Villages of Columbus - Columbus Grove - Ciara

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<strong>Development:</strong> <a target="_blank" href="http://www.villagesofcolumbus.com/">Villages of Columbus</a>


<strong>Village:</strong> <a target="_blank" href="http://www.villagesofcolumbus.com/pages/villages/index.php?village=columbus%20grove">Columbus Grove</a>


<strong>Tract:</strong> <a target="_blank" href="http://southerncalifornia.lyonhomes.com/homes/community.php/Ciara_at_Columbus_Grove.html?c=238">Ciara</a> (67 single family detached homes) in the City of Tustin


<strong>Builder:</strong> <a target="_blank" href="http://www.lyonhomes.com">William Lyon Homes</a>


<strong>Schools:</strong> Irvine School District (<a href="http://www.iusd.org" target="_blank">IUSD</a>): Stone Creek Elementary, Lakeside Middle, Irvine High


<strong>Tax Rate:</strong> The anticipated total effective tax rate is approximately 1.8%, which is inclusive of a Landscape Maintenance District (LMD).


<strong>HOA Dues:</strong> Estimated build-out HOA dues are expected to be $175/mo<strong>





Plans:</strong>


Residence 1 - 4bd/3.5ba - 3101 - 3123 sq. ft.


Residence 2 - 5-6bd/4.5-5.5ba - 4237 sq. ft.


Residence 3 - 5-6bd/4.5ba - 4279 sq. ft.


Residence 4 - 5bd/5.5ba - 4517 - 4524 sq. ft.


Residence 5 - 5bd/5.5ba - 4517 - 4524 sq. ft.





<strong><u>PRICING</u>





Phase ? (effective 1/7/2007)


</strong>Residence 1 - From $1,260,790


Residence 2 - From $1,414,300


Residence 3 - From $1,380,950


Residence 4 - From $1,416,025


Residence 5 - From $1,395,975


<strong>


</strong>Lot 17 - Plan 2AR - $1,400,000 SOLD


Lot 13 - Plan 3B - $1,300,000


Lot 41 - Plan 4ER - $1,437,550 SOLD


Lot 42 - Plan 1C - $1,230,000


Lot 45 - Plan 5AR - $1,390,000


Lot 70 - Plan 5D - $1,410,827 (inc. whirlpool tub/heater, 48" SS Fridge, recessed lights, granite counters, etc)


Lot 71 - Plan 3C - $1,379,676 (inc. whirlpool tub/heater, 48" SS Fridge, wine chiller, recessed pacakge, etc)





<strong>January 28, 2007 Special</strong>


Lot 69 - Plan 3D - $1,275,000 and $25,000 at design center (Home of the week special).





<strong>Phase ? (Pricing as of February 18th, 2007)</strong>


Lot 13 - Plan 3B - $1,311,950


Lot 45 - Plan 5AR - $1,407,300


Lot 15 - Plan 1AR - $1,265,125


Lot 18 - Plan 3C - $1,311,950


Lot 43 - Plan 3BR - $1,296,950


Lot 20 - Plan 3B - $1,332,726 ( Includes Whirlpool tub/heater, Jenn-Air SS Refrigerator, Upgraded paint, Recessed Lighting, Upgraded countertops in baths 2,3 &4 including tub &shower, Ceiling Fan PreWire, Speaker PreWire )


Lot 40 - Plan 3D - $1,317,726 ( Includes the same upgrades as Lot 20 )





<strong>Phase ? (Pricing on April 28th, 2007)


</strong> May Closing Special





Lot 20 - Plan 3B - $1,275,000





Lot Plan Price


45 5AR $1,372,300


15 1AR $1,255,125


18 3C $1,266,950


43 3BR $1,261,950


14 3D $1,278,250


46 3CR $1,260,000





<strong>Through Phase 4 (Pricing as of June 30th, 2007)</strong>


Lot Plan Price


15 1AR $1,264,045


42 1C $1,234,225


61 1C $1,281,950


14 3D $1,304,645


59 3B $1,316,745


62 3DR $1,316,745


68 3CR $1,283,670


64 4D $1,534,540


45 5AR $1,420,670


67 5DR $1,424,145





<strong>Pricing as of September 17th, 2007</strong>


LOT PLAN LOT SIZE PRICE


8 1CR 7700 $1,242,150


49 1AR 7700 $1,231,275


10 2ER 7693 $1,441,500


51 2AR 7700 $1,434,025


7 3B 6600 $1,278,850


11 3C 5886 $1,268,850


12 3DR 5858 $1,268,850


47 3B 6404 $1,268,850


48 5D 6544 $1,357,900

<p>Plan 4's are sold out.</p>




<strong>


</strong>
 
Lot 69 - Plan 3D $1,275,000 and $25,000 at design center (Home of the week special).





When we first walked into the plan 2 model we were blown away by the layout. Love the long entry hallway view as you open the door. The inner courtyard is a nice touch. wow...


Plan 4 was not as impressive, they need to open the dining room up more into the kitchen and the living room is too far from the entry. Upstairs, the library is wasted space as is the bonus room (you'll get a neck ache from watching the tv at an angle). Plan 3 has the long hallway entry way like plan 2 but not as impressive. Huge family room..
 
<p><a href="http://forums.irvinehousingblog.com/account/65/">ps99472</a> :</p>

<p>I am not planning to buy there, but am curious about the floorplans. When you posted about the floorplans, i wanted to see what residence #2 was all about- and it was really nice.</p>

<p>But what really surprising to me was to see that Residence 1 was a single level (which I love) and 3000 sq feet as well. Did you happen to see Residence #1 and what were your thoughts on that?</p>

<p>How small are these yards?</p>
 
<p>I wanted to ask another question-</p>

<p>how "basic" are the amenities (ie- are the kitchen countertops granite, or is it that awful bathroom tile squares?). </p>
 
JoonB: Here is the link to all the standard features at Ciara.


<a href="http://southerncalifornia.lyonhomes.com/homes/com_popup.php/Ciara_at_Columbus_Grove.html?c=238&extID=">


http://southerncalifornia.lyonhomes.com/homes/com_popup.php/Ciara_at_Columbus_Grove.html?c=238&extID=


</a>
 
They don't have a plan 1 as a model to view but it seems similar to the plan 2 minus the 2nd floor. Do most houses come with refrigerators? Mine didn't.. it had the range/oven/dishwasher/microwave though..
 
Well- I built a house in Chicago and it came included. I have noticed this about California- whenever I was looking in Irvine for a house rental- the refrigerator wasn't included (so I had to go buy a cheap refrigerator), and even when we were looking (and bidding) on homes a year ago, so many of the homes had the refrigerator not included with the home purchase. I find that strange.
 
I was there 2 days ago (2/6/07) and from what they told me, they were not sold out this current phase - I believe the following below were still on their pricing sheet, plus a couple more lots. They said they had 2 "plan 2" next phase that were "reserved." Whatever the heck that means.





Lot 13 - Plan 3B - $1,300,000


Lot 42 - Plan 1C - $1,230,000


Lot 45 - Plan 5AR - $1,390,000


Lot 71 - Plan 3C - $1,379,676 (inc. whirlpool tub/heater, 48" SS Fridge, wine chiller, recessed pacakge, etc)





I've lived in Irvine for 23 years - a product of their school system. Yes, the school system is decent and the streets are relatively safe and clean. IMHO, IUSD schools are a little overhyped. But, is it worth the 400K that you are overpaying for the new houses now? No.
 
<p>For the area, I think this track (along with all the other tracks) here, is way overpriced. Bottom line: it is just not in a nice part of the town regardless it happen to have an Irvine address or Tustin address, or even a Newport Coast address! It is close to the train tracks, next to the ugly hanger, and not too far away from Red Hill area. Also, I am not sure if any of you noticed: it is layout is not very nice compare with Woodbury, Northwood, Northpark, etc. Personally I think that is the worst part of the whole Irvine. The only hope is that maybe this new develpment will make the area better. </p>

<p> </p>

<p> </p>
 
Ciara isn't overpriced. It is cheaper for that square footage than the other Irvine houses. And Columbus Square is close to the train tracks along with Red Hill, NOT Ciara.
 
I was touring the model homes at Lennar's Westbourne and The Gables last weekend when I saw this woman drove around in the neighborhood, stopping in the model offices, handing out her work number or calling afterwards to "reserve" her spot. The salesperson quickly reacted by slapping on a button to "reserve" the property, no deposit, no contract. Is this all it takes to mark it "sold"? Is that why you see so many deals fall through?
 
On dollar per sq ft base, Ciara is probably cheaper than other irvine houses, ie. quail hill, woodbury, northwood, etc. Well, we all know there is no free lunch, so we need to ask ourselves why it is cheaper under the same market condition? Just bc it is cheaper compare with other irvine home, it doesn't make it "not over priced". My point is for the area, I think it should be even cheaper. It is physically located in Irvine, but it doesn't feel like it is Irvine at least for me. For $1.3 million with 70K incentive, you can get a 3500 sq ft at woodbury...THAT makes Ciaras's plan one way overpriced!!!! By the way, woodbury association is only 105 / month for those larger homes.
 
irvine123:





Columbus Grove has the Tustin address, although it is still within the Irvine school district, for those who care to know, as compared with Columbus Square, it is within the Tustin school district. I agree with you, there is no free lunch. It is speculated that because the Irvine Co (TIC) has a lot of say on lands that it owns, Woodbury, PS, Quail Hill, in those areas the homebuilders cannot reduce prices without prior consent with TIC. Columbus Grove/ Square and El Toro are not part of the Irvine Ranch and theorically, should have more price flexibilitiy. It is obviously not because the homebuilders are still gauging public sentiment in pricing their homes, and at this point, unless you are eager to jump in, you are not likely to see price concessions, other than the super-inflated retail pricing of their upgrades.





On the property taxes, the base rate should be same county wide at 1.1%. However, with Mello Roos, HOAs, sometimes sub-association (for townhomes), and other bonds and assessments, certain areas may see a higher total tax rate, i.e. 1.45% or 1.8%. If Columbus Grove charges more for the HOAs, hence you will see a higher effective property tax for your home. If you were looking to purchase in an older Irvine neighborhood, you may get no Mello Roos (MR), no bonds and assessments, and possibly low (or none) HOA.





As a general rule, however, if you are looking for townhomes, you will be assessed at least one association, if not two, fees: a master and sub-assocation fees.
 
You basically compromise price for location: lower price in Columbus Grove but better location for Woodbury, QH, PS. If homebuilders are not giving price concessions, then why would you want to buy a million dollar home with a view of the hangars? Woodbury is definitely better and away from the hustle and bustle of the traffic. Once that new shopping center is completed with all the construction, the traffic is going to maddening for Columbus.
 
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