Irvine Open House

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iacrenter

iacrenter

Well-known member
Maybe we can transfer this thread here on TI. Please post your experience with visiting an open house.


I saw 15 Morro Bay in North Park today (http://www.redfin.com/CA/Irvine/15-Morro-Bay-92602/home/5770440). They were asking $1.6M for a 4400 sqft SFH with 8200 sqft lot. It had 4 bedrooms, 4.5 bath, bonus room/loft, and 3 car garage (tandem). It is a Plan E Cambria (http://floorplans.irvinerealtorsite.com/Northpark/Cambria/CambriaE4338.JPG) with a variation--main entry for home is in front of home, not side.

Plus:
+Bright and feels spacious
+Large backyard and motor court
+Downstairs bedroom with full bath
+3 car tandem garage
+walk in kitchen pantry
+located across from small park
+nice MB retreat with fireplace
+Large secondary bedrooms

Minus:
-Very space inefficient for size--gets a D grade using the BK formulas from IHB (http://www.irvinehousingblog.com/forums/viewthread/6259/P75/#132551) it is only ~60% efficient
-House of this size needs more setback distance from sidewalk
-Driveway entrance is at a "T-intersection"--another BK Feng Shui no no, and safety issue
-MB is right over kitchen stove--another Feng Shui no no
-Secondary BD toilet right over 1st floor entry--one more Feng Shui no no

Overall I am not surprised to not see much FCB traffic given these factors. Also the house is priced high. A slightly smaller ~4000 sqft Cambria 5 BD/4.5 bath, 7500sqft lot, sold for $1.3M in October 2009.
 
With all the excitement in WB this weekend, I still wanted to check out one of my favorite plans... the Cachette plan #2, we stopped by around 3:30, there was brisk foot traffic, the owners are Korean so somehow we saw mostly Koreans stopping by; it's a short sale so the realtard wasn't at all motivated, she didn't even get off her ass and was engaged in a foreign conversation with a man sitting at the dinning table.

First off, what a mess, I can really tell NO one picked up anything for the OH; from the decoration and furniture the owners seemed to be raising two kids. I couldn't get BK out of my mind, thoughts of trailer, dark, no windows & no sunshine were everywhere. The house has heavy wear for being just 5 years old. For those of you looking at those brand new spanking homes, take a look at a WB resale, these homes if un-kept and not properly maintained will get really old fast. I have nothing against kim-chee, BTW, I love kim-chee, but not when the kitchen reeks of it. Oh, the pantry was just a disaster, looks like a earthquake hit the place.

The master bed room was the kicker, there were HUGE holes in the walls and closet. Someone taped it over with white tape, think of wall paper. You can almost push it in with your fingers. The house was just a mess, the master bed windows facing the street was covered with printer paper, boxes all over and just a mess. It really took our attention off what really shines about that model.

I don't want to speculate but seeing houses like that just breaks my heart. The wife and I made a joke that the typical Koreans we know almost always have anger issues and are known to kick a few holes in the walls. We just hope the family transitions well through this move.

At first the price is attractive, there was a plan 1, short sale that sold for $580; so this is a start. However seeing such a disrepair and again pointing out all of BK's disapproval's, I can see how these plans can grow old really quick especially compared to the new WB Collection. As is, I would not pay more than $400k, the closest plan I can compare this to would be the lowest priced Coronado, and that would feel more like a true home, versus a mobile home. The Cachette is still an option, as the locations are ideal and now should drop even further in price.

http://www.redfin.com/CA/Irvine/201-Rhapsody-92620/home/5952050
 
I went to see a couple of open houses this weekend. First, I went to 24 Spyrock (in Campanile in Northpark Square). Asking $825K for 1950 sq ft (smoking crack). That's around $420 per sq/ft. I'm guessing the seller wants the new buyer to pay for the fact that he/she was dumb enough to fill the whole house with stone. the entire downstairs is done in a darker shade travertine, including the baseboards. So you say, okay, well that's not so bad, well... The stairs are done in the same travertine... you go up the stairs and the hallways is done in the same. Finally you get to the bedrooms to find carpet. Great. Although you want tile in the bathroom, the master was once again done in the same travertine which went all the way into the 2 walk in closets in the master. in combination with the natural wood and granite countertops, the entire house was too monotone for me, and used WAY too much stone. It's like the owner bought palettes of this stuff to fill the house. You get to the back yard and it's plain concrete. I guess he/she blew his wad on the rest of the house.

This goes to show that if you plan on selling your house in the near future, stick with more standard decor, even if it's not exactly your taste.... remember, people in irvine want the standard little box....

Considering I'd want to rip out 1/2 of the stone in the house, I wouldnt be willing to offer anything more than $700K for this place. Word was the owner is looking for something close to asking since he/she owes a lot for the house. Maybe that's why it's been on the market for almost a year...
 
[quote author="akim997"]I went to see a couple of open houses this weekend. First, I went to 24 Spyrock (in Campanile in Northpark Square). Asking $825K for 1950 sq ft (smoking crack). That's around $420 per sq/ft. I'm guessing the seller wants the new buyer to pay for the fact that he/she was dumb enough to fill the whole house with stone. the entire downstairs is done in a darker shade travertine, including the baseboards. So you say, okay, well that's not so bad, well... The stairs are done in the same travertine... you go up the stairs and the hallways is done in the same. Finally you get to the bedrooms to find carpet. Great. Although you want tile in the bathroom, the master was once again done in the same travertine which went all the way into the 2 walk in closets in the master. in combination with the natural wood and granite countertops, the entire house was too monotone for me, and used WAY too much stone. It's like the owner bought palettes of this stuff to fill the house. You get to the back yard and it's plain concrete. I guess he/she blew his wad on the rest of the house.

This goes to show that if you plan on selling your house in the near future, stick with more standard decor, even if it's not exactly your taste.... remember, people in irvine want the standard little box....

Considering I'd want to rip out 1/2 of the stone in the house, I wouldnt be willing to offer anything more than $700K for this place. Word was the owner is looking for something close to asking since he/she owes a lot for the house. Maybe that's why it's been on the market for almost a year...[/quote]
Well considering that the owner paid $826,500 for the home in 2007 from Cal Pac and they have a first mortgage of $660,955 and a second mortgage of $82,620 (90% financed at the purchase date), they'll need to sell this home for around $800k if they don't want to put money into escrow to close. The property is probably worth closer to $700k-$750k. We shall see if they land a buyer for $800k+ (I doubt it but stranger things have happened in Irvine).
 
[quote author="USCTrojanCPA"]
[quote author="akim997"]I went to see a couple of open houses this weekend. First, I went to 24 Spyrock (in Campanile in Northpark Square). Asking $825K for 1950 sq ft (smoking crack). That's around $420 per sq/ft. I'm guessing the seller wants the new buyer to pay for the fact that he/she was dumb enough to fill the whole house with stone. the entire downstairs is done in a darker shade travertine, including the baseboards. So you say, okay, well that's not so bad, well... The stairs are done in the same travertine... you go up the stairs and the hallways is done in the same. Finally you get to the bedrooms to find carpet. Great. Although you want tile in the bathroom, the master was once again done in the same travertine which went all the way into the 2 walk in closets in the master. in combination with the natural wood and granite countertops, the entire house was too monotone for me, and used WAY too much stone. It's like the owner bought palettes of this stuff to fill the house. You get to the back yard and it's plain concrete. I guess he/she blew his wad on the rest of the house.

This goes to show that if you plan on selling your house in the near future, stick with more standard decor, even if it's not exactly your taste.... remember, people in irvine want the standard little box....

Considering I'd want to rip out 1/2 of the stone in the house, I wouldnt be willing to offer anything more than $700K for this place. Word was the owner is looking for something close to asking since he/she owes a lot for the house. Maybe that's why it's been on the market for almost a year...[/quote]
Well considering that the owner paid $826,500 for the home in 2007 from Cal Pac and they have a first mortgage of $660,955 and a second mortgage of $82,620 (90% financed at the purchase date), they'll need to sell this home for around $800k if they don't want to put money into escrow to close. The property is probably worth closer to $700k-$750k. We shall see if they land a buyer for $800k+ (I doubt it but stranger things have happened in Irvine).[/quote]

I would wait for 24 Spyrock to go as an REO or Short Sale, along with his neighbor at 12 Inglenook (asking $1M for a 4/3 2400sqft home!).

Here is a link to my old thread on IHB about both properties:
http://www.irvinehousingblog.com/forums/viewreply/123901/
 
Ever since Camelia, I've been in love with the Campanile Plan 4 (2400 sq ft, 4b 2.5ba). I tried to bid on 10 Inglenook, but the all cash purchase was nothing I could compete with. I would absofrickinlutely pay $800K for it. I still have pictures of the old Plan 4 Campanile model... the dark wood, the green/gray stone tiles in the kitchen.... We were tempted to buy some of the last models back then, but they were still going for $890K in early 2008.

Spyrock is the small 1949 sq ft plan which is okay but not great... I think it's the same as the Woodbury Portisol plan 2 or something like that... All I know, is that these 2 campanile homes are not going to sell anytime soon... 12 Inglenook would be great, but when it does go REO, some FCB will come and offer cash and I won't stand a chance...
 
[quote author="akim997"]Ever since Camelia, I've been in love with the Campanile Plan 4 (2400 sq ft, 4b 2.5ba). I tried to bid on 10 Inglenook, but the all cash purchase was nothing I could compete with. I would absofrickinlutely pay $800K for it. I still have pictures of the old Plan 4 Campanile model... the dark wood, the green/gray stone tiles in the kitchen.... We were tempted to buy some of the last models back then, but they were still going for $890K in early 2008.

Spyrock is the small 1949 sq ft plan which is okay but not great... I think it's the same as the Woodbury Portisol plan 2 or something like that... All I know, is that these 2 campanile homes are not going to sell anytime soon... 12 Inglenook would be great, but when it does go REO, some FCB will come and offer cash and I won't stand a chance...[/quote]

Sorry Akim,

Campanile did not have a plan 4 so I am lost reading your text. Are you talking about the Camelia plan 4 with the garage at the rear?
 
[quote author="graceomalley"]
[quote author="akim997"]Ever since Camelia, I've been in love with the Campanile Plan 4 (2400 sq ft, 4b 2.5ba). I tried to bid on 10 Inglenook, but the all cash purchase was nothing I could compete with. I would absofrickinlutely pay $800K for it. I still have pictures of the old Plan 4 Campanile model... the dark wood, the green/gray stone tiles in the kitchen.... We were tempted to buy some of the last models back then, but they were still going for $890K in early 2008.

Spyrock is the small 1949 sq ft plan which is okay but not great... I think it's the same as the Woodbury Portisol plan 2 or something like that... All I know, is that these 2 campanile homes are not going to sell anytime soon... 12 Inglenook would be great, but when it does go REO, some FCB will come and offer cash and I won't stand a chance...[/quote]

Sorry Akim,

Campanile did not have a plan 4 so I am lost reading your text. Are you talking about the Camelia plan 4 with the garage at the rear?[/quote]


Campanile does have a plan 4--here is the link:

http://www.garyfallis.com/img/floorplans/npsfp/campanile_p4.jpg
 
So I went to another home on Broker Preview day:

IHO wrote about this home in his 3Car Garage Homes thread:
http://www.talkirvine.com/index.cgi?action=gotopost&board=irvinere&thread=355&post=4842


102 Spring Valley
http://www.redfin.com/CA/Irvine/102-Spring-Vly-92602/home/5812683


$950K
3Bd/2.5bath, 2500 sqft
Lot 6584 sqft

Floor Plan:
http://floorplans.irvinerealtorsite.com/Northpark/MendocinoNorth/MendocinoNorthC2468.JPG

Pluses:
+Corner lot location
+Big backyard for Irvine/NP standards with grass
+Lots of natural light
+Each of the upstairs rooms and loft has a fan
+Upstairs open loft area
+Nice mature trees and landscaping
+Open and wide entrance area near door
+3 car tandem garage
+Nice juliet balcony and french doors in secondary bedroom

Minus:
-Wish there was a downstairs bedroom with full bath
-Token/small kitchen island
-Lacking a Great Room/open feeling to downstairs
-Home sides to busy intersection within North Park (corner Spring Valley & Meadow Valley)
 
Arrrgh! I forget... can anyone go to the broker previews?

I still can't understand why only 3 bedrooms in a 2500 sft house... esp with such a large lot.

I wish I could have looked at this though... I blame IACR for not calling the 3-Car Garage Hotline first.
 
[quote author="irvinehomeowner"]Arrrgh! I forget... can anyone go to the broker previews?

I still can't understand why only 3 bedrooms in a 2500 sft house... esp with such a large lot.

I wish I could have looked at this though... I blame IACR for not calling the 3-Car Garage Hotline first.[/quote]

Free Lunch Wednesdays is still alive, but no longer sponsored by the title/escrow reps due to RESPA requirements.
 
[quote author="IACRenter"]
[quote author="graceomalley"]

Sorry Akim,

Campanile did not have a plan 4 so I am lost reading your text. Are you talking about the Camelia plan 4 with the garage at the rear?[/quote]


Campanile does have a plan 4--here is the link:

http://www.garyfallis.com/img/floorplans/npsfp/campanile_p4.jpg

Gary got it wrong.

Please look on Irvine Realtor's site.

The project has only 3 plans they are listed as follow:

Plan 1 = Plan A
Plan 2 has 4 different bedroom options=Plan B,C,D and E
Plan 3 = Plan F

There were only 3 plans .



[/quote]
 
[quote author="irvinehomeowner"]Arrrgh! I forget... can anyone go to the broker previews?

I still can't understand why only 3 bedrooms in a 2500 sft house... esp with such a large lot.

I wish I could have looked at this though... I blame IACR for not calling the 3-Car Garage Hotline first.[/quote]

Sorry IHO--should have given you a call <!-- s:o -->:o<!-- s:o -->

Anyone can go to these broker previews. I walked in and said hi to Roula Fawaz. She didn't seem to question whether I was a broker or just a looky-loo.

I agree. Really wish they had that 4th BD. If you convert the 2nd floor loft you can get your extra bedroom, but that would takeaway from a nice 2nd floor.
 
[quote author="graceomalley"]
[quote author="IACRenter"]


Campanile does have a plan 4--here is the link:

http://www.garyfallis.com/img/floorplans/npsfp/campanile_p4.jpg

Gary got it wrong.

Please look on Irvine Realtor's site.

The project has only 3 plans they are listed as follow:

Plan 1 = Plan A
Plan 2 has 4 different bedroom options=Plan B,C,D and E
Plan 3 = Plan F

There were only 3 plans .



[/quote][/quote]

Uhh...Grace you must be hitting the cervezas too early today <!-- s:P -->:P<!-- s:P -->

There are FOUR plans even on IRs site as well:
http://floorplans.irvinerealtorsite.com/NorthparkSquare/Campanile/

Plan 1 -- 24 Spyrock
http://www.redfin.com/CA/Irvine/24-Spyrock-92602/home/7203055

Plan 2 -- Has only 3 variations:
B--3 bedrooms on 2nd floor
C--4 bedrooms on 2nd floor
D--3 bedrooms on 2nd floor with 3rd floor option

Plan 3 -- It is a totally different floorplan from Plan 2-B, C, and D. Look carefully at the 1st floor: Front door faces the street, different staircase location, lack of a parlor near entry, and 1st floor bedroom with 3/4 bath.
2 Longvale is an example:
http://www.redfin.com/CA/Irvine/2-Longvale-92602/home/7215297

Plan 4 or F -- 10 Inglenook
http://www.redfin.com/CA/Irvine/10-Inglenook-92602/home/7213167
 
IAC Renter is right... and regardless of ABCDEF... I remember the models from when they were building... I visited them often enough... Plan 4 is what I remember the plan "F" as.

Plan 1 is what 24 Spyrock is...
Plan 2 was interesting... the model home had the 3rd story option... they had this huge game room/ entertainment area and it still had extra storage space to boot. It was priced insanely expensive if you got that option, though (~1.050MM).
Plan 3 never really worked for me for some reason. I think it was the model. The kitchen was done in a tannish/reddish tone ala southwest/ spannish influence. I just remember the room feeling to orangy. Regardless, it's still pretty nice.
Plan 4, again, had the dark wood with stone tile in the kitchen. I loved the way the model looked, especially the master bath.

I think I may still have the old brochures hiding somewhere in my real estate files...
 
[quote author="akim997"]IAC Renter is right... and regardless of ABCDEF... I remember the models from when they were building... I visited them often enough... Plan 4 is what I remember the plan "F" as.

Plan 1 is what 24 Spyrock is...
Plan 2 was interesting... the model home had the 3rd story option... they had this huge game room/ entertainment area and it still had extra storage space to boot. It was priced insanely expensive if you got that option, though (~1.050MM).
Plan 3 never really worked for me for some reason. I think it was the model. The kitchen was done in a tannish/reddish tone ala southwest/ spannish influence. I just remember the room feeling to orangy. Regardless, it's still pretty nice.
Plan 4, again, had the dark wood with stone tile in the kitchen. I loved the way the model looked, especially the master bath.

I think I may still have the old brochures hiding somewhere in my real estate files... [/quote]

How many models were built? 3 or 4?

Can you post 4 different plans with a completely different downstairs?
 
There were 4 models total

1: 1949 Sq ft (24 spyrock) 3 bedroom, 2.5 ba plan. only extra space was a desk in the 2nd floor landing... it's also the same as Portisol 1949 sq ft plan in Woodbury

2a: versatile plan - base model was small... not very popular from my understanding

2b: versatile plan - you could have a 4th BR (they had a sign in the model saying "this could be another room")

2c: versatile plan - this was as modeled where you get the 3rd fl bonus room. i was told that this was pretty popular with people... i'm sure the builder didnt mind since they were selling these plans for well into the millions

3: 4BR 3BA plan as you can see in the current Inglenook listing

4: My favorite - same as the "Camelia C" floor plan... 4BR (or 3BR + loft), 2.5 BA...


I'll have to dig around for the info... I was seriously obsessed with this development... but it's one of those things... you just knew they were askng too much at the time.
 
We were walking to our friends house Sunday afternoon and we came up on an open house and decided to go in... it was a WTF house that IR profiled last week...

http://www.redfin.com/CA/Irvine/55-Plantation-92620/home/17470177

I knew going in I was going to have a field day... I balk at the price when the realtard handing us a sales sheet... The place is owned by what seems like a older white couple, no children... it's a Stonetree plan 1; very barren... Landscaping was never done, with the rains, the patio looks like a flooded swamp.

We came back down and was ready for the confrontation, I was ready... I opened, with so, it looks like the sellers are not very motivated... he responded; well, we got to try, things are coming back! We can buy new with this price! I said... He then used the funniest line... Well, these have lower taxes! What? The new development are the same at around 1.76%... how much is it here? Ummmm,, 1.5% I think. How much is the base, I asked? Um, 1%; I corrected with 1.2%; and how much is Mello-Roos, he didn't know!

I next asked, what is it called with a house sits on a T intersection and has a street coming right into the house? It's called bad Fong-Shui, he said, very true I said! An FCB standing next to me, said it in Chinese...

Boy... working on a Superbowl Sunday... must be a tough life! What a waste of 10 minutes on our Sunday...
 
[quote author="roundcorners"]We were walking to our friends house Sunday afternoon and we came up on an open house and decided to go in... it was a WTF house that IR profiled last week...

http://www.redfin.com/CA/Irvine/55-Plantation-92620/home/17470177

[/quote]

That is one fugly house. I wonder if they intentionally spelled "Woodberry" like "Burberry"? Just like Burberry is an inferior 2nd class option to LV or Gucci, "Woodberry" is an inferior 2nd class option to Northpark.

Hehe --- I bet those are fighting words for some around here. <!-- s;) -->;)<!-- s;) -->
 
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