Woodbury East - Celadon

NEW -> Contingent Buyer Assistance Program
Z

zovall_IHB

New member
<strong>Village:</strong> <a href="http://irvineranch.com/villages/woodburyeast/">Woodbury East</a>


<strong>Tract:</strong> <a target="_blank" href="http://www.johnlainghomes.com/celadon">Celadon</a> (97 attached townhomes) in the City of Irvine


<strong>Builder:</strong> <a target="_blank" href="http://www.johnlainghomes.com/">John Laing Homes</a>


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


<strong>Tax Rate:</strong> The total effective tax rate, including Mello Roos, is approximately 1.881%


<strong>HOA Dues:</strong> Master Association to be $175 to start and $135 at Build Out. Sub Association to be $255.


<strong>


Plans:</strong>


Emerald (Plan B1) - 3bd/ up to 3.5ba - 1751 sq. ft.


Ivy (Plan A1) - 3bd/3ba - 1594 sq. ft.


Topaz (Plan A2) - 3bd/3ba - 1749 sq. ft.


Jade (Plan C3) - 3bd/3.5ba - 1782 sq. ft.


Sage (Plan D1) - 3bd/3ba - 1750 sq. ft.





<strong><u>PRICING</u>


</strong><strong>


</strong><strong>Phase 1 (</strong><strong>August 11, 2007</strong><strong>)</strong>


Homesite 45 - Plan Jade (C3) - $573,880


Homesite 43 - Plan Ivy (A1) - $607,880


Homesite 41 – Plan Emerald (B1) - $591,880


Homesite 40 - Plan Sage (D1) - $588,880


Homesite 39 – Plan Jade (C3) - $553,880


Homesite 38 - Plan Jade (C3) - $548,880
 
The closed threads are still here for reference:


<a href="http://forums.irvinehousingblog.com/discussion/565/woodbury-east-celadon/">http://forums.irvinehousingblog.com/discussion/565/woodbury-east-celadon/</a>


<a href="http://forums.irvinehousingblog.com/discussion/308/woodbury-east-celadon/">http://forums.irvinehousingblog.com/discussion/308/woodbury-east-celadon/</a>





Please continue the discussion in this thread. Thank you.
 
Thanks zovall this looks much better. I originally posted because I wanted to see if any one had looked at these. Ive been mainly looking at portola springs and these seem very different than anything there.
 
Repost of my previous comment for simplicity sake





My wife and I went out to Celadon on Sunday. There was a few people there but I was not sure how many were really interested. I was told that they are releasing 6 houses for their first phase (1A) (August 4?) All the houses have stainless steel appliances. The prices rage from mid 500K to low 600Ks. Here are my impressions





Emerald: Three floor but stairs were not too bad. First floor had a spacious bedroom with bath. Second floor was the living room/kitchen/dining. Pretty open and good layout. Third floor was a disaster. Two bedrooms squeezed into enough space for one. The "master" bedroom was incredibly small with no bathroom to speak of.





Ivy (A1): Decent floor plan with a nice media niche. Horrible stair case (literally like 2 feet wide, impossible to move into 2nd floor) and had a tandem garage.





Topaz (A2): Similar feeling as Ivy. . . tandem garage again.





Jade (C): Complete waste of space. The plan has the largest sq. footage but completely straight up . It's squeezed in between the other plans. A lot of weird corners. Feels like the Winchester Mystery House (reference for all the bay area people).





Sage (D): Really open layout, good bedrooms, large master bath and bedroom. They had the barista person in the kitchen area so you couldn't judge the size of the area but the kitchen looked small (only complaint).
 
Checked out the area this past weekend. The property tax rate is now 1.66% (it was crossed out on the sheet and handwritten). Don't know why it dropped. They had a special lot for sale due to the original buyer backing out. It is lot #48, Sage model, 1750 sf. Selling for $618,880 which comes out to be around $350/sq ft. It comes with Kitchen Aid Stainless Steel appliances and the estimated move in is 5/2008. The association fees are +$400/month, but includes a junior olympic pool, fitness room, basketball court, tennis and community room. I don't know if its worth it for $400 though..
 
<p>I went and checked these out the other day. There is one thing that struck me as odd, but considering I have never purchased a new home, I have no frame of reference, so maybe it is nothing. While inspecting the models, I noticed there was no construction of the for sale units. The only units built were the models and it didn't seem any others were being constructed. I asked the salesperson why it didn't seem that there was any construction, and she said the builder was hoping to start construction in late 2007. Is it just me, or is it odd that the builder does not have a set date for construction? On the plan of homes to be built, there were sold indicators on two homes. I can't help but wonder why anyone would commit to buying a home, and putting down a deposit, I assume, for which one does not even have a commitment for a date of completion. And if only two homes are sold in a townhouse situation where the builder must construct at least six or seven units at a time, wouldn't you be concerned as a buyer, that the builder may not build them at all until they have at least five or six of the units sold? Do builders pay interest on your deposit?</p>

<p>Oh yeah, I was the only person looking at the homes the entire time I was there.</p>
 
wow, i can't believe the master association will cost 33% more than woodbury even at build-out. i guess the sheer density keeps the hoa low at woodbury.
 
<p>Awgee,</p>

<p>Did you see those units where the balconies are shared? You literally can see your neighbor's master bedroom. Talk about, "Can I borrow a cup of sugar?"</p>
 
Nah, I miss alot. I was kinda of trying to picture my family living there. We must be spoiled because the picture was not idyllic. The layouts are funky, but I guess that is what townhouse living is like. If I am not mistaken, there are some floors where one shares a ceiling/floor with a neighbor. That seems odd to me. I wonder if you can hear your neighbors? I think the prices are about $600,000. Isn't there something a little more SFR for that kind of money? I think you can get a used 1700 sq ft. townhome with one shared wall and a small backyard in Coto for about $650,000.
 
I just don't understand how the builders; at least, in Irvine have kept the price relatively high. Yes, I have seen prices dropped in the other new communities. But if that's the case, why don't they just start with the prices low. Instead of testing out the market then dropping the price.
 
<p>I actually received an email from John Laing last week. They were encouraging potential buyers to buy not 1...not 2...not 3 but 4 homes! Hahaha. And for each home you purchase. They would give you $1000.00 for the 1st home.....$1500.00 for the 2nd home...on and on.</p>

<p>Talk about cheap incentives. Geez.</p>
 
<p>Reason, </p>

<p>Don't you know that Irvine is the land of "milk and honey". We all want to own a piece of paradise. </p>
 
<em>"They were encouraging potential buyers to buy not 1...not 2...not 3 but 4 homes!"





</em>I can hear the commercial now... "Celadon. Avenue E. Belle Cliff. Gotta collect 'em all!"
 
<p>Although I still think the program was a bit silly, I believe they were offering you a % discount on homes you purchase from John Laing in succession (over the years).</p>

<p>2% off your second home, 3% off your third, or something along those lines.</p>

<p>SCHB</p>
 
<p>socalhousingbubble,</p>

<p>You're right. It's a percentage off the ...2nd....3rd...4th home. The $1500.00 is a referal fee should you bring a friend or family to buy. </p>
 
reason - Would you still be considered a friend if you encouraged someone to buy a home in this market? I think the present name for that sort of person is realtor.<p>


<i>"Friends don't let friends make offers."</i> Trooper (I think)
 
<p>Prices as of 10/26/2007:</p>

<p>Plan Emerald B1) 591,000</p>

<p>Plan Ivy A1) 607,000</p>

<p>Plan Topaz A2) 613,000</p>

<p>Plan Jade C3) 553,000</p>

<p>Plan Sage D1) 618,000</p>

<p>Tax plus Mello Roos: 1.67%</p>

<p>HOA at buildout: 373</p>

<p>HOA first 2 years: 313</p>
 
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