If you had your pick of any area in Irvine

NEW -> Contingent Buyer Assistance Program
Laguna21

Laguna21

New member
If anyone here had your pick of any area in Irvine, price range 1.5-2 mil, which area would you choose and why?

Prefer new developments, but also open to resales in already sold areas of Irvine e.g.: Pavilion Park, Lambert etc.

Must haves on our list: 4 bedroom home with 3 baths, bigger lot size preferred. *IUSD is not a must have feature either.
 
While it is in lambert ranch, there's an old house and only 3 bd for $2.2m
Lot size can't be beat.  Approx 70k large. 
 
Turtle Rock if you need to be South,
Northwood Pointe if you prefer North, and certain tracts of Orchard Hills Groves if you want newer.
But if you don't care about IUSD, then Emerson Tract in Tustin Ranch is also very nice for larger lots
 
Lambert Ranch has beautiful homes, but it seems like it's in the boonies a bit, being next to Portola Springs. Only plus is that it doesn't have mello-roos.

What areas besides Lambert have no mello-roos?
 
New in Irvine with no MR, not possible.
Baker Ranch is close by, new, no MR.
Otherwise the lowest tax + MR in Irvine new would be around 1.4%. Like stonegate 1.5m houses.

There's also that Capella home in orchard hills on the market for $1.5 m and only 1 direct neighbor and move in ready.
 
AW said:
New in Irvine with no MR, not possible.
Baker Ranch is close by, new, no MR.
Otherwise the lowest tax + MR in Irvine new would be around 1.4%. Like stonegate 1.5m houses.
Click to expand...

Lake Forest would be a definite no.

Beacon Park has higher MR right? What's the verdict on that area, is it in demand like Pavilion Park was?

And what areas that are already sold out do people recommend as a good long-term home as well as investment?
 
Definitely not like PP due to much higher first phase prices and higher MR.  Drawing point is k-8 walking distance.

For $1.5-2m, I like turtle ridge area, because it's closer to Newport, the beach and uci/university high as drawing points.
 
AW said:
Definitely not like PP due to much higher first phase prices and higher MR.  Drawing point is k-8 walking distance.

For $1.5-2m, I like turtle ridge area, because it's closer to Newport, the beach and uci/university high as drawing points.
Click to expand...

Turtle Ridge is likely over price range for a 4BR/3BA with a bigger lot. You'd be looking at 2-2.5M most likely.

 
Laguna21 said:
Lambert Ranch has beautiful homes, but it seems like it's in the boonies a bit, being next to Portola Springs. Only plus is that it doesn't have mello-roos.

What areas besides Lambert have no mello-roos?
Click to expand...

For newer construction with no MR,  there's Branches at Woodbridge and Willows at University Park. 
 
Beacon park is the best inspite of higher MR. Say 9k/annum MR makes 90k for 10years. Assume, you paid 100k(MR) over for 1.5to 2.0M home. It is considered ok.

Pros:
Well diversified theme instead of cookie cutter homes like PP, SG.
Having both elementary and middle schools. ( if not for you, for next buyer)
School comes to your home. ( close proximity ).
Close to Future sports complex.
Close to Hyway5, compared to PP, OH, SG
Newer home is always have fresh wood smell than old homes.

 
java123 said:
Beacon park is the best inspite of higher MR. Say 9k/annum MR makes 90k for 10years. Assume, you paid 100k(MR) over for 1.5to 2.0M home. It is considered ok.

Newer home is always have fresh wood smell than old homes.
Click to expand...

Do you work for a builder that sells at BP? Beacon park is the best?

I heard of fresh new paint smell. But not fresh wood smell.

* BTW - I didn't mean to hit thankyou, I meant to press the quote button
 
i1 said:
eyephone said:
java123 said:
Beacon park is the best inspite of higher MR. Say 9k/annum MR makes 90k for 10years. Assume, you paid 100k(MR) over for 1.5to 2.0M home. It is considered ok.

Newer home is always have fresh wood smell than old homes.
Click to expand...

Do you work for a builder that sells at BP? Beacon park is the best?

I heard of fresh new paint smell. But not fresh wood smell.

* BTW - I didn't mean to hit thankyou, I meant to press the quote button
Click to expand...
It's easy to knock BP since it isn't selling well. I think that's not because of the hood itself, but due to the MR/price and possibly due to a cemetary that has almost no chance of getting built.

I also prefer BP over the other new hoods due to proximity to new k-8 school, unique designs, nice common area, lower density, close to 133 for easy access to 405, close to 5 but not too close, close to spectrum and future GP amenities, close to metro, etc.

Narratives on TI on hoods change all the time. Once it's built/sold out, I'm guessing BP will be viewed as one of the better recently built hoods.
Click to expand...

People look at real estate on how long it has been on the market.
 
BP the community is quite nice, in many cases better then any of the new TIC neighbordhoods with arguable exception to OH which provides hills that none of the other areas can do.  All the other areas are relatively the same. People can talk location but reality is they are all damn close to each other so relatively moot point. Overall neighborhood mix and feel is great at BP, plus lot sizes are nice (more spacious streets, etc). Only real area TIC wins in terms of actual design is on parks...yes, BP's one park is badass (it really is...my 2 yr old had a blast their and now keeps saying "look @ homes" because she thinks all of the home a park like the BP park). That said, TIC offers a lot more variety in terms of multitude of parks, which is nice cause kids like to know that they can go to the small park or big park, etc.

But the delta is price and BP just wasn't priced right (especially considering the MR).  Doesn't mean it won't sell...just means it will take longer.  I'm curious what incentives will come up this winter, especially during the slow holiday season. 
 
You must log in or register to reply here.
Back
Top