This 1 bedroom, 1 bath Plan “A” floorpan built by Brookfield Homes in “The Domain” of Anaheim is available for showings.
Located directly across the street from Farmers Park and The Packing House of Anaheim, residents of The Domain enjoy the convenience of being centrally located to numerous restaurants, lounges, and bars. Downtown Disney and the Disneyland Resort is less than 2 miles away.
Call or text Edwin for a showing at 714.501.2732.
Here’s one of the videos created by the builder Brookfield Homes. It does a great job showcasing the surrounding area of The Packing House, Farmer’s Park, and Downtown Anaheim.
Here is Brookfield Homes’ concept video that was created before construction was completed:
Van Daele Homes introduces another wrinkle in homebuilding with “Alterra” — Townhome-like interiors in condominium styled buildings.
Alterra in La Floresta has styling cues that I associate with Sheraton and Hilton Vacation Club properties.
It’s tough to classify this category. It’s not your typical cookie-cutter townhome or mid-rise condo complex. The closest development I can think of to this design is The Domain in Anaheim, which I felt was brilliantly-designed and seemed to have an answer to all the failed mid-rise condo projects in the area.
Alterra offers 4 floorpans and range from 1,101 square feet of living space to 1,898 square feet. Prices started at $477,990 at the time of my visit. HOA dues are expected to be $374 at build out with a special assessment of $727-$849 per year.
All the styling of a new home: large island counter in the kitchen, “Great Room” layout design, sharp corners, and plenty of light.Open spaces create an environment perfect for having company over.All floorpans have a private deck.VERY COOL: A ground floor work/live space was my favorite feature in Plan 4.French doors in the work/live space allow meetings to take place without the appearance of going to someone’s “home”.The “Home Management Center” in Plan 4 is perfect for a kitchenette or additional office space.Each building has a courtyard-style entryway when not entering through your garage.
Street view of the courtyard entry.
The Not-So-Good Features…
While an elevator helps ease your walk to your front door, only residence 4 allows direct access into your home.Hallway entrances remind me of apartment and motel buildings.Close quarters: The annoying neighbor smoking outside or having a party makes me hope the noise is insulated well.
Overall, I believe this community offers a good buy for the location and offerings of the La Floresta community. Those looking for an alternative to the typical “cookie cutter living” would have walking access to new shopping and restaurants along with a pool center nearby.
As a Real Estate Agent in North Orange County, it’s common to automatically think it takes over $700,000 to buy a brand new detached home in a good area with 8+ schools.
Until I visited Van Daele’s community that starts at $620,0990. The largest plan (1,782 square feet) was being offered at $671,740 at the time of my visit.
Castile by Van Daele homes introduces high density living with NO shared living spaces. (only garages are attached.) Kudos for keeping staircases at a minimum. 🙂
The lowest priced design is their Residence One that features 2 to 3 bedrooms with 2-1/2 baths. For those who opt for having 3 bedrooms, it comes at the expense of a separate dining area off the kitchen. Residence One is a single level design on the 2nd floor (shown in photo above) with an available elevator option near the Master Bedroom.
Great Room with 2 bedroom configuration in Residence One. If you wanted 3 bedrooms, that area where the small windows and dining table would be a full bathroom.Just like all new homes, the large island counter dominates the kitchen.Residence One is located directly behind the other 2 designs: Residences Two and Three. It sits directly on top of their garage spaces. Two and Three are completely freestanding.A “Home Management Center” is perfect for a small office space, gaming area, or linen storage.Your master bath likely won’t be as decked out as the one in the model — unless you’re willing to pay more.Residences Two and Three have “Great Room” designs on the ground floor with a small patio area than can accommodate a table and BBQ grill. Residence Two has a 9 foot stacking door option that allows a large entryway to the patio to blend outdoor and indoor spaces.Garages are detached in Residences Two and Three. You’ll need your umbrella on a rainy day when you walk through your small outdoor space.Large kitchen with island in Residence Three.Interesting….but not practical? Residence Three has a downstairs bedroom, but the sliding door design and location makes me wonder how much privacy that room would have. Residence Two also has a downstairs bedroom.
What I didn’t like…
The nearby landfill.
The nearby landfill can be likely be seen from at least one of your upstairs windows.
2. Upstairs kitchen in Plan 1
Single level oxymoron? If you don’t pay for the elevator option, a hike up these stairs will be frequent when moving groceries to the kitchen in Residence One.
3. HOA dues of $340.75 a month. Although that’s on par with nearby Blackstone homes in the Serano and Amber communities, that’s pretty steep for a home. At least they take of care of front landscaping.
Questions? Call Edwin at 714-501-2732 or fill out the form below:
For Placentia and Yorba Linda residents who were watching anxiously what would happen to the former site of the St. Jude Heritage Medical Center on Yorba Linda Blvd and Prospect, they finally got an answer when homebuilder D.R. Horton raised a banner almost a year ago advertising “New Townhomes” on the street corner.
Many Yorba Linda and Placentia residents visited their doctors here.
Named after the former medical facility, “Heritage Crossings” is a community of 80 3-story townhomes that start with 2 bedrooms, 2.5 bath designs with 1,176 square feet all the way up to 3 bedrooms (plus den), 3.5 baths with 1,966 square feet.
Prices at the time of my visit started at $496,990.
All designs have modern kitchen layouts with plenty of counter space.Although many units will have 2 shared walls, the designs appeared to allow plenty of light inside.Homes on the north side of the complex have a view of distant Vista Del Verde.
The Good….
Large, open layout of Residence 1923 (the largest plan) has a great room with line of sight to the large kitchen.The ground floor of Plan 1923 has a full bathroom and den. Perfect for an office, play room, home theater, game room, or 4th bedroom.The other angle of the ground level den.D.R. Horton actually spared a space for a picnic area instead of building on every square inch.Curb appeal is complex with balconies, front patios, and different styles for each building.
The Bad…
Contrast to the detailed curb appeal, the garage alleys are reminiscent of what you’d find in an older apartment complex.When builders maximize profits, there’s really no way getting around plenty of these. Since all floor plans have the garage on the ground floor and kitchen on the 2nd floor, look to haul groceries and possibly napping kids up and down these steps.
As a society, we’ve been trying to design housing to provide the best balance of proximity with open spaces and quiet. As a result, some far-fetched ideas never make it and some are built with lofty expectations.
Wild Concept: Disneyland’s “House of the Future” was a wild idea that had many materials made of PLASTIC.
At the height of the housing boom of ’04-’06, investors were literally drowning in credit lines and cash and the housing market seemed like a no-brainer for growth. Since the new generation of buyers didn’t seem to mind about shrinking backyard spaces (or no backyard at all), builders started to think even bigger.
After being released in 2007, the “Stadium Lofts” in Anaheim had studio units starting at $400,000 with melo roos. The project sits directly across the corner from Angel’s Stadium and a Metro / Amtrak Station.
With successful rejuvenated Downtown areas like the Gaslamp District in San Diego gaining headlines, it became easier to pitch to investors that buyers have come full circle: Suburbs are out; downtown living is in. California freeways are getting slower and slower. Couples are getting married much later in life and having less kids or no kids at all.
Stadium Lofts opened with El Torito, Subway, and Kelly’s as their tenants on the ground floor. While I don’t know exactly what led to the retail locations closing, I do remember many occasions where the structure didn’t have available parking. Angel fans found a way to park in the structure and have their tickets validated.Private outdoor spaces give way to lavish common amenities such as exercise rooms, saunas, and pools.
After all, everyone longs for living like the characters of “Friends” and “Seinfeld” where they’re only a short elevator ride away from bars, subway access and, shopping, right?
Well….sort of. There are many factors that made these mid-rise developments immediate flops. For starters, the lifestyle would not be like Seinfeld because most would still need to commute to just about everywhere. Public transportation in Southern California has always been very limited due to our love for cars and freeways. Socially, Orange County has been notorious for being “snobs” that don’t even know who lives next door. Forget about the idea of going downstairs to the local bar or hangout where “everyone knows your name.”
While the fancy marketing and amenities were enough to get crowds to the models, buyers knew the idea was a contradiction on many levels.
TOO MANY OPTIONS: During the housing slump of 2008-2010, a 2 bedroom condo like the one shown above can be bought for around $270,000 in Anaheim Hills. The owner would enjoy the convenience of a direct access garage and a private patio area. No melo roos and HOA dues were much cheaper.BIGGEST FLOP: “Astoria” in Irvine’s “Central Park West” had lower floors available in the high 400s. After factoring melo roos and TWO HOAs, it was the equivalent monthly payment of buying a home near $700k. The building has since been converted to rental units.
Going Urban 2.0
After the countless price reductions and conversions to rentals, builders were able to learn many lessons.
Brookfield’s “The Domain” community is directly across the street from The Packing District of Anaheim.
LESSONS LEARNED: The Domain has many units that have a direct access garage. Housing assistance is available through the City of Anaheim.
A sheik rooftop lounge is a great gathering place to entertain and look down on the rooftops of nearby buildings.
No project was impacted by the flop more than Anaheim’s “A-Town” project that was supposed to take cues from San Diego’s Petco Park.
MISSING THE MARK: Anaheim’s “A-Town” has sat empty for almost 7 years. The project has since been scaled back to more of your cookie-cutter townhouse development.
“Gone are the grandiose ideas to change Anaheim’s skyline with 11 high-rises, an urban village of 2,681 homes and 150,000 square feet of office and retail space near Angel Stadium….
Plans now call for building 1,400 to 1,742 condominiums and apartments, along with up to 50,000 square feet of shopping and office space grouped into eight neighborhoods spanning 43.1 acres, according to a revised development application submitted Thursday to the Anaheim Planning Department.”
After reading the article, most of the blame was placed on the housing market. I have a feeling the builders are in denial or just don’t get it.
Most Real Estate professionals will agree that home designs changed drastically from 1985 to 1990. Shake roofs, popcorn ceilings, wood siding, and single-paned aluminum windows gave way to their counterparts: spanish tiled roofs, flat textured ceilings, stucco exteriors, and vinyl double paned windows.
Toward the end of the 1990’s, wet bars were removed, tiled countertops gave way to bull-nosed granite tops, and sharp corners of walls were replaced by rounded corners.
Fast forward to 2014: Home builders and remodelers are taking styling cues from elements that usually went into high-rise condos. Here are a few examples:
Then: rounded edges of granite countertops with square tiled flooring. Dark colors for countertops were common along with square tiled flooring.Now: square-edged granite tops with staggered long planked flooring made from either wood or tile designed to have wood-like look.THEN: Wet bars had a countertop with a small sink. Unlike the one in this photo, they often had a mirrored background.NOW: Having wine on display gives off a high end feel without the trashy association with liquor. Many are turning to wine racks or wine refrigerators when remodeling the space where a wet bar once occupied.THEN: White or light neutral-colored walls would dominate rooms. One color was good enough.NOW: Contrasting colors and paneled walls.NOW: Contrasting colors create depth and can make a room feel larger. Bright shades of orange and green are common in the color palette.
If you’re ever short on ideas, look no further than the model homes in your area. The home builders pay top dollar to some of the best interior decorators in the industry. Take plenty of photos.
As expected, home builder Standard Pacific’s marketing efforts drew large crowds to the their grand opening on May 17th. Even temperatures in the 90s didn’t stop homebuyers from taking a peak while eating the complimentary snacks.
Guests had to park down the street after Avignon’s small lot and curbs filled near the models.
My expectations of Avignon were thoughts of simply larger designs of Standard Pacific’s Montserrat community. Those were quickly exceeded when walking to their plan 3, which was first on their model tour.
Plan 3 “Chagail” courtyard entrance. Plan 3 is the first home to see when walking out of the sales office.At an impressive 5,336+ square feet, entertaining spaces rival those of some banquet halls.
Designs are more immersive with arched entryways, grand entrances, and ground level master bedrooms available on some floor plans. Even to a Real Estate agent, it’s tough to distinguish standard features beyond the breathtaking decor that seems to have increased over the prior communities. Of course, none of those decorations and landscaping will come with the homes with exception of the very-expensive models which will be sold in the last phase.
The “California Room” gets more impressive as the tour continued. This one shown in the “Hayden” model (plan 1) has an arched covering.The most impressive California Room is saved for last on the model tour. Plan 2 “Schubert” has an entire corner of the room disappear to expand the entertaining area.The canyon view in the background is similar to what most homesites will see. A few lots will have a partial city lights view.
Avignon will release their first phase of homes on May 24th. Buyers will be required to sign up on a first-come, first-serve priority list.
Unlike Coral Ridge and Montserrat, unobstructed city lights view lots aren’t available due to the location of the community. It will be interesting how the international buyers (mostly Chinese) respond. Many I’ve spoke to have a “view or nothing” mentality. However, the far-superior designs might give buyers enough to compensate for the lack of a view.
The pool area sits south of the building — plenty of California sun for residents.Common areas include a BBQ area and fireplace next to the pool.
A few years ago, I got excited about Anaheim going through a transformation that would bring shopping and nightlife to neglected areas outside of the Disneyland Resort. There was promise of a downtown area “similar to the Gaslamp District” next to Angel Stadium. However, it seems all of the plans for the infamous “Platinum Triangle” have been put on hold indefinitely until builders and city officials decide what exactly will be built.
Meanwhile, the downtown area near Anaheim Blvd and Broadway is something that has transformed into a thriving promenade with little fanfare. Mid-rise modern apartments have been built next to chic-styled restaurants and Anaheim’s Civic Center.
“The Domain” by Brookfield Residential is the 2nd mid-rise property to be built in the area after Harbor Street Lofts were constructed in 2010.
Unlike the recent “urban flops” that were constructed (i.e. – Stadium Lofts on Katella and Harbor Street Lofts) where drastic price reductions were needed, the Domain seems poised to be a hit as the Real Estate market has improved and the location actually has several establishments worth visiting several times a week such as Farmer’s Market on Center Street, Umami Burger, and Anaheim Brewery. HOA dues are pretty reasonable for a mid-rise at $243 per month.
It’s all about the LIFESTYLE — page from Brookfield’s Media Kit
Brookfield also seems to have learned from the shortcomings of nearby complexes in order to cater to groups beyond just “20 somethings.” Unlike the Stadium Lofts, The Domain features select residences with direct access garages.
Some garages are larger than what you’d find in most homes! This one is a full 2-car garage with a “storage” area in the front that can be used for an exercise room or small 3rd car.
Home designs are as small as 1 bedroom, 1 bath with 897 square feet and can be large as 3 bedrooms, 2 baths with 1,644 square feet with an attached 2-car garage.
A sheik rooftop lounge is a great gathering place to entertain and look down on the rooftops of nearby buildings.Modern kitchen designs and well-appointed layouts creates separation and mood for each area.Plan 4 (started at $410,370 during the time) has the largest corner balcony of all floor plans.LINE OF SIGHT: Although Plan 4Y is only 1,283 square feet, the distance from the master bedroom to the opposite wall seems like a football field!
Here’s more good news: There will be a significant number of “Plan B” residences (2 bedrooms, 2 baths, 1,103 sq ft) classified as “affordable” units where downpayment assistance will be available. The program is also available toward other designs as long as funding remains. There has been $6M set aside for the program.
Similar to nearby Colony Park, buyers with lower household incomes are eligible to use Anaheim’s Housing Program to assist them in obtaining homeownership. The program offers up to $125,000 in downpayment assistance.
Here are some of the requirements of the program:
– Income limits are based on household size. For example, a household of 2 cannot earn more than $83,700 (using the moderate income table).
– Buyers cannot own more than $92,000 in cash assets.
– All persons in household must provide proof of permanent US residency.
– Applicants must complete HUD’s Certified Homebuyer Education Program.
Call me at 714-501-2732 for more information or use the form in the “Contact Edwin” link above.
In a prior blog, I mentioned that Standard Pacific will be opening a new luxury community in the Blackstone Community of Brea called “Avignon”.
For those who have been keeping up with Blackstone’s development, expect homes to be similar in lot size to the Castillian community sold 2 years ago. Living sizes will be slightly larger and exterior facades will be more extravagant.
Expect canyon views similar to this one from an earlier community built by Standard Pacific called “Castillian”.Homes will be sold in “Phase releases” similar to this one shown. Buyers will be required to join a priority list.
The Grand Opening will take place on May 17th and starts at 10 AM. Prices will start in the low $1,000,000s and have living spaces up to 5,485 square feet. Most lots will have canyon or hillside views. A few homes will have city lights views and are expected to be priced near $1.8M.
North Orange County – Expect the same cycle every year — unless something drastic happens
If 2014 follows the same pattern as 2013 (and any year before that), you can expect the following to happen:
– Inventory will continue to gradually rise until the fall season
– The peak of activity (homes selling) will be between April and August.
– Home sales will decline after August
If you’re like most homeowners, you’re excited about your increased equity. Many homeowners who were barely “break even” or upside down with their loan are now wondering if they’ll have enough after selling to apply toward a downpayment. As values continue to rise and the economy improves, look for an increased number of “move-up” homeowners looking to sell their existing home to purchase a larger one.
Here’s the California Association of Realtors (CAR)’s forecast for 2014:
After a huge surge in prices in 2013, this year looks to be more moderate.
Keep in mind that we are already 1/4th into 2014. As multiple offers fuel rising values, look for an uptick in supply from the move-up sellers who’ll likely sell contingent.
The big difference between 2013 and 2014? Don’t expect prices to go up 28% in California. As the chart above shows, CAR expects a 6% gain.
Edwin Baloloy, Realtor 714.501.2732 