Las Ventanas by Taylor Morrison at Portola Springs

NEW -> Contingent Buyer Assistance Program
Although the first 3 row of homes do the block some of the noise... the elevated toll road sort of stymies that suppression.

We've been there probably 5 times at different times of the day and night to gauge sound and when it's a motorcycle... you'll hear it. Not as bad when you're in the house but when you compare it to standing outside in Stonegate... it's really noticeable.

Which makes me wonder how Ironwood, Sevilla and Casero North can even sell at all.
 
There is a reason for LV being cheaper, I figure that I spend much more time inside house rather than on my drive way, the floor plan is more important. Plus, by the time of resale, you will face the same problem.
 
Thank you all for contributing to such an informative and opinionated forum, your comments in this forum has help me make my decision, but ultimately its individual needs.

I purchased in Las Ventanas today  :D I have read all the concerns about PS and LV, and mainly about proximity to this and that, and the road noise...  Well coming from a resident of Oak Creek for the last 8 years, this will be a zen like area for me, the 405 freeway next to oak creek (the side with the school) is very loud compared to LV, (honestly never bother me until all this talk about freeway noise) I actually download a decibel app (i know, nerd), and around 6-7 busy time in the oak creek area outside my house it was getting 70db and neighborhood hovering around 70db, I then drove over to the LV model home area and site, the meter hovered around 62 and occasionally 64, the meter just verified what I was hearing.  I talked to the sales lady and saw the plans for large trees around the perimeter walls for the homes nearest to the 133, that will also help cut down on some of the road noise, but the bottom line is our family does not mind the occasional road noise or lack of noise coming from the 133, we are ecstatic about the purchase and can not wait until the home is built and all the construction finishes.

I finally have a driveway and something i can call a backyard... only took 8 years  :)

http://www.buyingahouseblog.com
 
California_Room said:
Thank you all for contributing to such an informative and opinionated forum, your comments in this forum has help me make my decision, but ultimately its individual needs.

I purchased in Las Ventanas today  :D I have read all the concerns about PS and LV, and mainly about proximity to this and that, and the road noise...  Well coming from a resident of Oak Creek for the last 8 years, this will be a zen like area for me, the 405 freeway next to oak creek (the side with the school) is very loud compared to LV, (honestly never bother me until all this talk about freeway noise) I actually download a decibel app (i know, nerd), and around 6-7 busy time in the oak creek area outside my house it was getting 70db and neighborhood hovering around 70db, I then drove over to the LV model home area and site, the meter hovered around 62 and occasionally 64, the meter just verified what I was hearing.  I talked to the sales lady and saw the plans for large trees around the perimeter walls for the homes nearest to the 133, that will also help cut down on some of the road noise, but the bottom line is our family does not mind the occasional road noise or lack of noise coming from the 133, we are ecstatic about the purchase and can not wait until the home is built and all the construction finishes.

I finally have a driveway and something i can call a backyard... only took 8 years  :)

http://www.buyingahouseblog.com
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Congrats on your purchase...wish I was able to help you out but that's ok.  Which plan did you end up going with?
 
California_Room said:
Plan 2A with the balcony, now just need some landscaping people, and flooring people, anyone onboard recommend anybody?
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Very nice.  I have a few to recommend to you and I'm sure others do as well.  When you are ready, just ask. ;)
 
The plan 2 balcony is actually off the upstairs hallway rather than the bedroom in plan 1, its works out better for us as it adds light to the hallways, and we feel its safer as it will not be in the kids bedroom.  I'm stoked!
 
California_Room said:
The plan 2 balcony is actually off the upstairs hallway rather than the bedroom in plan 1, its works out better for us as it adds light to the hallways, and we feel its safer as it will not be in the kids bedroom.  I'm stoked!
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I think you're off by one, Plan 3 has the balcony access off the hall, Plans 2 and 1 have it off a bedroom.

I also like how they did the balcony access in Plan 3 so it's off a common space.
 
Maybe once they get the retail center open up, it will be nice.  I live by Tustin Marketplace and its so convenient to be able to walk to everything.  Peters Canyon trail is just here also.  But it doesnt look like there is much out in PS, other than more residential areas.
 
irvinehomeowner said:
California_Room said:
The plan 2 balcony is actually off the upstairs hallway rather than the bedroom in plan 1, its works out better for us as it adds light to the hallways, and we feel its safer as it will not be in the kids bedroom.  I'm stoked!
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I think you're off by one, Plan 3 has the balcony access off the hall, Plans 2 and 1 have it off a bedroom.

I also like how they did the balcony access in Plan 3 so it's off a common space.
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You are correct, plan 1 and 2 have the balcony off the bedroom and 3 off the hallway
 
Are the folks who buy here ever planning on reselling?  I ask this because $600/month for melloroos and HOA is steep.  That comes out to a house that is $125k more.  So if you are buying a $650k plan 2, you are essentially buying a $775k house.  Question is, the extra $600/month doesn't go towards your house and you may never get that back.  Others would argue that you cannot buy a SFR in Irvine for $650k, but you have to look at the payments, which equate to roughly a $775k house.

Thoughts?
 
jyeh74 said:
Are the folks who buy here ever planning on reselling?  I ask this because $600/month for melloroos and HOA is steep.  That comes out to a house that is $125k more.  So if you are buying a $650k plan 2, you are essentially buying a $775k house.  Question is, the extra $600/month doesn't go towards your house and you may never get that back.  Others would argue that you cannot buy a SFR in Irvine for $650k, but you have to look at the payments, which equate to roughly a $775k house.

Thoughts?
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I understand what you are saying, but what other SFR home built in the past 5 years in Irvine has that much lower HOA and Mello Roos costs. 
 
I can only compare to Woodbury, which has lower melloroos and higher HOA.  So I guess in the end, it washes.  Might be better to buy a $650k home and spend $125k on upgrades.  But then, I haven't seen one that has a open kitchen to the living room.
 
jyeh74 said:
I can only compare to Woodbury, which has lower melloroos and higher HOA.  So I guess in the end, it washes.  Might be better to buy a $650k home and spend $125k on upgrades.  But then, I haven't seen one that has a open kitchen to the living room.
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Exactly, show me a home built after 1990 that has a driveway, yard, and isn't on a motorcourt for under $650k.  Closest thing is over in West Irvine but they are selling just over $650k.
 
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