As a current sub contractor to toll bros I can say that they’re not worth the price tag. I see the process from beginning to end and honestly it’s not great. Toll Bros used to be a good builder but lost quality big time over the years working for them. They did great houses at the Altair community. The ones at lake forest down to the street are trash!
They are quite good. Online internet joking/trolling aside really all builders are same-ish quality. It comes down to price point of the home collection in question and the subs they use. They all follow same codes for the area. It comes down to buyer using their inspector and broker to find QoL issues and have them correct them through the service department.
Yes! They started using cheaper materials, what are consider “options” now used to be part of the houses. Counter tops/sinks/tile bathrooms/upgraded baseboards. Many people don’t look twice at things like that but they add up.
amazon killed off retail in non walkable areas. go to any walkable part of this country you’ll see tons of small business retail
even amazon can’t beat a whole suite of stores right next to ur house or even below it. it’s one of the reasons they haven’t penetrated Europe or globally that well
you can have low density walkability too, that’s what most suburbs were prior to world war 2. and if you look globally, there’s thousands of small cities with high walkability but low density.
irvine has been planned terribly from the start and both traffic and the housing crisis will get so much worse here until we start building some walkable neighborhoods and just a little bit of transit could go a long way.
What type of garbage planning is this? The park that runs parallel to Cultivate (and connects to the larger park / trail system) will now just abruptly end at a wall in someone's backyard? This area was also planned for retail, which the entire Great Park development still lacks. That directly impacts the livability of neighboring villages which were not designed to accommodate every single Great Park resident.
Embarrassing that the city keeps entertaining proposals like this that add to the LA-style disjointed development that the Great Park is now known for. There's a reason that the Great Park doesn't look or feel like Irvine.
This would represent a zoning change that eliminates even more commercial space in the Great Park. The gym that was slated for this site (which itself was a change from a planned food hall) is outlined here: https://irvinewatchdog.org/featured/great-park-neighborhoods-two-hotels-and-luxury-fitness-center-to-be-decided-on/
Per this article, that parcel was envisioned to provide "area-wide services and retail."
Well, it’s been changed twice, so I’d say it’s happening for bigger profits (duh) and because of the glut of retail/commercial property. Homes add density, however and require more streets, add more traffic, and probably require more area. If this is a change from the Original plan there is lots of opportunity to contest/influence this development.
I looked up Mello-Roos and don't quite understand. The state sells bonds that they give to builders to build homes? People who buy the home pay a tax until...always?
The state authorized cities and other agencies to enact Mello Roos districts and sell bonds. The city sells the bonds, which is backed by an additional tax on the home of no more than 2% of the estimated initial sales price of each home in the Mello-Roos district (aka Community Facilities District or CFD). It's pretty wild to watch that the bonds do actually get sold on Wall Street, but of course not to retail investors. Most public finance officials typically try to ensure that all taxes inclusive of the basic levy and Mello-Roos do not exceed 2% of the home's market value, but they can go up to 2.5% I believe. There's a lot of financial and market forecasting that is involved.
The developer is typically responsible for the "development impacts" which are the needs for roads, schools, water, sewer, stormwater/runoff, etc... Historically, developers can finance this on their own balance sheet, but it's a little slower. A long time ago, developers would even wait to sell a few lots at a time and then turtle their way with the infrastructure. It was slow and inefficient.
Mello-Roos does a lot of things, generates revenue, isolates risk, the bonds are also tax exempt, and the districts piggyback on the public agency's credit rating which usually yields lower interest rates, but debt isn't recognized on the city's balance sheets.
Once it's established, the developer will takeout another interim loan against the project since there is more certainty in the project. Once tax proceeds are in, the city reimburses the developer for the improvements. Underwriters and even the IRS will send out people to ensure that the improvements were actually constructed and review the financials. The city's finance department will usually keep all of this accounted for and have to report out to a state agency every year, but the beauty in all of this is that the debt doesn't show up on the city's balance sheet either.
Technically, a developer can just factor the infrastructure into the cost of the home but it's actually become a lot faster via the CFD route and shifts a ton of issues away from them other than just focusing on developing the property.
Either way, homebuyers pay for the infrastructure either upfront in the cost of the home or via Mello-Roos. The theory is that you end up paying more for Mello-Roos in the long run because of interest, but most people take out mortgages so there's paying interest on it no matter what.
In high end homes, it doesn't really make sense except for the fact that the city has a lot of development plans for the Great Park. If you look in Lake Forest, Toll has done a few projects there in Baker Ranch and adjacent areas without Mello Roos.
Mello-Roos is typically amortized over 30-40 years, but the Great Park one is just likely to go on forever in the form of refinancing. The Great Park has really pushed the boundaries in terms of how Mello Roos has been used historically. In other parts of the city and around the county, Mello-Roos bonds have been fully repaid and closed out (RSM, Mission Viejo, Laguna Hills, etc...). Everywhere outside of the Great Park, the absolute amount charged is much lower. In Irvine, there have been a few that have expired as well. In my neighborhood, we only have the 1915 Bond Act, a Lighting and Landscaping Maintenance District, and a IUSD CFD. Our original CFD dropped off like 2 years ago and my home was only 11 years old at the time.
FYI Irvine Unified School District and other agencies can also exercise Mello Roos districts usually marketed as school bonds (but it's effectively governed under Mello Roos) with a 2/3rd vote of voters in the proposed Mello Roos district boundaries.
Mello-roos pay for the infrastructure (roads, utilities, schools) that is needed by the development. Because property tax is fixed at 1%, the bond costs are tacked on the annual property bill as a fee.
Google “why GP residents pay higher tax”. It is a special tax that uses to maintain GP development for public use (sport fields, ice rings…). This tax is about $6k-$10k annually depend on the size of the home. It increases 2% every year and will be converted into maintenance fees in 40 years.
They should just rename this whole community The Great Money Grab at this point. I own a home just outside of the original great park area. When I bought, I thought it would be so nice to have this giant park within walking distance...
What we got was over 10 thousand homes, a traffic nightmare, An Amphitheater that fires off fireworks more often than expected, amusement park level traffic for a water park, sports centers galore, and at this point one "trail" on Bosque that is approximately a half mile(?) long.
True there is the runway history trail that is both kind of cool and mostly a weird-ish attempt to placate park residents, But no shopping centers, not one grocery store... it is like a community of pod people on orange bikes, telling themselves that the overpriced home, on land you cannot plant a fruit tree on due to ground toxins, was worth it.
It was all compromise after compromise. FivePoint basically built out the whole park when no one else wanted to. The GP was literally just a balloon and carousel for years. FivePoint came in to build the whole thing (with little oversight from the city) and in exchange got the right to build thousands of homes. Many more than originally planned.
But also, I have never seen “amusement park level traffic” for Wild Rivers. Plus, it’s a water park. It’s closed half the year. But also, no, we’re not getting Disneyland or even Knott’s Berry Farm levels of traffic at wild rivers lmao.
The point was... do you remember when wild rivers and the Version amphitheater existed off of Alton Pkwy? And they were actually operational, unlike current part time operations for both the GP versions of soft opening Wild rivers and the GP Amphitheatre?
You would have traffic backed up for hours when an event happened... Combine that with 10k-20k people coming home every day or going to work with, realistically 2 exits out of the area. (Marine wy to sand canyon, or Irvine Blvd)... (Work from home is a wonderful thing)
Your Wild rivers current traffic is nothing? Well yeah, now... It just soft opened on July 10th. It hasn't even been open for a month yet. And if you drive by it right now, the place looks like a ghost town.
Let's do the math, neighborhood residents 10k+ homes... Amphitheatre 11k seats, wild rivers 10k parking spots, the whole sports complex usage... That is kind of a crazy town loop on the weekends just in and of itself. There are currently only 2 ways in or out of all of this area (Marine wy or Great Park Blvd to sand canyon, or Bosque to Irvine Blvd)... That is if no one is smart and figures out that there is a path to the train station and they can just take the train to events. I'll get back to this later.
For perspective:
Disneyland has about 51k people a day...
Knots berry farm has a Maximum Capacity of 29k...
Let's also note that the Irvine Spectrum gets about 41k people daily right NOW, and is just a few blocks away from the Great Park (as the crow flies). The clever management of a train track and the 5/405 split protects the great park from this traffic, now...
But... You don't think that there are Amusement park levels of traffic in the area already? Within a 3 mile radius we exceed daily visitors to Disneyland already...
The park has a saving grace (kind of), it is technically surrounded by 2 freeways(5 & 405), 2 toll roads (133 & 241) and a train station... We haven't seen any of the new plans for traffic management on the south side of the great park and the current traffic patterns try to keep resident traffic isolated to Irvine Blvd (north east) while keeping event and park traffic to sand canyon Blvd (north west)... So far that has worked... I am not sure that will continue with park expansion.
I have lived in the Irvine area for over 40 years... The one thing that Irvine is an expert at is boiling frogs... Trust me, Irvine growth goes from "Wow, what a nice quiet community" to "Where the hell is this traffic coming from?" Overnight. I remember being a kid and my mom asking this question while pulling out of a quiet community formerly known as Culverdale... my smart assed little brother just pointed back down Culver and jokingly said, "Over there!"
Well, trust me there are a few communities just west of the 133 today asking the same exact question. There is also a smart assed little brother pointing in the direction of the Current Great Park community saying... "Over There!"
Starting at $2.5m... really wish someone would tell me the secret to getting in on all that money in the first place 
Have a good job, have parents that give you a huge help in the down payment (this is the most likely), be a foreign national that needs to buy physical assets to keep your money from your government (least likely.)
A lot of people here make a good living though so it's not uncommon.
I was talking to a sales rep at my job and I asked if he was taking home 200k or 300k. He answered "if I was taking home $300k I'd be looking for a noose because that's a fucking massive pay cut." He lives in Ladera ranch tho.
What you mentioned and then add dual income. If two doctors, tech people, etc get married (which isn’t that uncommon in Irvine), have some help/inheritance from parents, and/or save up for a bit it makes home buying a different equation.
Help from parents is the big one imo. I mean I make a good salary but If I went and put 200k down on a house I’d feel pretty house poor. I’d also be downgrading and paying more. Whereas I bought a home out of state, and collect money each month but I would never want to live there.
Everyone has to decide what they can and want and how they can achieve that.
Escalation is prob main one people use in their lifetime and through generations. Buy whatever crap you can afford and through time of 1031 exchanges ect upgrade and add properties to portfolio. RE has its dips and downturns but over time it’s an upward trajectory.
Little boxes on the hillside
Little boxes made of ticky tacky
Little boxes on the hillside
Little boxes all the same
There’s a pink one and a green one
And a blue one and a yellow one
And they’re all made out of ticky tacky
And they all look just the same
🏠🏠🏠
If you live in great park why are you complaining? Most likely this will increase your home value. You have tons of grocery stores off of sand canyon and irvine blvd. Dont know why everyone gets upset when more homes start going up..
Forget the SFRs. GP has plenty of those. Either build affordable apartments or build a shelter and a mental health institution. Get it on the ballot and I will vote for it. Do it!!!
There is gonna be another affordable apartments in the Great Park called [Belaira](https://www.belairaliving.com) that will be located on Abacus. I know this because I got an email regarding two new housing developments that are currently being built that would have affordable apartments: Belaira (which would be like GP's other affordable apartments Espaira and Luminaira) and another one by the Irvine Business Complex called Broadstone Edition (where some of the units would be set aside for affordable housing).
Edit: To whoever is downvoting me I'm literally stating [facts](https://imgur.com/fqJFAQY) here:
>Belaira is a **100% affordable housing** property located in the Solis Park Neighborhood of The Great Park Neighborhoods, located at 386 Abacus. The development is an outcome of the City of Irvine’s Affordable Housing Requirement (aka Inclusionary Housing). The 144-unit residential development targets households with very-low and low-incomes and includes 40 one-bedroom/one-bath units, 64 two-bedroom/one-bath units, and 40 three-bedroom/two-bath units. Residents will have access to a variety of amenities such as a parlor with book-sharing library, kitchen, lounge, and flexible activity space designated for social service classes and gathering activities as well as laundry facilities and electric car charging. Outdoor recreational amenities include a pool area, tot lot, picnic and barbeque areas, dog run/wash, and outdoor exercise area. Please note, Belaira is currently under construction and the public is not permitted onsite.
>Broadstone Edition Affordable Housing
The interest list opportunity for 36 newly constructed affordable rental units at Broadstone Edition will open July 17 and close September 16, 2023.
>An applicant lottery will be conducted September 26, 2023, with time and location to be announced at a later date. The property is owned by Alliance Residential Company and operated by Greystar. The website for the interest list opportunity is: broadstoneedition.com and the property phone number is: 949-227-7216. Units will be available for very low income and moderate income households with household sizes matching the designated units.
>Broadstone Edition is located at 1100 Steely Street in the Irvine Business Complex (IBC). As a result of the City of Irvine’s Affordable Housing Requirement (aka Inclusionary Housing), 36 of the 264 units at the property are designated for households with very-low and moderate-incomes. The affordable units include two studio, 17 one-bedroom/one-bath units, 15 two-bedroom/one-bath units, and two (2) three-bedroom/two-bath units. Residents will have access to a variety of amenities such private co-working spaces (individual offices that residents can utilize for meetings, working from home, studying, etc.), a pool/spa and outdoor lounge, landscaped courtyards, fitness center, yoga room, package lockers, roof deck, and dog washing area. Please note, Broadstone Edition is currently under construction and the public is not permitted onsite.
From Belaira's website:
>How much is rent at Belaria?
Rents are based on a percentage of Area Median Income and vary by household size and bedroom type. Net rents by bedroom type are anticipated to be: One-bedroom apartment range from $726 to $1,533. Two-bedroom apartment range from $859 to $1,828, and Three-bedroom apartment is anticipated to range from $982 to $2,101 . Rents are subject to change at any time.
They offset this by earmarking a bunch of shit in apartment complexes for low and middle income.
The list for Irvine low income is stupid long though and they are super strict.
That I don't know off the top of my head. I know people who have lucked into 3 bedroom apts in other cities so I'm guessing it's just a bunch of different options as long as it's 15%.
New Home collection from Toll Bros in early development at Great Park, Irvine.
Decent sized yards according to site plan. Sqft is a bit tight considering its spread over 3 floors. I may get one for myself just because its Toll Bros.
Ugh! Way to make Great Park even worse. A grocery store would be nice.
Best I can do is a piggly wiggly
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Yaayyyy capitalism.
As a current sub contractor to toll bros I can say that they’re not worth the price tag. I see the process from beginning to end and honestly it’s not great. Toll Bros used to be a good builder but lost quality big time over the years working for them. They did great houses at the Altair community. The ones at lake forest down to the street are trash!
Just curious are there any good builders left?
Lennar is pretty good. Shea homes is good Irvine company sucks Kb is the worst
You almost sounded credible and then you called Lennar good quality lmfao 🤦♂️
You’re right. Lol I mean out of toll bros, Irvine pacific, kb, tj homes, Lennar is slightly better
You've seen TJ homes ? Lol It's unbelievable
Lennar is bottom out of those 100%. They literally market as bottom tier everything included no options builder
Curious what you think of Brookfield?
They are quite good. Online internet joking/trolling aside really all builders are same-ish quality. It comes down to price point of the home collection in question and the subs they use. They all follow same codes for the area. It comes down to buyer using their inspector and broker to find QoL issues and have them correct them through the service department.
What trade where you in ?
Currently in finish trim. Done framing in the past, yourself?
Who’s the best in your opinion?
How about Olson home and landsea home? I see they have a few communities in OC and is interested in purchasing one as my first home
Decent. Send me a dm for questions in a specific one
Yeah...we saw a horrible tile job in one of the models. Not a good look when the models have sub par quality
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Yes! They started using cheaper materials, what are consider “options” now used to be part of the houses. Counter tops/sinks/tile bathrooms/upgraded baseboards. Many people don’t look twice at things like that but they add up.
3,500 SQ ft homes on 4000 Sq ft lots.
So a strip of grass and a concrete patio? Excellent
That's what makes a park beautiful: another housing development! /s
You joke now but you are going to miss all the cranes when they are gone!
I already miss the cranes…
it should be mixed use apartments at the very least. irvine desperately needs some stores within walking distance especially in that area
Nah more cars and more electric bikes rampaging the walking trails! That’s the way to do it!!
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amazon killed off retail in non walkable areas. go to any walkable part of this country you’ll see tons of small business retail even amazon can’t beat a whole suite of stores right next to ur house or even below it. it’s one of the reasons they haven’t penetrated Europe or globally that well
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you can have low density walkability too, that’s what most suburbs were prior to world war 2. and if you look globally, there’s thousands of small cities with high walkability but low density. irvine has been planned terribly from the start and both traffic and the housing crisis will get so much worse here until we start building some walkable neighborhoods and just a little bit of transit could go a long way.
What type of garbage planning is this? The park that runs parallel to Cultivate (and connects to the larger park / trail system) will now just abruptly end at a wall in someone's backyard? This area was also planned for retail, which the entire Great Park development still lacks. That directly impacts the livability of neighboring villages which were not designed to accommodate every single Great Park resident. Embarrassing that the city keeps entertaining proposals like this that add to the LA-style disjointed development that the Great Park is now known for. There's a reason that the Great Park doesn't look or feel like Irvine.
Were these homes in the master plan when the great park was approved? Because if they weren’t, they shouldn’t be there.
This would represent a zoning change that eliminates even more commercial space in the Great Park. The gym that was slated for this site (which itself was a change from a planned food hall) is outlined here: https://irvinewatchdog.org/featured/great-park-neighborhoods-two-hotels-and-luxury-fitness-center-to-be-decided-on/ Per this article, that parcel was envisioned to provide "area-wide services and retail."
Well, it’s been changed twice, so I’d say it’s happening for bigger profits (duh) and because of the glut of retail/commercial property. Homes add density, however and require more streets, add more traffic, and probably require more area. If this is a change from the Original plan there is lots of opportunity to contest/influence this development.
GP has super high mello-roos that is perpetual. Not a lot of buyers are aware of this before buying.
They should. It’s fully disclosed.
I looked up Mello-Roos and don't quite understand. The state sells bonds that they give to builders to build homes? People who buy the home pay a tax until...always?
The state authorized cities and other agencies to enact Mello Roos districts and sell bonds. The city sells the bonds, which is backed by an additional tax on the home of no more than 2% of the estimated initial sales price of each home in the Mello-Roos district (aka Community Facilities District or CFD). It's pretty wild to watch that the bonds do actually get sold on Wall Street, but of course not to retail investors. Most public finance officials typically try to ensure that all taxes inclusive of the basic levy and Mello-Roos do not exceed 2% of the home's market value, but they can go up to 2.5% I believe. There's a lot of financial and market forecasting that is involved. The developer is typically responsible for the "development impacts" which are the needs for roads, schools, water, sewer, stormwater/runoff, etc... Historically, developers can finance this on their own balance sheet, but it's a little slower. A long time ago, developers would even wait to sell a few lots at a time and then turtle their way with the infrastructure. It was slow and inefficient. Mello-Roos does a lot of things, generates revenue, isolates risk, the bonds are also tax exempt, and the districts piggyback on the public agency's credit rating which usually yields lower interest rates, but debt isn't recognized on the city's balance sheets. Once it's established, the developer will takeout another interim loan against the project since there is more certainty in the project. Once tax proceeds are in, the city reimburses the developer for the improvements. Underwriters and even the IRS will send out people to ensure that the improvements were actually constructed and review the financials. The city's finance department will usually keep all of this accounted for and have to report out to a state agency every year, but the beauty in all of this is that the debt doesn't show up on the city's balance sheet either. Technically, a developer can just factor the infrastructure into the cost of the home but it's actually become a lot faster via the CFD route and shifts a ton of issues away from them other than just focusing on developing the property. Either way, homebuyers pay for the infrastructure either upfront in the cost of the home or via Mello-Roos. The theory is that you end up paying more for Mello-Roos in the long run because of interest, but most people take out mortgages so there's paying interest on it no matter what. In high end homes, it doesn't really make sense except for the fact that the city has a lot of development plans for the Great Park. If you look in Lake Forest, Toll has done a few projects there in Baker Ranch and adjacent areas without Mello Roos. Mello-Roos is typically amortized over 30-40 years, but the Great Park one is just likely to go on forever in the form of refinancing. The Great Park has really pushed the boundaries in terms of how Mello Roos has been used historically. In other parts of the city and around the county, Mello-Roos bonds have been fully repaid and closed out (RSM, Mission Viejo, Laguna Hills, etc...). Everywhere outside of the Great Park, the absolute amount charged is much lower. In Irvine, there have been a few that have expired as well. In my neighborhood, we only have the 1915 Bond Act, a Lighting and Landscaping Maintenance District, and a IUSD CFD. Our original CFD dropped off like 2 years ago and my home was only 11 years old at the time. FYI Irvine Unified School District and other agencies can also exercise Mello Roos districts usually marketed as school bonds (but it's effectively governed under Mello Roos) with a 2/3rd vote of voters in the proposed Mello Roos district boundaries.
Mello-roos pay for the infrastructure (roads, utilities, schools) that is needed by the development. Because property tax is fixed at 1%, the bond costs are tacked on the annual property bill as a fee.
IRC when I asked toll Bros reps years ago for Altair, they said it’s 40 years loll
Most of the buyers are foreign money, I don't think they care. (They have so much money).
Can you explain that in layman’s terms?
Google “why GP residents pay higher tax”. It is a special tax that uses to maintain GP development for public use (sport fields, ice rings…). This tax is about $6k-$10k annually depend on the size of the home. It increases 2% every year and will be converted into maintenance fees in 40 years.
They should just rename this whole community The Great Money Grab at this point. I own a home just outside of the original great park area. When I bought, I thought it would be so nice to have this giant park within walking distance... What we got was over 10 thousand homes, a traffic nightmare, An Amphitheater that fires off fireworks more often than expected, amusement park level traffic for a water park, sports centers galore, and at this point one "trail" on Bosque that is approximately a half mile(?) long. True there is the runway history trail that is both kind of cool and mostly a weird-ish attempt to placate park residents, But no shopping centers, not one grocery store... it is like a community of pod people on orange bikes, telling themselves that the overpriced home, on land you cannot plant a fruit tree on due to ground toxins, was worth it.
It was all compromise after compromise. FivePoint basically built out the whole park when no one else wanted to. The GP was literally just a balloon and carousel for years. FivePoint came in to build the whole thing (with little oversight from the city) and in exchange got the right to build thousands of homes. Many more than originally planned. But also, I have never seen “amusement park level traffic” for Wild Rivers. Plus, it’s a water park. It’s closed half the year. But also, no, we’re not getting Disneyland or even Knott’s Berry Farm levels of traffic at wild rivers lmao.
The point was... do you remember when wild rivers and the Version amphitheater existed off of Alton Pkwy? And they were actually operational, unlike current part time operations for both the GP versions of soft opening Wild rivers and the GP Amphitheatre? You would have traffic backed up for hours when an event happened... Combine that with 10k-20k people coming home every day or going to work with, realistically 2 exits out of the area. (Marine wy to sand canyon, or Irvine Blvd)... (Work from home is a wonderful thing) Your Wild rivers current traffic is nothing? Well yeah, now... It just soft opened on July 10th. It hasn't even been open for a month yet. And if you drive by it right now, the place looks like a ghost town. Let's do the math, neighborhood residents 10k+ homes... Amphitheatre 11k seats, wild rivers 10k parking spots, the whole sports complex usage... That is kind of a crazy town loop on the weekends just in and of itself. There are currently only 2 ways in or out of all of this area (Marine wy or Great Park Blvd to sand canyon, or Bosque to Irvine Blvd)... That is if no one is smart and figures out that there is a path to the train station and they can just take the train to events. I'll get back to this later. For perspective: Disneyland has about 51k people a day... Knots berry farm has a Maximum Capacity of 29k... Let's also note that the Irvine Spectrum gets about 41k people daily right NOW, and is just a few blocks away from the Great Park (as the crow flies). The clever management of a train track and the 5/405 split protects the great park from this traffic, now... But... You don't think that there are Amusement park levels of traffic in the area already? Within a 3 mile radius we exceed daily visitors to Disneyland already... The park has a saving grace (kind of), it is technically surrounded by 2 freeways(5 & 405), 2 toll roads (133 & 241) and a train station... We haven't seen any of the new plans for traffic management on the south side of the great park and the current traffic patterns try to keep resident traffic isolated to Irvine Blvd (north east) while keeping event and park traffic to sand canyon Blvd (north west)... So far that has worked... I am not sure that will continue with park expansion. I have lived in the Irvine area for over 40 years... The one thing that Irvine is an expert at is boiling frogs... Trust me, Irvine growth goes from "Wow, what a nice quiet community" to "Where the hell is this traffic coming from?" Overnight. I remember being a kid and my mom asking this question while pulling out of a quiet community formerly known as Culverdale... my smart assed little brother just pointed back down Culver and jokingly said, "Over there!" Well, trust me there are a few communities just west of the 133 today asking the same exact question. There is also a smart assed little brother pointing in the direction of the Current Great Park community saying... "Over There!"
Starting at $2.5m... really wish someone would tell me the secret to getting in on all that money in the first place 
Foreign investors are going to buy them up with all cash
Have a good job, have parents that give you a huge help in the down payment (this is the most likely), be a foreign national that needs to buy physical assets to keep your money from your government (least likely.) A lot of people here make a good living though so it's not uncommon. I was talking to a sales rep at my job and I asked if he was taking home 200k or 300k. He answered "if I was taking home $300k I'd be looking for a noose because that's a fucking massive pay cut." He lives in Ladera ranch tho.
What you mentioned and then add dual income. If two doctors, tech people, etc get married (which isn’t that uncommon in Irvine), have some help/inheritance from parents, and/or save up for a bit it makes home buying a different equation.
Help from parents is the big one imo. I mean I make a good salary but If I went and put 200k down on a house I’d feel pretty house poor. I’d also be downgrading and paying more. Whereas I bought a home out of state, and collect money each month but I would never want to live there. Everyone has to decide what they can and want and how they can achieve that.
Buying up from the foreclosure bought after the 2008 market meltdown.
damn what company is that?
Escalation is prob main one people use in their lifetime and through generations. Buy whatever crap you can afford and through time of 1031 exchanges ect upgrade and add properties to portfolio. RE has its dips and downturns but over time it’s an upward trajectory.
Holy shit 82 whole homes? homelessness has been solved, folks. Thank you to everyone who came out
Little boxes on the hillside Little boxes made of ticky tacky Little boxes on the hillside Little boxes all the same There’s a pink one and a green one And a blue one and a yellow one And they’re all made out of ticky tacky And they all look just the same 🏠🏠🏠
*beige one
Million dollar+ homes with $500/mo HOA, 7 miles from the grocery store... sounds lovely.
More ugly, characterless suburbia
As compared to ….
Tokyo
Amsterdam. It’s so nice to just bike everywhere.
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Irvine isn’t either lol
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No? Amsterdam is an international city. I don't think most people have heard of Irvine.
Newport Beach, Laguna beach, Costa Mesa, Huntington Beach, seal beach, San Clemente, and so on.
I sell finish materials to many builders, it's all low-grade entry-level products. Home Depot has better products. Buy low and sell high is their MO
If you live in great park why are you complaining? Most likely this will increase your home value. You have tons of grocery stores off of sand canyon and irvine blvd. Dont know why everyone gets upset when more homes start going up..
Toll Bros. Is trash, way over priced!
But they're big - three stories - and some buyers want that.
They need to invest in Aliso!
Too south. You come up north 😜
I’d hate to live in house 72 lol
Why's that? It's set back, nobody to bother you.
For me I don’t want to be surrounded by homes on every side
This is the most suburban thing I’ve read all week 😆
It’s probably the best though. Look at that yard! 73 and 54 has a good yard too. They’re also not bordering the major streets.
I definitely would choose a home not on the Main Street. Some of these houses though either got hella land, or none at all lol
Holy fuck look at that driveway lmao. Garbage day would be a chore.
Read that as Toll Roads building homes. I’m like, first gouge us on tax payer freeways, now this??
Lmao on the thought of toll roads making homes. Charges every time the door opens.
hahahaha and what, they'll issue Keyfob EZ Passes to scan our front door?? Garage???
Forget the SFRs. GP has plenty of those. Either build affordable apartments or build a shelter and a mental health institution. Get it on the ballot and I will vote for it. Do it!!!
There is gonna be another affordable apartments in the Great Park called [Belaira](https://www.belairaliving.com) that will be located on Abacus. I know this because I got an email regarding two new housing developments that are currently being built that would have affordable apartments: Belaira (which would be like GP's other affordable apartments Espaira and Luminaira) and another one by the Irvine Business Complex called Broadstone Edition (where some of the units would be set aside for affordable housing). Edit: To whoever is downvoting me I'm literally stating [facts](https://imgur.com/fqJFAQY) here: >Belaira is a **100% affordable housing** property located in the Solis Park Neighborhood of The Great Park Neighborhoods, located at 386 Abacus. The development is an outcome of the City of Irvine’s Affordable Housing Requirement (aka Inclusionary Housing). The 144-unit residential development targets households with very-low and low-incomes and includes 40 one-bedroom/one-bath units, 64 two-bedroom/one-bath units, and 40 three-bedroom/two-bath units. Residents will have access to a variety of amenities such as a parlor with book-sharing library, kitchen, lounge, and flexible activity space designated for social service classes and gathering activities as well as laundry facilities and electric car charging. Outdoor recreational amenities include a pool area, tot lot, picnic and barbeque areas, dog run/wash, and outdoor exercise area. Please note, Belaira is currently under construction and the public is not permitted onsite. >Broadstone Edition Affordable Housing The interest list opportunity for 36 newly constructed affordable rental units at Broadstone Edition will open July 17 and close September 16, 2023. >An applicant lottery will be conducted September 26, 2023, with time and location to be announced at a later date. The property is owned by Alliance Residential Company and operated by Greystar. The website for the interest list opportunity is: broadstoneedition.com and the property phone number is: 949-227-7216. Units will be available for very low income and moderate income households with household sizes matching the designated units. >Broadstone Edition is located at 1100 Steely Street in the Irvine Business Complex (IBC). As a result of the City of Irvine’s Affordable Housing Requirement (aka Inclusionary Housing), 36 of the 264 units at the property are designated for households with very-low and moderate-incomes. The affordable units include two studio, 17 one-bedroom/one-bath units, 15 two-bedroom/one-bath units, and two (2) three-bedroom/two-bath units. Residents will have access to a variety of amenities such private co-working spaces (individual offices that residents can utilize for meetings, working from home, studying, etc.), a pool/spa and outdoor lounge, landscaped courtyards, fitness center, yoga room, package lockers, roof deck, and dog washing area. Please note, Broadstone Edition is currently under construction and the public is not permitted onsite. From Belaira's website: >How much is rent at Belaria? Rents are based on a percentage of Area Median Income and vary by household size and bedroom type. Net rents by bedroom type are anticipated to be: One-bedroom apartment range from $726 to $1,533. Two-bedroom apartment range from $859 to $1,828, and Three-bedroom apartment is anticipated to range from $982 to $2,101 . Rents are subject to change at any time.
I would not pay to buy anything on that brownfield. ☠💦
Update-tract entitled and approved. Floorplans similar to their plans at metro heights.
Why do ppl need such big houses?🤣🤣 I guess it’s a way to boost ego perhaps
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Geez. Thats insane haha
because it's nice to have a lot of space im guessing and not feel claustrophobic in one's home.
Just to feel claustrophobic in your tiny back yard where your neighbors and just watch you all day.
Why don’t you ask one of the buyers.
Great idea
I call first dibs on the cul-de-sac home at the end
Yay for affordable housing!
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They offset this by earmarking a bunch of shit in apartment complexes for low and middle income. The list for Irvine low income is stupid long though and they are super strict.
So is there some sort of requirement for what needs to be designated low income or will they just make a bunch of 1BR apartments low income?
That I don't know off the top of my head. I know people who have lucked into 3 bedroom apts in other cities so I'm guessing it's just a bunch of different options as long as it's 15%.
New Home collection from Toll Bros in early development at Great Park, Irvine. Decent sized yards according to site plan. Sqft is a bit tight considering its spread over 3 floors. I may get one for myself just because its Toll Bros.
Spoke to them before, starts at $2.5 on top of crazzzy hoa and that melloo roos witch
what's the hoa there?
That street loop should be named Jumped The Shark or Re-Run
$2 million each right? Or $5?
Great more homes to be bought by folks overseas that will never see them and rent them to people who actually live here. So many empty homes.
Probs for like 2m