The Branches - New homes in Woodbridge (Alderwood) by William Lyon

NEW -> Contingent Buyer Assistance Program
The Branches models are up and framed and looking closed to completion.

Totally different story from Willow Bend... as I don't even remember seeing their models framed yet.

I was thinking about the pricing and I think it's going to be hard for Lyon to differentiate between their 3 homes, since they are basically 2200, 2400 and 2550... not much space to price... if they start in $900s, what is that $920k, $950k and $970k? That's going to be a hard sell with Lambert Ranch (also no Mello Roos) starting at $928k for 2700sft.
 
IHO - I think WL is hoping to win over people like u who are more concerned about location. If u work by the airport Woodbridge is probably a more desirable location. Buying in lambert adds 15-20 minutes of commuting time. I agree though, just comparing homes lambert is a better deal. I have to give William lyon credit though, the sales process including the design center has been an easy/great experience over at Columbus square.
 
They might be able to get their starting price... but how are they going to price each model since the space and design are very close to each other?

And granted, while Woodbridge/University Park are a good location, that also bring ups a huge difference from WL's Augusta which is almost $300k less... I don't think the Irvine/driveway premium is that high. Makes me think I should have followed you to get a 3CWG as I don't want to pay that much more for a driveway.
 
irvinehomeowner said:
They might be able to get their starting price... but how are they going to price each model since the space and design are very close to each other?
Click to expand...

yeah if i was dropping 920K, what is another 50K to get the bigger house.
 
qwerty said:
irvinehomeowner said:
They might be able to get their starting price... but how are they going to price each model since the space and design are very close to each other?
Click to expand...

yeah if i was dropping 920K, what is another 50K to get the bigger house.
Click to expand...
Exactly.

And if they price them higher... that will be over $1mil for a 2500sft house that doesn't even have a big lot or a 3CWG? That makes Laguna Altura look cheap and their $1mil homes are almost 3000sft and up.
 
as a 25 year resident of Woodbridge soon to be moving to Stonegate in early 2013, I know I'm going to go through a deep withdrawal process when I have to give up my WVA card.  Going from about 30 tennis courts to 2 and the countless uncrowded adult pools perfect for swimming laps to 3 pools will absolutely suck...That is why you buy in Woodbridge...it is absolutely unparalleled when it comes to amenities in Irvine.  4 elementary schools, 2 middle schools and a high school all within walking distance is a nice touch too for young families. When I first heard the prices of these houses, I was a little shocked, but now as it comes closer to the time when I'll be leaving, I can absolutely understand someone wanting to paying an extra 50-75k to live here. 
 
why are you downgrading to Stonegate?
thedude111222 said:
as a 25 year resident of Woodbridge soon to be moving to Stonegate in early 2013, I know I'm going to go through a deep withdrawal process when I have to give up my WVA card.  Going from about 30 tennis courts to 2 and the countless uncrowded adult pools perfect for swimming laps to 3 pools will absolutely suck...That is why you buy in Woodbridge...it is absolutely unparalleled when it comes to amenities in Irvine.  4 elementary schools, 2 middle schools and a high school all within walking distance is a nice touch too for young families. When I first heard the prices of these houses, I was a little shocked, but now as it comes closer to the time when I'll be leaving, I can absolutely understand someone wanting to paying an extra 50-75k to live here.
Click to expand...
 
very long story...about a 3+ year housing search led us to stonegate.  in short, we've been in a condo all this time in woodbridge, and wanted a detached sfr with a bed/bath downstairs.  we were ready to buy in woodbridge, even made an offer that was accepted, but the home inspection brought up some unsettling issues and negotiations over the repairs turned the deal sour.  We figured with any 30 year old house we'd run into something with the inspection and didn't want to go through that experience again, so we just decided to buy new construction.  basically it came down to maricopa or cortona plan 1s...and as a matter of principle, I refuse to pay a gate fee for a community, so maricopa won. 
 
I've seen a lot of old homes in Irvine where the foundation is split in half.  Good luck repairing that.  New homes now use post tension slab which holds the foundation together above shifting soil.
 
Since test seems to be related to Lyon, and he's always harped on how there is the TCE plume below Woodbridge... does that mean that Lyon will have disclosures for The Branches development that buyers have to sign regarding the plume?

Just wondering.
 
Still no word from test on the TCE plume?

Anyways... looks like they are coming close to completion, the outsides of the models are being completed and they are almost done with the wall that surrounds the neighborhood.

Its kind of strange because most of the homes in this area are all open... and then The Branches has this large wall around the perimeter... sticks out a bit.
 
They are advertising more in the newspaper as I believe February is the release date... but I still think these are grossly overpriced.

If you do a Redfin search in Westpark II,  just across Culver, you'll see 3-car wide garage 2400sft homes sold for $850k in the last year or so. And the MRs are low on these homes (not to mention expiring soon). I'm sure the WPII lots are bigger... so it's really hard to see how Lyon can think they can sell these for more than $900k.
 
I didn't think these were going to sell but I think they are going to do alright.

Iho - are the 2400 sq ft homes for 850k renovated? Or do you still have to do 50-100k remodel?  I'm guessing they need some remodeling. So maybe that puts the westpark homes at 900k?  An you get brand new without the headache of the remodel. That's why I think they will do alright. And the location is hard to beat. 
 
Some are... some are not. The nicer ones are closer to $900k.

Location is relative... according to test, that area of Woodbridge is very near, if not over, the TCE plume. I think you'll pay more in HOA for The Branches than Westpark II and while I prefer Woodbridge more... WPII is nice also... and the whole 'hood is newer.

I'd take a WPII 3CWG with a bigger lot over a new north WB home with a small lot and only a Great Room for $900k. Even if you put $65k into upgrades for a StanPac, that will probably end up better than a brand new Lyon home.
 
The landfill and the TCE plume are the two biggest misunderstandings I've noticed when it comes to Irvine real estate.  I spend quite a bit of time dealing with chemical exposure risk assessments, and based on the information that has been made available to the public regarding the TCE plume, I definitely would not worry about it.  In fact I'd be more worried about the long term effects of the the low frequency radiation coming from those power lines that you can clearly see from The Branches. 

In terms of HOA, being a detached home in Woodbridge, the HOA is actually quite a bargain. I've said it before, and I think it can't be said enough, no where in Irvine or most of OC for that matter will you get as much bang for your HOA buck.  Sure they can be a little overbearing sometimes when they try to regulate what color you can paint your house or how long you can keep your garage door open, but at the same time, its that kind of careful attention to detail that has helped the community look so much better than neighborhoods of similar age in Northwood.
 
thedude111222 said:
The landfill and the TCE plume are the two biggest misunderstandings I've noticed when it comes to Irvine real estate.  I spend quite a bit of time dealing with chemical exposure risk assessments, and based on the information that has been made available to the public regarding the TCE plume, I definitely would not worry about it.
Click to expand...

what about the information that has not been made available to the public?

according to the IRWD map posted on this forum the TCE plume extends all under the northeastern Woodbridge where this new development is located.
Compounded with the high voltage line, I too, would vote for 3CWG in WP II!
No hesitation. Safety first.
 
What I'm wondering is if The Branches will have any disclosure regarding the plume. Most of the homes in North Lake were built before but now in such a litigious era, I'm wondering if there will be documents addressing the matter.

Regardless, the smaller lot, lack of living spaces and only 2-car garage makes me question the $900k price point quite a bit... especially since comparable Woodbridge homes have sold significantly less than that and while newer, if you include the cost of landscaping, window covers etc... the Branches homes will be more than just $900k.
 
Woodbridge HS is only ranked 3rd in Irvine and that certainly will not help the sales

irvinehomeowner said:
What I'm wondering is if The Branches will have any disclosure regarding the plume. Most of the homes in North Lake were built before but now in such a litigious era, I'm wondering if there will be documents addressing the matter.

Regardless, the smaller lot, lack of living spaces and only 2-car garage makes me question the $900k price point quite a bit... especially since comparable Woodbridge homes have sold significantly less than that and while newer, if you include the cost of landscaping, window covers etc... the Branches homes will be more than just $900k.
Click to expand...
 
You must log in or register to reply here.
Back
Top