Hey everyone- does anyone (seller/agent) on here know of any off market homes in the Irvine or Tustin parts of Columbus Grove that would be available for sale in the next few months? My wife and I would be very interested in purchasing the home with a win-win solution. Really appreciate any help, thank you!
Off market homes for sale in Columbus Grove (Irvine/Tustin)
- Thread starter ravi
- Start date
NEW -> Contingent Buyer Assistance Program
While we like Westpark ll, not a huge fan of Westpark l though since a lot of homes literally look the same with the same paint color and spanish style red tile roof. it’s kinda bit much even for Irvine standards. Parts of Woodbridge (closer to Woodbridge high) also gets you good access to Westpark and Woodbridge retail. No walkability to the district but you get the lake instead. The only other community that is in east Irvine for us is Woodbury. It’s on our list because we just like the aesthetic- floor plans are a bit more modern than Westpark, Woodbridge and Columbus grove, we like the homes, think it’s a great place to raise kids, love the Jeffery trail and walkability to the town centers in Woodbury and cypress village. Still think retail in Westpark is better but we are keeping Woodbury in our list because of limited inventory so more options we have the better for us, there is still above average walkability to town centers in Woodbury and cypress village, the Jeffery trail, marketplace is an easy 10 min drive taking just surface streets and the canopy/future great park retail looks interesting and is pretty accessible.
Gonna be tough with the prices in Irvine.
This was one of the things I had talked about on many occasions on buying resale vs new. Because desired areas don't have lots of inventory, being able to take advantage of drops in market is not easy because the better homes won't have lower prices and you'll be competing with more people on those houses (which I assume is why you are asking about off-market houses).
You'll have to be open to settling for a sub-par location, condition or just getting lucky.
Finding homes in "original" (or classic) condition will help reduce the competing interest/bids and over time you can upgrade it to how you like (flooring, paint and kitchen/bath remodels are the main things).
Relatives of a friend of mine got really lucky finding a 3CWG garage home in a premium area in South Bay that happened to be upgraded and move-in ready. They had to pay over listing (and wrote a letter) but compared to other homes in the same area they got a really good deal... the house should have probably been listed for $200k more.
Since TI isn't as real estate active as it used to be, not sure how much traction this thread will get you but maybe hit up some of the area specialists or get one of the TI realtors to help. Redfin really leveled the access to MLS but there are still pocket listings or not on the market homes that maybe a good realtor can help you access.
Good luck... all the areas you are targeting have 3-car garages so you should try to include those.
I know you noted that you don't like Westpark I as much, but the original Westpark/Culverdale section might work for you because many of the people are renovating their homes so it doesn't all look the same. It was also built before the other side with the red roofs and copy and paste houses was built. Another thing about this part is that you might be able to find a home at a lower price that requires work if you are up for it.This sliver of Westpark until Main is also zoned to University High if that makes a difference to you. If you are open to the part of Westpark I with the red tile roofs, the homes immediately surrounding San Leandro park are larger (maybe the largest in WP I).
Woodbridge is basically the ultimate family village in Irvine. I don't really have anything negative to say about Woodbridge.
Woodbury is actually very nicely done community that has character. There are different districts within Woodbury with their own architectural styles, plants and trees, etc. My only gripe with that area is North Irvine is now way overpopulated and there isn't nearly enough shopping to handle everyone patronizing from Tustin Ranch all the way to Lake Forest. Driving on Sand Canyon near the 5 is enough to drive anyone crazy. BUT, that being said, you are close to many retail centers even though they're very crowded. Another plus is that you are right across Sand Canyon from accessing all of the Great Park amenities.
Each of those neighborhoods are very different from one another. Woodbridge and Westpark are so large that you could be close to things in UCI/University Park or Culver Plaza & Oak Creek depending where you are. Speaking of Oak Creek, you might be able to find something there that suits your needs. It's sort of a hidden gem and overlooked by many people. Most or all of their Mello roos just recently expired and they have relatively low HOA dues. You're also close to Woodbridge living in Oak Creek. Very quick access to the 405 at Jeffrey and Sand Canyon.
irvinehomeowner
Well-known member
All good hoods, what made you decide on those areas?
CG and Woodbury are newer, Westoark Ii is 90s (and MRs expired) and Woodbridge is the oldest (including Westpark I).
CG and Woodbury are newer, Westoark Ii is 90s (and MRs expired) and Woodbridge is the oldest (including Westpark I).
ThirtySomethingWEquity
Active member
Why do you care if it's off market? I don't think things are so hot that you're going to get into a bidding war these days.
Good question, hopefully my response is also helpful to future home buyers exploring neighborhoods in Irvine. I know it’s Irvine and the suburbs and most people just drive everywhere but my wife and I enjoy walking (20 mins max) to coffee shops, restaurants, grocery stores etc. Of course we have multiple cars and also drive to places but we genuinely enjoy walking when we can. Keeping this in mind, Westpark ll/parts of Columbus grove is one of our top choices. We currently rent here and the walkability to Westpark retail (crossroads/westpark plaza) and the District beats every other part of Irvine/other neighborhood centers and makes this area pretty unique in my opinion. Besides coffee shops and grocery stores, my gym and pilates studio is here, my wife has her nail salon and waxing place. There is a daycare. I think what Westpark retail does right compared to other centers is that they have plenty of non food businesses like a sauna studio, a gym/activity area for kids, etc. so there is something unique and it’s not just dry cleaners, banks and UPS/Fedex There is a lot of that as well but it’s not just that unlike other centers. We have it pretty good here and it’s all within walking distance. It’s almost like we are having our cake and eating it too- we get the cleanliness, safety and comfort of the suburbs but also the convenience and access to amenities we like kinda like how we would in an urban area. I get that for some being away from civilization in Portola springs or orchard hills is a feature and not a bug but to each his own and for us it’s not something that we really desire. Same goes for nice and expensive communities like shady canyon, turtle ridge, Laguna altura, etc.
While we like Westpark ll, not a huge fan of Westpark l though since a lot of homes literally look the same with the same paint color and spanish style red tile roof. it’s kinda bit much even for Irvine standards. Parts of Woodbridge (closer to Woodbridge high) also gets you good access to Westpark and Woodbridge retail. No walkability to the district but you get the lake instead. The only other community that is in east Irvine for us is Woodbury. It’s on our list because we just like the aesthetic- floor plans are a bit more modern than Westpark, Woodbridge and Columbus grove, we like the homes, think it’s a great place to raise kids, love the Jeffery trail and walkability to the town centers in Woodbury and cypress village. Still think retail in Westpark is better but we are keeping Woodbury in our list because of limited inventory so more options we have the better for us, there is still above average walkability to town centers in Woodbury and cypress village, the Jeffery trail, marketplace is an easy 10 min drive taking just surface streets and the canopy/future great park retail looks interesting and is pretty accessible.
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I am open to anything. I have just seen every 4 BD plus loft/5 BD home on the market . It’s not a lot of homes given I am only looking at a few areas. So I am looking at homes that are yet to be listed as well.
ThirtySomethingWEquity
Active member
If you're dead set on Irvine, good luck. I moved ~7 minutes south to Baker Ranch (in Lake Forest), and it's pretty great! The schools aren't rated quite as high, but my kids are little still, so i'll just plan on a bigger tutoring budget.
Tustin Ranch is a great neighborhood too and probably my second choice after Baker Ranch.
Tustin Ranch is a great neighborhood too and probably my second choice after Baker Ranch.
vsfan
Active member
my concern with the school there (SVUSD) is that they have been closing schools since 2020, if you stick with the house and public school you might end up driving kids to school everyday - comparing to Irvine where most schools are within walking distances.
irvinehomeowner
Well-known member
This sounds like my search many years ago.
Gonna be tough with the prices in Irvine.
This was one of the things I had talked about on many occasions on buying resale vs new. Because desired areas don't have lots of inventory, being able to take advantage of drops in market is not easy because the better homes won't have lower prices and you'll be competing with more people on those houses (which I assume is why you are asking about off-market houses).
You'll have to be open to settling for a sub-par location, condition or just getting lucky.
Finding homes in "original" (or classic) condition will help reduce the competing interest/bids and over time you can upgrade it to how you like (flooring, paint and kitchen/bath remodels are the main things).
Relatives of a friend of mine got really lucky finding a 3CWG garage home in a premium area in South Bay that happened to be upgraded and move-in ready. They had to pay over listing (and wrote a letter) but compared to other homes in the same area they got a really good deal... the house should have probably been listed for $200k more.
Since TI isn't as real estate active as it used to be, not sure how much traction this thread will get you but maybe hit up some of the area specialists or get one of the TI realtors to help. Redfin really leveled the access to MLS but there are still pocket listings or not on the market homes that maybe a good realtor can help you access.
Good luck... all the areas you are targeting have 3-car garages so you should try to include those.
ThirtySomethingWEquity
Active member
It's a fair concern. For me the price difference (plus no mello roos) was so large that I'm able to hire a nanny to help mitigate some of this.
vsfan
Active member
I see - interested to get some updates down the road. Finally my kids are entering high schools so I can relax a bit about that.
irviniteeee
Active member
Columbus Grove is nice and newer and still very close all of the amenities you are already used to in Westpark. They do have some high Mello roos and are close/in view of power lines depending where you are. You can also smell the waste management facility across the creek in Columbus Grove sometimes.
I know you noted that you don't like Westpark I as much, but the original Westpark/Culverdale section might work for you because many of the people are renovating their homes so it doesn't all look the same. It was also built before the other side with the red roofs and copy and paste houses was built. Another thing about this part is that you might be able to find a home at a lower price that requires work if you are up for it.This sliver of Westpark until Main is also zoned to University High if that makes a difference to you. If you are open to the part of Westpark I with the red tile roofs, the homes immediately surrounding San Leandro park are larger (maybe the largest in WP I).
Woodbridge is basically the ultimate family village in Irvine. I don't really have anything negative to say about Woodbridge.
Woodbury is actually very nicely done community that has character. There are different districts within Woodbury with their own architectural styles, plants and trees, etc. My only gripe with that area is North Irvine is now way overpopulated and there isn't nearly enough shopping to handle everyone patronizing from Tustin Ranch all the way to Lake Forest. Driving on Sand Canyon near the 5 is enough to drive anyone crazy. BUT, that being said, you are close to many retail centers even though they're very crowded. Another plus is that you are right across Sand Canyon from accessing all of the Great Park amenities.
Each of those neighborhoods are very different from one another. Woodbridge and Westpark are so large that you could be close to things in UCI/University Park or Culver Plaza & Oak Creek depending where you are. Speaking of Oak Creek, you might be able to find something there that suits your needs. It's sort of a hidden gem and overlooked by many people. Most or all of their Mello roos just recently expired and they have relatively low HOA dues. You're also close to Woodbridge living in Oak Creek. Very quick access to the 405 at Jeffrey and Sand Canyon.