Villages of Columbus - Columbus Grove - Lantana

NEW -> Contingent Buyer Assistance Program
OCMan - i dont have any insider info that i am basing my offer of 600K on 12/15/07, it is just on my gut feeling based on the following:





- Their year end is 12/31


- It is their last five homes in Lantana, there are no other phases - I agree with Rtlguru that this may be the most important factor


- They have already approved us and seen our financial info - we make over 275K year, are doing 20% down, and have fico scores of over 700 - we would use their lender to ensure the closing takes place before 12/28


- They have already taken the expense related to the writedowns on these homes in previous quarters (not to say the cant be written down further), so if they get 600K on a home that has an associated cost of say 300 or so, that is an amazing gross profit (im just guessing on the cost)





I will let you guys know what happens after I go in there on 12/15.
 
<p>Does it help to have an RE agent or redfin on your first visit? Someone once mentioned that the 5% commission they give is regardless of negotiations as its coming from a different bucket of funds. That is, you can still get your $600K offer and redfin gets the 5% and then you get your kickback from redfin. What do you guys think? </p>
 
you are right about the different bucket. the 5% comes out of the marketing budget. so buddy up with an RE agent before you go in. but i don't think it is that high though.... maybe only 3%.
 
<p>Qwerty, </p>

<p>I'm not exactly a fan of VOC but good luck with your offer. At least you are being deligent and careful of spending your hard earn money and wisely checking all the avenues to make your dollars go extra mile. </p>

<p>JPMF, </p>

<p>You were able to quote my exact word of "affordable" but you conviently did not see that I have 20% + downpayment cash and 150k (more with my spouse's salary) income. To couter your point, 1) I don't need to save anymore even if I want to pay full price for any of the Lantana houses because I have enough money for downpay, a few months of cash reserve, and about 30% of DTI monthly. I just want to be frugal and careful where to put my money. 2) 100% financing may be for a person like you but not for me. 3) I went to school here in Irvine and have been living here since 89. So not sure where you got the idea that I belong Santa Ana. For your ignorance, even in Santa Ana, there is a historic district where $1 mil plus houses reside. Going out there and do something like throwing my money right out the window? Not sure whether that's being smart. You should know better. Again, try to come up with a good reasoning or logic instead of being obnoxiously sarcastic or makeing bitter remarks. It just shows your frustration and ignorance. Just </p>

<p>FYI, Anderson forecast near recession next year and Chapman Univ forecast warns OC housing price to drop 8% next year and maybe 20% more through out until sometime near 2012. Now no one dares to say that the bottom is near or housing will bounce back soon. I can see JPMF suffering more and irate in the years to come. I still have a rental prop in OC and sold houses twice in last 4 years to profit from the housing boom created by irrationally exhuberant people like you... Thanks.</p>
 
<em>I've negotiated three "low ball" deals to an accepted offer with builders so I think I know more than most here. Forget the step about contacting the sales directors. They don't want to deal with you and it's a waste of time for the both of you.





</em>Um, not to be rude, but I worked for a major homebuilder. I also, continue to keep in contact with the few that haven't been laid off in the industry. When I said, contact the sales director, it is because I speak from experience of a sales director, who wouldn't be a waste of time. This sales director was very open to negotiations with the buyers. It makes more sense to negotiate with the person who, 1. can make the decision, 2. walk around the corner to the division president's office to get the approval. Maybe not all sales directors are this way, but the ones I know are, and I know more than one. So, if you think it is a better idea to spend time negotiating with the sales agent, who will play phone tag, somehow screw up the real story, and not have any authority to make a decision, then you go ahead. But, what I saw, and what deals were done this way, you couldn't possibly get the same deal from the sales agent. If fact, there are certain sales agents that the sales director wouldn't waste their time on.





That's just my €0.02.
 
<p>graphix, have you ever negotiated anything before in your life? And do you know what you're talking about?</p>

<p><em>Lennar's year end closed 30Nov. </em></p>

<p><em>Also, Lantana is William Lyon, not Lennar.</em> </p>

<p>LOL</p>




How does having the knowledge what builder it is and when their year end is, when my advice was for general purposes of any builder for whenever their year end is?





Yes, I have negotiated for plenty of things in my life. I think if you re-read my post, you will read that this comes from watching a builder do this on a regular basis.





The best part, is someone will take my advice, regardless of the builder or when their year end is, and come back and post their 30%-50% discount. Then, we will see who knows what they are talking about.
 
Not being rude at all graphix. As I said, I know more than most, but perhaps you know more than I do. Fact is, I've worked directly with sales agents, and in my three cases, there would have been no benefit working with sales directors. The whole process is straightforward with no games when you are negotiating on a home that is ready for move in. You get pre-approved, you submit an offer and they counter. There are no games, no phone tag, no screwing up of the story. I guess my point is, in this circumstance, working with the sales agent is the SAME as working with a sales director because they need to sell the somes asap and will take the best offer. Kissing ass won't get you a better deal. It's all supply and demand.



"But, what I saw, and what deals were done this way, you couldn't possibly get the same deal from the sales agent. If fact, there are certain sales agents that the sales director wouldn't waste their time on."



I disagree. The sales agent doesn't make the deals. They simply PRESENT the deals to the director. In all my cases, I never negotiated with the sales agents. They presented my offer to the VP of sales or whoever was in charge of making the decisions and then told me whether it was accepted or not. Your last statement makes no sense. Sales agents job is to present offers from qualified potential buyers. Why in the world would any sales director ignore an employee who is doing his or her job of presenting offers? Only reason I can think of is because the offers presented are too low. In that case, how would going straight to the sales director with a lowball offer help? He'll ignore you too.



Perhaps someone who has tried your tactic can chime in and prove me wrong. Or maybe you can show me an example of where this tactic worked. Maybe our different opinions can be attributed to the fact that things may have changed since you left the industry because we all know the builders are alot more desperate and alot less cocky about the product they are selling.
 
<p>Graph-</p>

<p>Regarding the year-end, I wasn't taking you task. Just letting others that might be considering negotiating that Lennar's near-term peak of motiviation is probably past. </p>

<p>SCHB</p>
 
<p>rtlguru - I dont think the sales director will ignore the sales agent but its very likely that the sales director might think they have a better bargaining position than they really do. They might tell the sales agent to try offering something else and try negotiating with the buyer. However, if the sales director is dealing directly with the buyer, they will understand if there really is any negotiating room and understand the buyer vs. having the agent act as a middle person. </p>

<p>Furthermore, sales directors might not be keen on letting their agents know how low they can really go. They might prefer to let the agents think that the ultimate low price is $X when it is really $Y.</p>

<p>At least that is my perspective being in high tech sales for my entire career.</p>
 
Here are their last five homes, each has a 75K incentive, the info below is off of their pricing sheet dated 11/29/07 that I picked up on Sunday 12/2/07





Lot 78* - Plan 1B - 31 Snowdrop Tree - $855,536 lot sq ft = 3833 back yard depth = 20.2 ft


Lot 160* - Plan 3B - 85 Fringe Tree - $938,431 lot sq ft = 4399 backyard depth = 20.7 ft


Lot 80 - Plan 3B - 27 Snowdrop Tree - $919,790 lot sq ft = 4181 backyard depth = 18.5 ft


Lot 164 - Plan 1BR - 65 Fringe Tree - $832,791 lot sq ft = 4094 backyard depth = 25 ft


Lot 124 - Plan 1C - 24 Daphne - $832,791 lot sq ft = 3833 backyard depth = 20.2 ft








*Will feature upgraded flooring package
 
I'm new to the forum, it provides some decent insights... anyway, i'm also interested in the village of columbus, and have seen most of the models at the columbus grove. i think either lantana or madison fits what i'm looking for, but personally i prefer the layouts of the madison models a little better. just wondering if any of you who's considering lantana had also checked out madison and why you prefer one over the other. thanks.
 
A year ago. I dealt with a sales agent. And when I presented an offer. He, the sales agent, would always say he has to check with his sales director. The sales agent in my experience always has to seek out the approval of his higher ups.
 
"It is their last five homes in Lantana, there are no other phases - I agree with Rtlguru that this may be the most important factor"





Don't they have a final phase next year? That will include the 3 model homes, and the 3-4 homes they'll build next to it.
 
No shell snail - i thought the sales guy said it was their last phase - ill ask again when im in there in a about a week and will confirm.
 
"A year ago. I dealt with a sales agent. And when I presented an offer. He, the sales agent, would always say he has to check with his sales director. The sales agent in my experience always has to seek out the approval of his higher ups."



Yup, they have no power to make decisions. They are simply the intermediary.



"i think either lantana or madison fits what i'm looking for, but personally i prefer the layouts of the madison models a little better. just wondering if any of you who's considering lantana had also checked out madison and why you prefer one over the other. thanks."



I've checked out both, and also preferred Madison over Lantana. In my opinion, the Tustin address doesn't make any difference because the schools are the same. I think the two communities are similar enough that you should go with the floor plan you like more.
 
<p>I am not sure if this is the case for Lantana but some of the other VoC communities sold the model homes early and leased them from the buyers. I would love to get a deal on the model next year if they are still available. </p>
 
<a href="http://orangecounty.lyonhomes.com/homes/community.php/Lantana_at_Columbus_Grove.html?c=224"><img alt="Preview" src="http://orangecounty.lyonhomes.com/wlh/images/Lantana3B.jpg" />


</a>

<p><strong>27 Snowdrop Tree</strong>


<strong>Plan 3B – Lot 80


$899,990</strong>





<strong>Home Specifications</strong>


2,803 Square Feet


4 Bedrooms


2.5 Baths


2-Car Garage


</p>
 
Lantana has 1 more phase to build out. It consists of 5 homes and will start where the sales parking lot currently stands. This in addition to the 4-5 homes they currently have and the model homes themselves. The last phase is expected to be ready during the summer.
 
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