Lambert Ranch in Irvine

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qwerty said:
so from 5/13/12 to 6/9/12 the plan 1s have dropped about 20-25K, plan 2x has gone up by a similar amount, plan 2x has the optional private quarters that must be driving the demand/increase for plan 2x, plan 3 increased by about 20-25K, which also offers the private quarters.
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But, have the plan 1s actually dropped 20-25K? Again, I don't have the pricing sheet from the Field Phase 1 release, but if I recall correctly, there were no Plan 1 (as opposed to Plan 1x) available in phases 1+2. Are you comparing Plan 1 to Plan 1 from the different phases, and Plan 1x to plan 1x, or are you comparing Plan 1 with Plan 1x from the different phases? It may seem like quibbling, but of course Plan 1 is going to be cheaper than Plan 1x since Plan 1x has approx 200 more square feet.
 
qwerty said:
so from 5/13/12 to 6/9/12 the plan 1s have dropped about 20-25K, plan 2x has gone up by a similar amount, plan 2x has the optional private quarters that must be driving the demand/increase for plan 2x, plan 3 increased by about 20-25K, which also offers the private quarters.
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I can't believe a developer would drop the base price on the exact same plan between subsequent phases. They'll keep the price the same and add incentives, if there is a problem with demand, which LR thus far hasn't had that problem. So I just want to make sure we're comparing apples with apples between phases.
 
I don't want to get into a pissing contest between LA vs LR.  Each buyer chooses for their own reasons.  Both are not ideal and come with compromises.  This is what I know about LA.  I went recently to look at the design elements and got a price sheet.

Cortona:
Residence 1 (2,380 sq ft):
Homesite 121 $860,000
Homesite 118 $862,500
Homesite 144 $862,000
Residence 2 (2,719 sq ft)
Homesite 116 $964,000
Homesite 119 $960,000
Residence 3 ( 2,951 sq ft)
doesn't show any available.  base price $1,035,000
Toscana
Residence 1 (2,806 sq ft)
Homesite 67 $1,025,000
Homesite 44 $1,025,00
Residence 2 (2,947 sq ft)
Homesite 46 $1,070,000
Homesite 65 $1,070,000
Homesite 43 $1,095,000
Residence 3 (3,123 sq ft)
Homesite 45 $1,124,000
Homesite 47 $1,120,000

Not exactly selling like hotcakes over at LA.

The pricing at LR is not as straightforward cuz of the odd shaped lots.  Some lots have a pretty good premium cuz of size and location, so hard to compare apples to apples.  But LR is going to increase prices each phase, I don't know how much, but USC says 1-2%, and I believe that amount.  Also, in regards to what qwerty posted, it's incorrect.  The private quarters for all models in the Field are options and pricey options at that.  So all the base pricing is for the standard bedroom setup downstairs.  Stating all that, let's see what the current pricing offers in the Field.

Plan 1 (2,730-2,930 sq ft)
Phase 1-2 none available
Phase 3 $889,800
Phase 4 $866,800
Sounds like phase 4 was a great deal.
Plan 1x (2,873-3,073 sq ft)
Phase 1-2 $903,800
Phase 3 none available
Phase 4 $924,800
Plan 2 (2,859-3,115 sq ft)
Phase 1-2 $898,800
Phase 3 none available
Phase 4 none available
Plan 2x (3,020-3,276 sq ft)
Phase 1-2 $950, 800
Phase 3 $973,800
Phase 4 $978,800
Plan 3 (3,027-3,407 sq ft)
Phase 1-2 $950,800
Phase 3 $997,800
Phase 4 $974,800

Just some comments.  Phase 1-3 locations appears more desirable on paper, especially phase 3.  The ability to increase sq footage and reduce price/sq ft is a fantastic option imho.  Yes, it's near the landfill, yes it's by the toll road, yes, the jail is sorta close, yes it's kinda in in the boon docks, yes the lots are small.  All of these points have been posted numerous times.  But it also has great home designs, a gated community, no mello roos, and for me, a good price point.  I do think that at some point if LR continues to increase prices, that there will be a point where they'll encounter buyer resistance in later phases.  But for now, it's amazing what they have accomplished and I'm sure beyond their highest expectations.




 
Arman, from the link I posted a few posts up, it shows this pricing for 5/13/2012:
Plan 1 - From $889,800
Plan 1x - From $903,800
Plan 2 - From $898,800
Plan 2x - From $950,800
Plan 3 - From $950,800

It looks like an apples to apples comparison.  It looks like it is the exact same plan between the different phases.

There could be other factors such as specific lot location, size, etc - I haven't visited yet so don't know if that would help explain it.
 
zovall said:
Arman, from the link I posted a few posts up, it shows this pricing for 5/13/2012:
Plan 1 - From $889,800
Plan 1x - From $903,800
Plan 2 - From $898,800
Plan 2x - From $950,800
Plan 3 - From $950,800

It looks like an apples to apples comparison. 

There could be other factors such as specific lot location, size, etc - I haven't visited yet so don't know if that would help explain it.
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Phases 3 and 4 have significant lot differences. Phase 3 has larger and irregularly shaped lots, phase 4 has smaller and uniformly rectangular lots. So, not really an apples to apples comparison since the lots sizes aren't the same.
 
Here's a cutout of the lots in phases 3 and 4, the green color representing the Field homes, the upper number representing the lot #, and the lower number the phase. I don't have which plan is on which lot.
 

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Arman said:
Phases 3 and 4 have significant lot differences. Phase 3 has larger and irregularly shaped lots, phase 4 has smaller and uniformly rectangular lots. So, not really an apples to apples comparison since the lots sizes aren't the same.
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Arman is correct.
Lot size, lot location, and lot orientation have significant impacts on the pricing that is offered, even on the same floorplan.
Builders are not ignorant of the differences and do their best to maximize their profit.
Their phase releases are very planned events, part of which is intended to create sales momentum and drive perception.
Sometimes it works, and sometimes it doesn't.
Some builders react quickly, while others take a more "wait and see" approach.
Either can be more profitable than the other, depending upon what happens with the rest of the market, and what their carrying costs are.

Difference in pricing is only important if it's important to you. My suggestion would be to check the other lots and see if you'd be willing to pay the premium that they are asking for them.
If you are: great. Take it and run.
If not, walk away with confidence.

There will always be another opportunity somewhere. ;)

My .02c,
-IR2
 
LR's floor plan is a lot more closer to the estate feel even though it is still tiny by my standard. Buyers are hungry for homes that feel like an old estates. The Grove plan 2 has that feel with the casita 5' off the rear property line evoking a sense of an estate compound. There is no vegetated garden or yard but the hardscape still delivered that sense in a caricature of a micro scale of a large estate idea. Comparing t his to one room house at LA the champion is quite obvious. LA site location is the less of two evils and by no mean a stellar site. The only Laguna it so claimed to be is inhaling the tailpipe pollution of all Laguna residents car mufflers. This is once again where lifestyle trumps location contrary to most buyers belief of "locate, location and location".

LR also has the economical advantage over LA. The entire parcel was purchase at $50m. At an average of $330k per lot vs LA's $500k per lot LR could offer not only bigger lots but a more creative floor plan solutions attributing by the larger lot size at the same selling price point as LA.

The environmental impacts are not well explained to the FCBs flocking to America's largest #7 wonder. Language barrier and a majority of unsophisticated cash buyers from home based in another foreign country could be another factor to brisk sales in additional to creative floor plan solutions that appeal to the human emotion.  This is the honeymoon phase or butterfly love phase.  Until the reality set in only time could prove the dynamic and outcome of any relationship whether between man and women or family to house.
 
IrvineRealtor said:
Lot size, lot location, and lot orientation have significant impacts on the pricing that is offered, even on the same floorplan.
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IR2, I'm curious, I understand lot size and location.  Not quite getting my head around lot orientation.  Can you explain how orientation affects pricing?  Is it directional, N/S vs E/W?
 
irvinehomeowner said:
I'm lazy to look for it but what is the HOA at LR again? $295 at LA is a deal breaker for that area also (on top of MRs).
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Same obscene number, ~$300/month.  Oy Veh...I'm not even entirely sure if that's with a manned gate or just that call ahead and ring you in gate that I dislike immensely.
 
OCgasman said:
irvinehomeowner said:
I'm lazy to look for it but what is the HOA at LR again? $295 at LA is a deal breaker for that area also (on top of MRs).
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Same obscene number, ~$300/month.  Oy Veh...I'm not even entirely sure if that's with a manned gate or just that call ahead and ring you in gate that I dislike immensely.
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Yup, OCgasman, it's somewhere in the $290-300 range, NOT a manned gate.
 
OCgasman said:
IrvineRealtor said:
Lot size, lot location, and lot orientation have significant impacts on the pricing that is offered, even on the same floorplan.
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IR2, I'm curious, I understand lot size and location.  Not quite getting my head around lot orientation.  Can you explain how orientation affects pricing?  Is it directional, N/S vs E/W?
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The orientation of the lot affects whether it is a view or a non-view parcel, and also directionality (NSEW) matters, as was mentioned before, for Feng Shui and other reasons.
 
whatever said, i will not live 1 mile next to a trashfill that will last another 40 years....

Estate feel is a joke, with this size of lot, just fooling ourselves... better to go Shady canyon for that.

Pollusion, has anyone ever checked the wind direction in Irvine?  FYI, most of the time it blows from ocean to inland for places west/south of 405 or 5. For the hill area (LR, PS), it is from the inland toward ocean ( Santa Ana wind). Easy to figure out how pollusion will be trapped.

With that side, no mello cut about .5% off , on 20 year duration, that is about 10% of price difference. That is a win for LR.



irvinehomeshopper said:
LR's floor plan is a lot more closer to the estate feel even though it is still tiny by my standard. Buyers are hungry for homes that feel like an old estates. The Grove plan 2 has that feel with the casita 5' off the rear property line evoking a sense of an estate compound. There is no vegetated garden or yard but the hardscape still delivered that sense in a caricature of a micro scale of a large estate idea. Comparing t his to one room house at LA the champion is quite obvious. LA site location is the less of two evils and by no mean a stellar site. The only Laguna it so claimed to be is inhaling the tailpipe pollution of all Laguna residents car mufflers. This is once again where lifestyle trumps location contrary to most buyers belief of "locate, location and location".

LR also has the economical advantage over LA. The entire parcel was purchase at $50m. At an average of $330k per lot vs LA's $500k per lot LR could offer not only bigger lots but a more creative floor plan solutions attributing by the larger lot size at the same selling price point as LA.

The environmental impacts are not well explained to the FCBs flocking to America's largest #7 wonder. Language barrier and a majority of unsophisticated cash buyers from home based in another foreign country could be another factor to brisk sales in additional to creative floor plan solutions that appeal to the human emotion.  This is the honeymoon phase or butterfly love phase.  Until the reality set in only time could prove the dynamic and outcome of any relationship whether between man and women or family to house.
Click to expand...
 
All that structure and built in desk and computer terminal display could fool me. Allow me to suggest a robotic mannequin to completing the ensemble.
 
irvinehomeowner said:
LV Plan 3 only had 1 of the 3 criteria... price... and that was borderline considering Mello Roos and HOA.

The location everyone has already pooped on and the home floorplan wasn't perfect.

We still wanted at least one extra dining space downstairs and the way Plan 3's family room was executed wasn't very good (it was more of a pathway then a separate space). If the Plan 3 had a Plan 2 downstairs... it would have been much harder to not buy there.

It's tough because we want a house that no one is building anymore.
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My husband and I ran into the same situation. We were first interested in LV plan 3 but the lot premium was a ridiculous extra $40k for 20 ft of extra backyard so we passed. Plus i'm not a fan of the bathtub in the master bathroom being right in the walkway. LR, on the other hand, has a a much more well thought out floor plan. I love the loggia and the fact that non of the bedrooms share a wall. Also a plus is the elevated doorways and windows in the bathrooms. The floorplan has everything I want in a house, the price point is a bit higher than i would like, and the location is debatable.
 
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