Development: Villages of Columbus

Village: Columbus Square

Tract: Astoria (102 single family detached homes) in the City of Tustin

Builder: William Lyon Homes

Schools: Tustin School District (TUSD): Marjorie Veeh Elementary, A.G. Currie Middle, Tustin High

Tax Rate: The anticipated total effective tax rate is approximately 1.8%, which is inclusive of a Landscape Maintenance District (LMD).

HOA Dues: Estimated build-out HOA Dues are expected to be $110/month

Plans:

Residence 1 - 4bd/3ba - 2801-2815 sq. ft.

Residence 2 - 4bd/4.5ba  - 3149 sq. ft.

Residence 3 - 5bd/4.5ba - 3648-3655 sq. ft.

<u>PRICING</u>

Lot 106 - Plan 2D - $1,070,990

Lot 111 - Plan 2CR - $1,076,990

Lot 112 - Plan 3CR - $1,169,990

Lot 114 - Plan 3ER - $1,165,990      

Lot 103 - Plan 3ER - $1,050,134 - Lot Size 4923 sq. ft. - Toffee Cabinets

Lot 104 - Plan 2CR - $953,647 - Lot Size 4154 sq. ft. - Toffee Cabinets

Lot 106 - Plan 2D - $958,642 - Lot Size 4434 sq. ft. - Toffee Cabinets

Lot 109 - Plan 2B - $953,647 - Lot Size 4163 sq. ft. - Toffee Cabinets

Lot 111 - Plan 2CR - $964,743 - Lot Size 4157 sq. ft. - Toffee Cabinets

Lot 112 - Plan 3CR - $1,053,481 - Lot Size 5553 sq. ft. - Almond Cabinets

Lot 113 - Plan 2B - $959,727 - Lot Size 4119 sq. ft. - Almond Cabinets

Lot 114 - Plan 3ER - $1,049,529 - Lot Size 4950 sq. ft. - Almond Cabinets

Lot 116 - Plan 2D - $961,418 - Lot Size 4188 sq. ft. - Almond Cabinets

All of these homes include Whirlpool Tub, SS Appliances, Granite Kitchen Countertops, Recessed Lighting Package, Surround Sound and Ceiling Fan Prewires, and some other miscellaneous upgrades.

Residence 1 - From mid-$900s - Temporarily Unavailable

Residence 2 - From $953,647

Residence 3 - From $1,049,529

Phase ? (7/28/2007)

Residence 1 - $903,360

Residence 2 - $873,246

Residence 3 - $954, 416

Prices as of 11/04/2007

</strong><strong>THE PRICES BELOW INCLUDE UP TO $105,000 IN OPTIONS.

Residence 1- $936,990

Reisdence 2- $934,990

Residence 3- TEMPORARILY SOLD OUT

Phase 1 - September 12, 2006
Lot 106 - Plan 2D - $1,070,990

Lot 111 - Plan 2CR - $1,076,990

Lot 112 - Plan 3CR - $1,169,990

Lot 114 - Plan 3ER - $1,65,990

I just got an email saying 9 homes have been released starting in the mid 800s.

Good luck trying to sell million dollar homes in this downturn…I’d be really interested to see how these types of units sell…
Ed

Just got this via email.. It’s lower than the last price we have for it on 1/6/2007 ($953,674)
This month’s featured home - 15203 Columbus Square Street - $899,990

Home Specifications:

Plan 2 - Lot 104

3,149 Sq. Ft.

4 Bedrooms

4 1/2 Baths

3-Car Garage

Included Upgrades:

  Upgraded Kitchen Granite countertop with Full Backsplash
  Whirlpool Jetted Tub in Master Bath
  Jenn-Air® Stainless Steel Appliances
  48" Jenn-Air® Stainless Steel Built-in Refrigerator
  Upgraded Marble Countertops in Master Bath
  Front Yard Landscaping
  Recessed Lighting Throughout Home Including Pre-wire for Ceiling Fans
>

Any latest info on Astoria homes, prices and if they are selling or not?

A friend of mine bought a plan 2 last month for $865,000.00

OChomeshopper - I’d love to have your friend come on the board and talk about his negotiations.  That sounds like a really good price for this stage of the game. 

Since The General took his company private, I wonder if he has more ability to negotiate than the builders who are still public. 

As far as I know there were no negotiations. They tried, and were immediately shot down. This is they type of friend who likes to disclose/brag about every dime they spend, so if it had been more they would have been proud to announce it. I know that the early parts of the construction had already begun and certain features had been added/could not be added. They used the W.L. lender and received 25K in upgrades as well. The lot, is actually slightly bigger than the norm, although their lot is perpendicular to oncoming cars from another street which i think is a minus…

$865 seems like a pretty good price compared to the posted listing prices on this forum.  We visited two weeks ago and noticed four Plan 1s with asking prices between $903 and $913.  They are all still available as of today.  I didn’t see any Plan 1 pricing on this forum, but seems like the Plan 1s should be lower in price than the Plan 2s since they have less square footage (2900 vs 3100)?  If OChomeshopper’s friend got the Plan 2 for $865, seems like the Plan 1s should be around $850 at most?  Maybe with some more time they’ll get there.

It’s interesting because the Plan 2 is the only one that doesn’t have a downstairs bed/bath.  While that’s a great feature, I can’t imagine that it’s such a big deal as to account for the price differential on its own.  Besides, the Plan 2 provides the opportunity have some really great French doors at the front of the house - but maybe that’s the issue.  The Plan 2 might not provide the privacy some might want.

Here’s the pricing I have, although there is no date on the sheet:

Plan 1 - $903,360

Plan 2 - $873,246

Plan 3 - $954, 416

The plan two i mentioned has the same elevation as the model (i believe). It does not have the upstairs outdoor balconies.

I think this is the reason the Plan 1 (although it has the least square footage) is more desirable to some and will continue to be priced accordingly:
The Plan 1 has the Master bedroom on the 1st floor, a full bedroom and bathroom on the 1st floor along with a formal living room dining room, family room, kitchen and kitchen nook.  Upstairs, there is a loft, 2 full bedrooms and 1 full bathroom on the second floor.  This makes it a true 4 bedroom plus a Loft.  However, the Plan 2 which has more square footage, has no bedroom on the 1st floor (there’s an optional hobby room next to the nook, but no bathroom next to it and the powder room is far from it).  If you want a loft, it is substituted for the 4th bedroom.  So, if you want a loft, the Plan 2 is a 3 bedroom plus a Loft.  In my opinion, the Plan 3 is not much better than the Plan 1.  The Plan 3 has everything the Plan 1 on the first floor except the powder room (i.e., formal living room, dining room, family room, kitchen, kitchen nook, and den/guest bedroom with bath).  The 2nd floor has the master, and if you want a loft, only 2 more bedrooms.  Thus, if you want a loft, the Plan 3 is a 4 Bedroom plus a loft just like the Plan 1.  FASCINATING DON’T YOU THINK!! (just kidding).  But this is all true.  I’m still at work - I just needed to take a break - back to work on my motion to bifurcate issues of liability and damages….

The plan 2 that they are offering for $873k also has a $25k incentive.
There are some indications that they are trying to de-content these homes to lower the prices in the next phase.
SCHB

SCHB - just want to make sure you meant $25K incentive….

And while you’re at it SCHB, could you please clarify your statement regarding "de-content[ing] these homes . . . in the next phase?"

I think I know what you mean by de-contenting, but am not sure.  Also, what you led you to think that?

Thanks in advance!

"SCHB - just want to make sure you meant $25K incentive…. "
What, a free garage door opener remote isn’t going to get you to buy the place?
Duly edited.
Regarding de-contenting:  These are Lyon homes but apparently have a fair amount of standard upgrades similar to Lennar’s Everything Included program.  The salesperson said they were looking for "opportunities" to reduce the base prices in response to the "changing" market.  I think they are now at the end of phase 2 of 4 or 5.  I asked what that might mean, and apparently things like the granite counters, kitchen appliances, bathroom tubs/showers are ripe to get cheapened.
SCHB

I went back to Astoria today and they had a Plan 1 on their special.
Lot 119 - Plan 1FR - $899,990 - Had a bunch of upgrades but didn’t have time to write down.  

I was there today too, the Astoria Special has slab granite in kitchen, white thermofoil cabinets (have no idea what those are), front yard landscaping (isn’t that included in all Astoria homes?), jenn air SS appliances, "and so much more."  Lot 119 is an interior lot, with the windows of the next door neighbor looking right down into the Plan 1 courtyard.  I would think it would be tough to have a BBQ and not blow smoke into all the rooms of the next door neighbor?  Actually it’s not just Astoria, all the Irvine homes I’ve seen recently like in Portola Springs are so close to their neighbors that anyone BBQing would fill their neighbors homes with smoke if the windows were open.  But that’s the first thing I thought of when I saw the lot and the courtyard layout, it was so close to the neighbors!

Interestingly, the dishwasher, stove, and fridge are all fairly high-end & coordinated appliances.  But sticking with tradition, the refrigerator isn’t actually included, even though the hole is clearly for a built-in and not conventional fridge.
SCHB

Built in fridges are outrageously expensive, like $6k, with not much more capacity that say a 25 cubic foot conventional fridge that you could buy for a little over $1k, and have never understood why the big price difference for very little functional difference (both keep food at 40 degrees, right?)  In the last house I bought new from the developer, the fridge was also not included.

I agree.  Total OC status symbol.  These monster built-ins also have a lousy reliabilty record.  No thanks.
SCHB

Went by today.

THE PRICES BELOW INCLUDE UP TO $105,000 IN OPTIONS.

Residence 1- 936,990

2- 934,990

3- TEMPORARILY SOLD OUT

New E-mail: 

 
     
        1427 Charleston Street
        Plan 2BR - Lot 127 - $899,990
     
 

Home Specifications

3,149 Square Feet, 3 Bedrooms, 3 Baths, 2-Car Garage

Glazed Fruitwood Cabinetry, Recessed Lighting

[url=“http://orangecounty.lyonhomes.com/homes/community.php/Astoria_at_Columbus_Square.html?c=236”]

[/url]
15216 Washington Street Plan 1C - Lot 129 - $899,990

Home Specifications

2,801 Square Feet

4 Bedrooms

3 Baths

2-Car Garage

Plan 1 Astoria is a very nice floorplan with the mbr on the first level and a couple nice bedrooms up. However it’s VOC and I’m surprised the pricing hasn’t come down more.  It’d be great if this floorplan is available in the future at Orchard Hills at this price point.