New TI Member (Long time first time) looking for some help

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Crispy3

Crispy3

New member
Hi Everyone, I've been lurking and reading everyone's posts on TI/IHB for the past few months but has never posted until now...

I have been looking for my dream home in Irvine for about a year now and this forum has been extremely helpful. There are truly knowledgeable contributors that posts helpful advice and good information, I just want to thank everyone for all their contributions to my quest so far. 

Having said that... I have become pretty discouraged recently due to the low inventory and FCB's making it hard to compete. Below are some info about me and what I'm looking for, let me know if I should be looking somewhere other than Irvine.

I have been all over California and currently resides in San Gabriel and works in Beverly Hills. I purchased a overpriced condo in San Gabriel in 2006 because my wife had just came from China (she speaks very little English), and I figured it would help with her transition and be less of a culture shock. I now have a 18 month daughter and another on the way so I am even more pressured to find a place to settle down. I started my quest in S. Pasa/San Marino but FCBs has made it hard to find anything under 1M that I would want to live in. I do not want to stay in Arcadia so much because I feel like over the 5 years it's become sort of a landing zone for a lot of mainland Chinese ppl who got wealthy in a very short amt of time, either by running a business or some other shady means. The majority of them are very $ oriented and are not the type of folks that I would like my family to grow up with. This left me with Irvine/Tustin/Walnut/Cerritos/Cypress... I have family in Cerritos and they were recently robbed at gun point in their own home so Cerritos/Cypress quickly came off the list. Walnut/Chino Hills seems like it would just turn into another Arcadia in a few years so I am really left with Irvine/Tustin.

I really like Irvine for the public schools and the parks and I think the folks that pays a premium for the school district are probably more family oriented and participate more in their kid's education (this is a huge driving force behind my decision in choosing Irvine).

so on to my needs/wants...

Budget : 900k
School District : NW High/Uni High or someplace with a new school (places like WestPark 1 and Northwood 1 are probably out since they will most likely be rezoned
SQFT : 2500+ 4Br/3Bath
Would rather not pay high MelloRoos/HoA (WB/CG/TF/NP)

I have a sales license myself but mainly got it for personal use. I am currently working with a local agent/friend thinking that person would have more knowledge than me since she is local, but I am beginning to think I need to find a new agent.

What do you guys think? am I chasing a pipe dream? should I be looking elsewhere?

Thanks for everyone's input ahead of time.

 
My two cents:

Northwood II. The houses aren't too old, less Mello Roos and HOA compared to newer areas, excellent schools. You should be able to find something in your price range. Drive around the community and see how you feel. Best times are 8-9am, 2-4pm, 6-8pm. You will be able to see what kind of people live there. Peak times for office and schools.

Does this interest you? http://www.redfin.com/CA/Irvine/22-Torrey-Pne-92620/home/5931664
Similar property:http://www.redfin.com/CA/Irvine/30-Bamboo-92620/home/5931587

Have you considered Tustin Ranch? The schools are as good as Irvine schools, and it's a nice community too. http://www.redfin.com/CA/Tustin/11040-Hiskey-Ln-92782/home/4775095

Good luck! BTW, we have excellent realtors here on the board- they can help you make your dream come true ;-)



 
Cubic Zirconia said:
My two cents:

Northwood II. The houses aren't too old, less Mello Roos and HOA compared to newer areas, excellent schools. You should be able to find something in your price range. Drive around the community and see how you feel. Best times are 8-9am, 2-4pm, 6-8pm. You will be able to see what kind of people live there. Peak times for office and schools.

Does this interest you? http://www.redfin.com/CA/Irvine/22-Torrey-Pne-92620/home/5931664
Similar property:http://www.redfin.com/CA/Irvine/30-Bamboo-92620/home/5931587

Have you considered Tustin Ranch? The schools are as good as Irvine schools, and it's a nice community too. http://www.redfin.com/CA/Tustin/11040-Hiskey-Ln-92782/home/4775095

Good luck! BTW, we have excellent realtors here on the board- they can help you make your dream come true ;-)
Click to expand...

I have seen many NWII properties but the concern is that the school district would be re-zoned along with old NW so that it's Irvine high in the near future. The two you listed are a little too small I am really looking at 2500+ sqft w/3CWG. I have seen 52 Secret Garden a few times already but don't like the fact that it's in a T-junction. I am very interested to see how much it would eventually sell for. The owners are actually in Arcadia, I hear they've been renting it out for a while and just decided that they didn't want to maintain it anymore.

I am beginning to seriously look at Tustin Field but I haven't done much research and don't know much about it.
 
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

NWP is actually my first choice. I haven't seen those two yet but seen them on redfin forever... anyone know why it's been listed for so long? There's also the old Northwood area right under the hicks canyon trail (corner of Irvine blvd and Yale) that should stay zoned for NW High, I don't mind older homes but really hate the floor plans in that area.

I don't know much about Tustin Ranch, are the schools really comparable to the ones in Irvine?
I think TF/CG have insane mello roos? I loved this house :http://www.redfin.com/CA/Tustin/3310-Crescent-Way-92782/home/7202617
but couldn't bring myself to put an offer on it cause of the mello roos and it's also zoned for Woodbridge High.
 
irvinehomeowner said:
Welcome to TI Crispy3.

If you're looking for 3CWG and don't mind older... you should try old Northwood... there have been 3CWGs in Northwood selling for less than $900k. There were a few in Streamwood that closed in that price range (I think even below $800k)... here is one that is currently for sale for $860k:
http://www.redfin.com/CA/Irvine/15-Urbino-92620/home/4788204
Click to expand...

Seen that one... hate the floorplan.. horrible use/waste of sqft. I don't know anyone in SCali that would need/want a fireplace in the MasterBed  >:(
 
Tustin Ranch schools are good.
I think it will be Peter's Canyon Elementary, Pioneer Middle and Beckman High. Beckman High isn't as great as NW/Uni, but if you isolate scores to Asians, it's pretty good. Check the scores- it will give you an idea. All have 10 API, and Pioneer was #1 Middle School in OC.

Listing for long time.. I think on board Realtors can answer better, but IMO, it means the owner wants to wait for the price he has listed for, or the house will soon be a short sale or foreclosure. If you are OK with older homes, I suggest you familiarize yourself with the floor plans, and wait for the right one to come to the market. If you like the bones, you can always upgrade the rest before you move in. Summer should see more listings. Many move, many move-up/down.

 
Based upon your budget and what you are looking for either Northwood Pointe, Northpark, and Tustin Ranch might be a good fit for you.  As you mentioned, we are at an extremely low level of inventory now so there isn't going to be much out there and the nice stuff that does come out that's priced fairly reasonably will get multiple offers on it.  Patience would be my best advice because there are a lot of frustrated buyers out there with some willing to bid up to buy a home sooner rather than later.
 
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

Both are short sales. It takes at least 3-4 months to negotiate with the banks and sometime the buyers will walk away. From the listings description, they are in the final stage of the negotiation. You should try to put an offer in. But there may be other undertable dealings that you should be OK with to get the deals done. For example, you may be required to pay $10k negotiator's fee or pay $10k to buy sellers furniture, etc.
 
USCTrojanCPA said:
Based upon your budget and what you are looking for either Northwood Pointe, Northpark, and Tustin Ranch might be a good fit for you.  As you mentioned, we are at an extremely low level of inventory now so there isn't going to be much out there and the nice stuff that does come out that's priced fairly reasonably will get multiple offers on it.  Patience would be my best advice because there are a lot of frustrated buyers out there with some willing to bid up to buy a home sooner rather than later.
Click to expand...

I guess I just need to be patient. I'll do some research on Northpark and Tustin Ranch in the mean time. Was under the impression that the schools for North Park and Tustin wasn't comparable to the good schools in Irvine, so never looked at them seriously. Do you guys agree that NWII would eventually be re-zoned along with old Northwood?

Wish I had a chance to look at thishttp://www.redfin.com/CA/Tustin/2990-Sleeper-Ave-92782/home/4764647love the vaulted ceilings...
 
flipper said:
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

Both are short sales. It takes at least 3-4 months to negotiate with the banks and sometime the buyers will walk away. From the listings description, they are in the final stage of the negotiation. You should try to put an offer in. But there may be other undertable dealings that you should be OK with to get the deals done. For example, you may be required to pay $10k negotiator's fee or pay $10k to buy sellers furniture, etc.
Click to expand...

Oh, the second one is a short sale too? The price has gone up from $875k to $925k- that's an indication of short sale?
Yes, it does take time to buy short sales, and till the end you won't know if you got the property or not!
 
Crispy3 said:
Was under the impression that the schools for North Park and Tustin wasn't comparable to the good schools in Irvine, so never looked at them seriously.
Click to expand...
And knowing is half the battle.... GI Jooeeeeeeee!
 
Cubic Zirconia said:
flipper said:
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

Both are short sales. It takes at least 3-4 months to negotiate with the banks and sometime the buyers will walk away. From the listings description, they are in the final stage of the negotiation. You should try to put an offer in. But there may be other undertable dealings that you should be OK with to get the deals done. For example, you may be required to pay $10k negotiator's fee or pay $10k to buy sellers furniture, etc.
Click to expand...

Oh, the second one is a short sale too? The price has gone up from $875k to $925k- that's an indication of short sale?
Yes, it does take time to buy short sales, and till the end you won't know if you got the property or not!
Click to expand...

The description says SHORT SALE APPROVED. CALL LISTING AGENT OR READ REMARKS.

Priv Rmks SHOWING THURSDAY JUNE 7TH STRICTLY 'BY APPOINTMENT', GATED COMMUNITY. short sale, no repairs no termite. HOA and taxes are current, BANK APPROVED FIRST BUYERS AND THEY FOUND ANOTHER HOME. Final commission subject to lender reductions 50/50. This is a short sale through a third party document processing and expediting service. Commission reflects listing agency paying negotiation costs at closing. Email David for an explanation. MLS will be kept current. Wet signatures, POF, approval, no contingencies, no repairs of any kind;as is, Min. $15,000 dep Sellers choice; Heritage Escrow , 
Price Excl all TV's, ceiling fans family room, bedrooms and den
 
Crispy3 said:
USCTrojanCPA said:
Based upon your budget and what you are looking for either Northwood Pointe, Northpark, and Tustin Ranch might be a good fit for you.  As you mentioned, we are at an extremely low level of inventory now so there isn't going to be much out there and the nice stuff that does come out that's priced fairly reasonably will get multiple offers on it.  Patience would be my best advice because there are a lot of frustrated buyers out there with some willing to bid up to buy a home sooner rather than later.
Click to expand...

I guess I just need to be patient. I'll do some research on Northpark and Tustin Ranch in the mean time. Was under the impression that the schools for North Park and Tustin wasn't comparable to the good schools in Irvine, so never looked at them seriously. Do you guys agree that NWII would eventually be re-zoned along with old Northwood?

Wish I had a chance to look at thishttp://www.redfin.com/CA/Tustin/2990-Sleeper-Ave-92782/home/4764647love the vaulted ceilings...
Click to expand...

North Park and Tustin Ranch have good schools, almost as good as Irvine schools.
For more details:http://www.irvinehousingblog.com/bl...resses-served-by-tustin-and-santa-ana-schools
Also, check out great schools. You can compare them to another Irvine school that you like and see how it fares.


 
flipper said:
Cubic Zirconia said:
flipper said:
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

Both are short sales. It takes at least 3-4 months to negotiate with the banks and sometime the buyers will walk away. From the listings description, they are in the final stage of the negotiation. You should try to put an offer in. But there may be other undertable dealings that you should be OK with to get the deals done. For example, you may be required to pay $10k negotiator's fee or pay $10k to buy sellers furniture, etc.
Click to expand...

Oh, the second one is a short sale too? The price has gone up from $875k to $925k- that's an indication of short sale?
Yes, it does take time to buy short sales, and till the end you won't know if you got the property or not!
Click to expand...

The description says SHORT SALE APPROVED. CALL LISTING AGENT OR READ REMARKS.

Priv Rmks SHOWING THURSDAY JUNE 7TH STRICTLY 'BY APPOINTMENT', GATED COMMUNITY. short sale, no repairs no termite. HOA and taxes are current, BANK APPROVED FIRST BUYERS AND THEY FOUND ANOTHER HOME. Final commission subject to lender reductions 50/50. This is a short sale through a third party document processing and expediting service. Commission reflects listing agency paying negotiation costs at closing. Email David for an explanation. MLS will be kept current. Wet signatures, POF, approval, no contingencies, no repairs of any kind;as is, Min. $15,000 dep Sellers choice; Heritage Escrow , 
Price Excl all TV's, ceiling fans family room, bedrooms and den
Click to expand...

Sorry, the first one- they don't say it's a short sale, but they have jacked up the price.
 
Crispy3 said:
USCTrojanCPA said:
Based upon your budget and what you are looking for either Northwood Pointe, Northpark, and Tustin Ranch might be a good fit for you.  As you mentioned, we are at an extremely low level of inventory now so there isn't going to be much out there and the nice stuff that does come out that's priced fairly reasonably will get multiple offers on it.  Patience would be my best advice because there are a lot of frustrated buyers out there with some willing to bid up to buy a home sooner rather than later.
Click to expand...

I guess I just need to be patient. I'll do some research on Northpark and Tustin Ranch in the mean time. Was under the impression that the schools for North Park and Tustin wasn't comparable to the good schools in Irvine, so never looked at them seriously. Do you guys agree that NWII would eventually be re-zoned along with old Northwood?

Wish I had a chance to look at thishttp://www.redfin.com/CA/Tustin/2990-Sleeper-Ave-92782/home/4764647love the vaulted ceilings...
Click to expand...
As you start moving North past Irvine Blvd and Portola, the homes get newer (late 90s and early 2000s build).  I dig the vaulted ceilings are you enter the home.  The Tustin Ranch homes that are north of Portola are zoned to some of the best schools in Southern California and on par with any Irvine school.
 
Cubic Zirconia said:
flipper said:
Cubic Zirconia said:
flipper said:
Cubic Zirconia said:
A little older, but have you seen these also? :http://www.redfin.com/CA/Irvine/78-Dovecrest-92620/home/4789108http://www.redfin.com/CA/Irvine/21-Laurelwood-92620/home/4790272

Tustin Fields: look it up in the previous threads. There might be some history to it.
No on Tustin Ranch?
Click to expand...

Both are short sales. It takes at least 3-4 months to negotiate with the banks and sometime the buyers will walk away. From the listings description, they are in the final stage of the negotiation. You should try to put an offer in. But there may be other undertable dealings that you should be OK with to get the deals done. For example, you may be required to pay $10k negotiator's fee or pay $10k to buy sellers furniture, etc.
Click to expand...

Oh, the second one is a short sale too? The price has gone up from $875k to $925k- that's an indication of short sale?
Yes, it does take time to buy short sales, and till the end you won't know if you got the property or not!
Click to expand...

The description says SHORT SALE APPROVED. CALL LISTING AGENT OR READ REMARKS.

Priv Rmks SHOWING THURSDAY JUNE 7TH STRICTLY 'BY APPOINTMENT', GATED COMMUNITY. short sale, no repairs no termite. HOA and taxes are current, BANK APPROVED FIRST BUYERS AND THEY FOUND ANOTHER HOME. Final commission subject to lender reductions 50/50. This is a short sale through a third party document processing and expediting service. Commission reflects listing agency paying negotiation costs at closing. Email David for an explanation. MLS will be kept current. Wet signatures, POF, approval, no contingencies, no repairs of any kind;as is, Min. $15,000 dep Sellers choice; Heritage Escrow , 
Price Excl all TV's, ceiling fans family room, bedrooms and den
Click to expand...

Sorry, the first one- they don't say it's a short sale, but they have jacked up the price.
Click to expand...

Here:    Exclusions: Above-ground spa
    Special Conditions: Short Pay Subject to Lender
    Listing Terms: Cash
    Listing Terms: Cash To New Loan

Short pay subject to lender means Short Sale?
 
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