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bruswain_IHB

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New to Irvine and these forums, so hello everyone. I've spent a good amount of time over the last few days reading current and old posts to get caught up as much as I could with Irvine, its neighborhoods, and the insights, info, and opinions in these forums. My family and I are considering a move to Irvine. I've also driven around all the neighborhoods and visited the models in WB and PS, as well as a few resales. I feel I have a good sense of the layout and basic neighborhood characteristics, thanks to this forum.



I'd like to hear how people would rank Northpark, Northpark Square, Woodbury, Northwood, and Portola Springs for single family homes. We have a 1-year old, and we're not new to socal (been in diamond bar, westside, cerritos), if that makes a difference. I've read BK's post on NP vs. WB, so thanks for that.



Also, are there opinions on the builders. For instance, one may be known for better includes, and another may be the one that everyone knows to stay away from, etc. Or are they all pretty much the same? Thanks in advance.
 
[quote author="bruswain" date=1227272818]New to Irvine and these forums, so hello everyone. I've spent a good amount of time over the last few days reading current and old posts to get caught up as much as I could with Irvine, its neighborhoods, and the insights, info, and opinions in these forums. My family and I are considering a move to Irvine. I've also driven around all the neighborhoods and visited the models in WB and PS, as well as a few resales. I feel I have a good sense of the layout and basic neighborhood characteristics, thanks to this forum.



I'd like to hear how people would rank Northpark, Northpark Square, Woodbury, Northwood, and Portola Springs for single family homes. We have a 1-year old, and we're not new to socal (been in diamond bar, westside, cerritos), if that makes a difference. I've read BK's post on NP vs. WB, so thanks for that.



Also, are there opinions on the builders. For instance, one may be known for better includes, and another may be the one that everyone knows to stay away from, etc. Or are they all pretty much the same? Thanks in advance.</blockquote>


Welcome bruswain. First, there are lots of Northwoods:



Northwood II: built out in 2004ish, across Jeffrey from Woodbury

Northwood I: built out in the 70's. Sometimes called Brady Bunch Northwood.

Northwood Pointe: my personal fave, built in the late 90's
 
[quote author="SoCal78" date=1227273902]Welcome to the boards!



My favorite is Northwood II. It really depends on what your preferences are, though.</blockquote>


Have always found this weird, but Northwood II doesn't have a tot lot at its only park. My kids live at the park, go there pretty much everyday to play, and no tot lot makes a neighborhood much less desireable for a fam with young kids IMO.



In terms of traditional SFRs, you are going to find a Cal Pac tract ranging from 1700-3100sf in NW II. The floorplans are decent IMO. Lots sizes are miniscule though... There are larger SFRs there, ranging from 3200sf to around 4000sf I think as well.
 
#1 Northwood Pointe

--nice single family homes from 90's, IUSD, lower Mello-Roos, pool/park/tot lot, most are gated areas

#2 Woodbury

--lots of young famlies, multiple parks/tot lots and pools, IUSD

#3 Northpark

--manned gates/exclusive, multiple parks/pools/tot lots, good TUSD schools

#4 Northpark Square

--nice central large tot lot/park/pool, lower Mello-Roos, good TUSD schools

#5 Northwood II

--electric gates, no tot lot but pool and park, IUSD

#7 Northwood

--lower prices for resale, multiple public parks nearby with tot lots, you can have a real backyard but older homes

#8 Portola Springs

--brand new homes, IUSD, multiple tot lots, pool, close to hiking trails, but high hoa and Mello-Roos and ?fire hazard since near Portola Foothills
 
[quote author="ipoplaya" date=1227275388][quote author="SoCal78" date=1227273902]Welcome to the boards!



My favorite is Northwood II. It really depends on what your preferences are, though.</blockquote>


Have always found this weird, but Northwood II doesn't have a tot lot at its only park. My kids live at the park, go there pretty much everyday to play, and no tot lot makes a neighborhood much less desireable for a fam with young kids IMO.



In terms of traditional SFRs, you are going to find a Cal Pac tract ranging from 1700-3100sf in NW II. The floorplans are decent IMO. Lots sizes are miniscule though... There are larger SFRs there, ranging from 3200sf to around 4000sf I think as well.</blockquote>


As far as I can tell, Northwood Pointe doesn't have a tot lot either. I just drove through there two days ago to take a closer look. The closest tot lot is at Meadowood Park on the south-east corner. That is also where the pool is located but the pool is shared with many other homes I believe. (<a href="http://www.nwpointe.org/community/about.asp">According to their site</a>, it looks like the one pool is shared by 1,930 residences??) That's one of the things that appealed to me about NII is the more exclusive use of the pool. That and they have one of the only newer single-stories I can find (I'm sick of stairs) but has the benefit of height when viewed from the curb. I also like how the community has cul-de-sacs (as does N. Pointe). I like how NII is so close to Jeffrey O.S.T. We really enjoy going there. I do like N. Pointe too, though. I like it's proximity to the park's big field.



Edited to add: NII is right next to Blue Gum Park which has a tot lot and sandy volleyball court
 
IAC Renter: Portola Springs also has tennis courts and basketball courts. Woodbury has those too, I believe, and a children's water garden to boot.
 
[quote author="bruswain" date=1227272818]Also, are there opinions on the builders. For instance, one may be known for better includes, and another may be the one that everyone knows to stay away from, etc. Or are they all pretty much the same? Thanks in advance.</blockquote>


Welcome, and you ask some great questions. Of course it seems you have done some reading here before you posted... Anyway, I will give you my opinion on some of the homebuilders. Some you do want to stay away from, some are hit or miss, and some are solid. Some people will come in here and say they live/d in X home and never had an issue... at least not yet.



KB Homes: Stay away, they have been junk for years, and their customer service is the worst in the industry.



Taylor Morrison: Formally Taylor Woodrow, and back then they were actually a good builder. But, they pulled the trigger on their staff too early and let too many quality people go, only to replace them with the first round of layoff'd KB people.



Lennar: Hit or miss, but more on the miss. With their financial troubles, and their HUGE cost reductions, they are going to hell in a hand basket.



StanPac: Hit or miss, but more on the hit side. They tend to build quality homes with quality contractors, but there are times when it is obvious that they didn't go that route. Like Mille Fleurs in Woodbury, it was almost as bad as Brightwater in HB.



William Lyon: Hit or miss, but more on the hit side. I have heard love and hate stories about Bill's homes. I'm talking from foundation cracks to OMG they came over and fixed the tiniest paint chip.



CalPac: As far as I can tell they build decent stuff and they have decent customer service. Being TIC, they tend to do their best even in the rough economic times.



John Laing: They were a great builder, and then they sold to Emaar at the peak. Kudos for the owners! I have heard nothing but bad things since. It's sad, they had some of the best architects, hired quality sub-contractors, and had a great executive staff. Boy, have things changed.



Brookfield: My knowledge is limited on them, but from what knowledge I have, they seem to be a quality builder. In fact, their Paloma project is pretty solid. Typically I can find several construction flaws within a few minutes of walking through the door. It took me a while to find the flaws in this project, and they were common flaws you would see after a home has had time to "settle".



I know I am missing some, but Centex and Ryland haven't built much in Irvine. Any others you are curious about, or that other IHBers are curious about?
 
[quote author="graphrix" date=1227280323][quote author="bruswain" date=1227272818]Also, are there opinions on the builders. For instance, one may be known for better includes, and another may be the one that everyone knows to stay away from, etc. Or are they all pretty much the same? Thanks in advance.</blockquote>


Welcome, and you ask some great questions. Of course it seems you have done some reading here before you posted... Anyway, I will give you my opinion on some of the homebuilders. Some you do want to stay away from, some are hit or miss, and some are solid. Some people will come in here and say they live/d in X home and never had an issue... at least not yet.



KB Homes: Stay away, they have been junk for years, and their customer service is the worst in the industry.



Taylor Morrison: Formally Taylor Woodrow, and back then they were actually a good builder. But, they pulled the trigger on their staff too early and let too many quality people go, only to replace them with the first round of layoff'd KB people.



Lennar: Hit or miss, but more on the miss. With their financial troubles, and their HUGE cost reductions, they are going to hell in a hand basket.



StanPac: Hit or miss, but more on the hit side. They tend to build quality homes with quality contractors, but there are times when it is obvious that they didn't go that route. Like Mille Fleurs in Woodbury, it was almost as bad as Brightwater in HB.



William Lyon: Hit or miss, but more on the hit side. I have heard love and hate stories about Bill's homes. I'm talking from foundation cracks to OMG they came over and fixed the tiniest paint chip.



CalPac: As far as I can tell they build decent stuff and they have decent customer service. Being TIC, they tend to do their best even in the rough economic times.



John Laing: They were a great builder, and then they sold to Emaar at the peak. Kudos for the owners! I have heard nothing but bad things since. It's sad, they had some of the best architects, hired quality sub-contractors, and had a great executive staff. Boy, have things changed.



Brookfield: My knowledge is limited on them, but from what knowledge I have, they seem to be a quality builder. In fact, their Paloma project is pretty solid. Typically I can find several construction flaws within a few minutes of walking through the door. It took me a while to find the flaws in this project, and they were common flaws you would see after a home has had time to "settle".



I know I am missing some, but Centex and Ryland haven't built much in Irvine. Any others you are curious about, or that other IHBers are curious about?</blockquote>
Just my 2c on JLH: I bought my home just before the handover and it's quality construction. JLH homes come with a 3-year bumper to bumper warranty (unless they changed that since the Emaar sale) and the few times I've called for minor problems after the handover, they've been responsive.
 
You should also check out the <a href="http://www.irvinehousingblog.com/blog/category/community-profile/">Community Profiles</a> on the main blog.
 
[quote author="graphrix" date=1227280323]

CalPac: As far as I can tell they build decent stuff and they have decent customer service. Being TIC, they tend to do their best even in the rough economic times.

</blockquote>


I'll vouch for Cal Pac since my detached condo was built by them. Decent quality construction and very good post-sale customer service...
 
[quote author="ipoplaya" date=1227318091][quote author="graphrix" date=1227280323]

CalPac: As far as I can tell they build decent stuff and they have decent customer service. Being TIC, they tend to do their best even in the rough economic times.

</blockquote>


I'll vouch for Cal Pac since my detached condo was built by them. Decent quality construction and very good post-sale customer service...</blockquote>


I was also very pleased with my former Cal Pac home. Their customer service was friendly and responsive, I really liked them despite the fact one sales agent thought I was gay. It' a shame they've stopped building; I hope they are still around when the residential RE market comes back.
 
Good refresher about neighborhood preferences.



Earlier had some of the same builder comments/questions <a href="http://www.irvinehousingblog.com/forums/viewthread/2375/">here</a>.
 
[quote author="High Gravity" date=1227318461]I really liked them despite the fact one sales agent thought I was gay. </blockquote>


Huh??
 
[quote author="SoCal78" date=1227318956][quote author="High Gravity" date=1227318461]I really liked them despite the fact one sales agent thought I was gay. </blockquote>


Huh??</blockquote>


I was coming back from the Stockade (gun store in Westminster) with a buddy of mine and I decided to stop by the sales office as another phase release was coming up and I was considering buying there. This was my second visit to the sales office and the agent recognized me and said as I walked in "Oh welcome back, it's great that you brought your partner this time!" As we drove away in silence, my buddy said to me in a solemn voice "we shall never speak of this day again." I ended up buying there after all and was very pleased with my purchase.
 
[quote author="High Gravity" date=1227321529][quote author="SoCal78" date=1227318956][quote author="High Gravity" date=1227318461]I really liked them despite the fact one sales agent thought I was gay. </blockquote>


Huh??</blockquote>


I was coming back from the Stockade (gun store in Westminster) with a buddy of mine and I decided to stop by the sales office as another phase release was coming up and I was considering buying there. This was my second visit to the sales office and the agent recognized me and said as I walked in "Oh welcome back, it's great that you brought your partner this time!" As we drove away in silence, my buddy said to me in a solemn voice "we shall never speak of this day again." I ended up buying there after all and was very pleased with my purchase.</blockquote>


You need to stop wearing with those bedazzled True Religions.
 
[quote author="IrvineRenter" date=1227317440]You should also check out the <a href="http://www.irvinehousingblog.com/blog/category/community-profile/">Community Profiles</a> on the main blog.</blockquote>


thanks for the link, a good reminder that there's more to the story than post-2000 TIC neighborhoods. My wife enjoys the new communities, while I do not mind some of the older ones with more space. Some good replies and info here already as well. Except for the realtors (and sellers), I was half-expecting people to "discourage" another potential buyer from moving to Irvine. Not to worry, we're still saving up, still a year or two away. :)
 
<blockquote>I was coming back from the Stockade (gun store in Westminster) with a buddy of mine</blockquote>


Sounds like a cover story to me. LOL ;-)



Glad to know there is another gun toter here besides Bix.



On a serious note when I had various newhome salespeople working for me I tried to get them not to ASSUME anything about relationships between clients.



Example, of course, is an older gent with an attractive young woman and assuming it is his daughter rather than trophy wife. Another one is asking a fat lady when her baby is due.



I had complaints on both of these dumba$$ statements to clients.



Enjoy!
 
[quote author="xsocal land merchant" date=1227332818]<blockquote>I was coming back from the Stockade (gun store in Westminster) with a buddy of mine</blockquote>


Sounds like a cover story to me. LOL ;-)



Glad to know there is another gun toter here besides Bix.



On a serious note when I had various newhome salespeople working for me I tried to get them not to ASSUME anything about relationships between clients.



Example, of course, is an older gent with an attractive young woman and assuming it is his daughter rather than trophy wife. Another one is asking a fat lady when her baby is due.



I had complaints on both of these dumba$$ statements to clients.



Enjoy!</blockquote>


According to bkshopr, Cal Pac is a leader in trying to serve the non-conventional homebuying demographic so their salespeople may have been a little overeager when my buddy and I walked in. Or, it could just be that I was looking fabulous that day.
 
[quote author="High Gravity" date=1227335062]



According to bkshopr, Cal Pac is a leader in trying to serve the non-conventional homebuying demographic so their salespeople may have been a little overeager when my buddy and I walked in. Or, it could just be that I was looking fabulous that day.</blockquote>


Just make sure you give the pink shirt/scarf combo back to your sister.

Stockade?

More like the Pink Pony
 
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