Johns Creek Homes and Real Estate

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Johns Creek weather is "humid subtropical". Irvine is "Mediterranean climate".

I've been in GA. And yes it's green (because you get 3.5-5+ inches of rain every month, including summer) but it also gets HUMID.

HotLanta didn't get it's nickname from nothing. The humidity makes it feel hotter.

So if you are saying Johns Creek is 7-8 degrees hotter than Irvine (which is hot enough for me) and it also gets more humid, you just let me know there is no way I'd ever move there.
 
Ready2Downsize,
Please don't misunderstand. I don't want you to move out here. If your W2 job is in Irvine, your family, friends, roots, happiness is all in Irvine, you should stay where you are at. As a person who maybe interested in investing, but can't find anything that makes sense nearby, there is a lot of good potential for growth here and I am just asking you guys to have an open mind outside of Irvine.

I don't know if I shared this with you, but I had my heart set on buying a Sonoma plan in the 2010 Woodbury Collection. My plans changed and decided to move to Johns Creek where my wife and I didn't know a single soul. We purchased a foreclosed lot in a private golf course community and had a house built on it for a total cost of $488,068. Today the home prices ranges from $600k up to $3million with a median home price of $800,000.

This home has more than enough space where I can happily raise my family here and never have the desire to upgrade to a bigger home. I absolutely love my community and the amenties it offers. This home on a dollar basis appreciated as much as the Sonoma plan I wanted to buy in the 2010 Woodbury Collection.

Back then, 85% of the families on my street were white. Today 85% of the family on my street are Asians. I have a Chinese neighbor left me, an Indian family in front of me, and a Korean neighbor in the right of me.

In 2011, I questioned myself if I was settling by not buying in the Woodbury Collection and buying in Johns Creek, but today, I can say with 100% conviction that I made the right decision and am very happy here. 

Ready2Downsize said:
Johns Creek weather is "humid subtropical". Irvine is "Mediterranean climate".

I've been in GA. And yes it's green (because you get 3.5-5+ inches of rain every month, including summer) but it also gets HUMID.

HotLanta didn't get it's nickname from nothing. The humidity makes it feel hotter.

So if you are saying Johns Creek is 7-8 degrees hotter than Irvine (which is hot enough for me) and it also gets more humid, you just let me know there is no way I'd ever move there.
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I haven't had a real job in 16 years (decided one day I wanted to spend more time with the family and quit.......... never looked back and you couldn't pay me to take a W-2 job again).

As for investment properties, I want to be close by so I can personally monitor what is going on.

As for your percentage increase in value vs here in Irvine.............. good to know. I've seen that here on a long term basis comparing all kinds of properties across all kinds of price points and cities in the OC. They have all gone up about the same percent over the long haul.

I might even consider Corona/inland Empire if I were looking to buy a rental property. Once the roads are finished, the commute time will come down. I hate paying tolls myself, but it seems that there are plenty of people who cough up the cash every day in exchange for a lower cost home.
 
The feel I had when I went to Corona. Am I still in the United States?
http://www.latimes.com/local/lanow/la-me-ln-gang-raid-20160610-snap-story.html

Ready2Downsize said:
I haven't had a real job in 16 years (decided one day I wanted to spend more time with the family and quit.......... never looked back and you couldn't pay me to take a W-2 job again).

As for investment properties, I want to be close by so I can personally monitor what is going on.

As for your percentage increase in value vs here in Irvine.............. good to know. I've seen that here on a long term basis comparing all kinds of properties across all kinds of price points and cities in the OC. They have all gone up about the same percent over the long haul.

I might even consider Corona/inland Empire if I were looking to buy a rental property. Once the roads are finished, the commute time will come down. I hate paying tolls myself, but it seems that there are plenty of people who cough up the cash every day in exchange for a lower cost home.
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So Corona is not Irvine then? LOL!

Do they have these there? When I asked if the store had a restroom I was told, right outside, ma'am. LOL!

When was this? Last week! I was either in Georgia or North Carolina.
 

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Panda, I think it's going to be a losing battle to convince people who live in central OC that there's a better place. It is quite frankly a special place in the grand scheme of things. Temperate climate, good housing stock, vibrant local economy (by local, I mean there's lots of well-paying jobs right here, not in a CBD 30-50 miles away), top performing schools, and reasonable cost of living compared to places with comparable income and wealth creation opportunities such as SF, SJ, LA, NY, DC.

So to debate a suburb of Atlanta, as nice as it may be, to something relatively close to OC here on TI is a losing battle!
 
acpme said:
Panda, I think it's going to be a losing battle to convince people who live in central OC that there's a better place. It is quite frankly a special place in the grand scheme of things. Temperate climate, good housing stock, vibrant local economy (by local, I mean there's lots of well-paying jobs right here, not in a CBD 30-50 miles away), top performing schools, and reasonable cost of living compared to places with comparable income and wealth creation opportunities such as SF, SJ, LA, NY, DC.

So to debate a suburb of Atlanta, as nice as it may be, to something relatively close to OC here on TI is a losing battle!
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So would you invest in Corona?
 
It's not one size fits all, some may want cash flow, others appreciation, and some may just want to shelter money, and every combinations thereof. 

 
zubs said:
yes
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The freeway is a disaster in Corona. The weather is hella hot. The schools are call it what you want. Crime is a big problem over there. (I can go on, but it won't be pc)
 
eyephone said:
AW said:
It's not one size fits all, some may want cash flow, others appreciation, and some may just want to shelter money, and every combinations thereof.
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Would you invest in Corona?
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Currently no as the numbers don't fit my criteria but definitely yes in a couple years when there's a downturn
 
Corona in the long run. It's the classic "worst home in best neighborhood" argument.

Johns Creek is an affluent area in metro Atlanta. You might get a much nicer home at a good price. But it's Atlanta. Panda has been there since 2010 and ATL has been a growth market this cycle. But you would not have wanted to be there the prior 15 years.

Corona is a value neighborhood bordering a world class metropolitan area. Even Riverside itself is no joke. Ok, maybe it's a punchline to those who live in LA/OC, but the reality is it's been an amazing growth story over decades.
 
Maybe Irvine's housing price has something to do with this. :)

Orange County home prices rise above their 2007 bubble-era peak
Median home prices in Orange County rose in May to surpass their bubble-era peak in 2007, making the county the first in Southern California where that has happened, according to a new report.

The rest of Southern California has further to climb.

May's median in Los Angeles County ? $525,000 ? is still 4.5% below the county?s bubble-era peak of $550,000. Riverside County is 23.6% below, San Bernardino County 25% below, San Diego County 5.3% below and Ventura County 17.9% below.
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lnc said:
Maybe Irvine's housing price has something to do with this. :)

Orange County home prices rise above their 2007 bubble-era peak
Median home prices in Orange County rose in May to surpass their bubble-era peak in 2007, making the county the first in Southern California where that has happened, according to a new report.

The rest of Southern California has further to climb.

May's median in Los Angeles County ? $525,000 ? is still 4.5% below the county?s bubble-era peak of $550,000. Riverside County is 23.6% below, San Bernardino County 25% below, San Diego County 5.3% below and Ventura County 17.9% below.
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I think long-term, on a $/sq. ft basis, Irvine is nowhere near its peak.  Take a look at places like South Pasadena and you'll see it's $/sq.ft is significantly higher....for much older homes.  I know it's comparing apples and oranges, but both cities have a well-respected school district, near a major job center, close to major airports and universities, and a high Asian population. 
 
It's hard for me to compare John's Creek to Irvine.  Irvine is a huge job center with many of OC's professional white collar jobs there (hell, look at the traffic in the mornings and at night to see that).  I and many consider it to be "the suburban downtown" of Orange County with 2 major freeways crossing it, an airport, and a UC university.  The other huge thing that Irvine has that John's Creek will never have is a multi-billion marketing machine like The Irvine Company behind it.  TIC has a vested interest in keeping the "value" of Irvine high due to all of their apartments, retail, industrial, and office property holdings (I'm not even considering their remaining residential land holdings).  Me to, John's Creek would compare better to a city like Yorba Linda or Ladera Ranch.
 
"To me, John's Creek would compare better to a city like Yorba Linda or Ladera Ranch."

Thank you Trojan!, I take that as a compliment any day.

So you going to share your digits or what on your HB and Aliso condo rental so we can do some analysis and compare numbers on your cash flow? Am I correct that you bought those rentals 10-15 years ago?

Trojan, I don't know if you have heard of Alpharetta, but this city has a larger commercial base than residential and a lot of tech companies are there. Johns Creek gets their taxes from 13% commercial vs 85% residential whereas Alpharetta's numebrs are like 65% commericial vs 35% residential. Both Alpharetta and Johns Creek are great places to live.

This area is still emerging so there is construction going on everywhere for both commerical and residential. The District is going to be the new downtown Johns Creek commercial area where the city is trying to increase their commercial tax revenue up from 13% to 35%. The master plan developers of downtown philadelphia will be designing "The District" We are atleast 15 years behind Irvine's development.

USCTrojanCPA said:
It's hard for me to compare John's Creek to Irvine.  Irvine is a huge job center with many of OC's professional white collar jobs there (hell, look at the traffic in the mornings and at night to see that).  I and many consider it to be "the suburban downtown" of Orange County with 2 major freeways crossing it, an airport, and a UC university.  The other huge thing that Irvine has that John's Creek will never have is a multi-billion marketing machine like The Irvine Company behind it.  TIC has a vested interest in keeping the "value" of Irvine high due to all of their apartments, retail, industrial, and office property holdings (I'm not even considering their remaining residential land holdings).  Me to, John's Creek would compare better to a city like Yorba Linda or Ladera Ranch.
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I looked at office-using employment growth (i.e. gains in white collar employment) for ATL since 1990. It grew at an annual rate of 2.5% which is impressive. National avg is 1.7%. Consider a market like Dallas has grown at 3% and a laggard like Chicago 0.9%. So ATL was better than I expected.

However, to say that Johns Creek is 15 yrs behind Irvine is bold. JC's population is at the level of Irvine's in the mid-80s. So if JC grew like Irvine, which was one of the great American growth stories of this generation, it'd take 25-30 years. For JC's 80K population to grow to Irvine's 250K in 15 years, it would have to 8% growth a year. I'm not sure there's anything in the world that will grow 8% annually over the next 15 years - maybe my grey hairs.

The inherent problem though with a market like ATL, which has been mentioned earlier, is how much of a sprawl the metro is with very few infill areas outside of Downtown and Buckhead. Attached is the areas of job density in metro ATL and OC. The story of Irvine was relatively easy to see just based on geography. It's at the confluence of major freeways and centrally located. You could see how households would form there because even if Irvine didn't become a major employment hub, it allowed easy access to the other employment centers to the north, south, and west.

On the other hand in ATL, there's so many separated employment areas. It's great if you can both live and work in a small affluent town like Johns Creek, but the opportunities will be more sparse. If you're not self-employed and your company decides to move to a more dense urban area to be closer to talent pools (common theme across US cities), there goes your lifestyle. Commute to Alpharetta, ok you'll manage. Sandy Springs, annoying but doable. Buckhead, ugh. Downtown, yikes! For a lot of families, given there's still plenty of more nice, affordable, more infill suburbs, you'd probably just move. And that is inherently what makes growth for any particular neighborhood in a market like ATL hard to predict, compared to more densified areas such as OC.
 

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Two closing these week: One is a 4 bedroom and the other is 5 bedroom. Interestingly there is a very high demand for 5 bedrooms at this price point in this school cluster. Schools are rated 9/9/9.

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