Hidden Canyon in Irvine

[WTTCHMN]

I thought the Laguna Altura folks successfully petitioned to keep their kids at Uni?

And what about the TB lurker who said he is moving from Newport to HC specifically for the schools?  I guess he is S.O.L.  According to your map, it looks like his kids are headed to T.J. High instead of Uni.  (T.J. = Toxic Jail)

Yes I'm the TB lurker who sold my house in NB to move to HC  Home sales and traffic was really poor this weekend so now I'm back on TI!

Based on the latest board approval in August, looks like HC and Laguna Altura stays in Uni High.  I think the one posted above was the version from March 2014, the final boundaries looks like they were approved last August.
http://newsflash.iusd.org/wp-content/uploads/2014/08/Fifth-high-school-boundaries.png

Oh, there you are!  Gee, these people are like magic genies.  Rub the oil lamp and they magically appear!

 

[Grayston]

I thought the Laguna Altura folks successfully petitioned to keep their kids at Uni?

And what about the TB lurker who said he is moving from Newport to HC specifically for the schools?  I guess he is S.O.L.  According to your map, it looks like his kids are headed to T.J. High instead of Uni.  (T.J. = Toxic Jail)

Yes I'm the TB lurker who sold my house in NB to move to HC  Home sales and traffic was really poor this weekend so now I'm back on TI!

Based on the latest board approval in August, looks like HC and Laguna Altura stays in Uni High.  I think the one posted above was the version from March 2014, the final boundaries looks like they were approved last August.
http://newsflash.iusd.org/wp-content/uploads/2014/08/Fifth-high-school-boundaries.png

Oh, there you are!  Gee, these people are like magic genies.  Rub the oil lamp and they magically appear!

Your wish is my command!

 

[ps99472]

Baby dual staircase/dining room, Capri Model

Humongo island, Capri Model

Super Sized bed, Portofino Model

 

[socal78]

What is up with that bed? I would like to know how you put sheets on that. At first I thought the fluffy white part was the mattress or a pillow top and the upholstered cushions were the box springs but the white part looks too shallow. Must be a pillow top? Weird.

 

[ps99472]

No the white part is the mattress, queen size I think.  You have to be in the room to get a feel for the size of the whole bed/mattress/cushion thing.  It was a long rectangular master bedroom. 

 

[Happiness]

This is actually an authentic harem bed.  Ps9, you forgot to mention that the bathroom next to this harem bedroom has 2 showers and 2 bathtubs so 4 people can bathe at the same time and then hop on that giant bed! 

Super Sized bed, Portofino Model

 

[orange_curtain]

I thought the Laguna Altura folks successfully petitioned to keep their kids at Uni?

And what about the TB lurker who said he is moving from Newport to HC specifically for the schools?  I guess he is S.O.L.  According to your map, it looks like his kids are headed to T.J. High instead of Uni.  (T.J. = Toxic Jail)

Yes I'm the TB lurker who sold my house in NB to move to HC  Home sales and traffic was really poor this weekend so now I'm back on TI!

Based on the latest board approval in August, looks like HC and Laguna Altura stays in Uni High.  I think the one posted above was the version from March 2014, the final boundaries looks like they were approved last August.
http://newsflash.iusd.org/wp-content/uploads/2014/08/Fifth-high-school-boundaries.png

Oh, there you are!  Gee, these people are like magic genies.  Rub the oil lamp and they magically appear!

Right. It's just way too easy. For a minute I thought they were busy selling houses. Now they are back on here again.

 

[Happiness]

What is up with that bed? I would like to know how you put sheets on that. At first I thought the fluffy white part was the mattress or a pillow top and the upholstered cushions were the box springs but the white part looks too shallow. Must be a pillow top? Weird.

SoCal is so adorable in her practicality.  She sees a 250 sq/ft bed and only thinks of how difficult it would be to put sheets on it.

 

[Dresden215]

I think this guy needs to move to HC & use the harem bed.

http://www.dailymail.co.uk/femail/article-3036709/Man-TWO-live-girlfriends-share-child-rearing-date-nights-kingsize-bed-wants-woman-in.html

 

[Bodhi]

New to this board and just wondering about HC. Just looked at models in Marbella and they are so amazing....but I am a little squeamish about the location in terms of the 133 road to the beach and location of elementary school... Looks like it could take an hour on summer days from what I see now on that road just to get to Laguna Beach. Not to mention other local areas that they promote as being so close...i.e. Fashion Island. And Alderwood means hopping on the freeway to get to school? Any word about improvements to 133 or a new school being built to serve the neighborhood. Also something a little eerie about that last stretch of the the 133 from Laguna...especially at night.

Also looking Santa Monica model in Marbella by the time you put upgrades in you are looking near a 4 million mark? Is that possible??? Is there a thought that this neighborhood will appreciate to have that make sense? Hmmmmm.

Beautiful homes and beautiful neighborhood but the homes are so pricey that they are kind of like CDM beach when you consider options.

Or am I missing something.

Thanks for your thoughts on this.

 

[Irvine Dream]

New to this board and just wondering about HC. Beautiful homes and beautiful neighborhood but the homes are so pricey that they are kind of like CDM beach when you consider options.

Or am I missing something.

Thanks for your thoughts on this.

May be I am jealous because HC is not even a consideration for me but I do find it Hilarious that people who are so smart to be able to afford a $3 million home comes to this blog to seek input on these matters

 

[Irvine Dream]

http://www.dailymail.co.uk/femail/article-3036709/Man-TWO-live-girlfriends-share-child-rearing-date-nights-kingsize-bed-wants-woman-in.html

Interesting.  I find the last sentence really funny "Names have been changed".  For what purpose?  It would have made more sense if it stated " Pictures are of actors"

 

[J Hsu]

New to this board and just wondering about HC. Just looked at models in Marbella and they are so amazing....but I am a little squeamish about the location in terms of the 133 road to the beach and location of elementary school... Looks like it could take an hour on summer days from what I see now on that road just to get to Laguna Beach. Not to mention other local areas that they promote as being so close...i.e. Fashion Island. And Alderwood means hopping on the freeway to get to school? Any word about improvements to 133 or a new school being built to serve the neighborhood. Also something a little eerie about that last stretch of the the 133 from Laguna...especially at night.

Also looking Santa Monica model in Marbella by the time you put upgrades in you are looking near a 4 million mark? Is that possible??? Is there a thought that this neighborhood will appreciate to have that make sense? Hmmmmm.

Beautiful homes and beautiful neighborhood but the homes are so pricey that they are kind of like CDM beach when you consider options.

Or am I missing something.

Thanks for your thoughts on this.

Bodhi - I've been in the area for a very long time, so I will comment on a few things.  First, I did have a chance to see the HC models, and I think one would be hard-pressed not to think that they are extremely nice.  And, while I am still toying with the idea of buying, some of the issues you raise are of concern to me as well.

The concept of HC being close to Laguna is just marketing.  IMO, it isn't really different from being in any other 405 side community period (be it Irvine, Lake Forest, etc.)  On busy summer day, it is going to take you 45 minutes down the 133 to get to/from Laguna.  (It may take you an hour to find parking once you're there...)  Access to Newport Beach, other coastal, CDM, Fashion Island, etc. is no different from other 405 side Irvine neighborhoods. Thus, these issues are not factors in my decision.

The 133 and access to schools are an issue.  First, the freeway noise was noticeable by me.  That bothers me.  I do not want that at this price point, but some of this may become more muted once the community is fully built out.  Second, the thought of families having to cross over the 133 to get to school every morning during commuter hours is crazy.

Finally, on price, you should read the full blog.  There is ample commentary on this point.  For my part, this is the third prong.  While I am blessed to be able to afford this community, I did not get to such a place in life by making poor choices.  I like the homes in HC, but my better judgment tells me that they are overpriced (based on lot premiums) and not by a small amount.  I question the investment return.
 

 

[Movingup]

Model homes are super nice. The good news is these are new homes and you can customize your options. On the other hand these homes are all highly upgraded with everything. Easily in excess of half a million for the interiors and another half a million for landscaping.

The Capris all have tiny bedrooms. They are 4500-5000sq ft homes that look way smaller.

The view? Not as great as advertised. Overlook part of Irvine and some have views facing North OC. Many lots are non-view lots or partial view lots. Some lots on the top are facing South OC and more of the industrial side on Lake Forest. I am not a fan of it. I thought the Trevi view lots and maybe the hilltop QH homes have a much better view.

Noise. Yes, you can hear cars on Lake Forest Dr. Maybe the homes in the interior are not as bad. But definitely not as quite as OH.

Lot size. Majority of the larger lots are on top of the hill. Many lots don't have much of a yard. For the Marbella price range, I expect every lot to be well more than 10,000 sf.

Convenience. Very close to major freeways, 133, 405 and even a quick hop to the 5. Or from 133 to the 5. The draw back is obviously noise. No neighborhood shopping center like all the other Irvine villages. And getting to schools are way farther than any Villages.

Value. After upgrades and landscaping, it's easily $650 psf for the better lots. I don't see how people are saying this is a much better buy than TR. In fact, it's pushing into the Shady Canyon territory.

Finally, as always IUSD vs TUSD (comparing OH). Uni high is on the downward trend. Northwood and Beckman will be the top schools in the area and I won't be surprised Portola High will quickly be in the mix.

IMO, it is a good village and especially being new and with about 260 homes in the village. I can't say this is better than the Groves depending on what is more important to you. But you can easily spend close to or in excess of 3 million by the time you move in. In addition to MR, these are very expensive houses.

 

[zubs]

1. If people think you work for Toll Brothers....then you work for them.  It doesn't have to be true.  I'm glad you're embracing your part.https://www.youtube.com/watch?v=Sd6pRP081cs

2. For the money, I'd buy somewhere in the Turtles.

 

[inagawa]

Going out on a limb here, but I don't see why the Turtles are special. We moved to socal from out-of-state a few years ago, and have always been given the impression that the turtles are prestigious. But after visiting a few times, we couldn't understand why. Sure, gated, great school district, below the 405, but the floor plans were mediocre and outdated (3000-6000sqft homes). Some of the custom built homes are great, no doubt, but those are at a different price level.

Shady canyon custom homes I can agree with, definitely the top products you can buy in irvine. But again, different price point ($6mil+), different size.

If we compare products available on the market today, based primarily on size, we have the following:

Comparable size to Capri (4400?4900)
31 Village Way (TRg) $3.20 4460sqft $717/sqft
59 Summer House (TRg) $3.275 4333sqft $756/sqft
5 Goldfinch (SC) $3.80 4500sqft $844/sqft
15 Wildhawk (SC) $3.825 4500sqft $850/sqft
24 Watercress (SC) $4.09 4200sqft $975/sqft

Comparable size to Marbella (4700-5500)
55 Grandview (TRg) $4.58 5562sqft $832/sqft
23 Cobalt Sky (TRg) $4.68 5570sqft $840/sqft
22 Sage Crk (SC) $5.79 5900sqft $982/sqft

Based on Redfin
SC Average (4000-6000sqft) $895/sqft
TRg Average (4000-6000sqft)  $784/sqft


I think someone mentioned that after upgrades HC homes are at $650/sqft. That's $3.575mil for a 5500sqft home (using largest Santa Monica model). Unless one of those Nigerian inheritance offers finally send me the $20mil they promised after all the money I sent them, I don't think I'll be able to afford the mega mansions in Shady. Until then, HC will still be the best buy out of the products available in this category. Just sayin'

 

[irvinehomeowner]

We moved to socal from out-of-state a few years ago, and have always been given the impression that the turtles are prestigious.

That's when you should have bought in the Turtles or Shady.

 

[Movingup]

Going out on a limb here, but I don't see why the Turtles are special. We moved to socal from out-of-state a few years ago, and have always been given the impression that the turtles are prestigious. But after visiting a few times, we couldn't understand why. Sure, gated, great school district, below the 405, but the floor plans were mediocre and outdated (3000-6000sqft homes). Some of the custom built homes are great, no doubt, but those are at a different price level.

Shady canyon custom homes I can agree with, definitely the top products you can buy in irvine. But again, different price point ($6mil+), different size.

If we compare products available on the market today, based primarily on size, we have the following:

Comparable size to Capri (4400?4900)
31 Village Way (TRg) $3.20 4460sqft $717/sqft
59 Summer House (TRg) $3.275 4333sqft $756/sqft
5 Goldfinch (SC) $3.80 4500sqft $844/sqft
15 Wildhawk (SC) $3.825 4500sqft $850/sqft
24 Watercress (SC) $4.09 4200sqft $975/sqft

Comparable size to Marbella (4700-5500)
55 Grandview (TRg) $4.58 5562sqft $832/sqft
23 Cobalt Sky (TRg) $4.68 5570sqft $840/sqft
22 Sage Crk (SC) $5.79 5900sqft $982/sqft

Based on Redfin
SC Average (4000-6000sqft) $895/sqft
TRg Average (4000-6000sqft)  $784/sqft


I think someone mentioned that after upgrades HC homes are at $650/sqft. That's $3.575mil for a 5500sqft home (using largest Santa Monica model). Unless one of those Nigerian inheritance offers finally send me the $20mil they promised after all the money I sent them, I don't think I'll be able to afford the mega mansions in Shady. Until then, HC will still be the best buy out of the products available in this category. Just sayin'

I think you have to use the closed price and not the listing price. Average closing price for the TR neighborhood is around $725 psf. I think when I quoted $650 psf in HC, it is probably the avg. or even below avg. cost of the home after upgrades and landscaping. For example, any of the model homes can easily go for $700 psf. If you really like TB floor plans, that's fine. But a lot of the TR homes' lots are pretty huge and the view is way better IMO.

For example, 22 Golden Eagle closed at $638 psf.

 

[orange_curtain]

Going out on a limb here, but I don't see why the Turtles are special. We moved to socal from out-of-state a few years ago, and have always been given the impression that the turtles are prestigious. But after visiting a few times, we couldn't understand why. Sure, gated, great school district, below the 405, but the floor plans were mediocre and outdated (3000-6000sqft homes). Some of the custom built homes are great, no doubt, but those are at a different price level.

Shady canyon custom homes I can agree with, definitely the top products you can buy in irvine. But again, different price point ($6mil+), different size.

If we compare products available on the market today, based primarily on size, we have the following:

Comparable size to Capri (4400?4900)
31 Village Way (TRg) $3.20 4460sqft $717/sqft
59 Summer House (TRg) $3.275 4333sqft $756/sqft
5 Goldfinch (SC) $3.80 4500sqft $844/sqft
15 Wildhawk (SC) $3.825 4500sqft $850/sqft
24 Watercress (SC) $4.09 4200sqft $975/sqft

Comparable size to Marbella (4700-5500)
55 Grandview (TRg) $4.58 5562sqft $832/sqft
23 Cobalt Sky (TRg) $4.68 5570sqft $840/sqft
22 Sage Crk (SC) $5.79 5900sqft $982/sqft

Based on Redfin
SC Average (4000-6000sqft) $895/sqft
TRg Average (4000-6000sqft)  $784/sqft


I think someone mentioned that after upgrades HC homes are at $650/sqft. That's $3.575mil for a 5500sqft home (using largest Santa Monica model). Unless one of those Nigerian inheritance offers finally send me the $20mil they promised after all the money I sent them, I don't think I'll be able to afford the mega mansions in Shady. Until then, HC will still be the best buy out of the products available in this category. Just sayin'

I agree you have to look at closed prices. Also, a lot of the comps listed in Turtle Ridge La Cima neighborhood have been sitting on the market for a long time. Also, all of these comps are from a different zip code 92603. HC is 92618. Most of the homes in Turtle Ridge are either ocean view or have a much better real city view. Lots and location are also much better. When you look at closed prices of homes in Shady Canyon esp. the tract homes they are a bargain in comparison to HC. Shady Canyon also has easy access to both Irvine & NB, close to both the middle school and high school, has a golf course and very high end custom homes. To list them as a comp for comparison purposes with HC is ridiculous. HC Marbella is a nice neighborhood but to start pricing on a "view" lot at 3 million excluding upgrades and landscaping is ridiculous. One more thing I don't get TB people keep saying these homes are so exclusive..when did a tract of 250 + of the same homes become exclusive? There were only 30 something homes in Trevi, La Cima only had 44 homes, Shady Canyon tract homes were similar #'s and Vicara didn't have that many. I wonder how resale is going to do in HC considering the quantity of same homes they have.

 

[gasman]

Don't "comps" by definition only apply to closed and possibly in-escrow sales?