Laguna Altura homes

[irvinehomeowner]

Well... I do see some of TIC's reasons... the detached condos are more for those young urbanites who work in the Spectrum, go to Laguna Beach and don't want to rent an apartment in The Village... I just think they underestimated the demand at the price points they are trying to push.

Here is a question:

If LA's homes were prices the same as Stonegate's (both detached condos and SFRs)... would LA being seeing a much faster sales pace?

(I don't know how much disparity there is right now in their current pricing)

 

[qwerty]

the big pro of LA is location and being south of 405.  will that translate to price appreciation down the road?  my gut says no.  as irvine gets built out, i think village of colombus will be more central being near 405, 5 and 55 so if you are trying to pick the central area with most demand, i dont think it will be LA

this is why part of me thinks that getting in on Columbus Square/Tustin Legacy has some better upside in the future once it is all built out and pretty - this is one of the best locations in irvine/tustin. From driving around Columbus Square it seems to have a big asian population, and im guessing that will continue when Standard Pacific starts selling their homes next year (north of warner, east of Jamboree).  And we all know what asians do to schools they attend, the APIs skyrocket. It wont be just the asians, in general you need to be somewhat successful to buy new construction these days and those parents tend to put a higher emphasis on education so the schools that serve higher income areas will be higher ranked. And lets not forget Tests post about the shopping center that is going to be built opposite columbus square.

 

[The Motor Court Company]

TIC has completely missed the demographic/pricing for the detached condos. One of the few good things about LA is University High but the family with teenage children would prefer larger homes with ample parking (SFR, driveway) such as Cortona, which is why Cortona is selling off the shelf. The small detached condos owners would appreciate things such as
1. Walkablity to amenities and shopping (for retirees), as mentioned by rkp
2. on-site elementary school
Sienna and San Remo has neither of the above; you can argue San Mateo and San Marcos have better locations in this regard.

so the bottom line is, even at same price levels at San Mateo/San Marcos, I am not sure Sienna and San Remo can improve the sales by that much. the housing stock that I think will work instead of Sienna and San Remo would be something like this
1. Montecito type of products in the mid to high 700k's (motor court homes with drive ways) instead of Sienna. These would be the most economical models due to the close proximity to 405.
2. Las Venatas type of products (~1600 sqft to ~2000 sqft) in the high 700k's to mid 800k's instead of San Remo. True but smaller SFRs as the second cheapest option in the neighborhood.

Well... I do see some of TIC's reasons... the detached condos are more for those young urbanites who work in the Spectrum, go to Laguna Beach and don't want to rent an apartment in The Village... I just think they underestimated the demand at the price points they are trying to push.

Here is a question:

If LA's homes were prices the same as Stonegate's (both detached condos and SFRs)... would LA being seeing a much faster sales pace?

(I don't know how much disparity there is right now in their current pricing)

 

[The Motor Court Company]

Isn't most of it zoned to TUSD? I think being zoned to TUSD (and can't plant fruit trees in the backyard) is going to hold the price appreciation back.

the big pro of LA is location and being south of 405.  will that translate to price appreciation down the road?  my gut says no.  as irvine gets built out, i think village of colombus will be more central being near 405, 5 and 55 so if you are trying to pick the central area with most demand, i dont think it will be LA

this is why part of me thinks that getting in on Columbus Square/Tustin Legacy has some better upside in the future once it is all built out and pretty - this is one of the best locations in irvine/tustin. From driving around Columbus Square it seems to have a big asian population, and im guessing that will continue when Standard Pacific starts selling their homes next year (north of warner, east of Jamboree).  And we all know what asians do to schools they attend, the APIs skyrocket. It wont be just the asians, in general you need to be somewhat successful to buy new construction these days and those parents tend to put a higher emphasis on education so the schools that serve higher income areas will be higher ranked. And lets not forget Tests post about the shopping center that is going to be built opposite columbus square.

 

[rkp]

Isn't most of it zoned to TUSD? I think being zoned to TUSD (and can't plant fruit trees in the backyard) is going to hold the price appreciation back.

the big pro of LA is location and being south of 405.  will that translate to price appreciation down the road?  my gut says no.  as irvine gets built out, i think village of colombus will be more central being near 405, 5 and 55 so if you are trying to pick the central area with most demand, i dont think it will be LA

this is why part of me thinks that getting in on Columbus Square/Tustin Legacy has some better upside in the future once it is all built out and pretty - this is one of the best locations in irvine/tustin. From driving around Columbus Square it seems to have a big asian population, and im guessing that will continue when Standard Pacific starts selling their homes next year (north of warner, east of Jamboree).  And we all know what asians do to schools they attend, the APIs skyrocket. It wont be just the asians, in general you need to be somewhat successful to buy new construction these days and those parents tend to put a higher emphasis on education so the schools that serve higher income areas will be higher ranked. And lets not forget Tests post about the shopping center that is going to be built opposite columbus square.

disagree that TUSD will hold back price appreciation.  WI, Tustin Ranch, NP have appreciated since mid 90s and early 2000 when they got built and they are all served by TUSD

maybe they dont appreciate at same rate but they are all up from when they were introduced.

 

[qwerty]

Isn't most of it zoned to TUSD? I think being zoned to TUSD (and can't plant fruit trees in the backyard) is going to hold the price appreciation back.

the big pro of LA is location and being south of 405.  will that translate to price appreciation down the road?  my gut says no.  as irvine gets built out, i think village of colombus will be more central being near 405, 5 and 55 so if you are trying to pick the central area with most demand, i dont think it will be LA

this is why part of me thinks that getting in on Columbus Square/Tustin Legacy has some better upside in the future once it is all built out and pretty - this is one of the best locations in irvine/tustin. From driving around Columbus Square it seems to have a big asian population, and im guessing that will continue when Standard Pacific starts selling their homes next year (north of warner, east of Jamboree).  And we all know what asians do to schools they attend, the APIs skyrocket. It wont be just the asians, in general you need to be somewhat successful to buy new construction these days and those parents tend to put a higher emphasis on education so the schools that serve higher income areas will be higher ranked. And lets not forget Tests post about the shopping center that is going to be built opposite columbus square.

yeah it is zoned to TUSD and the schools assigned to the current residents of columbus square pretty much suck. i was referring to the new schools that would serve the current columbus square and future tustin legacy residents. im guessing a good 30-50% of tustin legacy will be asian and the majority of residents are going to be higher income earners so that would elevate the new schools. i see them being similar to the tustin ranch schools. i dont think the tustin ranch schools have held back any appreciation on tustin ranch. 

who knows, it is probably going to take 5-10 years before the all of the residential area gets built out so who knows when those schools will be up and running. i wonder if they would rezone the columbus grove residents on the east side of jamboree to those new schools in legacy. that would increase the headcount required for the schools to open up sooner rather than later.

 

[irvinehomeowner]

No scientific proof here but don't asians like to have edible plants/trees in their backyard?

No longan = no asians = no boost in API.

 

[qwerty]

No scientific proof here but don't asians like to have edible plants/trees in their backyard?

No longan = no asians = no boost in API.

i thought asians didnt like back yards based on TICs market research?  which is why there are motorcourts and no driveways all over the new developments in irvine. in any event, the edible fruit thing hasnt hampered all of the asians that have bought in columbus square.  and i think technically it is only edible plants/trees with long roots 

 

[rkp]

most of my family friends like hardscaped backyards with some herb plants but those can be in planters

 

[irvinehomeowner]

most of my family friends like hardscaped backyards with some herb plants but those can be in planters

Serious question: Knowing the disclosure about the soil/ground water... could you even trust edible plants in planters in your back yard if you lived in Tustin Legacy?

 

[rkp]

most of my family friends like hardscaped backyards with some herb plants but those can be in planters

Serious question: Knowing the disclosure about the soil/ground water... could you even trust edible plants in planters in your back yard if you lived in Tustin Legacy?

when i say planters, i mean above ground pots...i might be using the wrong term as i am far from a gardening person

also, once its built out, no one will remember what was there before and the controversy.  like i said before, one ford road was a ford aerospace PLANT that had tons of toxic chemicals and i dont think any buyer today will give pause and wonder if ford really cleaned it up properly or not

i personally dont want to live there but if i can make a condo or smaller house cashflow positive, i will be all over it.

 

[irvinehomeowner]

most of my family friends like hardscaped backyards with some herb plants but those can be in planters

Serious question: Knowing the disclosure about the soil/ground water... could you even trust edible plants in planters in your back yard if you lived in Tustin Legacy?

when i say planters, i mean above ground pots...i might be using the wrong term as i am far from a gardening person

No, you have it right... I mean the above ground pots too. Consider surrounding condensation, wind movement of soil, migration of insects... do you think even edible plants NOT planted directly in the soil are *completely* safe?

also, once its built out, no one will remember what was there before and the controversy.  like i said before, one ford road was a ford aerospace PLANT that had tons of toxic chemicals and i dont think any buyer today will give pause and wonder if ford really cleaned it up properly or not

Maybe... but we're not talking about buyers in the future, we're talking about people buying now. On the flipside, TL could end up like Erin Brokavich... so who's to predict?

I realize we got a bit off-topic here because the same can fears can be said for proximity to the freeway or to power lines (which plagues Laguna Altura) but for anyone interested in purchasing a home for them to live in for an extended period of time... it's a consideration.

And back to the question that revived this thread... buying in Quail Hill *is* a better choice... the problem is finding a detached condo comparable to the ones in Laguna Altura.

 

[The Motor Court Company]

for part time living, not for raising a family, Woodbury is at top of my list because of the town center, central location and amenities; Quail Hill and North Park are close second and third.

most of my family friends like hardscaped backyards with some herb plants but those can be in planters

Serious question: Knowing the disclosure about the soil/ground water... could you even trust edible plants in planters in your back yard if you lived in Tustin Legacy?

when i say planters, i mean above ground pots...i might be using the wrong term as i am far from a gardening person

No, you have it right... I mean the above ground pots too. Consider surrounding condensation, wind movement of soil, migration of insects... do you think even edible plants NOT planted directly in the soil are *completely* safe?

also, once its built out, no one will remember what was there before and the controversy.  like i said before, one ford road was a ford aerospace PLANT that had tons of toxic chemicals and i dont think any buyer today will give pause and wonder if ford really cleaned it up properly or not

Maybe... but we're not talking about buyers in the future, we're talking about people buying now. On the flipside, TL could end up like Erin Brokavich... so who's to predict?

I realize we got a bit off-topic here because the same can fears can be said for proximity to the freeway or to power lines (which plagues Laguna Altura) but for anyone interested in purchasing a home for them to live in for an extended period of time... it's a consideration.

And back to the question that revived this thread... buying in Quail Hill *is* a better choice... the problem is finding a detached condo comparable to the ones in Laguna Altura.

 

[The Motor Court Company]

Personally I'd rather live close to 405 than living on top of contaminated soil.

"Should any Person come into contact with such fruit, soil or groundwater, such Person is advised to wash thoroughly with soap and water and seek immediate medical attention"

MEDICAL ATTENTION??!!

 

[jamboreedude]

Personally I'd rather live close to 405 than living on top of contaminated soil.

"Should any Person come into contact with such fruit, soil or groundwater, such Person is advised to wash thoroughly with soap and water and seek immediate medical attention"

MEDICAL ATTENTION??!!

Is this a joke?
:

 

[rkp]

Personally I'd rather live close to 405 than living on top of contaminated soil.

"Should any Person come into contact with such fruit, soil or groundwater, such Person is advised to wash thoroughly with soap and water and seek immediate medical attention"

MEDICAL ATTENTION??!!

Is this a joke?
:

no - its from the disclosures i received and shared.  TMCC has really enjoyed repeating it

 

[rkp]

for part time living, not for raising a family, Woodbury is at top of my list because of the town center, central location and amenities; Quail Hill and North Park are close second and third.

why isnt it on top of your list for raising a family?  solely because of Irvine High? 

 

[qwerty]

Personally I'd rather live close to 405 than living on top of contaminated soil.

"Should any Person come into contact with such fruit, soil or groundwater, such Person is advised to wash thoroughly with soap and water and seek immediate medical attention"

MEDICAL ATTENTION??!!

Is this a joke?
:

no its not a joke, but it in fairness its talking about soil at least 6 feet below the ground. i dont think that would help some people. and its not 6ft consistently throughout the community, in some places it is deeper. that is why the fruit disclosure says fruits/plants with deep roots. but still it is a very valid concern

 

[rkp]

Personally I'd rather live close to 405 than living on top of contaminated soil.

"Should any Person come into contact with such fruit, soil or groundwater, such Person is advised to wash thoroughly with soap and water and seek immediate medical attention"

MEDICAL ATTENTION??!!

Is this a joke?
:

no its not a joke, but it in fairness its talking about soil at least 6 feet below the ground. i dont think that would help some people. and its not 6ft consistently throughout the community, in some places it is deeper. that is why the fruit disclosure says fruits/plants with deep roots.

and lets be very clear here.  that same groundwater runs outside the border of the former base so you dig 6 feet below in neighboring tustin and irvine, you will find the same crap.  the only difference is that there is no mandatory testing

 

[testanxiety]

to RKP:

My parents are primarily looking at proximity to my dad's job-site; my dad's company moved over to Irvine from Century City and he doesn't want to bear the ~50+ mile commute/traffic  on the 405, and they don't want to sell our home in Palos Verdes because it's a great asset.

Why they chose LA initially? All things held constant, the price point, the fact that it's new and move in ready, the sizing (they don't need a large home anymore), and the included designer upgrades/included landscaping in the home won them over. They enjoy walking, but also don't mind commuting anywhere so having shopping centers within walking distance isn't a deal-breaker for them. After reading the forums, I was just concerned about the potential for poor air quality and traffic concerns many posters mentioned, as they seem sensible given the fact that they're expanding the roads surrounding LA, and how all those factors would affect resale value. I'm also surprised that many have mentioned stagnating sales, because I saw so many "sold" pins on that board when you walk in the sales office, but that could have been staged I guess. Lambert Ranch would have been perfect, but I can't imagine shelling out ~$900k+ for a home near a dump. A family friend lives in Las Colinas in PR, and when it's cloudy and slightly breezy you can smell something foul. If that wasn't the case, LR would be the obvious choice.