Prospective OC Home buyer

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Taktix1

New member
Hello all!

I stumbled on this forum while google searching some information about Irvine.  I am seriously considering relocating to Irvine from DC, I hope this is the right forum to post this.  I have been reading some threads on this site and others and have an idea of what I'm looking for. If any of you could help me out it'd be appreciated!

1) Looking to spend MAX $700k on a SFR
2) Prefer new construction (or at least new-ish homes 2005+)
3) Family atmosphere
4) Good school district
5) Safe! (although I'm sure that falls in line with the good school district)

I'm 30 years old, married, with one young son (3 months). I work from home full time so commuting will not be an issue for me.  My wife will be staying at home to help raise our son. If she gets itchy she'll look for work at home opportunities (either in DC and then move, or looking in CA).

After some research it seems that Aliso Viejo, Irvine, or Lake Forest fit the bill for us.  Only problem is the neighborhoods I've been looking into have some downsides. Portolo Springs = Land fill. Bakers Ranch = jail. Am I being too picky or are these legitimate reasons of concern?  Once again, thank you for any and all help!
 
If you are looking at new construction, many homes fall slightly above $700K (Vista Scena, Colibri, Jasmine, etc.). I have found overall property tax to be very deceitful, so I am adding HOA annually to all of the following numbers. BEWARE! All of the following are condos in the OC books. However, some good neighborhoods and some cons with them are:

Entrada at Orchard Hills (not SFR)  Cons: Next to wildlife, subject to total inundation if
                                                              dam fails, high taxes, smallest ones have
                                                              virtually no backyard, no driveway, fire
                                                              hazard
Overall Property Tax w/ HOA: 2.3%

Jade Court at Cypress Village  Cons: Virtually no backyard, close to Interstate 5, on
                                                    super tight 8 to 1 motor court, driveway on side
Overall Property Tax w/ HOA: 1.7% (closer to 1.8%, basing off of Marigold taxes)

San Mateo at Stonegate (AS OF NOW, SOLD OUT)  Cons: no driveway
Overall Property Tax w/ HOA: 1.9%?

Luna at Portola Springs  Cons: Virtually no backyard, on super tight 8 to 1 motor
                                            court, driveway on side, close to active landfill, isolated
                                            from the rest of Irvine, fire hazard, all Plan 3s and 4s
                                            sold out
Overall Property Tax w/ HOA: 2.2% (HOA based off of Colibri)

There are not many choices for detached offerings below $700K. For a true SFR, expect a mid $800s pricetag. If you are okay with attached, consider Entrada at Orchard Hills, but if the price and tax together are too overwhelming, consider Cambria at Stonegate (some are only attached by the garage). It is right next to San Mateo and although the overall property tax with HOA is still 2.3%, the pricetag is about $50K lower.
 
I agree with above, you won't find much that fit $700k, SFR, and 2005+.  My suggestion would be to take a look in Laguna Niguel.
 
I think you can find some.. high 700s.. albeit smaller SFRs in West Irvine. 
 
Taktix1 said:
Hello all!

I stumbled on this forum while google searching some information about Irvine.  I am seriously considering relocating to Irvine from DC, I hope this is the right forum to post this.  I have been reading some threads on this site and others and have an idea of what I'm looking for. If any of you could help me out it'd be appreciated!

1) Looking to spend MAX $700k on a SFR
2) Prefer new construction (or at least new-ish homes 2005+)
3) Family atmosphere
4) Good school district
5) Safe! (although I'm sure that falls in line with the good school district)

I'm 30 years old, married, with one young son (3 months). I work from home full time so commuting will not be an issue for me.  My wife will be staying at home to help raise our son. If she gets itchy she'll look for work at home opportunities (either in DC and then move, or looking in CA).

After some research it seems that Aliso Viejo, Irvine, or Lake Forest fit the bill for us.  Only problem is the neighborhoods I've been looking into have some downsides. Portolo Springs = Land fill. Bakers Ranch = jail. Am I being too picky or are these legitimate reasons of concern?  Once again, thank you for any and all help!
Click to expand...

I would rent, if I were in your shoes. It will gives you time to drive around and see the area.
 
eyephone said:
Taktix1 said:
Hello all!

I stumbled on this forum while google searching some information about Irvine.  I am seriously considering relocating to Irvine from DC, I hope this is the right forum to post this.  I have been reading some threads on this site and others and have an idea of what I'm looking for. If any of you could help me out it'd be appreciated!

1) Looking to spend MAX $700k on a SFR
2) Prefer new construction (or at least new-ish homes 2005+)
3) Family atmosphere
4) Good school district
5) Safe! (although I'm sure that falls in line with the good school district)

I'm 30 years old, married, with one young son (3 months). I work from home full time so commuting will not be an issue for me.  My wife will be staying at home to help raise our son. If she gets itchy she'll look for work at home opportunities (either in DC and then move, or looking in CA).

After some research it seems that Aliso Viejo, Irvine, or Lake Forest fit the bill for us.  Only problem is the neighborhoods I've been looking into have some downsides. Portolo Springs = Land fill. Bakers Ranch = jail. Am I being too picky or are these legitimate reasons of concern?  Once again, thank you for any and all help!
Click to expand...

I would rent, if I were in your shoes. It will gives you time to drive around and see the area.
Click to expand...
+1  Renting is a cheap preview of where you might want to buy.
 
Taktix1 said:
1) Looking to spend MAX $700k on a SFR
2) Prefer new construction (or at least new-ish homes 2005+)
Click to expand...
First, do you have a realtor? They could help with your search. I recommend one of the two from this board, IrvineRealtor or USCTrojan. I use IrvineRealtor (aka Scott Gunther) but you should interview both.

Second, your 2 criteria above are impossible in Irvine. According to Redfin, there are currently only 4 "SFRs" built after 1995 that are less than $750k, and they are all above $700k. If you're willing to buy a 3bed/2ba condo, there are 20 that are build after 2005 under $700k. A good chunk of those in Woodbury.

For new builds, I would suggest looking at Luna or Jade Court, although Jade Court might be more to your liking because it is in Cypress Village vs Luna in Portola Springs.

Good luck and keep us updated on your search.
 
irvinehomeowner said:
First, do you have a realtor? They could help with your search. I recommend one of the two from this board, IrvineRealtor or USCTrojan. I use IrvineRealtor (aka Scott Gunther) but you should interview both.

Second, your 2 criteria above are impossible in Irvine. According to Redfin, there are currently only 4 "SFRs" built after 1995 that are less than $750k, and they are all above $700k. If you're willing to buy a 3bed/2ba condo, there are 20 that are build after 2005 under $700k. A good chunk of those in Woodbury.

For new builds, I would suggest looking at Luna or Jade Court, although Jade Court might be more to your liking because it is in Cypress Village vs Luna in Portola Springs.

Good luck and keep us updated on your search.
Click to expand...

One thing that is frustrating about Redfin is that you can't search detached condos separately from attached condos.
 
thatOSguy said:
Second Jade Court. Also second the advice to consider monthly payments / total cost of ownership (HOAs + Mello Roos) rather than getting hinged on the house price. The cost can be obfuscated by factors outside the price.
Click to expand...
And don't forget about upgrade and landscape costs if getting brand new development, the starting price is rarely the final price...
 
Thanks for all the help/advice!

Test: why do you say ouch for Laguna Niguel? I haven't looked there yet but should I not?

USCTrojan: I am def going to rent for at least 6 months just to familiarize myself with the area.  Im just doing some prelim research on housing as I can't see us not liking it out there. In DC, we have bad traffic, high housing costs, crappy weather, and we still enjoy it here for the most part. You guys seem to have all of that except the bad weather  ;D

IrvineHomeowner:  I realize I probably should of created this thread in the OC Real Estate forum and not necessarily Irvine.  All the new development is outside of Irvine as it seems Irvine is pretty built out already.  I do not have a realtor yet, but I will look into the 2 you suggested.  I just purchased tickets to come see the area in person in November so when the time gets closer I'll be in contact. Looking up Jade Court as we speak, thanks!



 
I work from home so I won't be looking for a job at all (hopefully..lol). My wife on the other hand might want to look but she'd only take a work from home job or just not work at all. 

Any thoughts on Rancho Mission Viejo?
 
I would definitely recommend renting in the area before deciding to buy, will help get your bearings to the area. we moved out here last year, and unfortunately we made the mistake of renting in irvine, and now my wife is set on staying in irvine. i'm still coming to terms with the demand and waiting lists for fairly pricey homes. it's a nice place though and ideal for families. I work in aliso viejo and it's a very nice spot as well. hard to go wrong in south OC, good luck on the search!
 
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