however is felt even the hallway is not livable. The construction cost is much higher than detached condo so the price is not much cheaper. Most decks offered in town homes are often designed for elevation reason. Architects rarely pair the deck with the right room so good luck carrying the raw meat through the master bedroom or a den to do some BBQ. Only buy the units with good size 7’ deep outdoor decks from the living area. 7” is barely marginal for furnishing a grille, table and chairs.
High-rise stacked flat gets the best density at over 60 units per acre. It is all about the view, status, and low maintenance. Price is dictated by its verticality position. It does not make sense for entry level home buyers to go there. Most entry level home buyers are single or newly wed who have plan for family expansion. Swing sets and sandbox is not possible and many will eventually move. Those of you are members of this Irvine Housing Blog because you are smart, research resourceful and most of all not short sighted. Most home owners move in 5 years because they have out grown the house. Due to the very high construction cost one would not find saving in the purchase.
Older neighborhoods surrounding Irvine offer older detached homes with modest footage on much bigger lots are another alternative. The density most often is around 3-1/2- 5 units per acre. The bigger yards allow for remodel and addition potential and CC&R is a lot looser and the steering committee also has similar agendas in mind. This method takes a much longer time and requires greater imagination from home buyers to see beyond the ugliness décor, paint color and bad finishes accumulated over the years. Older homes are much more difficult to furnish and energy inefficient. Life of the appliances, water heater, HVAC if any, and plumbing are all questionable. The demands and hey days of its school district are gone. These communities have no new home constructions, fee and taxes of higher priced homes to support the school district in hiring crème of the crop teachers and administrators. Although recent sales of homes in older communities reached over a million the old timers are still paying taxes base on the 1960’s home purchase price. Some communities created chartered public school from huge donation from philanthropist like Seggerstrom. School of the Arts in Santa Ana is a good success. Its test score and ranking is 4<sup>th</sup> in Orange County after Troy, University High and Los Alamito and above all other high schools in Irvine and Tustin. The pricing for older homes are all over the place. If one spends enough time one could still find that golden needle in the haystack.
This is the most expensive purchase in one’s life. The buyers’ market is allowing plenty of time for one to choose the perfect property. Do not be fooled by the RE agent or seller's tactic regarding multiple bids. Check for proofs this is a very popular trick to pressure the buyers to make a financial commitment.
The detached condos in my mind are still the best buy for the dollars spent. Its density ranges from 10 unit- 17 units per acre. Due to the independent nature of the footprint the floor plans has much greater variations and could be designed most efficiently. The ability to get windows on all four sides of is a big plus in reducing hallways. This is the only high density solution with a patio yard or backyard. The garage access is very convenient. Maintenance could be kept to a minimum when yard planting is confined to small planter area and pots. Visual privacy for most units is fairly good with the staggered windows and frosted glass. Noise transmission is similar to most conventional lot products. There is a 10% premium for the price.
The attached townhouse and stacked flat is another alternative in achieving higher density 15 nits-22 units per acre. The luxury of side yards is eliminated in exchange for livable footage. These homes tend to be larger than detached condos by 120sf but the purchase price is the same. Buyers are paying less per square foot than detached condos. Sharing walls, ceilings, floor and the lost of ground floor yard are the trade-off for a bigger home. Another setback is the lost of light and ventilation due the shared walls. The circulation area for attached homes is much less efficient and could easily consume the extra 120sf . The spaciousness however is felt even the hallway is not livable. The construction cost is much higher than detached condo so the price is not much cheaper. Most decks offered in town homes are often designed for elevation reason. Architects rarely pair the deck with the right room so good luck carrying the raw meat through the master bedroom or a den to do some BBQ. Only buy the units with good size 7’ deep outdoor decks from the living area. 7” is barely marginal for furnishing a grille, table and chairs.
High-rise stacked flat gets the best density at over 60 units per acre. It is all about the view, status, and low maintenance. Price is dictated by its verticality position. It does not make sense for entry level home buyers to go there. Most entry level home buyers are single or newly wed who have plan for family expansion. Swing sets and sandbox is not possible and many will eventually move. Those of you are members of this Irvine Housing Blog because you are smart, research resourceful and most of all not short sighted. Most home owners move in 5 years because they have out grown the house. Due to the very high construction cost one would not find saving in the purchase.
Older neighborhoods surrounding Irvine offer older detached homes with modest footage on much bigger lots are another alternative. The density most often is around 3-1/2- 5 units per acre. The bigger yards allow for remodel and addition potential and CC&R is a lot looser and the steering committee also has similar agendas in mind. This method takes a much longer time and requires greater imagination from home buyers to see beyond the ugliness décor, paint color and bad finishes accumulated over the years. Older homes are much more difficult to furnish and energy inefficient. Life of the appliances, water heater, HVAC if any, and plumbing are all questionable. The demands and hey days of its school district are gone. These communities have no new home constructions, fee and taxes of higher priced homes to support the school district in hiring crème of the crop teachers and administrators. Although recent sales of homes in older communities reached over a million the old timers are still paying taxes base on the 1960’s home purchase price. Some communities created chartered public school from huge donation from philanthropist like Seggerstrom. School of the Arts in Santa Ana is a good success. Its test score and ranking is 4<sup>th</sup> in Orange County after Troy, University High and Los Alamito and above all other high schools in Irvine and Tustin. The pricing for older homes are all over the place. If one spends enough time one could still find that golden needle in the haystack.
This is the most expensive purchase in one’s life. The buyers’ market is allowing plenty of time for one to choose the perfect property. Do not be fooled by the RE agent or seller's tactic regarding multiple bids. Check for proofs this is a very popular trick to pressure the buyers to make a financial commitment.
