Help deciding our new home in Irvine

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Sam78

Sam78

New member
Hello to all cyber friends,

We are new to Irvine. Moved from Chicago 6 months ago and work in a Healthcare company in Santa Ana. Family includes my stay-at-home wife and 2 kids : 5 year and 2 month olds.

Our top criteria: 600K - 800K budget, 3+ bedrooms, 1800+ sq ft, and a good school. Everything else is adjustable.
Move-in to a new home by Sep/Oct 2014.
Wife loves Irvine / new homes / SFRs, while I am ok to go out of Irvine, upto 20 years age, Townhomes as well.
This is our first and only home that we may live for the next 15 years considering the kids; their education is the focus.

After a lot of visits to Cypress village, SG, Portola Springs and PP - here are the three properties that we shortlisted. We also have put a reservation deposit on each of these (expires May 6).

1. Stonegate Saratoga Extension - Plan 1 (2011 sqft): Plan priced at $809K. Includes conservatory and most common upgrades. We like tiles in the first floor, so may have add a $15K on top of this.
Pros: Walk to SG Elem, Conservatory room, courtyard entrance
Cons: Way overpriced, out of budget. High downpayment if I am to avoid jumbo loan.

2. Portola Springs Caibiri - Plan 1 (1875 sq ft): $723K. This is a home that someone purchased and couldn't qualify at closing. Upgrades are limited, but wood flooring and backyard landscaping included. No additional price.
Pros: Affordable price. 0.5 miles to future Portola Elem school.
Cons: Ready-to move in in Apr. Fire zone? 2miles to SG Elem. House number adds upto 4 which most Asians may not prefer.

3. Bakers Ranch Parkview Yosemite (2200 sq ft): $767K. Got picked in lottery (which I dont believe is true). Need to add 30K for upgrades and flooring. Good space, but I dont know if we need so much. Includes Loft.
Pros: 2200 sq ft
Cons: Middle of nowhere, resale?

I am moving away from resale homes in irvine, since those have similar prices to the new homes. I may as well get a new home.
I am trying to get my wife to see resale homes in Aliso Viejo or Mission Viejo, but she is stuck with the Irvine School district. Also, homes in those areas for 1800 sqft are atleast 700K, which is not too far away from Irvine price.

thoughts? we are as confused as mud.

Thanks,
Newbie
 
Welcome to TI!

I live in Saratoga (Plan 2) and loved the layout.  The neighborhood set up is a little cramp and not as nice looking but that's not a big issue for me.  I do agree that it is very overpriced...for that I cannot really recommend it for you.  I believe San Mateo is still available at Stonegate...pricing is a little lower and I recall the layout being pretty good.

I would also rule out Baker's Ranch if school is a top priority for you.  SVUSD is a decent district and the schools are fine but not in IUSD level.  It is somewhat out of the way but there is a lot of shopping nearby.  One other issue is that the schools are somewhat far from the community.

Haven't looked at PS in awhile so I can't comment.

There are a couple of communities opening up in CV.  Jasmine (which is basically San Mateo) and Laruel.  Laurel is probably out of your price range though (high 800Ks). 

PP is also an alternative but I didn't like any of their communities in your price range.
 
bones said:
1. SG is great but this sounds like it's over budget.  Also, keep in mind for new construction, you will have other things to pay for like window treatments, ceiling fixtures, etc that usually come with resale property.  $15k sounds light to me if you are including flooring upgrade in this #.

2. The PS Ryland home will be zoned to the new PS elementary school starting this fall I believe (info attached).  The temporary location will be at Westwood Training Center for 1 year.  Regarding the adding up to a 4 thing, I wouldn't worry about it too much.  Unless the house number is 4 or 44 or 444, then you should be fine.
Click to expand...

Bathrooms are what kills you.  4 bathrooms in SG plan 2...costs a ton of money to upgrade minimally. 
 
jmoney74 said:
Have you checked out Pavilion Park?
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Dude, can you shut up about PP already?? LOL... It's the only Irvine community that's going to appreciate 1000%, keep it a secret, sheesh!
 
Homie said:
jmoney74 said:
Have you checked out Pavilion Park?
Click to expand...

Dude, can you shut up about PP already?? LOL... It's the only Irvine community that's going to appreciate 1000%, keep it a secret, sheesh!
Click to expand...

He already bought, is trying to pump up the price before he dumps.
 
Sam78 said:
the kids; their education is the focus.
Click to expand...

Private school, then? Something with a better student to teacher ratio than California public schools can offer. 
 
jmoney74 said:
Have you checked out Pavilion Park?
Click to expand...

Hi JMoney74,

Yes we paid a quick visit one Sunday to the PP Sales center. We then went to visit Birch Trails (we liked the Nelson model). I have plans to review Springhouse, although I am not sure if it out of budget.

Is there any known cons to looking at PP homes?

 
Sam78 said:
jmoney74 said:
Have you checked out Pavilion Park?
Click to expand...

Hi JMoney74,

Yes we paid a quick visit one Sunday to the PP Sales center. We then went to visit Birch Trails (we liked the Nelson model). I have plans to review Springhouse, although I am not sure if it out of budget.

Is there any known cons to looking at PP homes?
Click to expand...

Toxic land, designated as a superfund site, but the upside is the kids' potential for superpowers down the road, perhaps a bite from a radiated spider. Then the low budget apartments coming.
 
LOL

Although there is some toxic land at the Great Park... PP is built on agriculture.  Actually, there were no toxins found on the land in general.  The Cons of PP are that the Meloroos are the highest in Irvine. 
 
I think if you plan to live in the house for 15+ years, I guess resale value should be the least of your worry (very hard to predict resale 5 years out, much more 15 years out).

I agree with OpenSky, if you are open to living in Portola Spring, definitely check out Sage II.  IMO, their layout is way much better and more efficient than Colibri and Parkview (haven't been to Saratoga, so can't compare).  Only negative I think is it doesn't have a driveway.
 
qwerty said:
Sam78 said:
jmoney74 said:
Have you checked out Pavilion Park?
Click to expand...

Hi JMoney74,

Yes we paid a quick visit one Sunday to the PP Sales center. We then went to visit Birch Trails (we liked the Nelson model). I have plans to review Springhouse, although I am not sure if it out of budget.

Is there any known cons to looking at PP homes?
Click to expand...

Toxic land, designated as a superfund site, but the upside is the kids' potential for superpowers down the road, perhaps a bite from a radiated spider. Then the low budget apartments coming.
Click to expand...

Very funny.. ;D
 
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