Mission Viejo

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[quote author="IrvineRenter" date=1224974360][quote author="Goofy" date=1224901448][quote author="halfnote19" date=1224900259][quote author="Goofy" date=1224898331]Having a Mission Viejo address has "name dropper status" in many circles.</blockquote>


Can you clarify?</blockquote>


People like to tell you that they are from Mission Viejo. Having that Mission Viejo address has a value in itself for south county. When looking for homes, certain people can be hung up on being in MV. RSM would be out of the question in some minds.</blockquote>


Funny how people form these impressions. I don't see anything prestigious about Mission Viejo that would set it apart from the other South OC communities.</blockquote>


Mission Viejo is a big city, with many neighborhoods. Like BK referenced, MV used to be the upscale name brand and this still sticks today. Just like people love to spout their Irvine address, a Mission Viejo address is supposed to command respect. To quote NAR.. all real estate is local. Once you live there, the subtleties of the neighborhoods starts to come out. X is better than Y, etc. Some is based on schools, or just lots of mature trees and pretty homes.



When I first moved here, some people told me to check out Woodbridge. I thought it was a great neighborhood, beautiful, but out of my price range. Then I heard about Westpark, which is supposed to be even better. I visited and was very underwhelmed. I'd rather have 80's homes in WB versus long streets of pink stucco houses with short driveways. To this day, I don't understand why certain areas are considered upscale whereas others are not. But, these impressions exist.



Back to MV, its a really good area. If you're shopping there, check what school the home feeds into, and check the test scores. South county is all over the map, low to high. If you like MV, also look at Foothill Ranch. Good shopping, good schools, and you can take Irvine blvd right up into Irvine if that's where you work. There are a lot of nice view homes, cul de sacs, etc. Build quality is good from what I've seen, better than RSM as a whole. (sorry RSM ers) Portola hills is ok, but too far removed from the city, and I don't like all the bikers.
 
Just to add my 2 cents to the pizza recommendations...Antonucci's is our family favorite. It's a little family owned and run place in the shopping center at the corner of Alicia and Muirlands. It's back behind the new CVS...you can't see it from the street and probably wouldn't ever find it on your own, but it's worth a trip.
 
[quote author="irvine_home_owner" date=1225157654]But MV doesn't even have a school district named after it.



If you read this forum enough:



It's all about the IUSD... word!</blockquote>


Ah, but this is the <em>Mission Viejo</em> forum. Everyone knows that once you leave Irvine, you're 11x more likely to be robbed, and 2/3 school children in South County are meth addicts.



But, just in this magical forum we can pretend that other places are nice. They need love, too.
 
[quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>
Isn't RSM in Arizona?



At least it felt that way whenever I had to drive down there.
 
[quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>


Nothing is wrong with RSM, I was just making a comparison. I think RSM is a nice community, but I never looked there because unless you take the toll road, then my job near the airport would be a 45 minute venture each way. (thus I moved to CG Tustin and make it in 5 minutes).



The quality issue I was referring to is from talking to homeowners who have lived there for years. The subcontractors were given a new tract of homes once the first one was done. So, finishing as quickly as possible means that you got to do more phases, and made more money. There are numerous issues with leaky windows, air drafts, roof leaks, plumbing issues, ungrounded electrical, too many outlets on one breakers, etc which showed up immediately. Some people got away fine, others didn't. There were several construction defect lawsuits.



So if you're looking at RSM now, you'd need a very thorough inspection to make sure these issues are addressed. Foothill Ranch seemed to have fewer issues in comparison. (Taylor Woodrow did a lot of FR) But if the house is fine now, and everything checks out then I wouldn't worry. Its not my favorite place, but the people that live there really love it for the parks and schools, and overall small town feel. People tend to stay in RSM and run into friends, etc. This isolation has its benefits I guess.
 
[quote author="irvine_home_owner" date=1225160015][quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>
Isn't RSM in Arizona?



At least it felt that way whenever I had to drive down there.</blockquote>


It sure feels like it weather wise also.
 
[quote author="Goofy" date=1225160574][quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>


Nothing is wrong with RSM, I was just making a comparison. I think RSM is a nice community, but I never looked there because unless you take the toll road, then my job near the airport would be a 45 minute venture each way. (thus I moved to CG Tustin and make it in 5 minutes).



The quality issue I was referring to is from talking to homeowners who have lived there for years. The subcontractors were given a new tract of homes once the first one was done. So, finishing as quickly as possible means that you got to do more phases, and made more money. There are numerous issues with leaky windows, air drafts, roof leaks, plumbing issues, ungrounded electrical, too many outlets on one breakers, etc which showed up immediately. Some people got away fine, others didn't. There were several construction defect lawsuits.



So if you're looking at RSM now, you'd need a very thorough inspection to make sure these issues are addressed. Foothill Ranch seemed to have fewer issues in comparison. (Taylor Woodrow did a lot of FR) But if the house is fine now, and everything checks out then I wouldn't worry. Its not my favorite place, but the people that live there really love it for the parks and schools, and overall small town feel. People tend to stay in RSM and run into friends, etc. This isolation has its benefits I guess.</blockquote>


It is true, many of the homes in RSM are of mixed quality. RSM was built up in the 90s, as the market got worse, the builders also hired cheaper and cheaper contractors. Not only that, but a few of the builders went busto and were taken over by other builders like Lennar. I am not 100% certain, but I believe the condos referenced <a href="http://www.ocregister.com/ocregister/money/housing/article_1280506.php">in this article were taken over by Lennar</a> after the builder went BK. So in looking for homes in RSM, I would definitely do a very complete and detailed inspection, including a complete title history, and when and who built the home.



I should check the oc courts site to see if that lawsuit was successful or not. Once again, great follow up by the press, er not.
 
I know people here at this board are probably all for Irvine communities, but personally I prefer MV which has more versatile landscapes with rolling hills and lake etc. And I don't especially care the competitiveness of Irvine schools because I was brought up in similar kind of environment back in Asia. I actually don't hope my children to be raised the way I was raised. We are actually in the process of buying one house in an old neighborhood which is the first master planned community prior to TIC projects. I hope <strong>bkshopr</strong> can provide more background to this MV project because I love to know more. According to the information that I have, this project has won many planning awards back in 60s. All three levels of schools are within less than a mile. I see high school kids walking to school from their homes every day. And they are good schools although however they are not to the standards of parents that choose Irvine because of schools. But for me this is an excellent place to raise my family. I also like the charms these older houses have with the care and updates done by the residents. I guess I am one of the odd balls who doesn't like to send kids to Irvine schools and prefer older homes with bigger space between houses and spacious yards.
 
You aren't the only one!



But the majority of people here are Irvine focused. The rest of us just ignore them when they get all hyper about schools and manicured dog parks.
 
[quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>


The RSM area is certainly off the beaten path, but it is a beautiful area. It is a primarily a bedroom community. Yes, it is warmer in the summer months, but the other three seasons are absolutely gorgeous. If you like to eat out often, you will soon tire of the limited (but good) restaurants in the area, so plan on driving to the adjoining cities for your cuisine. On the upside, there are wonderful hiking trails very close to home. When the rainy season begins, there are a couple lovely waterfalls that appear in the Cleveland National Forest - only a few miles from the RSM city line.
 
[quote author="Meatball" date=1225246666]I know people here at this board are probably all for Irvine communities, but personally I prefer MV which has more versatile landscapes with rolling hills and lake etc. And I don't especially care the competitiveness of Irvine schools because I was brought up in similar kind of environment back in Asia. I actually don't hope my children to be raised the way I was raised. We are actually in the process of buying one house in an old neighborhood which is the first master planned community prior to TIC projects. I hope <strong>bkshopr</strong> can provide more background to this MV project because I love to know more. According to the information that I have, this project has won many planning awards back in 60s. All three levels of schools are within less than a mile. I see high school kids walking to school from their homes every day. And they are good schools although however they are not to the standards of parents that choose Irvine because of schools. But for me this is an excellent place to raise my family. I also like the charms these older houses have with the care and updates done by the residents. I guess I am one of the odd balls who doesn't like to send kids to Irvine schools and prefer older homes with bigger space between houses and spacious yards.</blockquote>


We live in the older neighborhood area near MV high school. The cons for the area are:



(1) This is the least expensive neighborhood in MV. So there are some cheap rentals and lower income families moving in, which may not be people that you like.

(2) houses are very old.

(3) Schools will have kids from those cheap rentals and lower income families, reducing test score of the schools, and may have influences you don't want your kids to be exposed to.

(4) If you work in irvine you have to commute, the commute can be long if you work in the airport area.



The pros are:



(1) This is the least expensive neighborhood in MV. Your mortgage payment may be lower. No Mello Roos or HOA.

(2) Average lot size is 7000-8000 sq ft, so population density is lower, more space between homes. Mature trees, gentle rolling hills with views. Clean and master planned. The new MV library is very nice.

(3) Kids can walk to all 3 levels of schools. MV high school has IB program which is very good (Budget dependent). Teachers are generally as good as those in Irvine.

If your kids stay in honors, AP or IB classes they may find a very competitive environment. (In fact, Newsweek ranked MV High higher than Northwood High based on an index of AP and IB tests)

(4) It is close to freeways and shopping is quite convenient.

(5) Some people like the amenities of lake MV.



In summary I think you get what you pay for. It is cheaper in this area but you will never get the premium Irvine schools and premium prices of a Irvine house. Also the large Asian population and more Asian businesses in Irvine are very attractive to many Asians. On the other hand Asian population is increasing in MV, you may be surprised to find so many of them. On my street of 30 houses already 6-7 are Asian. I know Pacific Hills has quite a lot of Asians too.
 
<strong>cl1</strong>,



Thank you for the comments on the MV communities and that is very helpful for me. Probably we will be neighbors? :) But the house we are working on do have HOA fees although it is not significant.



I don't know if the area close to MVH is the least expensive part in MV because I've found cheaper areas else where. There are quite of short sales and foreclosed properties in MV so it is becoming affordable. One thing to be sure is that no matter what it is definitely a lot cheaper than houses in Irvine. I actually work in RSM so MV is just right for me. If my job is in Irvine probably I will think about paying the premium to be able to live there as I like shorter commute.



We have also looked into RSM but personally I like MV better. RSM in summer is very hot and the location is kind of inconvenient. You almost always need to use Toll Road if you don't like to spend extra time in surface streets. Houses are newer but the yards are much smaller. Also you need to factor in paying extra taxes as Mello Roos.
 
[quote author="SoOCOwner" date=1225250179][quote author="awgee" date=1225158281]What is wrong with RSM? Why is everyone ragging on RSM?</blockquote>


The RSM area is certainly off the beaten path, but it is a beautiful area. It is a primarily a bedroom community. Yes, it is warmer in the summer months, but the other three seasons are absolutely gorgeous. If you like to eat out often, you will soon tire of the limited (but good) restaurants in the area, so plan on driving to the adjoining cities for your cuisine. On the upside, there are wonderful hiking trails very close to home. When the rainy season begins, there are a couple lovely waterfalls that appear in the Cleveland National Forest - only a few miles from the RSM city line.</blockquote>
I agree. RSM has the perfect weather outside of summer.

I found Irvine to be too cold in the winter (we lived near Newport Beach).

RSM is so pretty, with lots of trees and open space.

You can hike a different trail every weekend in the winter.

I am also very impressed with their community activities.

I just finished an 8-week emergency preparedness course run by RSM.

I was really impressed with this course - and best of all, it was free!

Last night was the final night.

The fire department staged a disaster scenario with real life participants.

They had high school kids with all sorts of injuries.

The makeup looked so real.

Our final "test" was to go through the disaster area and triage the victims.

It was a lot of fun, and I learned a ton from this class.

We also got CPR and first-aid certified.



I also enjoy RSM because it has more of a "small-town" feel than a big city such as Irvine.
 
I have been keeping an eye on the homes for sale in mv.

Now why would someone raise the price, twice?



<a href="http://'http://www.redfin.com/CA/Mission-Viejo/22026-Cosala-92691/home/5111086'">22026 Cosala Mission Viejo, CA 92691 </a>

May 04, 2009 Price Changed $477,700

Apr 29, 2009 Price Changed $459,000

Mar 30, 2009 Price Changed $449,000

Feb 20, 2009 Listed $499,777
 
A Realtor I work with has an offer in on a bank owned property in RSM. The asset manager has asked for a new Brokers Price Opinion because they feel prices have stabilized if not risen for this property in the past 30 days. I have one word for this:



HA!





What may have happened for that Mission Viejo pricing is either A) The seller got a whiff of Kool-aid, 2) The 'Tard was told not to "bait price" the home, but price it closer to the real market, or III) if it's a short sale or REO the bank told them to get more for the home.





My .02





SGIP
 
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