3-Car Garage Homes

NEW -> Contingent Buyer Assistance Program
IrvinePilot said:
These homes are an interesting transition between the 80s and 90s designs and the modern Irvine home.
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I agree... the SFRs in the New Home Collection basically remove the 3rd car garage (this was an option in these homes as you notice the 3rd car space was basically an add-on to the side), decrease the width and use the former living/dining area as either a bigger foyer, downstairs bathroom or 4th/5th bedroom.
This design lacks timelessness and it is repeated all over in places like Corona.
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"Lack of timelessness" in the sense of style... probably... but these designs look like they'll be around for a while due to lot size constraints. Anything built from 2000 up basically follows this inverted L design... or the I-formation (to steal a football term) if it's a rear-garage floor plan.
 
irvinehomeowner said:
$829k 4/2.5 2389sf Plan 1http://www.redfin.com/CA/Irvine/8-Blackbird-92618/home/28882495
Plan 1
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I saw this one today at a broker preview (no... I'm not a broker) and it was just okay. The backyard area was decent as it had two large sideyard areas but it was a bit shallow.

The walls were builder white... maybe it's just me but I do think painting the main areas and the master bedroom will do a lot for staging and selling a home. Keeping it the same color as when you bought it just makes it look like it's basic where you want your prospects to think you put in some upgrades.

The carpet looks newer, the downstairs tile flooring is a bit dated and the kitchen and master bath are not updated (except for the mirrors in the master and the master tile floor).

The street location is nice as it's near the end of a single loaded cul-de-sac... but the bad news is it's single loaded because the other side is a soundwall to the 405. And you can hear it. They had all the windows open and while the master is in the back which reduces noise, the other three bedrooms face the front and are subject to quite a bit of noise.

Being used to homes with higher ceilings, the box on box design does make it feel a bit closed in. Especially upstairs where the ceilings are not very high (which I assume are like that due to the option of a 3rd floor in these models).

The comps make this the lowest price Ashford Place 3CWG but I'm not sure they'll get more than $800k mostly due to the location. It's also advertised as lender-owned and the broker claims they are willing to work with all offers.

Quite honestly, I don't think I would even pay $750k for it... maybe not even $700k. It's an okay floorplan and a good sized-lot but not having better upgrades and being so close to the freeway really dings it for me.
 
you might be able to get it for much much less  - according to the property history it was sold for $445K in April, thats a nice percentage gain if they can sell it for about $750K? 

 
I wouldn't live in any place that close to a major road--especially a freeway like the 405. Besides the noise, there are a host of real health issues from car/truck exhaust.

I shutter at the thought of parents who send their kids to KinderCare at Jeffrey & Walnut--that daycare literally backs to the I5. I see that place every time I visit the Ranch99 on Jeffrey.
 
That's a good point, I forgot about the tire dust that would be in the air or likely settling on everything just on the other side of the sound barrier.    IHO, did you happen to see a layer of black dust on the cars or sidewalks ?

g
 
Irvine2Irvine said:
Health concerns near freeway should be a very important factor if you have kids or are planning to have kids.
http://ehp03.niehs.nih.gov/article/fetchArticle.action?articleURI=info:doi/10.1289/ehp.114-a305
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This is sort of related to my post on the IHB about Oak Creek and how I thought that they should have designed the neighborhood with the park as the buffer between the 405 and these bigger homes.

FreedomCM chimed in about the harm to kids too but I look at it that a park is optional to send your kids... they don't HAVE to play there everyday and they don't eat and sleep there every night so I would rather have my home farther away. And I would think a large area of trees, brush, grass etc would help cleanse the air more naturally than rows of homes.
 
gaab said:
That's a good point, I forgot about the tire dust that would be in the air or likely settling on everything just on the other side of the sound barrier.    IHO, did you happen to see a layer of black dust on the cars or sidewalks ?

g
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I didn't really see anything... but then again... I didn't really look. I currently live close to a freeway now and I don't notice much more dust than other areas... I wonder if there is a way to test that.
 
IHO - think back to grade school science projects to test for air contaminants. Set one up near your home and one somewhere further away as a test
 
LAtoOC said:
IHO - think back to grade school science projects to test for air contaminants. Set one up near your home and one somewhere further away as a test
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I went to grade school in the ghetto... we didn't do those kind of science projects.
 
The easiest test is to look at an item that doesn't move very often, clean a portion of that object and then see how quickly it becomes black again.If it doesn't collect black dust after a few days its probably no less safe than the air that people breathe each day anyway.  Let's be honest, I'm sure the air in OC is NOT that clean anyway. 
 
irvinehomeowner said:
Here are some Tustin Ranch listings I like:

2791 Timmons, 5/2.75 2520sf, 6900sf lot $780khttp://www.redfin.com/CA/Tustin/2791-Timmons-92782/home/4774940

2858 Cox, 5/2.75 2520sf, 5350sf lot $793khttp://www.redfin.com/CA/Tustin/2858-Cox-92782/home/4774978

They both have the exact same floorplan:
33di5mr.jpg

(it's that O-shape I mentioned)
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This one is the same model as Timmons and Cox but on a 12000+sft lot:
http://www.redfin.com/CA/Tustin/11125-Hayden-92782/home/4775025

We looked at it this weekend and while the lot is large... the wedge shape is a bit strange. Like the other homes, not many updates but it does have a few add-ons like a deck off the master and french doors off the dining room. I have some concern about how it backs Pioneer and the school. The realtor said the stop sign prevents noise because it keeps cars from speeding on by but I think that adds more noise as you have the sound of stopping and starting cars at random intervals. We went back at around 7pm to see what it was like and there were quite a few cars coming and going from Pioneer and Peters Canyon Rd.

I tend to like these vaulted ceiling floorplans because you can add on via loft space... but unfortunately, this particular model doesn't have high enough ceilings over the dining/living room area to accommodate that.

It's a good floorplan but we would probably have to replace carpet, flooring and paint. The kitchen countertops are the same white tile as when it was originally built (as are the appliances). All the bathrooms are "classic" too. It will probably go close to asking price but considering that both Timmons and Cox haven't moved at $775-799k, this will probably benchmark what they can go for.

There were quite a few people at the open house but I overheard there were no offers yet so while it may be priced fair, it's not a slam dunk. It will put pressure on Timmons and Cox though... and even surrounding TRanch 3CWGs... so I am going to follow it.
 
that gigantic lot is pretty nice....in 30 years you could sell it and a developer could put like 50 condos there or something.  thats like 5 sfr homes if you do em Irvine new home style and people will have jetpacks in 30 years anyway so they won't need so much parking.   
 
Nice size pie shape lot.  Downside is it backs to Pioneer (though not nearly as bad as Jamboree) and a little too close to the school. I think there will be quite a lot of noise during recess hours traveling across the street and extra traffic along the Pioneer corridor during morning drop off and afternoon pickup. I guess there are always trade offs when comes to any home.
 
iacrenter said:
Nice size pie shape lot.  Downside is it backs to Pioneer (though not nearly as bad as Jamboree) and a little too close to the school. I think there will be quite a lot of noise during recess hours traveling across the street and extra traffic along the Pioneer corridor during morning drop off and afternoon pickup. I guess there are always trade offs when comes to any home.
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how many people are actually HOME and in a position to be bothered by recess noise?  I mean aside from the small work from home population and people who work night shifts and sleep during the day, is recess noise really a factor for most people?
 
Talyssa said:
iacrenter said:
Nice size pie shape lot.  Downside is it backs to Pioneer (though not nearly as bad as Jamboree) and a little too close to the school. I think there will be quite a lot of noise during recess hours traveling across the street and extra traffic along the Pioneer corridor during morning drop off and afternoon pickup. I guess there are always trade offs when comes to any home.
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how many people are actually HOME and in a position to be bothered by recess noise?  I mean aside from the small work from home population and people who work night shifts and sleep during the day, is recess noise really a factor for most people?
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That would be me!  :D I have odd working hours and sometimes need to sleep during the day and or have my free days during weekdays. So noise during school hours would affect me--but given that I have young kids, I am sure their screams will drown out any noise from a school  ;)
 
Hayden went pending... after just over a week.

I wonder if I missed out... I'm interested to see what it closes at... does anyone know what the offer is?
 
I'm interested to see what it closes at too....that could have been IHO's retirement.  I bet when they sell the land for those 50 condos they can contract in that they get one as part of the sale price.  So you'd have retirement money AND a place to live.

Who knows how this foreclosure thing will affect the market though - I was reading an article today in the NYT (Your Money) about how if a judge rules in favor of someone who was improperly foreclosed on and somoene else already bought the foreclosure, the buyers could end up SOL.  AND the foreign cash buyers that didn't buy Title insurance get nothing for their trouble.  I bet most of them don't buy title insurance.... or do they?  Does anyone know?  I wonder if cash investors buy title insurance?  You'd think they would, insuring your investments is important. 
 
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