Orchard Hills - Capella by Taylor Morrison

NEW -> Contingent Buyer Assistance Program
Not surprised. They were chasing us down in July, grandkid in tow even though we told them we were there cuz the kiddo is in town and loves going up and down stairs (how many times can we go up and down mine?) and weren't interested in buying, trying to tell us they probably have something we would be interested in. Even when I specifically said we only would buy something with a master, one extra bedroom AND laundry room downstairs (which they do not have), they tried to get us to come back to the sales office to look over the floor plans.
 
I know that phase 1 and 2 sold pretty well when they were in the low $1.3m
Now that it is closer to $1.4m, no one wants them.
 
The 2 listed on MLS are the only 2 they need to move in phase 4 (there are 2 more that are from phase 3) but they are already planning to open up phase 5. I still think they have some buyers especially ones waiting for view lots starting at phase 6.

If they were not selling at all I don't think they'd keep opening up new phases right?  Isn't that the whole point of this new construction phase selling aspect - so that when the market slows they can easily pull back and hold off on building more until the market improves?
 
Plan 2 lot 68 is from Phase 2, not Phase 3.

I think what is happening is that as you approach the $1.4M range, you start opening up the La Vita plan 2, which are closer to high $1.4M or the Messina Plan 1 closer to $1.5M
Why would anyone want these tiny Capella lots near the toll road when you can get bigger homes with bigger lots?  I noticed Saviero has a few sitting on MLS as well.  Not sure what Taylor Morrison is doing.

They should have started Capella in the $1.2M to be competitive.  I don't know, those are just my thoughts.

Recall Quinterra wasn't selling well, they dropped the price to $999k on one or two homes.  That was lower than the homes in Phase 1.  Now that got the ball rolling, they are selling slightly higher.  Would be funny if that happened here, with the future interior lots.
 
lovingit said:
Plan 2 lot 68 is from Phase 2, not Phase 3.

I think what is happening is that as you approach the $1.4M range, you start opening up the La Vita plan 2, which are closer to high $1.4M or the Messina Plan 1 closer to $1.5M
Why would anyone want these tiny Capella lots near the toll road when you can get bigger homes with bigger lots?  I noticed Saviero has a few sitting on MLS as well.  Not sure what Taylor Morrison is doing.

They should have started Capella in the $1.2M to be competitive.  I don't know, those are just my thoughts.

Recall Quinterra wasn't selling well, they dropped the price to $999k on one or two homes.  That was lower than the homes in Phase 1.  Now that got the ball rolling, they are selling slightly higher.  Would be funny if that happened here, with the future interior lots.
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You're right about price convergence, but Capella is still a few hundred thousand less that La Vita.
If you were willing to pay that for a bigger yard, you'd still have to deal with the whole motor court/communal living issue.
Much of La Vita is closer to the toll roads than Capella.

With Messina, people love/hate the designs.
But the question boils down to how much you're willing to pay for a bigger yard.

I ran a poll here and people who responded were evenly split on whether they'd take the bigger yard for that few hundred thousand.

I think what we're seeing is a general real estate pull back.  I'm even seeing coveted PP homes pop up on the MLS now.    ;)
 
ob1 said:
Messina is KB, which a lot of people want to avoid.
But the question boils down to how much you're willing to pay for a bigger yard.

I ran a poll here and people who responded were evenly split on whether they'd take the bigger yard for that few hundred thousand.
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Messina is TRI pointe actually.  you're probably thinking of vicenza.  all these middling homes at the groves sort of run together, there's not much that distinguishes them other than la vita (motor court) and trevi.
 
dethman said:
ob1 said:
Messina is KB, which a lot of people want to avoid.
But the question boils down to how much you're willing to pay for a bigger yard.

I ran a poll here and people who responded were evenly split on whether they'd take the bigger yard for that few hundred thousand.
Click to expand...

Messina is TRI pointe actually.  you're probably thinking of vicenza.  all these middling homes at the groves sort of run together, there's not much that distinguishes them other than la vita (motor court) and trevi.

Thanks, that's what I get for posting before coffee!
Viscenza and Messina are very similar in mind, but I actually like Viscenza design more.
Click to expand...
 
If Capella is now starting at $1.4M the delta between Capella and La Vita plan 1 non-view is probably less than $100k.  That being said, La Vita plan 1 is the most generic of the 4 floor plans and plan 1 lots aren't that much bigger than Capella and you have to deal with the stupid motor court design.
 
OCgasman said:
If Capella is now starting at $1.4M the delta between Capella and La Vita plan 1 non-view is probably less than $100k.  That being said, La Vita plan 1 is the most generic of the 4 floor plans and plan 1 lots aren't that much bigger than Capella and you have to deal with the stupid motor court design.
Click to expand...

I'd take Capella even if the prices were equal, to avoid the motorcourts. 
But LaVita future phases get right up against 261 and there are no views.
If Brookfield drops prices to below Capella, it'll be interesting to watch what happens.
 
I'd go with La Vita as well at this price, people view the piazza/motorcourt negatively, but I don't believe it will be that bad.  It is HOA controlled, and a good place for kids to play.  The additional lot size is definitely worth it, not because we use the backyard that much, but as the all important privacy buffer between your lot and neighbors/public land. 
 
Yeah, the motorcourt is polarizing for sure.  I would take La Vita over Capella all day long if it wasn't for the motorcourt. 
 
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