Portola Springs - Vientos

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Z

zovall_IHB

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


<strong>Tract:</strong> <a href="http://www.calpacifichomes.com/vientos.php" target="_blank">Vientos</a> (153 detached condominiums) in the City of Irvine


<strong>Builder:</strong> <a href="http://www.calpacifichomes.com/" target="_blank">California Pacific Homes</a>


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


<strong>Tax Rate:</strong> Base property tax rate of 1.03% and Mello Roos/Special Assessments of $419/month.


<strong>HOA Dues:</strong> Master Association to be $175 to start and $150 at build out. Sub Association to be $92.


<strong>


Plans:</strong>


Residence 1 - Studio+Study/1.5ba - 990 sq. ft.


Residence 1X - Studio+Study/1.5ba - 975 sq. ft.


Residence 1XM - Studio+Study/1.5ba - 1087 sq. ft.


Residence 2 - 2bd/1.75 - 1030 sq. ft.


Residence 2X - 2bd+Study/1.75ba - 1075 sq. ft.


Residence 3 - 2bd+Loft/2.5ba - 1205 sq. ft.


Residence 4 - 3bd+Loft/2.5ba - 1405 sq. ft.





<strong><u>PRICING</u>


</strong><strong>


</strong><strong>Phase ? (Prices effective 1/13/2007)


</strong>Residence 1 - From $415,000


Residence 1X - From $393,720 - Includes pre-selected options


Residence 1XM - From $405,000


Residence 2 - From $445,000


Residence 2X and 2XM - From $450,000


Residence 3 - Currently sold out


Residence 4 - From $572,030 - Includes pre-selected options


<strong>


</strong><strong>Phase ? (Prices effective 3/23/2007)


</strong>Residence 1 - From $424,190


Residence 1X - From $402,201


Residence 1XM - Currently Sold Out


Residence 2 - From $456,490


Residence 2X and 2XM - From $460,640


Residence 3 - Currently sold out


Residence 4 - Currently sold out





<strong> Phase ? (Prices effective 4/21/2007)</strong>


Residence 1 - From $415,000 (down $9K)


Residence 1X - From $402,201 (no change)


Residence 1XM - From $405,000 (no change)


Residence 2 - From $456,490 (no change)


Residence 2X and 2XM - From $460,640 (no change)


Residence 3 - From $520,000 (old pricing info not available)


Residence 4 - From $565,000 (down $7K)





<strong> Phase ? (Prices on 6/23/2007)</strong>


Residence 1 - From $415,380


Residence 1X - From $392,201


Residence 1XM - From $405,000


Residence 2 - From $456,490


Residence 2X and2XM - From $460,640


Residence 3 - From $524,260


Residence 4 - From $572,410





<strong> Phase ? (Prices on 11/20/2007)</strong>


Residence 1 - From $423,192


Residence 1X -


Residence 1XM - From $421,590


Residence 2 - From $445,000


Residence 2XM - Sold Out


Residence 2N - $464,444


Residence 3 - Sold Out


Residence 4 - From $573,941





No mention of incentives.





<strong>Prices effect 1/14/2008</strong>





Residence 1: $405,590


Residence 1XM: $406,192


Residence 2N: $446,644


Residence 3: Currently Sold Out


Residence 4: $550,497

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

Residence 1 XM - Lot 41 - $401,000 - Furnished Model

Residence 2 XM - Lot 42 - $405,370

Residence 3 - Lot 43 - $476,425
 
This is the same tract plan as <a href="http://forums.irvinehousingblog.com/discussion/45/woodbury-bowen-court/" target="_blank">Bowen Court</a> in Woodbury.
 
<p>I wish i'd kept my price sheet from when i visited the grand opening of portola (august?). We were interested in Res.4... it was $650,000 back then... still got a ways to drop.. thanks for the info z.. keep up the good work.</p>
 
If you're anything other than single, gay, or a part-time parent, then the builder considers you outside of their target market. Just so you know. Has to be true- it was in an article in the LA Times! (Or was it the Register? I can't recall).



Guess they figure that couples, straights, and full-time parents all make the 200k+ a year you'd need to make to afford something pricier than their homes.



Good grief.
 
<p>I, too, stopped by Vientos on my swing by to pick up Sendero pricing Saturday.</p>

<p>I noticed the layouts did not seem to be geared toward young families. The plan 4 was the closest match, but there was essentially no eating area and the "Master" bath with a single sink and no extra countertop seemed like a non-starter for most couples.</p>

<p>SCHB</p>
 
I called and the prices in Woodbury for the same units are still +50k over Portola Springs. What kind of strategy is this? How do they expect to sell the last Woodbury units with this happening down the street.
 
I was over here today and they revised their residence twos. They have now made it 2 full baths rather than 1.5. Maybe people complained that it was weird that it was 2 bed 1.5 bathrooms.
 
I wonder if they made that revision because they don't want people to make direct comparisons between Vientos and Bowen Court.
 
<p>Got an update on Vientos pricing...looks like it went up 2-3% since Feb</p>

<p><strong>Phase ? (Prices effective 3/23/2007)


</strong>Residence 1 - From $424,190


Residence 1X - From $402,201


Residence 1XM - Currently Sold Out


Residence 2 - From $456,490


Residence 2X and 2XM - From $460,640


Residence 3 - Currently sold out


Residence 4 - Currently sold out</p>

<p>and the 2bedrooms are actually 1.75bath ...and even a tiny shower at that.</p>
 
I stopped by today and got the latest prices:





Phase ? (Prices effective 4/21/2007)


Residence 1 - From $415,000 (down $9K)


Residence 1X - From $402,201 (no change)


Residence 1XM - From $405,000 (no change)


Residence 2 - From $456,490 (no change)


Residence 2X and 2XM - From $460,640 (no change)


Residence 3 - From $520,000 (old pricing info not available)


Residence 4 - From $565,000 (down $7K)
 
<p>Checked out the models today. ..Looks like pricing has gone up on residence 3 & 4 and down on 1x.</p>

<p>Residence 1 $415,380</p>

<p>Residence 1x $392,201</p>

<p>Residence 1xm $405,000</p>

<p>Residence 2 $456,490</p>

<p>Residence 2x/2xm $460,640</p>

<p>Residence 3 $524,260</p>

<p>Residence 4 $572,410</p>
 
<p>I stopped in today and was told the base price for a Residence 4 is now $565,000. They have a residence 4DR ready for Jan. move-in. It includes some upgrades such as a covered patio and lists at $584,760. They said phase 3 closes in mid-January (9 phases total). Sales staff had no idea when next phases will be done. </p>
 
<p>Came in the mail today. Prices going UP?!?!</p>

<p>Sheet dated 11/20/07</p>

<p>One: $423,192</p>

<p>One XM: $421,590</p>

<p>Two: $445,000</p>

<p>Two XM: Sold Out</p>

<p>Two N: $464,644</p>

<p>Three: Sold Out</p>

<p>Four: $573,941</p>

<p>No mention of incentives.</p>
 
I received a fax this afternoon from Vientos sales agent Cheryl White of an updated price sheet with price reductions:



Residence One: $405,590



Residence OneXM: $406,192



Residence TwoN: $446,644



Residence Three: Currently Sold Out



Residence Four: $550,497



Effective: January 14, 2008
 
We considered buying here because of the prices and incentives, but the location is a bit out of the way for us. However, of all the home builders, we like William Lyons the best. The quality of their work is better than others and the people we've spoken to at each community has been helpful.
 
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