Mulberry at Cypress Village

[Chairman]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

 

[test]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

You are absolutely right.  Land below Irvine Blvd will sell at a premium.  In fact, it already has as Mello Roos for neighborhoods below Irvine Blvd is higher than PP.

 

[irvinehomeowner]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

Above Irvine Blvd, below Portola... east of Sand Canyon. On that big farmland south of Portola Springs.

 

[test]

Land south of Irvine Blvd is worth 50% more hence the Mello Roos burden is 50% higher. 

Compare this: http://www.talkirvine.com/index.php/topic,1968.msg62112.html#msg62112

With this:

 

[bwpunch]

So far I have only counted 3 people including myself that are in CV. The others must be shy or just not forum savy. 

+1. Will be in Marigold 

 

[bones]

[q/

 

[lnc]

So far I have only counted 3 people including myself that are in CV. The others must be shy or just not forum savy. 

I just attend a free dinner "Countdown to Closing Event" provided by the IP for the new CV buyers of Marigold, Magnolia and Mulberry.  Most of new buyers I met there were not aware of TI.

 

[qwerty]

The PP is on the military site and I think there is a discount factored into that. Just my two cents.

If I was test, I would point out that Pavilion Park is on farmland, not the base.

Since she's your wife, maybe you have started to become one person... Bennifer, Brangelina, etc.

IHO-est?

it would be Testi-HO

 

[bones]

[quo.

 

[irvinehomeowner]

Good thing my name isn't Icicle.

 

[Chairman]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

I agree with you that PS is the least desirable out of CV, SG and PP.  So it's no surprise to see pricing to be lower there.  But to me, SG = PP.  They're literally across the street from each other.  PP was farmland before and SG was probably too so land use is the same.  It's equidistant from the landfill and the 5/405.  True, PP does butt up against the 133 but there's still a lot of good lots far enough away from the highway.  So even if I concede that CV is the best (I don't believe this, but for the sake of argument, let's just say it is), then SG pricing should equal PP.  SG has an elem school but is negated by the apartments, super small lots, higher density and the fact that you may not even get into said elementary school.  But today, I can get more house (even with higher MR) in PP than SG.  So how do I explain this?  Answer: TIC.

Well the reason you get more from PP vs SG is because SG came out what last year? PP is coming out now and with the benefit of all the feedback from home buyers, the fear that interest rates will be rising and home prices dropping (all else equal and no manipulation of supply). PP has 10 homebuilders with 3+ plans all competing to sell. The super small lots and higher density was during a time they got away with it. When CV came out they listened to the feedback and made some adjustments. Bigger secondary bedrooms and more closet space. Lots are still small but that has always been the case until PP. But now rates are headed up and maybe doing a bigger lot for a similar price will help them sell more. You also need to factor in the MR. I believe MR is higher at PP than SG so that is another factor. The lower PP home price is offset with a higher yearly MR cash outflow.

 

[Chairman]

So far I have only counted 3 people including myself that are in CV. The others must be shy or just not forum savy. 

I just attend a free dinner "Countdown to Closing Event" provided by the IP for the new CV buyers of Marigold, Magnolia and Mulberry.  Most of new buyers I met there were not aware of TI.

Were they not computer savy? What did you think of your neighbors?

 

[Goriot]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

I agree with you that PS is the least desirable out of CV, SG and PP.  So it's no surprise to see pricing to be lower there.  But to me, SG = PP.  They're literally across the street from each other.  PP was farmland before and SG was probably too so land use is the same.  It's equidistant from the landfill and the 5/405.  True, PP does butt up against the 133 but there's still a lot of good lots far enough away from the highway.  So even if I concede that CV is the best (I don't believe this, but for the sake of argument, let's just say it is), then SG pricing should equal PP.  SG has an elem school but is negated by the apartments, super small lots, higher density and the fact that you may not even get into said elementary school.  But today, I can get more house (even with higher MR) in PP than SG.  So how do I explain this?  Answer: TIC.

SG is (compared to PS).....

1.  Easily walkable to shopping, hospital, and restaurants in Woodbury shopping center.
2.  Directly walkable to Blue Ribbon SG elementary.
3.  More pocket parks - 7 Parks, common grounds, and tons of amenities (soccer fields, baseball field, pools).  Closer to another planned large park to the east (Gateway park).
4.  Direct access to future Jeffrey Open Space Trail (JOST) - kids can safely bike or walk to Jeffrey Middle School without crossing busy streets.
5.  Closer to main roads and freeways - Jeffrey, Culver, Jamboee and 5 and 405 fwys.
6.  Overall, Lower MR and HOA - I think.
7.  Although it's like 1-2 block difference, it's located in more central Irvine.

 

[bones]

[quo.

 

[test]

Is PP above Irvine Blvd or just below it? So if it is on the outskirts of the military base, then it is further from the 405 and closer to the land fill. Two other factors that are prolly pricing in. Would you agree on that?

I agree with you that PS is the least desirable out of CV, SG and PP.  So it's no surprise to see pricing to be lower there.  But to me, SG = PP.  They're literally across the street from each other.  PP was farmland before and SG was probably too so land use is the same.  It's equidistant from the landfill and the 5/405.  True, PP does butt up against the 133 but there's still a lot of good lots far enough away from the highway.  So even if I concede that CV is the best (I don't believe this, but for the sake of argument, let's just say it is), then SG pricing should equal PP.  SG has an elem school but is negated by the apartments, super small lots, higher density and the fact that you may not even get into said elementary school.  But today, I can get more house (even with higher MR) in PP than SG.  So how do I explain this?  Answer: TIC.

SG is (compared to PS).....

1.  Easily walkable to shopping, hospital, and restaurants in Woodbury shopping center.
2.  Directly walkable to Blue Ribbon SG elementary.
3.  More pocket parks - 7 Parks, common grounds, and tons of amenities (soccer fields, baseball field, pools).  Closer to another planned large park to the east (Gateway park).
4.  Direct access to future Jeffrey Open Space Trail (JOST) - kids can safely bike or walk to Jeffrey Middle School without crossing busy streets.
5.  Closer to main roads and freeways - Jeffrey, Culver, Jamboee and 5 and 405 fwys.
6.  Overall, Lower MR and HOA - I think.
7.  Although it's like 1-2 block difference, it's located in more central Irvine.

I assume you mean PP, not PS.
1. True but lets be honest. If ur buying Arcadia. You aren't walking to woodbury. It's too far.  You may do it once or twice a year.
2. Are you guaranteed to go to stonegate?
3. True but you are sharing it with way more people. Stonegate is way denser but I don't know what park/house ratio is.
4. True
5. Yes but only by 2-3 minutes
6. Yes

comparing Arcadia to Sagewood. Similar SF and same bedroom count, I have to pay $200k more to live in SG and yes MR makes up some of the difference. But here's the kicker, even if I had a gazillion dollars, I couldn't get a 6500sf lot and a 3-car tandem bc I can't tear down my Arcadia house and build something different. Damn HOA.

Ok, let's compare Mulberry to Arcadia, just location.  Mulberry blows away Arcadia in all 7 categories just as Arcadia blows away anything in PP in all 7 categories.  Which is why I said  CV > SG > PP > LR

 

[Goriot]

CV location is good except for the following:

1.  Too too close to 5 freeway.  Going to be surrounded by crazy traffic flow (Jeffrey, Trabuco-future main entrance to GP, Sand Canyon, and 5) when fully developed.  Higher chance of asthma and skin irritation developing due to air pollutants especially if You plan to live in the neighborhood for 10 years+.  Winds most often blows from west to east and straight into CV from 5.  Babies/kids are more vulnerable to these elements.  Train and road noise pollution.

2.  Lower elevation level.  Underground pollutions flow downwards (TCE, etc.).  Prefer mountain/hill views compared to flat lands.

Other then that, it's a very good location with schools, parks and road accesses.  No location is perfect.  They all have pros and cons. 

 

[test]

Going to be surrounded by crazy traffic flow (Jeffrey, Trabuco-future main entrance to GP, Sand Canyon, and 5) when fully developed. 

If you live in SG or PP you still need to take those same roads, and to a farther distance.

 

[test]

2.  Lower elevation level.  Underground pollutions flow downwards (TCE, etc.).  Prefer mountain/hill views compared to flat lands.

It's also the furthest away from those pollutants.  They will all need to pass through LR, SG, PP, WB first before reaching CV.

There are no view lots but neither do SG and PP.

 

[test]

Train and road noise pollution.

I've heard others say this too.  Do people drive on Sand Canyon and not realize the construction is for a grade separation like the recently finished on Jeffrey?

???

 

[Goriot]

Going to be surrounded by crazy traffic flow (Jeffrey, Trabuco-future main entrance to GP, Sand Canyon, and 5) when fully developed. 

If you live in SG or PP you still need to take those same roads, and to a farther distance.

This is more pollution issue.  Nah.  Most people drive down to take 5 or go to Irvine business district and shopping.  All the neighborhoods to the east of CV (SG, WB, PP, PS, and future PP need to pass CV neighborhood. 

However, when they return and exit 5, most of the residents (CV, WB, NW, future PP) will be at home before reaching Arcadia so the traffic thins out.