Ellwood by Richmond American at Beacon Park

[capboba]

IHS, I would love to buy Nolan(Deck and Driveway), but I entered the game late and now all the Nolan 3Bs(affordability wise) are sold. I am left with Nolan with Driveway or Nathaniel or Nash with deck,hence the question.

Only 2 Nolans (D&D) left are model and prime lot which are out of my price range.

which of the Nolan lots are you considering? if you're tucked too far in, even having a driveway might not be much of a selling point TBH because it won't look much like a SFH in that pocket of six motorcourts.

eg I think the only viable lots in the remaining phase is lot 28 to 33, where they'll get a semi private street, similar to how the current models are like. but I have no idea what those premiums will be on those. probably $$$

 

[irvinehomeowner]

Con to having a driveway, all the kids in your motorcourt will play handball on your garage.

 

[capboba]

Con to having a driveway, all the kids in your motorcourt will play handball on your garage.

hilarious. i used to do this as a kid before.. while it was on our own garage door I'm sure the older neighbors didn't enjoy hearing it.

 

[Hazelnut007]

Motorcourt ones...u are making me rethink IHO..lol

28-33 will probably be out of range for me.

All 6 homes(28-33) will have driveways?

IHS, I would love to buy Nolan(Deck and Driveway), but I entered the game late and now all the Nolan 3Bs(affordability wise) are sold. I am left with Nolan with Driveway or Nathaniel or Nash with deck,hence the question.

Only 2 Nolans (D&D) left are model and prime lot which are out of my price range.

which of the Nolan lots are you considering? if you're tucked too far in, even having a driveway might not be much of a selling point TBH because it won't look much like a SFH in that pocket of six motorcourts.

eg I think the only viable lots in the remaining phase is lot 28 to 33, where they'll get a semi private street, similar to how the current models are like. but I have no idea what those premiums will be on those. probably $$$

 

[capboba]

Motorcourt ones...u are making me rethink IHO..lol

28-33 will probably be out of range for me.

All 6 homes(28-33) will have driveways?

haha damn sorry. no, just the nolan I believe. which is... #30 and #31.

the problem is those driveways are also at the end of the motorcourt.. and I mentioned 28-33 because these are motorcourt homes that only share the road with 3 homes total. where as all the other motorcourts are a pack of 6. you can't tell right now because they havent been build out, and the few motorcourt nolans that are completed are in a pack of "4s" only.. so they don't look as bad.

but even for a nolan with their own driveway.. you'll be at the end of a motorcourt with another nolan plan directly across from you, looking completely the same. i honestly dont think it'll look single-family at all and won't resale as well.

to get a feel for this, take a look at roundtree at pavilion park (or birch trail at pavilion park). all of them have their own driveways, but a good portion of them are packed into these motorcourts. that's how nolan with driveway looks. unless you have a nice lot, there's nothing SFH looking about it to me.

here's a semi good idea:
https://www.google.com/maps/@33.695...4!1sqp9toPJZVknf_L6IAL2zcg!2e0!7i13312!8i6656

note: these are spaced more apart than ellwood homes too, I believe.

its probably going to be as tight as this, birch trail (also by RAH) at pavilion park:
https://www.google.com/maps/@33.698...4!1slS3CZcNG3AmVynimdOvp6g!2e0!7i13312!8i6656

just image the two homes in the end of that motorcourt with their own driveways.

 

[capboba]

IHS, I would love to buy Nolan(Deck and Driveway), but I entered the game late and now all the Nolan 3Bs(affordability wise) are sold. I am left with Nolan with Driveway or Nathaniel or Nash with deck,hence the question.

Only 2 Nolans (D&D) left are model and prime lot which are out of my price range.

btw at this point Nathaneil with deck (which is always a corner unit) is probably better showing in the future. (vs nash with deck which except for the phase 1 lots, are all tucked in between homes).

i personally love a driveway and will always pay for one. but one tucked in the end of a six pack motorcourt.. i'm not too sure about that.

anyways sorry for giving you giving you 2nd doubt. just my opinion that while these do have the utility of a driveway, they will not show like a SFH, unlike those early phase with lot premiums.

 

[Hazelnut007]

Agreed Capboba...

We get what we pay for... :

IHS, I would love to buy Nolan(Deck and Driveway), but I entered the game late and now all the Nolan 3Bs(affordability wise) are sold. I am left with Nolan with Driveway or Nathaniel or Nash with deck,hence the question.

Only 2 Nolans (D&D) left are model and prime lot which are out of my price range.

btw at this point Nathaneil with deck (which is always a corner unit) is probably better showing in the future. (vs nash with deck which except for the phase 1 lots, are all tucked in between homes).

i personally love a driveway and will always pay for one. but one tucked in the end of a six pack motorcourt.. i'm not too sure about that.

anyways sorry for giving you giving you 2nd doubt. just my opinion that while these do have the utility of a driveway, they will not show like a SFH, unlike those early phase with lot premiums.

 

[Cornflakes]

Did some quick research on $/sqft pricepoints in various Irvine villages - WB, SG, PP, PS, BP, NW,Deerfield and so on for comparable home sizes to that of Ellwood. What I saw was that the price ranges from $420 to almost $500 depending on the neighborhood, MR, HOA etc. The point is, $420 was the lowest.

Yet, here Richmond American is giving away Ellwood homes at below $400/sqft. No wonder they are selling like hotcakes, while other builders are trying to fetch that $420+ in BP.

I like the fact that Ellwood's lower prices compensate for higher MR. But, this is huge discount IMHO. I have bought a home in Ellwood and this thought keeps me worried as to what kind of catch have I gotten myself into? Would any of you experienced folks shed some light?

Personally, I am already in contract, so the boat has sailed. I will have to deal with whatever comes. Just like to know what to anticipate.

 

[Ready2Downsize]

Make sure you compare apples to apples......... Condos/Townhomes/Zero Lot/SFR with small yards/big yards etc and closeness to traffic noise can make a difference in prices builders get.

 

[Irvine Dream]

Did some quick research on $/sqft pricepoints in various Irvine villages - WB, SG, PP, PS, BP, NW,Deerfield and so on for comparable home sizes to that of Ellwood. What I saw was that the price ranges from $420 to almost $500 depending on the neighborhood, MR, HOA etc. The point is, $420 was the lowest.

Yet, here Richmond American is giving away Ellwood homes at below $400/sqft. No wonder they are selling like hotcakes, while other builders are trying to fetch that $420+ in BP.

I like the fact that Ellwood's lower prices compensate for higher MR. But, this is huge discount IMHO. I have bought a home in Ellwood and this thought keeps me worried as to what kind of catch have I gotten myself into? Would any of you experienced folks shed some light?

Personally, I am already in contract, so the boat has sailed. I will have to deal with whatever comes. Just like to know what to anticipate.

Cornflake , are you a RA shill

 

[Cornflakes]

What is RA Shill?

 

[Cornflakes]

Cornflake , are you a RA shill

No, I am not a shill. I am a buyer who is skeptic. I almost dropped a check for Melody plan 1, fell in love with Welton floor plans but ended up signing with Ellwood for, among other things, their price. At Melody, the sales lady made a remark that RA is luring ppl in with low price and then nickle and diming for upgrades. Well, that may be true, time will tell. So far in the process I have not gotten such feeling. Yeah, their $25k folding doors are beyond ridiculous but I do not see it as a deceptive practice. I can always choose to say no thanks. I see that they are asking $ for putting second sink, but I don't think that they can ask for thousands of $ for that.

Is it a Z-lot that commands lower price compared to zero lot with other builders?

 

[irvinehomeshopper]

I was able to plot a few more houses to the land. These few houses because of the efficiency enabled the seller to sell every home cheaper. Selling price has the most immediate correlation to density then footage.

If the seller only boiled one egg then the consumer has to pay for the hardboiled egg and the entire pot of water. If seller boiled 10 eggs then the consumer only pay for one egg and 1/10 of the water. This is the strategy of Ellwood and much more.

Did some quick research on $/sqft pricepoints in various Irvine villages - WB, SG, PP, PS, BP, NW,Deerfield and so on for comparable home sizes to that of Ellwood. What I saw was that the price ranges from $420 to almost $500 depending on the neighborhood, MR, HOA etc. The point is, $420 was the lowest.

Yet, here Richmond American is giving away Ellwood homes at below $400/sqft. No wonder they are selling like hotcakes, while other builders are trying to fetch that $420+ in BP.

I like the fact that Ellwood's lower prices compensate for higher MR. But, this is huge discount IMHO. I have bought a home in Ellwood and this thought keeps me worried as to what kind of catch have I gotten myself into? Would any of you experienced folks shed some light?

Personally, I am already in contract, so the boat has sailed. I will have to deal with whatever comes. Just like to know what to anticipate.

 

[Cornflakes]

Thanks IHS. Your answer makes much more sense.

I am no architect, and the marketing material maps are not to scale, but it sounds like RA packed in few more homes on similar sized parcel of land than Lennar did on Melody project. Few more homes = Few more Million $ = some savings passed on to buyers = some additional profits for the builder.

Love the efficiency.

 

[java123]

Any Nolan seller's?  Buyer is ready...

We are looking for Nolan model to purchase and we dont have option with builder as they are sold out all Nolan's with deck and also there are too many waiting for the rest of the available. 

Any sellers for Nolan+deck.?

 

[Hazelnut007]

When is the next phase release?

 

[irvinehomeshopper]

I hinted to many investors to buy the Nolan plan with roof deck. There will be buyers knocking on door to buy this plan. No need to hire an agent and lose 3-6%.

 

[java123]

Any serious sellers for Nolan, please feel free to respond. We are looking for Nolan either with deck or with out deck. Any phase is fine for us(either park side or school side). We are ready to pay the current market value, if options are chosen descent.

 

[Hazelnut007]

Java123 - Just wondering if you had an epiphany 

A month ago you wrote off Ellwood completely  ;D ;D > >

Over Priced

Yes, there was price hike from Phase 6 to 7.  It seems to be over priced now. may be not worth as per my realtor's suggestion.

Mind game

For me Richmond playing mind game with buyers with hidden priority list and increased 70k from the first home. 

Too many decks

Also, I would not suggest anyone taking deck. reason is pretty simple. View is blocked by other decks and they are so close, you might feel like living with neighbors rather than your family. I  went on to a deck under construction, they look ugly from each others deck. again personal preference.

No Diversity

One thing I dint like is, it will be dominated by one ethnic group and you don't want to be alien among them and I am worried about resale for the same reason. diversified is always good, but this is other way round.

Builders Marker:

Coming from realtors family, I think GP try to stretch to wider($600k-$2M) range of audience and made limited options to one particular type of buyer. Say if you are buyer at 2000sq ft and 800k range, there would be only 2-3 homes and You might like only one choice to by.  So you perspective is only one choice out of 64 models.  But this works good for developer(FP), as he can capture more range of buyers. Where as other communities, at lease 5 perspective floor plans in 800-900k range.  This is Five point's strategy to sell fast.

I printed my thoughts and you buy at your own risk.

 

[Hazelnut007]

IHS or anyone know what's the lot size on these Ellwood lots? TIA

I was able to plot a few more houses to the land. These few houses because of the efficiency enabled the seller to sell every home cheaper. Selling price has the most immediate correlation to density then footage.

If the seller only boiled one egg then the consumer has to pay for the hardboiled egg and the entire pot of water. If seller boiled 10 eggs then the consumer only pay for one egg and 1/10 of the water. This is the strategy of Ellwood and much more.

Did some quick research on $/sqft pricepoints in various Irvine villages - WB, SG, PP, PS, BP, NW,Deerfield and so on for comparable home sizes to that of Ellwood. What I saw was that the price ranges from $420 to almost $500 depending on the neighborhood, MR, HOA etc. The point is, $420 was the lowest.

Yet, here Richmond American is giving away Ellwood homes at below $400/sqft. No wonder they are selling like hotcakes, while other builders are trying to fetch that $420+ in BP.

I like the fact that Ellwood's lower prices compensate for higher MR. But, this is huge discount IMHO. I have bought a home in Ellwood and this thought keeps me worried as to what kind of catch have I gotten myself into? Would any of you experienced folks shed some light?

Personally, I am already in contract, so the boat has sailed. I will have to deal with whatever comes. Just like to know what to anticipate.