Orchard Hills - Strada by Irvine Pacific

[irvinehomeowner]

Taking this line of thinking even further is it possible to do a bit of fraud with a seller.  Pay for a $1,000,000 house with $800,000, and give the seller $200,000 cash and pretend it's for furniture or some other item.  This will keep you property taxes assessed at a lower rate.

Check out some short sale transactions. I wouldn't have believed it until I heard about it myself, seller submitted buyer's offer to bank because of side deal to "buy" furniture.

And no, I did not report anyone, the buyer really wanted the house.

 

[AW]

I've seen transactions between the buyer and seller go below market because they know each other and agreed to the price.

It'll screw up comps, just like any short sales back in the days for those on the fringe needing high enough comps to do a refi or trying to sell

 

[zubs]

Those below market buys probably had some "furniture" buying as well.

 

[aquabliss]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

 

[eyephone]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

Yes, the place looks nice.

 

[Irvine or Bust]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

$637 a sqft?

 

[Irvine or Bust]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

 

[paydawg]

Not a fan of that kitchen backsplash at all.  And 3 big puffy couches definitely don't help the living room look less cramped. 

 

[paydawg]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

$637 a sqft?

That's a nice house.  The $637/sq ft can possibly make sense  based on that backyard.  They did a good job on this house.

 

[aquabliss]

Not a fan of that kitchen backsplash at all.  And 3 big puffy couches definitely don't help the living room look less cramped. 

You must be talking about Copper Mine.  Quarterhorse backsplash looks pretty nice.

 

[Perspective]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

Looks professionally designed and decorated. I like the small touches like every window being framed with molding. It's not ideal that the large yard is on the side, rather than directly outside all of the large windows in the back of the house.

That open sliding door feature was a ~$28K upgrade in the plan 3. We were interested, but it required you keep the standard trellis, and not upgrade to a CA room or conservatory.

The only decision error I see in designing this house is no covered outdoor area. There's plenty of room for a covered area on the side of the house, if only a pergola.

 

[Bubba]

Check out the side yard on this baby:https://www.redfin.com/CA/Irvine/60-Quarter-Horse-92602/home/109734609

Nicely done though, both inside and out.  The 6 huge olive trees in the back yard alone probably cost around $15k.

$637 a sqft?

That's a nice house.  The $637/sq ft can possibly make sense  based on that backyard.  They did a good job on this house.

This house is beautifully done, with a large (by Irvine standards) yard.  I think it's heads and shoulders nicer than the Plan 1 model home.  What did the model sell for?

I looked into Strada myself and if I remember correctly, the base price of this house was ~$1.1M.  Looks like they added close to $100K of upgrades with the design center (travertine downstairs, hardwood upstairs, 7" baseboard, upgraded appliances, upgraded cabinets, upgraded kitchen and bathrooms, folding doors, etc.).  The yard could easily cost $100K, it's well designed and not by your run of the mill landscapers you see around Irvine.  The olive trees could easily cost $30K.  Those Restoration Hardware fixtures aren't cheap and they went with roman shades, which are more expensive than shutters. 

Curious why they're moving.  I'd seriously consider this house if I were in the market, it's turn key.  Will be interested to find out who buys this place.  My guess is it won't be a young family (since there isn't a bathroom in every bedroom) and the living room is on the small side, maybe someone who is more established.

 

[Bubba]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

 

[Ready2Downsize]

Trees are not as expensive as you think. Depends on where you go. Don't go to HD, Lowes, Osh, etc. Go to DM Color Express in SJC. You will need your landscaper to go with you and stay with you the entire time. They will have an employee go with you and the landscaper to pick out which particular plants you want and their prices are amazingly LOW. I would be surprised if those olive trees were anywhere close to what you guys think they are. If you need it, they can wheel you around in a golf cart.
http://dmcolorexpress.net/

Don't bother going to the Orange location. It's really small and not worth your time...... and you need your landscaper to go there as well and he ain't going to be happy to waste his time going to two places.

This place has 48" box olive trees for $850:
http://wcnurseries.com/Specbox.html

 

[OC troll]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

I agree, the pictures don't show well. Living spaces look small. Do you know if they're still selling the models? I drove past the community and noticed the "models" signage is still up.

 

[Perspective]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

I agree, the pictures don't show well. Living spaces look small. Do you know if they're still selling the models? I drove past the community and noticed the "models" signage is still up.

Models sold quickly at crazy prices.

 

[Bubba]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

I agree, the pictures don't show well. Living spaces look small. Do you know if they're still selling the models? I drove past the community and noticed the "models" signage is still up.

Models sold quickly at crazy prices.

What did the Plan 1 model sell for?  For those that missed out on the model, I would argue 60 Quarter Horse is better than the model and completely turnkey. 

Are there other unsold Strada lots?

 

[Perspective]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

I agree, the pictures don't show well. Living spaces look small. Do you know if they're still selling the models? I drove past the community and noticed the "models" signage is still up.

Models sold quickly at crazy prices.

What did the Plan 1 model sell for?  For those that missed out on the model, I would argue 60 Quarter Horse is better than the model and completely turnkey. 

Are there other unsold Strada lots?

Model pricing:

$1,382,532 Plan 1
$1,510,341 Plan 2
$1,618,002 Plan 3

I'd heard a few weeks ago a couple lots were available - no plan 3s.

 

[OC troll]

Here is another plan 1 resale. The living room looks cramped. Been on the market for almost 2 months now.

https://www.redfin.com/CA/Irvine/71-Copper-Mine-92602/home/109741409

It's no surprise this house is just sitting there.  It doesn't show well online, why would anyone bother to see it in person.

I agree, the pictures don't show well. Living spaces look small. Do you know if they're still selling the models? I drove past the community and noticed the "models" signage is still up.

Models sold quickly at crazy prices.

What did the Plan 1 model sell for?  For those that missed out on the model, I would argue 60 Quarter Horse is better than the model and completely turnkey. 

Are there other unsold Strada lots?

I agree, the plan 1 model has no yard either. I feel like that plan 1 model will be a tough resale  :-\

 

[Perspective]

All of the models had the minimal setback/backyard, and taller block walls due to the elevation increase with the rear lots.