What do folks think are the pros and cons of the new neighborhood at the Great Park (Pavilion Park) vs. Cypress Village or Stonegate? I am looking for a 5 bedroom home (around 2900 - 3000sq.ft.) and the best value appear to be homes in Pavilion Park like Whistler (Lyon), Sagewood(Shea), Rosemist(Lennar). The homes in CV like Mulberry are getting close to $1.1M with smaller lots. Any thoughts from the folks on the board?
Mulberry at Cypress Village
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Depending where you are situated in CV you are close or closer to the 5. Some people don't like the idea of noise and air pollution, others like the close proximity for commuting convenience. There are those apartments nearby which may give you an uneasy feeling but I haven't seen any negative impacts from it... yet. From what I have observed, the apartments aren't dingy places that attract riff raff. It ain't cheap to live there. You are close and within walking distance to the two strip malls on Jeffery that are on each side of Roosevelt, which is nice.
If you are at the Great Park you are either closer to the landfill (north east) or closer to the 133 and 5 (south west). You are also on top of a military site and depending exactly where your home is located, people are concerned with the TCE plume underneath. MR here is higher but you get more lot land for the price vs CV. You also border Sand Canyon and have the 5 entrance which in the future will probably be a high traffic zone. If you are on the side of Portola Parkway then you are just further out which some might like the private remoteness and others would find inconvenient.
Both communities will have neighboring schools. CV currently has a middle school and will have an elementary school soon.
Again, it all comes back to what you value most. I would prioritize everything on a list and then choose the homesite that best meets the order of your list. One thing about Irvine is there is no perfect spot and everything is expensive regardless! Haters will continue to hate but they keep building homes that people still buy because they want to live here.
Valid point. Like Test mentions, they are in their own area and separated by a main street. I don't see it as a big issue since they won't be my direct neighbors on my street. Same thing for the homes over at Willow Bend. Right across the street from them are apartments. But there is a wall. If it is important to you then I agree that you should be looking at other alternatives.
It's more than just a physical divide. As I explained before, TIC has been improving village design with each new village. At Woodbury, the apartments are interspersed throughout the community. At Stonegate, they put them all on one side. At Cypress Village, they're kicked out altogether.
Notice how this map shows the apartments:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Stonegate/Village-Map
While this map does not:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Cypress-Village/Village-Map
The key difference is in the articles of incorporation. I've read them for Cypress Village and the apartments are not part of the community.
Haha. The elementary school you wont have to see them. The middle school you will have to walk by the apartments. You must have had an impactful prior experieince with apartment dwellers.
Test,
Do you know what will be going in the space between 4 and 3.
Just above 1?
And the left side? I saw some mention of private parks but nothing official.
Thanks!
Between 3 and 4 are Sextuple culdesacshttp://www.talkirvine.com/index.php/topic,3636.msg61719.html#msg61719
Above 1 are detached condoshttp://www.talkirvine.com/index.php/topic,3636.msg61659.html#msg61659
Sexy! Wow, there are still a lot of homes to be built in CV. With the Great Park homes coming out do you see price pressure for CV Three M communities? You get more lot size but the location at CV is preferred. I am inferring this purely from the price disparity between CV and Great Park with all floor plan and home sq/ft roughly equal. It could be other intrinsic factors.
Chairman
New member
bones said:
Depending where you are situated in CV you are close or closer to the 5. Some people don't like the idea of noise and air pollution, others like the close proximity for commuting convenience. There are those apartments nearby which may give you an uneasy feeling but I haven't seen any negative impacts from it... yet. From what I have observed, the apartments aren't dingy places that attract riff raff. It ain't cheap to live there. You are close and within walking distance to the two strip malls on Jeffery that are on each side of Roosevelt, which is nice.
If you are at the Great Park you are either closer to the landfill (north east) or closer to the 133 and 5 (south west). You are also on top of a military site and depending exactly where your home is located, people are concerned with the TCE plume underneath. MR here is higher but you get more lot land for the price vs CV. You also border Sand Canyon and have the 5 entrance which in the future will probably be a high traffic zone. If you are on the side of Portola Parkway then you are just further out which some might like the private remoteness and others would find inconvenient.
Both communities will have neighboring schools. CV currently has a middle school and will have an elementary school soon.
Again, it all comes back to what you value most. I would prioritize everything on a list and then choose the homesite that best meets the order of your list. One thing about Irvine is there is no perfect spot and everything is expensive regardless! Haters will continue to hate but they keep building homes that people still buy because they want to live here.
Chairman
New member
bones said:
Valid point. Like Test mentions, they are in their own area and separated by a main street. I don't see it as a big issue since they won't be my direct neighbors on my street. Same thing for the homes over at Willow Bend. Right across the street from them are apartments. But there is a wall. If it is important to you then I agree that you should be looking at other alternatives.
bones said:Ah ok, I didn't know there was a clear divide between the "haves" and the "have nots"
It's more than just a physical divide. As I explained before, TIC has been improving village design with each new village. At Woodbury, the apartments are interspersed throughout the community. At Stonegate, they put them all on one side. At Cypress Village, they're kicked out altogether.
Notice how this map shows the apartments:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Stonegate/Village-Map
While this map does not:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Cypress-Village/Village-Map
The key difference is in the articles of incorporation. I've read them for Cypress Village and the apartments are not part of the community.
Chairman
New member
bones said:Chairman said:
Ah ok, I didn't know there was a clear divide between the "haves" and the "have nots"
But you do have to walk by in order to get to the elementary & middle school right? But you are currently childless. Jealous - please go travel, eat yummy foods and explore the world.
Haha. The elementary school you wont have to see them. The middle school you will have to walk by the apartments. You must have had an impactful prior experieince with apartment dwellers.
Chairman
New member
test said:bones said:Ah ok, I didn't know there was a clear divide between the "haves" and the "have nots"
It's more than just a physical divide. As I explained before, TIC has been improving village design with each new village. At Woodbury, the apartments are interspersed throughout the community. At Stonegate, they put them all on one side. At Cypress Village, they're kicked out altogether.
Notice how this map shows the apartments:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Stonegate/Village-Map
While this map does not:http://www.villagesofirvine.com/Villages-and-Neighborhoods/Cypress-Village/Village-Map
The key difference is in the articles of incorporation. I've read them for Cypress Village and the apartments are not part of the community.
Test,
Do you know what will be going in the space between 4 and 3.
Just above 1?
And the left side? I saw some mention of private parks but nothing official.
Thanks!
Chairman said:
Between 3 and 4 are Sextuple culdesacshttp://www.talkirvine.com/index.php/topic,3636.msg61719.html#msg61719
Above 1 are detached condoshttp://www.talkirvine.com/index.php/topic,3636.msg61659.html#msg61659
Chairman
New member
test said:
Sexy! Wow, there are still a lot of homes to be built in CV. With the Great Park homes coming out do you see price pressure for CV Three M communities? You get more lot size but the location at CV is preferred. I am inferring this purely from the price disparity between CV and Great Park with all floor plan and home sq/ft roughly equal. It could be other intrinsic factors.
iacrenter
Well-known member
Builders loathe to drop prices. It hurts comps, angers early buyers, and lowers their margins. The usual pattern will occur if CV sales slowdown:
1) increased design center credits
2) lower lender rates, free credits for closing etc...
3) larger broker fees
4) more/upgraded standard features
5) lastly they will drop prices
1) increased design center credits
2) lower lender rates, free credits for closing etc...
3) larger broker fees
4) more/upgraded standard features
5) lastly they will drop prices
irvinehomeowner
Well-known member
If I was test, I would point out that Pavilion Park is on farmland, not the base.Chairman said: