Villages of Columbus - Columbus Grove - Ciara

NEW -> Contingent Buyer Assistance Program
Well IIIrvine,





Why would anybody buy a million dollar house that is 10ft from another "million" dollar house? The houses with a "view" are the ones "lucky" enough to see the hanger. Most houses in Columbus Grove will have a perfect view of their neighbors' backyards.





As I said - I've been in Northwood for 23 years, I remember that my backyard was just rows and rows of orange trees, which gave way to some leafy crops, which gave way to a temporary driving range, which gave way to Woodbury and new developments.





I'm with you IIIrvine - these aren't "million" dollar houses. They're just listed at that price. Ahh, I remember the mid-90s, days of then new developments (Concordia in Turtle Rock) - those went for half a Million. I thought back then those 3000+ sq ft houses were overpriced. Little did I know... HA!





I guess just be thankful this isn't Silicon Valley, where my friends have to deal with even smaller and older "million" dollar houses there.





I think I met the allotment of sarcastic quotation marks for today...
 
Pricing as of February 18th, 2007:





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 )
 
Latest update:





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
 
We've been eyeing Ciara, but are waiting for some price reductions... it appears not much inventory has moved over the past month..

<p>

6/30 price list, through phase 4

<P>

Lot Plan Price<p>

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
 
<p>Since there's been so much talk about Ciara lately, and I haven't been yet to visit their models, I was curious myself to know the current prices. So... here they are:</p>

<p>LOT PLAN LOT SIZE PRICE</p>

<p>8 1CR 7700 $1,242,150</p>

<p>49 1AR 7700 $1,231,275</p>

<p>10 2ER 7693 $1,441,500</p>

<p>51 2AR 7700 $1,434,025</p>

<p>7 3B 6600 $1,278,850</p>

<p>11 3C 5886 $1,268,850</p>

<p>12 3DR 5858 $1,268,850</p>

<p>47 3B 6404 $1,268,850</p>

<p>48 5D 6544 $1,357,900</p>

<p>Plan 4's are sold out.</p>
 
Just got an email from William Lyon about Lot 14





April 28th - $1,278,250


June 30th - $1,304,645





Now available for $1,350,000. Perhaps they've added a bunch of upgrades and landscaping
 
According to Ciara's Home of the Week special dated 9/08/07, it was priced at $1,372,400. In August it was listed at 1,325,000. The higher price reflected flooring options that were installed:





$1,372,400 includes $138,000 in upgrades.





Granite in Kitchen and Butler's Pantry


Upgraded slab in master bath


upgraded tile in secondary bathrooms


Wood Flooring in Entry, Kitchen, and Powder


Travertine flooring in master bathroom and secondary's


Upgraded carpet throughout...





These weren't listed on the flyer but are in WL email:


* Jenn-Air® 48" stainless steel refrigerator


* Upgraded granite in kitchen


* Hardwood flooring


* Upgraded carpet


* Upgraded tile & marble in master bath


* Living room fireplace


* Wrought iron stair system


* Additional cabinetry


* Recessed light packages


* 7" Baseboards


* Upgraded paint


* Speaker pre-wiring





The lot size is tiny for the size of this home, the backyard feels claustrophobic due to the backyard being only 12-15 feet from the back of the house and the masonry wall is an nice 7-8' high which makes it worse. The wall is high because it backs the hiking trail that runs along the water channel. This one is true McMansion when you look at home to lot size ratio.





I like Ciara, but may opt to wait for a Huntington home in Northpark in 2009/2010. Sadly, I still have price sheets for Huntington homes from 2001 at $660K, too bad our stock portfolio was decimated in 2000 preventing us from buying.
 
<p>Another one...fresh off the selling/chopping block</p>

<p>This exquisite Signature Collection home at Ciara will be move-in ready by November, so make your plans now. You won't find a more well-placed home. Resting on a quiet cul-de-sac and only steps away from the community park, this featured home includes $91,000 in upgrades such as granite countertops in kitchen and tile and marble in the master bath.





<strong>16603 Camilia Avenue </strong>


<strong>Plan 3D - Lot 14 - $1,350,000</strong>





<strong>Home Specifications</strong> </p>



4,279 Square Feet <a target="_blank" rel="nofollow" href="http://links.lyonhomes.com/c.html?rtr=on&s=lwo0kx,5zuj,3le,vfv,4yvp,31gi,3y7e"><img height="93" width="175" align="right" border="0" alt="" src="http://orangecounty.lyonhomes.com/wlh/images/model_885.jpg" /></a>

5 Bedrooms

4.5 Baths

Bonus Room

Den

3-Car Tandem Garage

>

<p><strong>Included Upgrades</strong> </p>



Jenn-Air<sup>®</sup> 48" stainless steel refrigerator

Upgraded granite in kitchen

Hardwood flooring

Upgraded carpet

Upgraded tile & marble in master bath

Living room fireplace

Wrought iron stair system

Additional cabinetry

Recessed light packages

7" Baseboards

Upgraded paint

Speaker pre-wiring

>
 
<p>how much do you all think Ciara SHOULD go for in 2008? $1.05M-$1.1M?</p>

<p>Currently at $315/sq ft, $1.05M would be about $250/sq ft. I think $1.1M for this would be somewhat reasonable. Then again, thats just me.</p>
 
Here's a <a href="http://www.redfin.com/stingray/do/printable-listing?listing-id=968163">Ciara Flipper</a> from Redfin. This section of VoC isn't mapped by google or MS Live, so the aerial views don't show these listings.





Looks like he's trying to get out without losing his shirt. Original Listing 1.85M, currently at 1.59M, which is probably his break-even, considering he probably bought the home for 1.4M earlier this year. I wonder what he'll do once he sees his $23,000 property tax bill.
 
For $1.6M you can get a nice 3500 sq ft place in Turtle Ridge or Quail Hills also. Plus the attached $800/month HOA/Mello Roos fee.
 
Yeah, the property taxes, mello roos and HOA fees are cheaper in Turtle Ridge than it is in Columbus Grove Tustin on a $1.5M home. Well, you get less home per $ in Turtle Ridge, but the taxes and $400 HOA are still less than VoC taxes, CFD's, and $150 HOA. Resale houses in Turtle Ridge might look real nice in a few years.
 
Why would anyone pay 1.59M when you can pay 1.35M for a new one? Even 1.35M is too much IMHO, and I really like that area. $/sqft doesn't apply to these really large homes, the price should be much lower. Also, the Mello Roos is a killer on these big ones.





What I do like about Ciara is the "presence" on the street. Las Colinas has beautiful layouts, but curb appeal just isn't there. PS is very will laid out, but not very conducive to community. Columbus Grove did a nice job of having homes with porches, and big entries in the front for a more old fashioned feel. You can even see the people outside with neighbors. If your front yard is a courtyard with a gate, its just not the same. Maybe I'm just one of those odd OC people that want to BBQ with the neighbors while the kids play, you don't see that much here.





But 1.35M is too much. A 20% correction on that price would be hard to bear.
 
<p>I think properties in 92603 will be more valuable than VoC (nicer area, and UHS district). However, the $/sq. ft will hopefully be much lower than Turtle Ridge in 2 yrs. These $1.3M homes should be in the $900k-$1M in 20-24 months. I doubt you will see any house larger 4000 sq ft in Turtle Ridge for less than $1.1M-$1.2M.</p>
 
Most 4000sq ft homes in Turtle Ridge are 2.5M+, even factoring in a 50% decline, it'll be 1.25M+. At that point, many FB would be underwater in Turtle Ridge. I notice a lot of properties in TRidge also have nice landscaping. Having gone through 2 start-from scratch landscape builds, it can get expensive very quickly. The homes with pools, spas, bbq, patio cover, hardscaping, probably had a 120K-160K budgets. I remember the Botanica plan 3 that we loved, it started at 900K in late 2002, by spring 2003 it was 1.2M, by fall 2003 it was 1.5M+, the model home sold for 1.8M+, which is now on the market for 2.3M+.
 
if we are looking at 50% decline (which I'm not sure if it'll happen), then Ciara should be in the $700k rangein a few years :)
 
JustLooking,





I agree, back in June, I thought 1.2M was a fair price, now we're think 1.05M is fair. I doubt William Lyon will drop their prices that far with only one more phase to go plus the models.
 
I agree that 92603 will always be more valuable than VoC. Turtle Ridge is just a nicer area. But I don't think prices are headed that low for Ciara. At this time, no-one is buying with 100% financing anymore, it just doesn't exist. Tustin Fields I and II were bought heavily by speculators and 100% financing, so those prices have already been hit heavily. People who are moving in now must have a lot of equity in order to get a loan. Therefore, prices will start to firm up because its a lot easier to walk away from the banks money than your own.





Some people will lose value and all of their equity because they're forced to sell and move, but for the most part there will be some downside stickiness now that people have some skin in the game.





The people I feel sorry for are the early buyers of Alexandria. They bought for 1.2M what you can now get for low 900's. Yes Alexandria is nicer, blah blah blah, but for the exact same school district, same house square footage, and smaller lots, who would pay a 250K premium for an Irvine address just to be closer to the concrete plant? Resale in that neighborhood is going to be devastating for some.
 
<p>New E-mail from William Lyons</p>

<p>







16605 Camilia Ave

Plan 1AR - Lot 15 - $1,299,990







</p>

<p>Home Specifications


3,123 Square Feet, 4 Bedrooms, 3.5 Baths, Single Story Home, Whirlpool® Tub in Master Bath, Jenn-Air® 48" Stainless Steel Refrigerator, Granite Kitchen Countertops, Butler Pantry, Recessed Lighting, Ceiling Fan Pre-wiring throughout, Travertine Master Bath Countertops, Travertine Flooring, Surround Sound Pre-wiring


</p>

<p>That is interesting. . . raising prices does not usually generate sales in my book but those builders probably know better. </p>
 
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