Orchard Hills - Strada by Irvine Pacific
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NEW -> Contingent Buyer Assistance Program
Wait, it was offered to you by IAC (design center)?
Yes
I guess we didn't look rich enough to receive that offer during our design process. :-\
My guess is my designer was trying to be employee of the month!! One way it is good --- you can definitely get better price outside, and also good --less property tax.
I have colleagues who bought in SG--Mendocino by IP and another colleague in CY-- Laurel model. We often have lunch time discussion on options that IP design center offers; we came to the conclusion that Options offered; and option prices are little random and different per village and within village!
Example . Full insulation in OH is around $3700 but same size house in SG it is only 2.2K. My garage epoxy is $1875 same thing at SG was 2K
Looks like there is some formula IP uses to get their % of profit per house --- again my guess
Also if you call the design center even now, they will be happy to give you that option if your house is still under construction!
Plantation shutters are great for bedroom windows because they completely block out the light. I would avoid using them for sliding doors or any bifold door system because they tend to look very bulky (curtains or any hunter douglas automatic shutters work well with these door systems). Plantation shutters on french doors look nice too, but they stick out a little more than their window counterparts. The "clear view" plantation shutters have a lot more of a cleaner look, and are more durable overall. The larger blade sizes usually let in more light when the shutters are open, which is nice.
I really think closet organizers are a must in all bedrooms that are being used on a daily basis, if not just the master closet. It takes away the need for a dresser or armoire inside the bedroom, leaving more space for whatever you would like (desks for your kids' rooms, a small seating area for your master bedroom, etc.)
I highly suggest adding these options after the close of escrow... the design center's options are ridiculously high in these categories. We ended up paying 3 times less for shutters compared to what the design center offered us, and payed 2 times less for the closet organizer systems.
There are some recommended vendors from this list.
For drapes, roman blinds etc, I have good experience with the Shade Store. You can browse their selections online but by visiting their showroom in SOCO Costa Mesa is very helpful. One advantage of having an actual showroom is that you can see the actual product, see the sample before order it online. Also the hardware for these blinds looks very sturdy and very high quality.
For plantation shutters you can read through all 20 pages of this shutter thread if you have the time. But here's just some of vendors that people have good experience with.
Pacific WinDecor
Golden West Shutters
Orange County Shutters
Bella Blinds
For closet, here's the close thread but here's some recommended vendors:
Cabinets Plushttp://www.cabinetsplus.net/(800)823-4316
California Closets
I've priced both of these guys, and Cabinets Plus will come in at about 30-50% lower than California Closets. Both companies will offer customized dimensions, accessories, doors, finished, etc. Both are laminate/veneer, which is pretty standard.
There's a company online called easyclosets.com that I've used in the past...you will have to install yourself. For the price, I would suggest going with Cabinets Plus, as it's only a few hundred more and includes install.
If you can, ask the design center/builder/superintendent if you can opt-out of the standard hardware. Some builders will allow you to do this, but they might take a deposit and hold in escrow in case you fall out (so they can add it back in later). I've tried to get a credit from the builder in the past, and failed miserably.
However, leaving out the standard hardware will eliminate the need to demo & patch up drywall. Just paint and go. 
Plan 1: $1,028,939
$1,044,702
Plan 2: $1,128,800
Plan 3: $1,169,300
timandjess
New member
I find it odd an upgrade to the driveway was not offered by the builder. That's an option I would've considered.
To date I have not seen anyone in the community that has upgraded their driveway.
Does anyone have an idea as to the cost associated with upgrading the driveway to the likes of paving stone? Obviously material and labor plays a factor. But does anyone have a general per sq ft cost of doing this upgrade?
To date I have not seen anyone in the community that has upgraded their driveway.
Does anyone have an idea as to the cost associated with upgrading the driveway to the likes of paving stone? Obviously material and labor plays a factor. But does anyone have a general per sq ft cost of doing this upgrade?
ariesinapril
New member
It was offered to me recently and I took the option. It is not only driveway but also entry. In my case plan 3E --it is side entry. cost is 11Ktimandjess said:
timandjess
New member
ariesinapril said:
Wait, it was offered to you by IAC (design center)?
ariesinapril
New member
timandjess said:
Yes
timandjess
New member
ariesinapril said:
I guess we didn't look rich enough to receive that offer during our design process. :-\
ariesinapril
New member
timandjess said:
My guess is my designer was trying to be employee of the month!! One way it is good --- you can definitely get better price outside, and also good --less property tax.
I have colleagues who bought in SG--Mendocino by IP and another colleague in CY-- Laurel model. We often have lunch time discussion on options that IP design center offers; we came to the conclusion that Options offered; and option prices are little random and different per village and within village!
Example . Full insulation in OH is around $3700 but same size house in SG it is only 2.2K. My garage epoxy is $1875 same thing at SG was 2K
Looks like there is some formula IP uses to get their % of profit per house --- again my guess
ariesinapril
New member
Yes, May be they started it since last month, because we selected that option at the every end of March 2015.Bazinga! said:That might be the case, but we just started the design center process and they told us that they were going to start offering the exterior upgrades going forward. Maybe they figured it was a good way to squeeze out a few more $$$ from us!
Also if you call the design center even now, they will be happy to give you that option if your house is still under construction!
ariesinapril
New member
Anybody on this board have recommendation for
1. window cover/ designer
2. Plantation shutters
3. Closets
Any advice? Thanks
1. window cover/ designer
2. Plantation shutters
3. Closets
Any advice? Thanks
ariesinapril said:
Plantation shutters are great for bedroom windows because they completely block out the light. I would avoid using them for sliding doors or any bifold door system because they tend to look very bulky (curtains or any hunter douglas automatic shutters work well with these door systems). Plantation shutters on french doors look nice too, but they stick out a little more than their window counterparts. The "clear view" plantation shutters have a lot more of a cleaner look, and are more durable overall. The larger blade sizes usually let in more light when the shutters are open, which is nice.
I really think closet organizers are a must in all bedrooms that are being used on a daily basis, if not just the master closet. It takes away the need for a dresser or armoire inside the bedroom, leaving more space for whatever you would like (desks for your kids' rooms, a small seating area for your master bedroom, etc.)
I highly suggest adding these options after the close of escrow... the design center's options are ridiculously high in these categories. We ended up paying 3 times less for shutters compared to what the design center offered us, and payed 2 times less for the closet organizer systems.
ariesinapril said:
There are some recommended vendors from this list.
For drapes, roman blinds etc, I have good experience with the Shade Store. You can browse their selections online but by visiting their showroom in SOCO Costa Mesa is very helpful. One advantage of having an actual showroom is that you can see the actual product, see the sample before order it online. Also the hardware for these blinds looks very sturdy and very high quality.
For plantation shutters you can read through all 20 pages of this shutter thread if you have the time. But here's just some of vendors that people have good experience with.
Pacific WinDecor
Golden West Shutters
Orange County Shutters
Bella Blinds
For closet, here's the close thread but here's some recommended vendors:
Cabinets Plushttp://www.cabinetsplus.net/(800)823-4316
California Closets
One more thing, the Golden West Shutters and California Closet were used in IP's model home in Stonegate and Cypress Village.
I believe if you get the shutter and closet organizer through the IP design center, you are getting it from these two company. In that case, might as well get these after the closing and get it directly from the Golden West and California Closet and cut off the middleman.
I believe if you get the shutter and closet organizer through the IP design center, you are getting it from these two company. In that case, might as well get these after the closing and get it directly from the Golden West and California Closet and cut off the middleman.
lnc said:
I've priced both of these guys, and Cabinets Plus will come in at about 30-50% lower than California Closets. Both companies will offer customized dimensions, accessories, doors, finished, etc. Both are laminate/veneer, which is pretty standard.
There's a company online called easyclosets.com that I've used in the past...you will have to install yourself. For the price, I would suggest going with Cabinets Plus, as it's only a few hundred more and includes install.
If you can, ask the design center/builder/superintendent if you can opt-out of the standard hardware. Some builders will allow you to do this, but they might take a deposit and hold in escrow in case you fall out (so they can add it back in later). I've tried to get a credit from the builder in the past, and failed miserably.
However, leaving out the standard hardware will eliminate the need to demo & patch up drywall. Just paint and go. malteselover
New member
I recently purchased a 3X. We are very excited.
Has anyone been able to receive any-kind of Builder Credit towards upgrades with the Design Center? Any comments would help. Thank you in advance.
Has anyone been able to receive any-kind of Builder Credit towards upgrades with the Design Center? Any comments would help. Thank you in advance.
ariesinapril
New member
they have not even offered yet builder credit for Plan 1 which are not sold and they are in TUSD boundarymalteselover said:
ariesinapril
New member
Anybody on this board visited Strada this weekend? If yes please post the price info here. Thanks
Perspective
Well-known member
ariesinapril said:
Plan 1: $1,028,939
$1,044,702
Plan 2: $1,128,800
Plan 3: $1,169,300