Starter Family Detached Home Battle: New vs Resale

NEW -> Contingent Buyer Assistance Program
irvinehomeowner

irvinehomeowner

Well-known member
I can't believe how high new home prices are in Irvine. Since I'm not actively shopping, I am not familiar with the new home offerings like I used to be, so I'll need some help here.

My criteria for this challenge is:

1. Detached
2. Proper driveway (so no motorcourt homes)
3. At least 3 bedrooms
4. Maximum 2 stories (sorry GP)
5. Lowest starting price (under $1m)

It would be nice to be on a street with a sidewalk in front but I think that may be harder for the new homes. Villages Of Irvine's new home search doesn't really work well so I think the lowest cost village is Portola Springs and it looks like this one is the cheapest home that fits my criteria:

Juniper Residence 1: 4br/3ba 1990sft mid $900k
https://www.villagesofirvine.com/villages-neighborhoods/portola-springs/juniper/residence-1/

ps_juniper_pl1_720x472.jpg

2rcr9tg.jpg


From the Great Park, I couldn't find anything under $1m that wasn't 3 stories and fit the criteria (their search was worse than Irvine Company's). If someone knows of a home that works, please let me know.

From resale I found this 4 bedroom comp to Juniper 1:

El Camino Glen Plan C: 4br/3ba 1946sft $869k
https://www.redfin.com/CA/Irvine/4981-Yearling-Ave-92604/home/4667403

genMid.PW18297940_1.jpg

2h368o5.jpg

(resale floorplans courtesy of Scott Gunther, IrvineRealtor)

Pros: Pool (could be a con), corner lot
Cons: Near the railroad, stuck in the 70s

If I look for something newer I find this in Harvard Square:

Revere Plan E: 5br/3ba 2239sft $929k
https://www.redfin.com/CA/Irvine/21-New-Jersey-92606/home/5765749

genMid.PW19044640_0.jpg

24diwcy.jpg


Pros: Gated, build in 1999, 5 bedrooms, oversized garage
Cons: Near 5 freeway, 1999 decor

I actually really liked this Harvard Square floor plan. Looked at these when there were new and came very close to buying one. Revisited again 5-6 years later looking at the 3CWGs they had. At the time I think this plan was only about $600k... amazing how high it is now.

There are others in this price range ($900k-$1m) that are newer and if you are considering buying new, you may want to see what resales are available.

For 3brs, this was one of the cheaper ones in El Camino:

Glen Plan G: 3br/2ba 1752sft(?) $750k
https://www.redfin.com/CA/Irvine/4791-Karen-Ann-Ln-92604/home/4666294

genMid.PW18239772_0.jpg

wwgp00.jpg


Pros:  Corner lot, near park, 1 story (for some)
Cons: No inside pics so I assume not updated)

Oddly enough, $750k was my wish price when shopping 3CWGs back around 2010 (which was 20% off of 2005/6 prices). I only found a few in that range and I'm amazed that something as old and small like this is now listed at that price only 9 years later, and that homes with equal bedroom count/square footage are now listed for $1m+ but are only 2CWGs.

I should note that on Redfin I also saw some resale at Portola Springs that could fit my criteria and even new but they weren't on the Villages of Irvine site.

I still think that resale gives you better location/lot/features than new without the Mello Roos but it depends on what you can find.

Maybe some of you who are actively shopping this range of homes can post something that's a better product at a lower or equal price.
 
I am pretty sure most if not all of Juniper does not come with a driveway. That rendered photo got me to take a look at the models but once you drive through the neighborhood, you can see the neighborhood is very dense. I did like the layout of the homes though.
 
Thanks Netperx.

So if Juniper doesn't come standard with a driveway, which new Irvine home does and how much is it? It it only $1m+?
 
irvinehomeowner said:
Thanks Netperx.

So if Juniper doesn't come standard with a driveway, which new Irvine home does and how much is it? It it only $1m+?
Click to expand...

If memory serves me correctly, the only new homes with front loaded drive-ways for under $1M were in Portola Springs. 

Regarding those resale homes, the Harvard Square home looks to fit your criteria the best, but a LOT of homes in that community have first floor 8' ceilings which make the homes "feel" smaller than they really are.     
 
I immediately thought of Legado when I read your criteria. They are motorcourt homes but each home has a dedicated 2 car driveway in front of their garage. Prices are around $1M or so. I was heavily considering Legado except for the fact that it is a good 10-15 minutes from the freeways.
 
Some Legado homes have garages attached. I don't really mind that, but since IHO wants a proper driveway and no motorcourt, Legado is out of his criteria. I personally would choose no driveway over close to freeway.
 
How come you are counting corner lots as a pro? Aren't corner lots considered a con? Higher road noise, higher chance of kids getting run over, higher chance of break-ins, etc.

Also this house is not just "near" the 5 fwy.https://www.redfin.com/CA/Irvine/21-New-Jersey-92606/home/5765749
It's literally right next to it! One street away from 24/7 smog and chemicals.

How about Northwood Pointe? I'm waiting for one of these to go on the market.https://www.redfin.com/CA/Irvine/65-Arborwood-92620/home/5918754
Seems like it has everything you desired.
 
Corner lots tend to be bigger. You only have a neighbor on one side and get more light.

In Harvard Square the wall near the freeway is very high but it is a con.
 
superbobbay said:
How about Northwood Pointe? I'm waiting for one of these to go on the market.https://www.redfin.com/CA/Irvine/65-Arborwood-92620/home/5918754
Seems like it has everything you desired.
Click to expand...

Not much available in NWP. This is the only one that came up on my Redfin search:
https://www.redfin.com/CA/Irvine/63-Turnbury-Ln-92620/home/4791692

And that has only a tandem garage (garage door front and back) and is attached.

There just aren't that many available for the criteria I set for sub $900k. Hope this slowdown gets slower for those families who want a starter family detached home.
 
Maserson said:
Does this GP resale count? https://www.redfin.com/CA/Irvine/119-Sparrow-92618/home/58557098

Birch Trail was not a wildly popular floor plan, is on a small lot, and you have the mellos. But it is newer and if you just have to be in the GP area, this is detached plus a real driveway and sidewalk.
Click to expand...

I'll count it. Pretty expensive for a 3br but it's newer and in a nice location... and I would buy this over $900k for Delano. :)

How much did these sell for originally? Like in the $700ks?
 
Maserson said:
Here's a PS one. Strange but it doesn't show on Redfin. I guess they're using some kind of service called REX?
https://www.zillow.com/homedetails/26-Los-Indios-Irvine-CA-92618/118264881_zpid/https://www.rexhomes.com/listing/26-los-indios

Las Ventanas is/was a popular development. Well under a million at 900k. Real SFR with driveway, no motorcourt. $385/sq ft FTW.
Click to expand...

That may be just a bait price.

REX has done this before by listing homes on the MLS at a lower than market price and then holding an ?auction? to sell them.

Let?s see what this closes at.
 
You must log in or register to reply here.
Back
Top