Orchard Hills - Strada by Irvine Pacific

[irvinehomeowner]

@timandjess:

So are Strada's ceilings really taller than Laurel's?

 

[lnc]

We had visited a lot of homes (new or resale), and other than Sagewood at PP, there is nothing else in our price range that we find appealing.  And having visited Laurel and Strada back to back on numerous occasions, Strada simply feels less cramped.

We also just learned that Strada will landscape the front yard at their cost, a pleasant surprise.

I think all of Irvine Pacific's SFR homes (Mendocino, Mulberry, Laurel, and Strada) all have the front landscape included. 

I like Strada too and especially the plan 3.  Just wish Strada have more lot like the Laurel's where there is no neighbor behind you. 

 

[timandjess]

We had visited a lot of homes (new or resale), and other than Sagewood at PP, there is nothing else in our price range that we find appealing.  And having visited Laurel and Strada back to back on numerous occasions, Strada simply feels less cramped.

We also just learned that Strada will landscape the front yard at their cost, a pleasant surprise.

I think all of Irvine Pacific's SFR homes (Mendocino, Mulberry, Laurel, and Strada) all have the front landscape included. 

I like Strada too and especially the plan 3.  Just wish Strada have more lot like the Laurel's where there is no neighbor behind you.

There are quite a few lots on the IUSD side that's relatively big.  And phase 6 coming up is a single loaded street (the only one in the development I believe).  It also should have some peekaboo view in the front. But you are right, not many has no one in the back.

Ceiling was one thing we didn't particularly pay attention to.  But it does feel taller.

 

[notTHEoc]

@timandjess:

So are Strada's ceilings really taller than Laurel's?

Strada is 9 ft on both floors iirc.

 

[8porkchop]

The bottom ceiling is 10 ft and the top 9. I got in on 2nd phase and my wife is just falling in love with the community. Hey, timandjess, be careful with OnQ, they can be a bit shady in their practices. Otherwise I'll see you around the neighborhood..

 

[timandjess]

The bottom ceiling is 10 ft and the top 9. I got in on 2nd phase and my wife is just falling in love with the community. Hey, timandjess, be careful with OnQ, they can be a bit shady in their practices. Otherwise I'll see you around the neighborhood..

Thanks for the heads up.  Mind sharing what you've experienced with OnQ?

When is your move in time frame?

 

[8porkchop]

I move in sometime in January/February. Now my experience with OnQ has been confirmed with other Ipac buyers. If your purchasing your home in full then you will obviously have no problem. To make a long story short make sure your numbers and OnQ numbers are on the same page. Their expectations change later in the loan process. Be vigilant or go through another party.

 

[timandjess]

I move in sometime in January/February. Now my experience with OnQ has been confirmed with other Ipac buyers. If your purchasing your home in full then you will obviously have no problem. To make a long story short make sure your numbers and OnQ numbers are on the same page. Their expectations change later in the loan process. Be vigilant or go through another party.

Sorry to dig deeper.  Do you mean number in terms or rates or loan amount?

I called the design center today and it raised a giant red flag for me.  Basically between OnQ and the Design Center, no one is willing to give a straight answer and all responds in a very patronizing way of "don't worry, it will be ok". 

I really only want to find out how much it would be to upgrade the flooring, and the Design Center flat out refuses to provide any information.  They keep telling me I have to go through the first few steps with the designers and such before they would even begin disclosing cost, and the flooring would be the very last thing we can talk about.

While from the OnQ side, they've basically promised the world on loan approvals, which scares me.

So I would love to hear your experience more in detail.  If you feel more comfortable PMing me or email that would work as well.

Thank you in advance.

 

[lnc]

Regard to OnQ, here's another thread about them.http://www.talkirvine.com/index.php/topic,11235.msg219034.html#msg219034
It would be a good idea to find an outside lender just for 1. Price comparison.  2. As a back up plan in case OnQ doesn't deliver.  3.  Better service/better loan applying experience.

If you need to find a outside lender, the site sponsor Soylent Green on the top right corner, is a good start. 

Regarding to flooring and design center, those design center staff are like robot sometimes.  They have to do everything by steps and very inflexible.  I also hated that thy don't label the price of material outfront for better comparison.

You should get an quote from outside floor contractor to get an idea on prices.  For IP Design Center, they are at least 30% more expensive than outside contractor. 

Here's link to an old post of mine (at bottom of the page) on IP design center tips that you new IP home buyers might find helpful.http://www.talkirvine.com/index.php/topic,3948.120.html

 

[test]

6' rear yards coming soon to a Strada near you!

 

[Bubba]

First time poster here, but have been lurking for some time.

Congratulations to those of you who got in on the early phases!  I am curious for those Phases 1 and 2 home buyers, when did you register to get on the list?   

We really like the OH surroundings and Strada (we are on the list), but are a bit overwhelmed by the price tag and Mello Roos.  We have never purchased a new construction before, so we are unsure of the expenses that will pop up.  We prefer Residence 2; just wish the loft is a little bigger, may be a little tight for a home gym. 

Was TUSD a concern for any of you, does it even matter?  Reason I ask is because I currently live in Tustin Ranch and feel like TUSD is not looked upon as favorably as IUSD, even thought Beckman actually has higher scores than Northwood (yes, the FCBs only know Irvine).

Looking at the map in the sales office, there are still a few homes from Phases 3 and 4 left.  I was told they're including the California room as an incentive.     

 

[qwerty]

If you are overwhelmed by the price and mello roos you will be further whelmed by the design center and land/hardscaping costs. Have you considered renting in Santa Ana?

 

[gasman]

Incentives have begun!!!!

 

[8porkchop]

So what are the incentives? I know that they included California and conservatory rooms. Anything else?

 

[timandjess]

First time poster here, but have been lurking for some time.

Congratulations to those of you who got in on the early phases!  I am curious for those Phases 1 and 2 home buyers, when did you register to get on the list?   

We really like the OH surroundings and Strada (we are on the list), but are a bit overwhelmed by the price tag and Mello Roos.  We have never purchased a new construction before, so we are unsure of the expenses that will pop up.  We prefer Residence 2; just wish the loft is a little bigger, may be a little tight for a home gym. 

Was TUSD a concern for any of you, does it even matter?  Reason I ask is because I currently live in Tustin Ranch and feel like TUSD is not looked upon as favorably as IUSD, even thought Beckman actually has higher scores than Northwood (yes, the FCBs only know Irvine).

Looking at the map in the sales office, there are still a few homes from Phases 3 and 4 left.  I was told they're including the California room as an incentive.   

I don't think the list matters much right now.  I believe they have a huge lis, but 90% of those are either not actual potential buyers, FCB that no longer can bring out cash that quickly, or are waiting for the Irvine school phases (10 and up I was told). 

So if you go in there, show your true interest and capability, I think you will get a house.

In terms of lot, there are quite a few with more typical irvine sized lots and not the alley ways like in the model homes.  Just ask for the lot drawing and it will show you exact sq footage yard you will be getting. 

Talking about school district, from a personal standpoint it's not a big deal.  I'm actually moving from a Northwood High district to the TUSD.  Mainly because my kids are young and would want to have the convenience of going to Orchard hills School.  From an investment standpoint there is very minor concern, I don't think its value is lower, but IUSD will obviously sell faster then TUSD at this point.

However with all the kids from the "rich" side of OH going to Beckman, as well as the potential of some Tustin/Santa Ana kids going to the new Tustin High School, who knows how Beckman and Northridge will compare 10+ years from now when my kids go to high school.

A quick note, OH School does not service K-8 yet like it's supposed to.  It's currently 5-8 I believe.  But I'm hoping with these new developments, it will change to K-8 soon.

For the Phase 3-4 remains, they are left overs because they have the same type of lot/non-existence backyard as the model.  And just as we did, why go for non cul-de-sac ones when you can chose otherwise?  Phase 5 are all in the CDS of Cherokee (they had it mispelled as Charokee).  Phase 6 is a single loaded CDS with some view.  Phase 7, 8, 9 are all superior locations and/or CDS as well.  Phase 10+ is Irvine Schools.

Finally I'm not too sure about the "incentives" you speak of.  I think it's just their marketing calling it incentives.  If my memory serves me right, lot 54 used to be around $1.03-ish when it was released.  Now they bumped it up to around $1.05 and said the "Conservatory is included!"

 

[ps99472]

Orchard Hills Village school will back fill the grades no?  Meaning 4th grade next, then 3rd, 2nd, 1st, and kinder last.  So that's in what like 5 years for a full k-8?  Work out great if you have a newborn, but not if your child is needing kinder now.  That means you'll be at crowded Hicks Canyon for a few years. 

One of the reasons OH village dropped off our radar.  Unless someone has up to date info from TUSD regarding school enrollment.

 

[Paris167]

So what are the incentives? I know that they included California and conservatory rooms. Anything else?

They call it incentives but just tag the cost if it to the final sales price  ;D

 

[timandjess]

Orchard Hills Village school will back fill the grades no?  Meaning 4th grade next, then 3rd, 2nd, 1st, and kinder last.  So that's in what like 5 years for a full k-8?  Work out great if you have a newborn, but not if your child is needing kinder now.  That means you'll be at crowded Hicks Canyon for a few years. 

One of the reasons OH village dropped off our radar.  Unless someone has up to date info from TUSD regarding school enrollment.

Is that how they will work it? 
Hopefully they would expedite the process more.
Good thing we got 1&2 yr olds.

 

[irvinehomeowner]

I think the "backfill" is faster than that.

Staffing and population determine how fast the district will ramp up a new school.

I think it's funny when they district a school that is farther away to a 'hood. Isn't NWH much closer than Beckman?

 

[test]

Orchard Hills Village school will back fill the grades no?  Meaning 4th grade next, then 3rd, 2nd, 1st, and kinder last.  So that's in what like 5 years for a full k-8?  Work out great if you have a newborn, but not if your child is needing kinder now.  That means you'll be at crowded Hicks Canyon for a few years. 

One of the reasons OH village dropped off our radar.  Unless someone has up to date info from TUSD regarding school enrollment.

TUSD is great at cramming kids into old schools and not opening new ones.  Beckman is already over capacity.  Good luck to future OH students/parents.