Orchard Hills vs. Portola Springs

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irvinesinglemom_IHB

irvinesinglemom_IHB

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So help me figure this one out. Portola Springs is already well underway. Hundreds of homes are already built and available for sale. But their retail center is not slated to open until 2012! OTOH, Orchard Hills' homes aren't going to be available until 2008, but the new retail center is opening in Spring 2007. Okay, I guess they are looking at all the homes already occupied close to Orchard Hills (Northpark, Northwood, West Irvine, and Tustin Ranch). And they figure, the FBs in Portola Springs can just drive down the road, alongside all the garbage trucks, to shop and dine at Woodbury Center. True enough. But still off-putting, to me. One of the pluses of buying into one of these new communities, IMHO, is the whole "walking lifestyle" thing.
 
As I understand it, Orchard Hills will likely be more expensive than PS, as it's supposed to be lower density and set among working avocado groves. Are the groves a feature or bug? Once or twice a year they heavily trim back the trees and I can't imagine what that noise is like.
 
wow, 2012? how did you find that info? so that big empty lot of dirt will be there for at least 5 years... at least people have a view of the mountains before being covered up!
 
<p>Really? 2012? That is a huge negative. Not to mention the fact that you are out there in the middle of nowhere and practically need to take the toll and 5 freeway just to get to civilization. Oh, and all the $1M detached condos are surrounded by two toll roads towering over the rooftops. PS is definitely looking less and less attractive, esp compared to all the other communities, new and old, in Irvine. </p>

<p>What I've heard about Orchard is that it is supposed to be the Bel Air of OC. Not sure if that'll truly be the case...</p>
 
<p>Word from one of my sources says sentiment is growing that one or more builders at Portola Springs ( I don't know which) are considering bailing out of future phases once their purchased land is fully populated with homes. Because they have options on the land in future (planned) phases but don't yet own it , this is supposed to be technically possible.</p>

<p>I don't know if there is any precedent for this in a TIC community (doubt it), and it could be very serious posturing in an attempt to get more substantial land price concessions.</p>

<p>If the sentiment is true, this is more downside risk for prices there and more risk of the Orchard Hills opening getting pushed.</p>

<p>If it actually happened, it could turn into a huge mess with a partially-completed community in limbo for some period of time.</p>

<p>Anyone have a good idea of the "most sluggish" communties out there that might fit this description?</p>

<p>SCHB</p>

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It wouldn't surprise me if it was Richmond American. I believe that they have done little in Irvine - Vicara in Quail Hill and Manzanita at PS. I didn't see Vicara, but Manzanita was ... um ... ugly and awkward. RA did seem to have fast selling homes in Costa Mesa, but those were in-fill projects and they likely had more control over pricing, etc.
 
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