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/
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
(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
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
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.
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/


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


(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


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


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.