Great Park Neighborhoods

[Irvinecommuter]

I'm with gasman... I'm kind of surprised that they would have quartz standard outside of the kitchen if they could get folks to pony up for it.  However, as a buyer i'd be pretty happy for that.

I think the cost of engineered stone in quantity is probably less than 4-?" white tile if you factor in installation. Dropping a slab of quartz on a counter is much easier than tiling that same space (which is why many tract homes also used "cultured" marble in secondary baths... ie laminate counter).

Same with using 12" tile instead of 4-?"... lower labor costs, and material costs are probably close (so Lennar is "selling" an upgrade when it's really the same price as standard).

Factor that across the entire Pavilion Park project and you end up with the perception of "upgraded" when it really didn't cost the builders more.

It's a smart move. Lennar probably data crunched the number of "upgrades" that occurred in secondary baths, and it wasn't high enough to realize any gain by low-ending it (aka white tile) so they might as well give it a bit more upscale look to compete with TIC 'hoods.

Its a smart move for sure - add a few premium components (like a car dealer taking someone for a test drive in a top of the line model) and woo the buyers.

A lot of builders are doing that now...they know that people are going to upgrade things like countertops and cabinets so they throw it in to make people think they're getting value.  TIC did that with most of the communities in Stonegate..give you $10K worth of upgrades but charge you $30K more on the price.

what a con job by TIC!  freaking greedy company

Well...since all builders are doing it...it's greedy companies.  It's supply and demand.  Actually it start back when the housing market was not good and the builders wanted to provide incentives to buy. 

 

[bones]

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[test]

My realtor just told me some builders at PP are already negotiating on standing inventory. Not sure of its price or design credits but heard Pulte and one other are doing it.

They took a risk and got bit in the ass.  TIC doesn't build until they have an actual order.  This seems like a recurring theme with Lennar related projects, coming to the party late, building unsold inventory, then resorting to massive price cuts.

 

[mms2020]

My realtor just told me some builders at PP are already negotiating on standing inventory. Not sure of its price or design credits but heard Pulte and one other are doing it.

Just curious who is the other builder?
Pulte has been very aggressive in selling their homes. They had started pre-selling their homes in August.

 

[irvinehomeowner]

TIC doesn't build until they have an actual order.

I thought for their 1st phases of their recent projects they were already built and thus there was not much you could order design-wise but they did so people could move in quicker.

For subsequent phases, you were looking at 6 month build outs.

 

[test]

I thought for their 1st phases of their recent projects they were already built and thus there was not much you could order design-wise but they did so people could move in quicker.

Those are the PP homes.  PP started selling 4 months after CV but 1st phase move ins are before 1st phase CV.

 

[bones]

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[irvinehomeowner]

"PP homes"... not such a good acronym.

I thought in that big project in Woodbury they did that too.

 

[qwerty]

i suggested this before but all of you new home construction buyers should post what if any negotiating you were able to do as well as any credits you were able to obtain that way fellow TI'ers dont leave any money on the table.

 

[frenet]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

 

[bones]

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[frenet]

I thought NWP == Northwood Pointe, which is zoned to excellent IUSD schools. Granted, they are older homes.

 

[bones]

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[iacrenter]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

IMHO, NWP >>> PP. Location, location, location.

NWP is a mature neighborhood in more centrally located Irvine within walking distance to excellent IUSD schools. You also have the cache of being gated, access to Hicks Canyon trail, short drive to Market Place etc...

PP homes may look shiny and new but they sit on a former military base with toxicity issues, high MR, not a lot of nearby retail except WB shopping center, no schools within walking distance.

You can always upgrade your home, but you will never be able to upgrade the location.

 

[jamboreedude]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

IMHO, NWP >>> PP. Location, location, location.

NWP is a mature neighborhood in more centrally located Irvine within walking distance to excellent IUSD schools. You also have the cache of being gated, access to Hicks Canyon trail, short drive to Market Place etc...

PP homes may look shiny and new but they sit on a former military base with toxicity issues, high MR, not a lot of nearby retail except WB shopping center, no schools within walking distance.

You can always upgrade your home, but you will never be able to upgrade the location.

Ten years later it will be just like NWP.

 

[bones]

[q

 

[iacrenter]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

IMHO, NWP >>> PP. Location, location, location.

NWP is a mature neighborhood in more centrally located Irvine within walking distance to excellent IUSD schools. You also have the cache of being gated, access to Hicks Canyon trail, short drive to Market Place etc...

PP homes may look shiny and new but they sit on a former military base with toxicity issues, high MR, not a lot of nearby retail except WB shopping center, no schools within walking distance.

You can always upgrade your home, but you will never be able to upgrade the location.

Ten years later it will be just like NWP.

Except you will still be stuck near that toxic soil and paying that high MR.

 

[iacrenter]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

IMHO, NWP >>> PP. Location, location, location.

NWP is a mature neighborhood in more centrally located Irvine within walking distance to excellent IUSD schools. You also have the cache of being gated, access to Hicks Canyon trail, short drive to Market Place etc...

PP homes may look shiny and new but they sit on a former military base with toxicity issues, high MR, not a lot of nearby retail except WB shopping center, no schools within walking distance.

You can always upgrade your home, but you will never be able to upgrade the location.

I agree that NWP > PP in terms of location.  What tracts do you like within NWP?  I haven't found anything that I love and things that we're interested in are all at WTF pricing.  The gated tracts along Arborwood and Portola Parkway (I think it's Lexington II and Georgetown) gave me a weird vibe. 

P.S.  PP is on former farmland.  It's the rest of the GP buildout that I would worry about.

I like Mahogany and Mayfield but the prices like everywhere in Irvine have skyrocketed.

Even though PP is on former farmland, it wouldn't make me sleep easier at night living across the road from a superfund site.

 

[eyephone]

We are interested in the Harmony Plan 3, but can't get past the $8600 Mello Roos. Compared to NWP Mello Roos of around $2000, the increased MR is like adding 100k to the price. We are also concerned about the effect of high MR on resale down the road.

IMHO, NWP >>> PP. Location, location, location.

NWP is a mature neighborhood in more centrally located Irvine within walking distance to excellent IUSD schools. You also have the cache of being gated, access to Hicks Canyon trail, short drive to Market Place etc...

PP homes may look shiny and new but they sit on a former military base with toxicity issues, high MR, not a lot of nearby retail except WB shopping center, no schools within walking distance.

You can always upgrade your home, but you will never be able to upgrade the location.

Ten years later it will be just like NWP.

Except you will still be stuck on that toxic soil and paying that high MR.

I don't want to say it: but might be sick in 10 years

 

[irvinehomeowner]

Since TI was down... I had some free time to do my other favorite activity, visiting model homes.

Hint: On weekends, don't visit in the morning or early afternoon since they are still running golf carts (not sure how long they will be doing that). If you visit after 4-4:30 you can park near the models (and they are open until 6pm).

Second time around, still like the bigger ones better but was impressed by some of the smaller ones. Whistler almost has a better execution than Mulberry.

Interesting how Shea-Sagewood has smaller homes and bigger lots than Lennar-Rosemist.