Orchard Hills Homes

NEW -> Contingent Buyer Assistance Program
Looks like the entire Strada development only has a single entry.  Maybe GH should ask them what happens if there's an accident, everyone will be trapped.
 
akirvine79 said:
By looking at those pictures, are those 5 IPac homes all motor court homes?  Even 2,680 sqft Strada too?  I hope they're not.  :(
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By looking at the Strada's lot map, Strada have a lot of cul-de-sac,like the Laurel at CV,  and I think it will be SFR with small lot (47x72, approx  3342 sqft)
 
I do think TIC cares about PP and the Great Park.

Any competing product will put pressure on any other tract. I think that's why CV was rolled out so fast, it almost came out of nowhere and was built before OH opened, and before Stonegate and Portola Springs was finished.

We'll see where the prices end up but it's so crazy to think that a few years ago was actually the "bottom" in Irvine. On average for newer SFRs above 2500sft, I don't think we saw that 40% drop... and now they seem to be above bubble pricing.
 
Since I was only guessing on the prices of The Residences, it was that part of OH that I think compares to PP.

The Groves is a different story.
 
notTHEoc said:
Tic has to pay attention to 5P.
But this is a duopoly and both know they both lose if they get price aggressive or release faster than market can absorb. Tic prob has more to lose by getting aggressive. They know the city is going to be built out in 10-15 years. It doesn't make sense for them to rush anything and sacrifice $$ when you're family owned with a very very long term horizon. They already sat on OH for 8 yrs. Now that you mention it though, it is strange they rolled out CV before SG was further along so of course in practice things could be run differently.
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TIC had no choice on the timing of CV. PP was coming online and they wanted to beat them to market.
 
bones said:
irvinehomeowner said:
Since I was only guessing on the prices of The Residences, it was that part of OH that I think compares to PP.

The Groves is a different story.
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I still think we disagree but it's cool.
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I actually think we are in agreement.... but... let me ask you this.

Weren't you curious about OH when you heard they were opening up?

If Strada is $1-$1.3m and the floorplans were decent, wouldn't you compare them to Sagewood/Rosemist/Hawthorn?

I do think buyers will be making that same comparison between The Residences and the other projects in Irvine and that should have some influence on TIC.

As a buyer myself, I compare PP to Stonegate, Portola Springs, Cypress Village and Laguna Altura... a variety of differences in location, floorplans and execution... but I look at what I get for the price I can afford.

So TIC has to use the same logic, if they price Strada at $1.2m, how will it compare to surrounding product, not just their own but also PP's. Will the tradesoffs be enough? Higher elevation for less square footage? Cachet of "luxury" hood vs. better floorplans?
 
OpenSky said:
Jeez have I been wrong before... But honestly, this thing feels like it could backfire, specifically on The Groves side of the village. Large homes with nicer views can be had in places like Laguna Niguel for much, much less.

The lots are small, the common area is weak and the competition for new is fierce.

Lets see how this does after the first few phases. If prices back off, look out below.
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OH will sell well.  It's a much better location than PP, PS, and CV.  Yes, you can buy bigger for cheaper in other cities but some people only want Irvine.  OH will have the same demand or greater than LR, and it'll be way more per sq foot.  We will sit back in awe at the prices ppl are willing to pay.
 
OH so far are a little letdown.  The Groves's price are out of reach for me and the Residences side are full of IP's small lot homes.

But there are more to come for OH.  Some one post these maps in the past.  So far only the southern portion of district 1 (The Groves)  and district 2 (The Residences) are been built.  The northern portion of district 1, district 3, and district 4 will come in the future and their location are pretty attractive too.  Will just wait and see what will be built there.




 
OCgasman said:
OpenSky said:
Jeez have I been wrong before... But honestly, this thing feels like it could backfire, specifically on The Groves side of the village. Large homes with nicer views can be had in places like Laguna Niguel for much, much less.

The lots are small, the common area is weak and the competition for new is fierce.

Lets see how this does after the first few phases. If prices back off, look out below.
Click to expand...
OH will sell well.  It's a much better location than PP, PS, and CV.  Yes, you can buy bigger for cheaper in other cities but some people only want Irvine.  OH will have the same demand or greater than LR, and it'll be way more per sq foot.  We will sit back in awe at the prices ppl are willing to pay.
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I agree with OCgasman. OH will be a success. There's still a pent-up demand for high-end housing, and I don't anticipate any problems selling the high-end homes. It's actually the IP (smaller homes) that might have trouble, since there's so much of a similar product in PS, SG, PP, CV. That'll be a question of if someone is willing to pay more to have the OH address for a very similar product. But, if you want brand new construction in the 5000+ square foot range, OH is basically the only game in central OC.
 
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