Las Ventanas by Taylor Morrison at Portola Springs

NEW -> Contingent Buyer Assistance Program
@USC:

I was being general, usually an MLS listing implies some type of buying agent commission, as you stated yourself, in either a percentage or flat amount. And for as long as I can remember, 3% was the "standard"... although nowadays it's going to 2.5% or 2%.

Have you seen an MLS listing with ZERO agent commission? I'm sure there are more with 3% than those with zero.
 
irvinehomeowner said:
@USC:

I was being general, usually an MLS listing implies some type of buying agent commission, as you stated yourself, in either a percentage or flat amount. And for as long as I can remember, 3% was the "standard"... although nowadays it's going to 2.5% or 2%.

Have you seen an MLS listing with ZERO agent commission? I'm sure there are more with 3% than those with zero.
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I've seen all kind of commissions offered on MLS....from 3.5% to 4% all the way down to 1% or a flat fee of $5,000 which was less than 1%.  The majority of buyer agent commissions for re-sale homes is 2.50% in Irvine.
 
Nous said:
Looks like they are still having issues moving those homes close to the 133.
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They are, but you can negotiate with them.  I had a buyer in Phase 1 who I was able to negotiate additional credits, upgrades, and appliances.  An buyer that is interested in buying those homes that have been completed should know that they have the leverage to get a better deal.
 
USCTrojanCPA said:
Nous said:
Looks like they are still having issues moving those homes close to the 133.
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They are, but you can negotiate with them.  I had a buyer in Phase 1 who I was able to negotiate additional credits, upgrades, and appliances.  An buyer that is interested in buying those homes that have been completed should know that they have the leverage to get a better deal.
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Yes, but is it worth it?
 
For us... it's not.

Even if they made those 3CWGs*... we are noise averse. Some people don't mind it... and if they can get more for that inconvenience, they should.

*Although I would be very tempted.
 
Nous said:
USCTrojanCPA said:
Nous said:
Looks like they are still having issues moving those homes close to the 133.
Click to expand...
They are, but you can negotiate with them.  I had a buyer in Phase 1 who I was able to negotiate additional credits, upgrades, and appliances.  An buyer that is interested in buying those homes that have been completed should know that they have the leverage to get a better deal.
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Yes, but is it worth it?
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That's up to buyers to decide.  Some do believe so.
 
irvinehomeowner said:
(what kind of street name is Seedling?)
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Must be some kind of FeangShui term..
Seedling = baby seed .. something like that .. you may then imagine what is the future of a baby seed it is well sun bathed and well watered.
 
ps99472 said:
I would live on Pechanga
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You're onto something Ps!! TIC should let corporations buy street names and (in a what a wonderful world) use that advertising money to pay for the development of the new neighborhood and reduce the amount of Mello Roos residents have to foot in.
It is already done for sports arenas and stadiums.
There's already a Fedex street in Irvine... wondering if they paid a supplement for that name?? I'm sure they do, nothing is free.

How about that? a nice big ass billboard around the street corner to pay for Mello Roos and HOA.  ;)

 
Thermofoil said:
ps99472 said:
I would live on Pechanga
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You're onto something Ps!! TIC should let corporations buy street names and (in a what a wonderful world) use that advertising money to pay for the development of the new neighborhood and reduce the amount of Mello Roos residents have to foot in.
It is already done for sports arenas and stadiums.
There's already a Fedex street in Irvine... wondering if they paid a supplement for that name?? I'm sure they do, nothing is free.

How about that? a nice big ass billboard around the street corner to pay for Mello Roos and HOA.  ;)
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Yeah, then you can pull up in your RedBull car or AutoWraps-infused car that advertises GoldenPalace.  Free car and low cost housing is here!
 
USCTrojanCPA said:
Nous said:
Looks like they are still having issues moving those homes close to the 133.
Click to expand...
They are, but you can negotiate with them.  I had a buyer in Phase 1 who I was able to negotiate additional credits, upgrades, and appliances.  An buyer that is interested in buying those homes that have been completed should know that they have the leverage to get a better deal.
Click to expand...

Interesting that you can negotiate on new home price?    How does this work?  I was told that this was only possible 30-60 days within scheduled move in.    As such, am I then stuck waiting around hoping that no one comes in to buy the house?    Maybe I could poop in all the model home toilets creating an awful stench that scares away all the potential buyers?
 
akim997 said:
USCTrojanCPA said:
Nous said:
Looks like they are still having issues moving those homes close to the 133.
Click to expand...
They are, but you can negotiate with them.  I had a buyer in Phase 1 who I was able to negotiate additional credits, upgrades, and appliances.  An buyer that is interested in buying those homes that have been completed should know that they have the leverage to get a better deal.
Click to expand...

Interesting that you can negotiate on new home price?    How does this work?  I was told that this was only possible 30-60 days within scheduled move in.    As such, am I then stuck waiting around hoping that no one comes in to buy the house?    Maybe I could poop in all the model home toilets creating an awful stench that scares away all the potential buyers?
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TM was not flexible on the price of the home, but they were willing to do just about anything else to get that home sold.  The price is the LAST thing the homebuilder will negotiate on as it will impact all future appraisals and can royally piss out previous buyers.  That being said, TM was on Phase 3 when my buyer approached me and told me that they were interested in one of the Lot 1 homes.  So with that in mind, I approached the sales folks about it and stated that my buyers were potentially interested in a Phase 1 lot but ONLY IF the builder gave them the right deal.  So I started a conversation with them and stated what I was looking for (very high amounts knowing that I'd never get them).  They wrote those requests down and said that they would email over the corporate offer and get back to me.  I got a call the next day and was told what the corporate office approved at which time I asked for a little more which the salespeople were able to get.  If a home drops out of escrow that's already built is another opportunity to get a better deal from the builder.
 
On the price thing, I think it depends on what phase, they will probably be more flexible near the end of a project, rather than at the start or the middle.

During the time after the bubble started deflating... not only were builders willing to throw in upgrades... but they actually did lower the prices.

In both Woodbury (pre-2010 Collection) and Columbus Grove (Tustin side), the salespeople would take offers hundreds of thousands below list price on homes that fell of out of escrow.

Maybe that's going to happen at Laguna Altura in 2015... heh.
 
irvinehomeowner said:
On the price thing, I think it depends on what phase, they will probably be more flexible near the end of a project, rather than at the start or the middle.

During the time after the bubble started deflating... not only were builders willing to throw in upgrades... but they actually did lower the prices.

In both Woodbury (pre-2010 Collection) and Columbus Grove (Tustin side), the salespeople would take offers hundreds of thousands below list price on homes that fell of out of escrow.

Maybe that's going to happen at Laguna Altura in 2015... heh.
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I agree with you that the builders will be more flexible on the pricing towards the end of the built-out versus at the start or middle because their main concern is APPRAISED VALUE for their homes (less so the previous buyers).  When they get towards the end of the projects, those home represent the residual (profit) in the project so they'll try to clear those homes out ASAP.  So yeah, you can get the best deal on a new home if it's already built and not sold or one that fell out of escrow. 
 
USCTrojanCPA said:
irvinehomeowner said:
On the price thing, I think it depends on what phase, they will probably be more flexible near the end of a project, rather than at the start or the middle.

During the time after the bubble started deflating... not only were builders willing to throw in upgrades... but they actually did lower the prices.

In both Woodbury (pre-2010 Collection) and Columbus Grove (Tustin side), the salespeople would take offers hundreds of thousands below list price on homes that fell of out of escrow.

Maybe that's going to happen at Laguna Altura in 2015... heh.
Click to expand...
I agree with you that the builders will be more flexible on the pricing towards the end of the built-out versus at the start or middle because their main concern is APPRAISED VALUE for their homes (less so the previous buyers).  When they get towards the end of the projects, those home represent the residual (profit) in the project so they'll try to clear those homes out ASAP.  So yeah, you can get the best deal on a new home if it's already built and not sold or one that fell out of escrow.
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Other option is wait out the deflating prices and buy when their prices are such that they no longer have to offer incentives to sell homes.  If you can't do that, buy during the down season (Dec~Feb'ish) when sales are slow.
 
I really like the plan 1 layout.  I have a friend at work who looked at these but decided not to buy because of the big cell tower - obelisk.  They thought it was an eyesore but I think it kinda blends into the background and I am sure you get used to it after a while...
 
They released a new phase this weekend. I was offered either lot 82 or 84.. I don't remember. She said I was "high" on their interest list for these lots. I have yet to call Laura back. But more of a FYI
 
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