Portola Springs - San Carlos

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zovall_IHB

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<strong>Village:</strong> <a href="http://www.irvineranch.com/villages/portolasprings/" target="_blank">Portola Springs</a>


<strong>Tract:</strong> <a target="_blank" href="http://southerncalifornia.lyonhomes.com/homes/community.php/San_Carlos_at_Portola_Springs.html?c=270&utm_source=southerncalifornia.lyonhomes.com&utm_medium=flash&utm_campaign=onsite_interactivate_map">San Carlos</a> (152 attached townhomes and condominiums) in the City of Irvine


<strong>Builder:</strong> <a href="http://www.lyonhomes.com/" target="_blank">William Lyon Homes</a>


<strong>Schools:</strong> Irvine School District (<a href="http://www.iusd.org" target="_blank">IUSD</a>): Westwood Basics or Northwood Elementary, Sierra Vista Middle, Northwood High


<strong>Tax Rate:</strong> The anticipated ad valorem tax rate is approximately 1.04% (not inclusive of any CFDs or Assessment Districts, please see your sales agent for details- CFD-$388 per month).


<strong>HOA Dues:</strong> Master Association $150 at build-out; Sub Association $164 at build-out


<strong>


Plans:</strong>


Residence A1 - 1bd/1.5ba - 1040 sq. ft.


Residence A2 - 1bd/1.5ba - 1146 sq. ft.


Residence B - 2bd/2ba - 1166 sq. ft.


Residence C1 - 2bd/2ba - 1376 sq. ft.


Residence C2 - 2bd/2ba - 1617 sq. ft.


Residence D - 3bd/3ba - 1534 sq. ft.


Residence E - 3bd/3ba - 1534 sq. ft.


Residence F - 3bd/3ba - 1617 sq. ft.





<strong><u>PRICING</u>


</strong><strong>


</strong><strong>Phase 1 (Prices effective 12/4/2006)


</strong>Residence A1 - From $455,077


Residence A2 - From $471,045


Residence B - From $525,077


Residence C1 - From $598,282


Residence C2 - From $606,638


Residence D - From $610,240


Residence E - From $619,883


Residence F - From $614,650


<strong>


Phase ? (Prices effective 1/6/2007)


</strong> Residence A1 - From $418,990


Residence A2 - From $434,990


Residence B - From $494,990


Residence C1 - From $548,990


Residence C2 - From $561,990


Residence D - From $561,990


Residence E - From $570,990


Residence F - From $561,990





<strong>Phase ? (Pricing as of 3/31/2007)


</strong> Residence A1 - From $418,990


Residence A2 - From $434,990


Residence B - From $494,990


Residence C1 - Temporarily sold out


Residence C2 - From $565,990


Residence D - Temporarily sold out


Residence E - From $570,990


Residence F - Temporarily sold out





<strong>Phase 2 (Pricing as of 4//24/2007)


</strong> Residence A1 - From $389,990 (down $29K)


Residence A2 - From $404,990 (down 30K)


Residence B - From $464,990 (down 30K)


Residence C1 - From $509,990 (down 39K) Temporarily sold out


Residence C2 - From $529,990 (down 36K)


Residence D - From $524,990 (down 37K) Temporarily sold out


Residence E - From $544,990 (down 26K) Temporarily sold out


Residence F - From $524,990 (down 37K) Temporarily sold out





<strong>Phase ? (Pricing as of 6/14/2007)</strong>


Residence A1 - From $379,990


Residence A2 - From $404,990


Residence B - From $462,990


Residence C1 - From $519,990


Residence C2 - From $531,990


Residence D - From $532,990


Residence E - From $552,990


Residence F - From $532,990





<strong>Phase 2? (Prices we got (dated 6/5/07))</strong>


Residence A1 - Temporarily Sold Out


Residence A2 - Temporarily Sold Out


Residence B - From $457,990 -$5K


Residence C1 - From $522,990 +$3K


Residence C2 - Temporarily Sold Out


Residence D - From $538,990 +$6K


Residence E - From $559,990 +$7K


Residence F - From $537,990 +$5K





Another sheet indicates "the following Options and Upgrades are included in our homes in Phase 2:





Kitchen Aid Stainless Steel Appliances in Kitchen


Kohler Stainless Steel Double sink and Price Pfister pull out faucet in the kitchen


Beautiful Laguna Maple Java stained cabinets throughout the home


Prewired for surround sound


Recessed lights with dimmer switches throughout


Ceiling Fan Prewire in Living Room and Master Bedroom


Upgraded Ceramic Tile in Master Bathroom


You choose your countertops and flooring





Options Effective 10/10/2007 - subject to change<strong> </strong>




<strong>Prices as of 8/16/2008</strong>

A1 - $309,990

A2 - $324,990

B - $364,990

C1 - $452,990 (sold out)

C2 - $469,990 (sold out)

D - $447,990

E - $474,990 (sold out)

F - $444,990




<strong>Prices as of 9/21/2008</strong>

Plan A1 - Lot 42 - 37 Cienega - $339,990 unfurnished; $354,990 furnished

Plan A2 - Lot 41 - 39 Cienega - $349,990 unfurnished; $364,990 furnished - potenally sold

Plan BR - Lot 43 - 35 Cienega - $367,990 unfurnished not a model

Plan B - Lot 44 - 33 Cienega - $394,990 unfurnished; $409,990 furnished

Plan F - Lot 45 - 31 Cienega - $494,990 unfurnished; $519,990 furnished

Plan DR - Lot 46 - 29 Cienega - $457,990 unfurnished not a model

Plan D - Lot 47 - 27 Cienega - $487,990 unfurnished; $512,990 furnished - potentially sold

Plan E - Lot 48 - 25 Cienega - $524,990 unfurnished; $549,990 furnished - potentially sold

Plan C1 - Lot 49 - 23 Cienega - $499,990 unfurnished only

Plan C2 - Lot 50 - 107 Silverado - $499,990 unfurnished; $524,990 furnished

Plan D - Lot 35 - 51 Cienega - $447,990 unfurnished not a model




<strong>Prices as of 10/3/2008</strong>

All these prices are for the model homes move in December.

A1: $339,990 or $354,990 Furnished

A2: Sold

B: Sold

C1: $499,990 unfurnished

C2: $499,000 - $524,990 Furnished (In Escrow)

D: $458,000

E: $524,990 or $549990 Furnished

F: $494,990 or $519,990 Furnished (In Escrow)



The last phase move in April 2009

D: $460,000 Lot 33 55 Cienega

E: $487,000 Lot 34 53 Cienega
 
This tract is the same as Lombard Court in Woodbury. I remember the Lombard Court prices starting out lower than what these are at right now. Anyone have the pricing sheets for that?
 
<p>Comparing prices within this list on a per sq ft basis (my favorite comparison method), I wonder what accounts for the wide disparity:</p>

<p>Plans Sq ft Price Price/sq ft


Residence A1 1bd/1.5ba 1040 418,990 403


Residence A2 1bd/1.5ba 1146 434,990 380


Residence B 2bd/2ba 1166 494,990 425


Residence C1 2bd/2ba 1376 548,990 399


Residence C2 2bd/2ba 1617 561,990 348


Residence D 3bd/3ba 1534 561,990 366


Residence E 3bd/3ba 1534 570,990 372


Residence F 3bd/3ba 1617 561,990 348 </p>

<p>I can't imagine demand alone would account for the difference. If you go purely by "utility", plan F seems to be the cheapest by sq ft (assuming one could qualify for even the most expensive model listed.) Thoughts anyone?</p>
 
<p>I visited San Carlos in late December and this is the price sheet I got:</p>

<p><strong>Phase 1 (Prices effective 12/4/2006)


</strong>Residence A1 - From $455,077


Residence A2 - From $471,045


Residence B - From $525,077


Residence C1 - From $598,282


Residence C2 - From $606,638


Residence D - From $610,240


Residence E - From $619,883


Residence F - From $614,650</p>

<p>Before leaving, the sales agent told me they had 1 unit of Plans B, D, and F left in Phase 1 and the prices were lowered to the prices seen in the first post. They also offered $15K in upgrades + $11K towards upgraded flooring or closing costs.</p>
 
<p>Instant Equity Evaporation for Phase I Buyers (assuming each one bought at sticker price):</p>

<p>Plan Sq ft Desc Old Price New Price % Drop</p>

<p>Residence A1 1040 1bd/1.5ba 455,077.00 418990 7.93%


Residence A2 1146 1bd/1.5ba 471,045.00 434990 7.65%


Residence B 1166 2bd/2ba 525,077.00 494990 5.73%


Residence C1 1376 2bd/2ba 598,282.00 548990 8.24%


Residence C2 1617 2bd/2ba 606,638.00 561990 7.36%


Residence D 1534 3bd/3ba 610,240.00 561990 7.91%


Residence E 1534 3bd/3ba 619,883.00 570990 7.89%


Residence F 1617 3bd/3ba 614,650.00 561990 8.57%</p>

<p> Average 7.66%</p>
 
I just got an email notice from William Lyon:





<strong><a href="http://southerncalifornia.lyonhomes.com/homes/model.php/San_Carlos_at_Portola_Springs-Plan_A1.html?c=270&m=949&utm_medium=email&utm_campaign=msgid.5947&utm_source=mail.google.com">Plan A1</a> - </strong><u><strong>$394,990</strong></u> (13% drop from original price).





42 Cienega - Lot 2 Home Details:


1,040 Square Feet


1 Bedroom


1 Bath





Included Upgrades:


KitchenAid® Stainless Steel Appliances


Surround Sound Prewire


Upgraded Tile in Master Bath


Flush Light Package in Living Room & Master Bedroom


Ceiling Fan Prewire in Living Room & Master Bedroom
 
<p>I have been wondering when the folks at W Lyon would crack. Maybe this is the first sign. The sales reps always seem so smug. I asked them last year if they were offering incentives and they replied: "We don't need to." Of course, they subsequently have started offering incentives (however paltry).</p>

<p>But they would have to drop their prices by roughly 35% from the original price for me to even start thinking about getting "off the fence." Bad analogy -- I'm actually on the other side of the fence, ignoring the fence and what's on the ownership side. Well, maybe I look over to the other side occassionally to ID the folks who will lose their homes to foreclosure in the next 2-3 years.</p>

<p>If the prices drop by 50%, then I'll start climbing the fence.</p>
 
Just visited San Carlos today and prices are the same as the Jan 6 pricing above. All except for Plan C2, which went up to 565,990 (+4000). C1, D, and F are Temporarily Sold Out..
 
Here's the latest info, prices are still going <strong>down</strong>. I did notice there was a bit more traffic at San Carlos compared to Sendero, Vientos, and Decada, which seemed to have very light foot traffic.





<strong>Phase 2 (Pricing as of 4//24/2007)


</strong> Residence A1 - From $389,990 (down $29K)


Residence A2 - From $404,990 (down 30K)


Residence B - From $464,990 (down 30K)


Residence C1 - From $509,990 (down 39K) Temporarily sold out


Residence C2 - From $529,990 (down 36K)


Residence D - From $524,990 (down 37K) Temporarily sold out


Residence E - From $544,990 (down 26K) Temporarily sold out


Residence F - From $524,990 (down 37K) Temporarily sold out
 
<p>zovall: you're telling me. i was finally able to buy in the july release after attending every phase release since jan! it seems like it was just yesterday when there were waiting lists of 100+ people all fighting to purchase a home. what a difference 2 years makes.....</p>

<p> </p>
 
These are the prices we got (dated 6/14/07):





Residence A1 - From $379,990


Residence A2 - From $404,990


Residence B - From $462,990


Residence C1 - From $519,990


Residence C2 - From $531,990


Residence D - From $532,990


Residence E - From $552,990


Residence F - From $532,990
 
These are the prices we got (dated 6/5/07 she was calling this Phase 2):





Residence A1 - Temporarily Sold Out


Residence A2 - Temporarily Sold Out


Residence B - From $457,990 -$5K


Residence C1 - From $522,990 +$3K


Residence C2 - Temporarily Sold Out


Residence D - From $538,990 +$6K


Residence E - From $559,990 +$7K


Residence F - From $537,990 +$5K





Another sheet indicates "the following Options and Upgrades are included in our homes in Phase 2:





Kitchen Aid Stainless Steel Appliances in Kitchen


Kohler Stainless Steel Double sink and Price Pfister pull out faucet in the kitchen


Beautiful Laguna Maple Java stained cabinets throughout the home


Prewired for surround sound


Recessed lights with dimmer switches throughout


Ceiling Fan Prewire in Living Room and Master Bedroom


Upgraded Ceramic Tile in Master Bathroom


You choose your countertops and flooring





Options Effective 10/10/2007 - subject to change
 
Got this email the other day as a "featured home of the week":


55 Silverado Plan E - Lot 62 - $562,990





<strong>Home Specifications:</strong>


1,534 Square Feet, 3 Bedrooms, 3 Baths, 2-Car Garage


Granite Kitchen Countertop, Stainless Steel Sink, Laguna Maple Java Cabinets, Recessed Lighting
 
<a href="http://orangecounty.lyonhomes.com/homes/community.php/San_Carlos_at_Portola_Springs?.html?c=270"><img alt="Preview" src="http://orangecounty.lyonhomes.com/wlh/images/sancarlos.jpg" />


</a>

<p><strong>41 Silverado</strong>


<strong>Plan A2 – Lot55


$413,457</strong> </p>

<p><strong>Home Specifications</strong>


1,534 Square Feet


3 Bedrooms


3 Baths


2-Car Garage</p>
 
jpmorganfunds - Thanks for the info! - looks like they raised their prices to $413K from $404K.





Home Specs are:





Residence A2 - 1bd/1.5ba - 1146 sq. ft.



 
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