Orchard Hills 4 - "The Summit" Updates

NEW -> Contingent Buyer Assistance Program
socalquest said:
You joking. There are no billionaires in any of these Irvine villages. Not even at Shady Canyon! I would think mostly Chinese multi-millionaires (USD$10M to USD$50M) leaving their homeland to protect their wealth (illegally or legally obtained) from CCP confiscation.
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You are incorrect. There likely are more but former Masimo CEO lives in Shady. https://www.ocregister.com/2020/01/09/joe-biden-visits-irvine-home-critiques-trumps-moves-in-iran/


Joe E. Kiani, SDSU Alumni ('84 & '88), 2022 Forbes 400 Billionaire

electrical.sdsu.edu electrical.sdsu.edu
 
momopi said:
A lot of the lot size went to front-side yard, so actual backyard is not that big. But the location next to green belt is nice, and cost a lot less than $8 million.
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I mean, the backyard isn't huge, but it's A LOT bigger than Olivewood and slightly bigger than Azul, and comparable to the sub-5000 sq ft lots at Cielo. It looks comparable to 124 Sunnyslope in the Cielo thread that is listing for $3.6M. 🤣
 
test said:
Can you build these 8 million dollar homes any closer together?


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It seems like a couple years ago (when Irvine Company got out of building these and Toll/Brookfield/Shea came in), all the plans in the Summit were updated to increase the square footage of the homes and reduce the setbacks. Is this the bag of chips ideas? @irvinehomeshopper


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miniDragonPaw said:
Wow! Sold at 2.75m!

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I remember a loan incentive being offered with this house too. One of those 7 year arms with a rate buy down. Something like 4.5% for the first year and something in the 5s for the rest of the lock period. I wonder how that worked out. There was a broker co-op as well, but I'm not sure what the amount was. $80k? $100k?

$2.75M is $927/sqft. Less than the $940/sqft this one sold for in Feb 2026 https://www.redfin.com/CA/Irvine/416-Milpas-92602/home/199968563

Prices seem to be drifting lower.

$2.75M with those OH4 HOA dues and Mello Roos doesn't "feel" cheap from a cost of ownership perspective, but then again, it's one of the most affordable houses in OH4. Somehow there's plenty of buyers in the $4M+ range in OH4. The Brookfield and TB homes seem to have been selling reasonably well. It'll be interesting to see what happens with the rest of OH4.
 
someguy said:
I remember a loan incentive being offered with this house too. One of those 7 year arms with a rate buy down. Something like 4.5% for the first year and something in the 5s for the rest of the lock period. I wonder how that worked out. There was a broker co-op as well, but I'm not sure what the amount was. $80k? $100k?

$2.75M is $927/sqft. Less than the $940/sqft this one sold for in Feb 2026 https://www.redfin.com/CA/Irvine/416-Milpas-92602/home/199968563

Prices seem to be drifting lower.

$2.75M with those OH4 HOA dues and Mello Roos doesn't "feel" cheap from a cost of ownership perspective, but then again, it's one of the most affordable houses in OH4. Somehow there's plenty of buyers in the $4M+ range in OH4. The Brookfield and TB homes seem to have been selling reasonably well. It'll be interesting to see what happens with the rest of OH4.
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1k sounds a lot, but again isn't if you look at overall scheme. Depending on where you live, you're paying an extra 700/month on HOA. Over 20 years it is about 170k. You end up paying about ~$1,000/sqft for a brand new house. So probability, the choice is this or a 3M used house. Not a bad price.
 
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