Villages of Columbus - Columbus Square - Verandas

NEW -> Contingent Buyer Assistance Program
<p>It sounds like the plan 2s are the only ones selling while the others are not. The plan 3s are not selling at all and I'm not sure how that is going to affect the prices of other plans. I'm sure if prices on the plan 3s drop significantly enough, it will affect the price of the plan 2s also.</p>

<p>The homeless village and train is probably on everyone else's mind also (including the builder) so the initial price is already built into this and that's probably part of the reason why we think the price is so attractive. It doesn't help that the phases released now backs right onto Edinger either.</p>

<p>The additional incentives (or lack of) seems to be what everyone is saying for the Irvine area so I wouldn't be too concern with the fact that he is BSing us. I sort of agree with everyone's take (if you can afford it and plan to stick with the house for a while, then go for it). Good luck!</p>
 
<p>Hi everyone;</p>

<p>I'm new to this forum, but have enjoyed reading everyone's comments. I just got William Lyon's email blast about Verandas with one of the plan's latest pricing. Do you guys think the pricing is fair? If not, how much will it drop before buyers become interested again?</p>

<p><strong>Verandas at Columbus Square</strong></p>

<p><strong>This month's featured home - 15217 Severyns Road - $759,990</strong>





<strong>Home Specifications:</strong>


Plan 3 - Lot 13


2,394 Sq. Ft.


4 Bedrooms


2 1/2 Baths


2-Car Garage





Columbus Square is a highly connected, pedestrian-friendly community with many home options-from executive residences to intimate townhomes. No matter how high your expectations may be, you won't be disappointed at Columbus Square.


</p>
 
We have a thread for every tract already. The link for the thread for Verandas is below. The price you have posted has been the same since Jan. I think they will need to reduce quite a bit to bring in buyers. BTW, do you work for William Lyon? The wording you use makes me think that maybe you do. Only marketing types say "email blast".





<pre id="line83">http://forums.irvinehousingblog.com/discussion/61/villages-of-columbus-columbus-square-verandas/#Item_19
</pre>
 
<p>No, I don't work for William Lyon. I'm in the web marketing business, so do pardon the lingo. I should've appended to the other discussion. Sorry about that.</p>
 
<p>Make sure to use the correct "lingo" everyone. </p>

<p>From earlier post:</p>

<p>"highly connected, pedestrian-friendly community with many home options-from executive residences to intimate townhomes." Even if you don't like VoC, it cannot be disputed, that it is very central - and particularly desirable to those who prefer a more "urban" feel. It also cannot be disputed (I think) that if you're willing to wait it out (after the "District" is complete, Tustin Ranch Road overpass is complete, hangars are torn down and the rest of the MCAS is built out, it is likely to be a good investment. There is so much to be done in the next 5 years.</p>

<p>Tract housing is generally pretty lame - shouldn't be short sighted.


</p>
 
On other forums that I participate in that have nothing to do with houses, company shills post fake hype posts on their product quite often. They are pretty easy to spot. It is actually a cheap and often effective form of marketing. I wouldn't be surprised to see that kind of marketing here.





vicstah's post, which was basically "hey guys, what do you think of this (insert cut-n-paste marketing blurb here)", fits the mold shills have used before elsewhere.
 
<p>Agreed, and that was not my intention.</p>

<p>1. I didn't check the other verandas post, as I'm relatively new to this forum (sorry)</p>

<p>2. I was curious on what's the pricing difference between the initial phase until now</p>

<p>3. Just want to get an idea on what everyone here thinks on what the price will drop</p>

<p>I'll change my tone next time to be less marketing speak. I can't help it, I type how I speak. :P</p>
 
<em>"Do you guys think the pricing is fair? If not, how much will it drop before buyers become interested again?"</em>





That is an easy one. When the price can be financed with a 30 year conventional mortgage when the payment is equal to market rent, the price is fair. By that measure, this house is greatly overpriced, and it will come down further
 
<p>Price Update if anyone cares.:</p>

<p><strong>Phase 2 (old)</strong></p>

<p>Lot 22 - Plan 2BX - $734,990</p>

<p>Lot 23 - Plan 3CXR - $769,990</p>

<p>Lot 24 - Plan 1AX - $682,990</p>

<p>Lot 25 - Plan 2B - $719,990</p>

<p>Lot 26 - Plan 3E - $759,990</p>

<p>Lot 27 - Plan 1C - $677,990</p>

<p>Lot 28 - Plan 2A - $719,990</p>

<p>Lot 29 - Plan 3D - $759,990</p>

<p>Lot 30 - Plan 2C - $719,990</p>

<p>Lot 31 - Plan 1BXR- $682,990</p>

<p>Lot 32 - Plan 2AXR- $734,990</p>

<p>Lot 33 - Plan 3EX - $769,990</p>

<p>Lot 34 - Plan 3CX - $774,990</p>

<p>Lot 35 - Plan 1BXR- $687,990</p>

<p> </p>

<p><strong>Phase 3 (new)</strong></p>

<p>Lot 36 - Plan 1AX - $684,990</p>

<p>Lot 37 - Plan 2C - $726,990</p>

<p>Lot 38 - Plan 3D- $759,990</p>

<p>Lot 39 - Plan 1C- $681,990</p>

<p>Lot 40 - Plan 2B - $726,990</p>

<p>Lot 41 - Plan 3C - $761,990</p>

<p>Lot 42 - Plan 2A - $724,990</p>

<p>Lot 43 - Plan 1BXR - $686,990</p>

<p>Lot 44 - Plan 3DXR - $784,990</p>

<p>Lot 45 - Plan 1AX - $689,990</p>

<p>Lot 46 - Plan 2CX - $751,990</p>

<p>Lot 47 - Plan 3EXR - $769,990</p>
 
<p>Got the Friday afternoon "Featured Homes" email from Lyon, and they are highlighting lot 13 plan 3C for $730k. Move-in is in September.</p>

<p>Anyone hear any more about the story behind this?</p>

<p>SCHB</p>
 
<p>I answered my own question with a visit to the sales office.</p>

<p>Two phase 1 plan 3 units fell out of escrow and have $25k incentives.</p>

<p>Lot 13, plan 3C: $755- 25 = $730k</p>

<p>Lot 16, plan 3D: $760- 25 = $735k</p>

<p>Both units back to the industrial park at Red Hill and Edinger. Current phases (2&3) back to Edinger. Later phases will be more centrally located in Columbus Square.</p>

<p>SCHB</p>
 
hi i did not get a price sheet today. but there's a big sign when you walk in the sales office, and their home of the week is lot 13, Plan 3 for $699,990 @ 2390 sq. ft, 4 Beds, 2 1/2 Bath Single Family Home, this is their biggest plan out of the three plans. I did not ask what the other 2 was because i was only looking for a 4 bed home
 
<p>The downstairs of that plan 3 is just weird. Undersized family room & dining room, and a useless parlor. The whole downstairs needs to be reconfigured. Upstairs is OK.</p>

<p>I think lot 13 faces the motorhome storage lot in the adjacent "light industrial" area. $292 sq/ft new construction seems like a recent low-water mark, but it still doesn't seem worth it.</p>

<p>SCHB</p>
 
Myself and the missus were scouting the Verandas the last few weeks. Yes, they do have a few units that they're "stuck" with. The unit up for $699K has fallen out of escrow twice and it's in the phase that's not too far from the railway line and it also shares a boundary with a "light industrial" area. I had a closer look at the "light industrial" area and it seems that the building directly adjacent is not occupied at the moment but the back of the unit is directly opposite a building with truck loading bays. This means that the building could be rented to a company that has trucks entering and departing the premises at all hours thus potentially causing noise pollution at any hour. I must say that the salesperson did disclose this fact.





Due to the wealth of information posted on this site and the high retail prices of the new units, the missus and I have decided to wait until they release the last two phases located directly behind the models. If we aren't successful in acquiring a unit (at the right price of course) - which would be about $100K less than they are selling for right now, then we will wait to see what else is developed in the neighborhood. There's no sense in rushing a home purchase right now with all the trouble in the lending sector.





I enjoy this blog tremendously and look forward to more tips / pricing and other pearls of wisdom.





007
 
The sales lady said the trains didn't blow their whistles when rolling through town, but last time we visited we definitely heard a train whistle when it went by... does anyone know if the train whistle blows, is it loud, and do the trains run day and night?
 
I've done a lot of research on the Verandas, since I'm thinking of buying. If you actually go down to the homes, you can hear the trains blow their whistles, but only when they cross Red Hill Ave. You can't hear it if you're at the model home. But I've also talked to some of the neighbors that already live there, and they say that if you're in your house you can't really hear the train unless you're listening for it. I don't believe the trains run all night long. What most owners complain about though, are the planes that fly overhead, but their hours of operation are limited and don't fly in the middle of the night





Regarding the "light industrial" property next to the Phase 1 houses, the City of Tustin is aware of the Verandas and will only give permits to businesses that will be "friendly" to the neighborhood (ie. no 24 hour operation). Also, homes within a couple hundred feet that are affected by a business must be notified and a meeting must occur before a permit is released, or something to that effect. I don't have anything in writing so take what I say with a grain of salt.





I hope this helps in your decision.
 
<p><em>>>What most owners complain about though, are the planes that fly overhead, but their hours of operation are limited and don't fly in the middle of the night</em></p>

<p>For now. I don't know when the caps come off at JWA, but I think it's something like 2009 or 2011.


</p>

<p>Clearly, I don't read the news. Per <a href="http://www.eltoroairport.org/issues/2003-JWA-Settlement.html">this</a>, the curfew will extend to Dec. 31, 2020.</p>
 
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