Orchard Hills - Strada by Irvine Pacific

NEW -> Contingent Buyer Assistance Program
irvinehomeowner said:
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?
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Yes it's annoying because if my kid was in high school they could literally walk across the street to north wood but instead needs to now drive to Beckman.

Good thing mine are still toddlers, hope in a decade there will be revamped school zoning that makes more sense.
 
So I finally toured these today (yes ps9... they were open).

Typical IP/Maricopa/Mendocino/Laurel layout... which means 4th br in the front, great room/kitchen in the back.

Plan 1 was small, the dining area is more of a nook than a place you can put a real dining table. Plan 2 and 3 were much better because they had a bigger dining area and a loft.

I like the Plan 2 downstairs better than the Plan 3 because of the walk-in pantry but the Plan 3 has 1.5ba downstairs.  Plan 3 upstairs is better.

The secondary bedrooms are good size but the master bedroom is tiny for a master (seems the same size as the secondary bedrooms) and the single master closet is small too.

I think it's 10 or 11 foot ceilings on the first floor and 9 foot on the second... I need to go back to Laurel to compare.

Starts at $998k... can't believe how expensive these are for such small homes and lots... I think I can touch the back wall from the back of the house.
 
Paris167 said:
Do you know what the HOA is for these outside OH gates?
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$196

The info was buried somewhere in the last 15 pages of this thread and I had re-read all of it just to find it for you. ;)
 
Phase 6 units all went up a little over $20k.  Single loaded street + possible view commands a high premium!

3 of 6 units were gone when we looked.  3 more phases until Irvine Unified so it will be interesting to see how the remaining TUSD phases sell.

There only have a few homes in "bad" location that has not sold.  They claim they are giving incentives, but for those not in the know, please understand they are "giving" you conservatory and upgraded flooring, but they are also charging you for them!  The price tag of lot 54 has gone from the $1.03m to $1.05M, to $1,056,000 now!  They are just building along, adding on the options they think people like, and adding those options into the bottom line.  You are NOT getting these items for free.
 
Just stopped by today. All of phase 6 is marked as sold. My wife and would love to be in on phase 6 but we were worried about the price. We paid a premium for a larger lot and still phase 6 was $28,000 more than what we bought. Was it worth it? I thought that street was fantastic.
 
$1.070 for plan 2...do you know if it's has a large yard? Wonder how much of it is truly appreciation versus lot/exterior facade premium.

I believe phase 9 will have homes in both TUSD and IUSD, will be interesting to see the price parity of the same plan on different sides of the street.
 
Phase 7 is being released this weekend.  There are two huge lots in phase 7 (65 & 66).  Expect high premiums.
There are still 8 units remained from previous phases (not phase 6, all sold out).

 

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Curious why TIC laid out OH non-gated side the way they did.  I would think they would place the higher priced products like Strada and Terrazza at the more "premium" locations.  To me, Strada should be where Corte Bella is.  Terrazza should be swapped with the townhomes/flats.  Don't most communities keep the townhomes and apartments closer to the major streets...Culver and Portola in this case?
 
School district lines are drawn independently of the communities, and well before these communities are even on the drawing board...I'm sure they factored in the district lines, but they are going to design the community layouts in a way that it makes sense for construction, grading, and visual appeal.
 
To me it seems easy to redraw a district line around a tract/neighborhood... esp before people are even moved in.

They are doing it for the new High School on hoods that are years old (and as you can see, all the LagAlt residents were able to erase their lines).

I think it's idiotic that Strada is split between IUSD and TUSD.
 
Agreed on all points IHO.

There was another thread that mentioned it takes State approval to get a school district redrawn.  I don't know the level of merit to that statement, but if it's true, it would not be easy to redraw.  I'm sure there are tons of trickle down financials involved, and nobody in the city hall offices that can make heads or tails of it all. :)
 
65 and 66 look like ok sized lots with weird shapes and 3-4 backyard neighbors peering into your private Oasis.
 
aquabliss said:
65 and 66 look like ok sized lots with weird shapes and 3-4 backyard neighbors peering into your private Oasis.
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And no curb space.  We have some homes in similar layouts nearby, and visitors' cars parked on the corner curbs wreak havoc.
 
Heard they're releasing phase 8 in a week.  One of the big lots in phase 7 sold.  Curious how much pent up demand is there once they cross over to IUSD (phase 9).

Phase 1 exteriors look pretty much complete.
 
Finally toured the long-waited IUSD phase of Strada. Seems the price is not mock up a lot, it's more like phase to phase diff as IP always plays. I did see decent number of viewers over the weekend considering the holidays off peak. But to my surprise, all the new releases are not all gone for two days. I thought most buyers are waiting for the IUSD phases that's aldo why the later TUSD releases were slow. From the conversation with the head sales, it seems like if I can decide to buy then i will get one immediately. What about the thick book of waiting lists? That makes worry. So is this another sign of irvine housing slowing down? Shall I wait as everyone else? Thx for sharing.
 
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