Orchard Hills - Strada by Irvine Pacific

NEW -> Contingent Buyer Assistance Program
This Quarter Horse Plan 2 rental couldn't possibly have $200K in upgrades. Maybe if the buyer did that flooring through the builder and that backyard cost $50K+, they got to $100K in upgrades. Nice puffery though. Reading most MLS property descriptions is painful, but this one is particularly brutal. There are no hurdles to becoming a real estate broker!
 
With the first rental (Plan 2, end of cul-de-sac), I'm seeing hardwood flooring downstairs (laminate upstairs?), glass-fronted cabinets, window treatments (motorized?), wainscoting, fully landscaped garden etc., all which doesn't come cheap.  I'm guessing if 200k was spent in upgrades, then it probably also went on items like electrical, water filtration, a/c upgrades, etc.  All that soon adds up.  It doesn't seem like the owners planned to rent out which is unfortunate.  They may find it hard getting a tenant paying $5500 when Zestimate is coming up over $600 less. 

The last rental listed (Plan 3, end of cul-de-sac) was listed a while ago.  Interesting that it hasn't been tenanted yet. 
 
ChasingRainbows said:
For TI folks living at Strada or other OH hoods, how long does it take during rush hour to get from OH to south Irvine / 405 on surface roads? Thanks.
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From OH to UCI, which is a straight down from Culver, takes close to 25 minutes. Time being around 5pm. I think the Culver is the busiest street.
 
ChasingRainbows said:
For TI folks living at Strada or other OH hoods, how long does it take during rush hour to get from OH to south Irvine / 405 on surface roads? Thanks.
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Morning commute to 405 is about 15 minutes.  I would believe 20 during the afternoon.

But if in a rush, take 261-> Jamboree.  I can get to SNA in less than 20 min.
 
I was at the Strada sales office this weekend and it was packed! Despite the heat, there were many people visiting Strada. A lot of people were interested in the Residence 3 and 3X. Judy had mentioned that Terraza sales weren't doing too well unfortunately but stated that Strada was the top selling community in all of Irvine currently. Excited to see the community when it's completely complete!  8)
 
OC_medicine said:
I was at the Strada sales office this weekend and it was packed! Despite the heat, there were many people visiting Strada. A lot of people were interested in the Residence 3 and 3X. Judy had mentioned that Terraza sales weren't doing too well unfortunately but stated that Strada was the top selling community in all of Irvine currently. Excited to see the community when it's completely complete!  8)
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Maybe some house shoppers were finally able to see the Beacon Park comps this weekend, and after choking on the prices and DOUBLE mello roos, fled to the alternatives in Orchard Hills and Stonegate?
 
Perspective said:
OC_medicine said:
I was at the Strada sales office this weekend and it was packed! Despite the heat, there were many people visiting Strada. A lot of people were interested in the Residence 3 and 3X. Judy had mentioned that Terraza sales weren't doing too well unfortunately but stated that Strada was the top selling community in all of Irvine currently. Excited to see the community when it's completely complete!  8)
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Maybe some house shoppers were finally able to see the Beacon Park comps this weekend, and after choking on the prices and DOUBLE mello roos, fled to the alternatives in Orchard Hills and Stonegate?
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Don't think, that's what happened.

 
eyephone said:
Perspective said:
OC_medicine said:
I was at the Strada sales office this weekend and it was packed! Despite the heat, there were many people visiting Strada. A lot of people were interested in the Residence 3 and 3X. Judy had mentioned that Terraza sales weren't doing too well unfortunately but stated that Strada was the top selling community in all of Irvine currently. Excited to see the community when it's completely complete!  8)
Click to expand...

Maybe some house shoppers were finally able to see the Beacon Park comps this weekend, and after choking on the prices and DOUBLE mello roos, fled to the alternatives in Orchard Hills and Stonegate?
Click to expand...

Don't think, that's what happened.
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I sold my place and have been waiting on the side line for BP and thats exactly how I felt. The prices, the mello, and someone recently posted a map of additonal condos and low income housing going up right next to BP. And with the uncertainty of the cemetery, I'll probably pull the trigger on either Strada or Capella. For $1M+ I can have orchards and maybe orchards and guard gate.
 
Let?s compare two similarly sized and priced homes ? Plan 3 Strada (2,693 sq ft) and Plan 2 Oakmont (2,783 sq ft). Both start roughly around $1,180,000. Let?s say the final price after similar upgrades is $1,225,000.

Strada Orchard Hills (Irvine Unified School District):
$12,985 = 1.06% base rate
$2,650 AD Tax
$1,700 CFD Tax
$17,335 Total Tax

Oakmont Beacon Park:
13,475 = 1.1% base rate
$8,280 = midpoint of $7,532 ? $9,027 CFD Tax subject to increase 2% annually
$21,755 Total Tax

That?s a $4,420 annual difference in tax ($368 monthly). This is the equivalent of a $77K higher price on the Oakmont house (on a 30-year 4% loan). You could buy the 2,524 sq ft Oakmont Plan 1 starting at $1,126,640 and still pay more than a Strada Plan 3 because of the higher taxes.
 
I want to ask on this Board, how everyone is tackling the Ants problem? Seems like a huge problem I see ants everywhere!  Trying  to find a Ant Exterminating service, but inside the house I'm not sure how to deal with Ants Raid seems like temporary solution!. We lived in Quail Hill, there we had Bees ! It is always something!
 
ariesinapril said:
I want to ask on this Board, how everyone is tackling the Ants problem? Seems like a huge problem I see ants everywhere!  Trying  to find a Ant Exterminating service, but inside the house I'm not sure how to deal with Ants Raid seems like temporary solution!. We lived in Quail Hill, there we had Bees ! It is always something!
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We had an exterminator that put some pretty lethal bait around the inside of our home.  The ants attacked it in force, but by the evening they were all gone.  Not a trace.  And we haven't seen them inside since.  Lots out on the perimeters though.
 
Has anybody had or have an issue with brown widow spiders. I've killed at least 8 inside and outside my garage. Also, I have seen a few dead mice and live ones as well. So close those garages.
 
ariesinapril said:
I want to ask on this Board, how everyone is tackling the Ants problem? Seems like a huge problem I see ants everywhere!  Trying  to find a Ant Exterminating service, but inside the house I'm not sure how to deal with Ants Raid seems like temporary solution!. We lived in Quail Hill, there we had Bees ! It is always something!
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aries I recommend this stuff:http://www.talkirvine.com/index.php/topic,13491.0.html
 
One thing about moving into a new home; and the neighborhood is still under construction is, too much construction noise starting right at 7 AM! I live in TUSD side of Stagecoach; and all homes around me are already built and people are living! (except for some FCBs homes are not occupied, looking at the weeds in their front yard!)

I feel sorry for the people in IUSD side of stagecoach with Copper mine is just their backyard! The Construction activities start right at 6.45 AM. I took a take day off other day just to get some sleep; and I'll not do that again till the whole neighborhood is completely built!
 
We submitted the landscape plan to HOA last week.  We just received a letter yesterday from HOA; informing that its takes up to 45 days to get approval  from  the architectural committee -- due to many submissions!
Anybody on this board got the HOA approval recently; and what is your experience? Thanks
 
ariesinapril said:
We submitted the landscape plan to HOA last week.  We just received a letter yesterday from HOA; informing that its takes up to 45 days to get approval  from  the architectural committee -- due to many submissions!
Anybody on this board got the HOA approval recently; and what is your experience? Thanks
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They always say that but it never takes that long.  No hurry anyway, you can start and submit (years) later - just ask qwerty.  ;)
 
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