Over the last several weeks, I have visited and reviewed the non-gated portion of Orchard Hills, including the parks, common areas, and all five sets of homes. Today, I will give an overview of The Groves at Orchard Hills, the gated portion on the west side of Culver. In the coming weeks, I will review each of the seven sets of homes.

All seven collections in The Groves are single family homes. Each one has three or four different models and all homes are two stories. Five different builders designed the homes. All of the homes in the Groves are part of the Tustin Unified School District. Currently, students will attend Hicks Canyon Elementary School from kindergarten through fourth grade, Orchard Hills School for fifth through eighth grade, and Beckman High School. However, Orchard Hills School is officially designated as a K-8 school, so as the population of the neighborhood grows, students will likely attend Orchard Hills beginning in kindergarten and will not be slated for Hicks Canyon. Potential buyers should always verify school information with the sales office and/or school district.

Here is a quick rundown of the collections, from smallest to biggest:

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The final collection of homes in the Orchard Hills II neighborhood is Strada. These homes are the biggest, ranging from 2,195 – 2,693 square feet. Again, these homes were built by Irvine Pacific. All homes have 4 bedrooms, 3 – 4.5 bathrooms, and some models also have a loft or bonus room. All homes have a two-car garage. In addition to the three standard models, there is also a Residence 2X and a 3X. All models have a main floor bedroom. The Strada collection is the first one north of Narrow Path when you enter the community. It surrounds Orchard Vista Park and some homes will have views of the avocado groves.

Some of the standard amenities in all homes include Kitchenaid stainless steel appliance package, including cooktop, oven, microwave, dishwasher and hood; white satin Thermofoil cabinets with adjustable shelves; granite slab kitchen counters with 6-inch backsplash and full backsplash at cooktop; stainless steel double basin sink with Kohler pull-out faucet; master bath with a sterling tub with 6” x 6” tile surround and separate shower; dual Kohler undermount sinks with marble countertops and backsplash; Kohler polished chrome faucets; ceramic tile flooring at entry, kitchen, dining, baths and laundry; plush carpet throughout living areas; pre-wired multi-media plate; fire-resistant concrete tile roofs; decorative front doors; high efficiency air conditioning and gas furnace; tankless water heaters; and energy efficient bathroom fixtures. All homes are Build it Green™ Certified.

Strada homes have four different elevations: Monterey, Northern Italian, Formal Spanish and Tuscan. The Strada neighborhood is actually split between the Tustin and Irvine Unified School Districts. Of the 224 total homes, 60 will attend Tustin schools and will be in the first several phases released. The remaining 164 homes will be zoned for Irvine Unified, with those phases coming after the initial 60 have sold. Students going to Tustin schools will attend Hicks Canyon Elementary, Orchard Hills School, and Beckman High School. Currently, Hicks Canyon serves grades K – 4 and Orchard Hills serves 5 – 8. Eventually Orchard Hills will be a K-8 facility. Students attending Irvine Schools will go to Canyon View Elementary, Sierra Vista Middle School, and Northwood High School.

Basic Neighborhood Financial Information

Approximate HOA Dues: $196 per month

Approximate Tax rate: 1.06%

Approximate Mello Roos for schools in Irvine Unified: $4512 per year (AD Tax: $2,650; CFD Tax: $1,700; other tax $162)

Approximate Mello Roos for schools in Tustin Unified: $4,554 – $5,104 per year (AD Tax: $2,650, CFD Tax: $1,800 – $2,350; other tax: $104)

Overall Effective Tax Rate: 1.5%

Prices start at around $970,000 for Residence One, $1,020,000 for Residence Two, and $1,088,000 for Residence Three.

Residence One

2,195 square feet

4 Bedrooms, 3 Baths

Optional California Room, Optional Super California Room, Optional Conservatory

Base Price: $970,000 ($442 per square foot)

Residence One is modeled in the Monterey style and features a large balcony on the second floor. When you enter, there is a long hallway leading back to the great room and kitchen, with a doorway leading to the downstairs bed and bath on the right. Upgraded flooring and window treatments are found throughout the model.

The downstairs bedroom is pretty typical. It is average in size, has windows facing the street and side of the house, and has a somewhat small, standard closet. The model shows the optional French-style doors instead of the regular sliding closet doors. There are upgraded recessed lights and crown molding.

The adjacent bathroom features numerous upgrades. The single sink vanity is shown with upgraded cabinets, drawer pulls, Caesarstone countertop, backsplash and framed mirror. The vanity is a bit bigger than in many first floor bathrooms. The shower tiles, including the surround, decorative liner, and floor, are all upgraded. There is not an option for a bathtub.

The great room, kitchen and dining room are at the back of the house. The kitchen is on the right and is also shown with many upgrades. There is a center island with bar seating, as well as the sink and dishwasher. All of the other appliances are spread across one long wall. The oven, microwave and fridge come first, followed by a short counter, and then the cooktop. There is a longer counter on the other side that stretches all the way to the back of the dining room. Upgrades include the cabinets, refrigerator, beverage center, furniture package detail at island, brushed chrome tubular pulls, glass doors, pot and pan drawers, Caesarstone countertop and backsplash. The other appliances, plus the sink and faucet, are part of the standard package. This home also has a walk-in pantry at one end that is shown with a built-in unit instead of the standard shelves. The pantry doors are also upgraded.

The dining area is just behind the kitchen. It includes double sliders and a single French door, all leading to the backyard. There are no upgrades shown in the dining room.

The great room is adjacent to the kitchen. It resembles most other great rooms I’ve seen throughout Orchard Hills. A full wall of windows faces the backyard and an upgraded built-in unit sits on the opposite wall. The biggest difference between this great room and all the others is that the staircase to the second floor actually sits at the far side of the room, rather than off the hallway. A small alcove at the foot of the stairs leads to the garage access and a big closet with storage beneath the stairs.

The backyard of this model has a few different options and is shown with the standard trellis option, though the trellis itself is upgraded from the basic wooden structure. The yard is long and narrow and is shown with three fountains along the back wall. Buyers who don’t want the traditional trellis can opt for one of two California rooms instead. The basic California room is about as wide as the great room, not including the stairway area. The Super California room stretches all the way to the end of the house. Both options still have a French door from the dining room. The final option for this space is a conservatory, which is actually an indoor room. In this case, the windows in the great room become the wide doorway into the room, and the French door in the dining room is also just an open doorway. The conservatory would have French doors leading to the backyard and windows on the other wall. It would be the same size as the standard California room. Buyers choosing the conservatory would gain an inside room, but lose most of their outdoor space.

Upstairs, there are three bedrooms, including the master. There is an optional tech desk at the top of the stairs. The master bedroom sits at the end of the long hall and the other bedrooms are off to the right.

As you go down the hall on the right, the bathroom is the first door on your right. It includes two sinks in a shared vanity, shown with upgraded cabinets, backsplash and counters. A door separates the vanity from the shower/tub combo, which is also shown with upgraded tile liners. The sinks and hardware are all standard. There is a small linen closet just opposite the bathroom. There is an option for a shower without a tub.

The laundry room is at the end of this hall. It has side by side machines, a sink, and upper cabinets. The countertop surrounding the sink, tile wainscot, and the cabinet style and finish are all upgrades.

Bedroom 2 is on the left and is the smaller of the secondary rooms. It has one window facing the street and two more facing the side. There is a standard closet with storage above, shown with upgraded doors.

Bedroom 3, which is on the right, is noticeably bigger. Like the other room, it has a standard closet and storage above. The recessed lights and crown molding are upgrades. Two windows face the side of the home; an additional window and French door face the street. The door leads to the large balcony that spans the full length of the bedroom and laundry room. Some elevations may only have a small, Juliette balcony.

The master bedroom is at the end of the main hallway. It is similar to most other masters I’ve seen, though it feels a little more spacious than some. The recessed lights, ceiling fan and crown molding are upgrades. The closet is just inside the main doorway, rather than being part of the bathroom as in most homes. It is shown with the standard pole and shelves.

The master bath features split sinks with the bathtub in the middle. Each vanity has upgraded cabinets, drawers, detailing, countertop, backsplash and framed mirror. The tub deck shares the same upgrades, plus is a jetted tub instead of the standard. Buyers could also choose a free-standing tub in the same space. The shower is a good size, but only has a tiny seat in one corner. The shower tile is upgraded but the enclosure and hardware are standard.

Aside from the staircase being at the back of the house, this home is pretty similar to Irvine Pacific’s other Orchard Hills homes. It has a very similar layout with a bit more square footage than the others.

Residence Two

2,480 square feet

4 Bedrooms, 3 Baths

Loft, Optional California Room, Optional Conservatory

Base Price: $1,020,000 ($411 per square foot)

Residence Two X

2,512 square feet

4 Bedrooms, 3.5 Baths

Tech Space, Optional California Room, Optional Conservatory

Base Price: Not Listed

The model is the basic Residence Two, shown in the Northern Italian elevation. In the Two, the entry is at the front; in the Two X, the entry is at the side of the house. The Two has a full bath downstairs that is adjacent to the bedroom. In the Two X, there is a full, en-suite bathroom and a separate powder room downstairs. The Two X also has an additional, coat closet in the downstairs hall (both models have a big closet under the stairs). The Two has a big loft upstairs, while the Two X has L-shaped stairs and an L-shaped tech area, with the space between open to the first floor. Two X units will always be on corner lots.

As in Residence One, the entry shows a hallway leading to the back of the house, with the downstairs bedroom off to one side (in this case, it’s on the left, because the home is shown in reverse).

The bedroom is a little bigger than in Residence One. Windows on three sides will let light in throughout the day. It has a fairly small closet. The recessed lights, crown molding and wainscot are upgrades. In Residence Two X, the standard, small closet is replaced with a walk-in closet.

The adjacent bathroom has a larger vanity with a single sink (shown in an upgraded, top-mount style). Though the countertop and backsplash are upgraded, the cabinets are standard. The shower and toilet are through a separate door; the shower has upgraded tile throughout. There is an option for a shower/tub combo. In the Two X, the vanity is smaller and the toilet is right next to it. The shower is still through a separate door, but there is not an option for a tub. The powder room in the Two X would have a pedestal sink.

As you move down the main hallway, the stairs are on the left and garage access is on the right. At the end of the hall, the great room is on the left and kitchen on the right. The great room, again, resembles all the other great rooms I’ve seen lately. This one has two windows on the side and three more on the back wall. It has an upgraded built-in unit on one wall and is open to the adjacent kitchen.

The kitchen is set up a little differently than some of the others, but is overall still similar. This one is a true L-shaped kitchen, with appliances, cabinets and counters taking up two full walls. The front wall has the oven, microwave, and fridge, plus the cooktop surrounded by counter space. The side wall has the sink and dishwasher, along with an optional mini fridge, plus plenty of counter space. The center island doesn’t have any appliances, but could have an optional sink (not shown). This kitchen has a fully upgraded Jenn-Air appliance package, plus warming drawers, glass cabinet doors, upgraded Caesarstone countertops, fully upgraded backsplash, and an upgraded sink and faucet. Aside from the glass doors, the cabinets are the standard white Thermofoil shaker cabinets with brushed chrome knobs. All of the extra counters make this kitchen feel much more spacious to me than some of the others. It also has a large, walk-in pantry in the back corner, shown with upgraded shelving units and a frosted glass door.

The dining room is behind the kitchen and is pretty similar to that of Residence One. The standard room has two sliding doors leading to the backyard and another slider leading to the (optional) California Room. As in Residence One, there is a standard trellis instead of the California Room or there is an option for a conservatory. Both the California Room and conservatory stretch all the way to the end of the house, so there isn’t a separate Super California Room option. If you choose the standard trellis, all of the sliding doors could be replaced with optional bi-fold doors.

Upstairs, this home has a loft and three bedrooms, including the master suite. The Two X has a tech space instead of the loft. I really like the loft space in Residence Two. It is just to the right at the top of the stairs and feels very bright, with light coming in from two sides. It isn’t a huge space, but seemed comfortable and was shown with an upgraded built-in storage bench.

The master suite is on the left at the top of the stairs. Like the loft, it has light coming from two walls (the side and the back of the house) and it feels bright even though the windows aren’t particularly large. It is bigger than the master in Residence One and has plenty of wall space. The recessed lights, crown molding, and tongue & groove ceiling are all upgrades.

The master bath is highly upgraded. There is a vanity with two sinks but not too much extra counter space around or between them. The open shelving, backsplash, counters and mirrors are all upgraded. The bathtub and shower sit across from the vanity. The tub deck, shower tile and shower enclosure are upgraded, too. The shower is a pretty good size, with a wide ledge shared by the tub and a small seat in one corner. There is an option for a free standing tub. The walk-in closet is very big in this home and is shown with an upgraded door and full built-in organizer.

The remaining rooms are down a hallway that is straight ahead from the top of the stairs. The laundry room is on the left and has side by side machines plus a sink. There are upper cabinets plus a full-height linen cabinet. The tile is upgraded but the hanging bar over the sink is included.

The secondary bathroom is on the right, across from the laundry room. The vanity has two sinks and is shown with only an upgraded backsplash. A door separates the sinks from the shower/tub combo, which is shown with upgraded tile. This bathroom has the option for a shower only.

Bedroom 2 is very large. It faces the front of the house and has French doors leading to a Juliette balcony. The spacious room has a standard closet with storage above, shown with upgraded cabinet doors. The recessed lights, ceiling fan, crown molding and wall paneling are all upgrades.

Bedroom 3 is much smaller. It has a large window facing the side of the house and a standard closet on the opposite wall. The storage above is shown without the upgraded doors. Besides being smaller, this room doesn’t have a ton of wall space. The recessed lights and chair rail are upgraded.

Overall, I liked this home more than Residence One. I think the layout of the kitchen and the extra loft space make it a much more desirable floor plan.

Residence Three

2,693 square feet

4 Bedrooms, 4.5 Baths

Bonus Room, Optional California Room, Optional Conservatory

Base Price: $1,088,000 ($404 per square foot)

This home also has two different base models, with the Three being a standard location and the Three X being a corner location. The model shows is of the Three X with a Tuscan elevation. Both variations have a side entry, but the Three has a separate door from the street leading to a private walkway. The only real difference inside the homes is the addition of a storage area in the laundry room in the Three X. Some elevations have a large deck over the garage.

When you enter the home, a wall is in front of you and the stairs (with a large closet underneath) are to the right. The downstairs bed and bath, powder room and garage access are down a hall to the left. The great room, kitchen and dining room are off to the right. Throughout the home, the flooring, window treatments, baseboards and recessed-style painted cabinets are upgraded.

The powder room has a pedestal sink and is shown with an upgraded tile wall, crown molding and framed mirror.

The bedroom is a little bigger than the downstairs bedrooms in Residences One and Two. It has windows facing both the front and side of the home. The closet is shown with upgraded French-style doors, though sliders are standard. The en-suite bathroom has a single sink and a shower, with an option for a tub. The countertop and sink, backsplash, and shower surround, liner and floor are all upgraded. The shower is a good size for a downstairs bathroom.

Once again, this home has a very standard great room. Two windows face the side of the house and an upgraded built-in fills one wall. The recessed lights and crown molding are included in this model. The regular setup would include more windows facing the backyard; however, this model shows the optional conservatory instead.

The conservatory adds extra depth to the great room. Shown here with a grand piano, this space could also make a nice office/tech area or mini playroom. There are windows on one wall and two sliders leading out to the backyard. As in Residences One and Two, the standard home comes with a trellis in this space; a California Room is also an option.

The dining room sits between the great room and kitchen. This open set up offers space for a much bigger table than when the dining room is at the back of the kitchen. Additional sliding doors lead out to the backyard and, when applicable, to the trellis or California room. Bifold doors are also an option with the standard trellis.

The kitchen isn’t as open as in the other models. Stacked upper cabinets also make it feel a little more closed in. This heavily upgraded kitchen includes a Wolf/Asko appliance package, sub-zero wine cooler, frosted glass doors on many cabinets, pot and pan drawers, Caesarstone “eggshell” countertop with full backsplash, a Kohler stainless steel apron front sink and a Kohler “sensate” stainless steel faucet. The center island is bigger than in the other models and is shown with the optional mini fridge but without the optional sink. Again, the walk-in pantry shows the fully upgraded organizer. The sink overlooks the backyard while the cooktop, fridge, microwave and oven are all along the other wall. While I usually like it when the sink looks out to the backyard, this yard is so small that it actually feels like you’re too close to the wall when you look outside.

Upstairs, the bonus room is just to the right of the stairway. It is basically the same as the loft in Residence Two, but called a bonus room instead. The media cabinet, ceiling fan and crown molding are upgrades.

The master suite is straight ahead of the stairs and has a small foyer before you enter the room. Windows overlook the backyard and sides of the house. The recessed lights and crown molding are upgraded. The huge master closet is accessible for a corner of the bedroom. The model shows the upgraded organizer.

The master bath has an option for a door dividing it from the bedroom. The vanity has two sinks and is shown with an upgraded furniture package, drawers and open cubbies, countertop and backsplash. The model shows the optional free standing tub, though the standard version is for a tub with a surrounding deck that is attached to the adjacent shower. The shower is pretty big, but without the shared ledge of the tub deck, it is left with only a tiny corner seat. The tile surround and floor are upgraded.

A hallway to the left of the stairs leads to the other rooms. The laundry room is first and it is very big. One wall has side by side machines and a sink, while the opposite wall has a counter and cabinets. The countertop and backsplash are upgraded. The extra storage, available only in the Three X, is at the back of the laundry room, shown here with upgraded built-in cabinets.

Bedroom 2 is down the hall on the right. The entryway to the room has a standard closet on the left and an en-suite bathroom on the right. The closet has additional storage above, shown here with added doors. The vanity in the bathroom shows the standard sink and countertop, though the cabinets and backsplash is upgraded. This room shows the optional shower in lieu of the standard tub. The shower surround, accent liner, floor and hardware are all upgraded. The bedroom itself feels spacious, especially because none of the walls are taken up by the closet. Windows face both the front and side of the house and, when applicable, this room would have access to the large deck over the garage. The recessed lights, crown molding and paneling are upgrades.

Bedroom 3 is at the end of the hall, also facing both the front and (opposite) side of the house. This room has a walk-in closet just inside the door, shown with the standard shelf and pole. The room has upgraded recessed lights and crown molding. This spacious room is even bigger than Bedroom 2. It also has an en-suite bathroom. Again, the vanity has upgraded cabinets and backsplash but the standard sink and counter. The standard tub is shown, though the decorative liners are upgraded. A shower-only option is available.

Overall, I didn’t like this model quite as much as Residence Two. Though I do like the spacious bedrooms and en-suite baths, the layout of the kitchen is the downfall for me. Strada is the final set of homes that Irvine Pacific built on the Orchard II side of the community. I am looking forward to visiting the seven sets of models located in the gated “Groves” neighborhood on the other side of Culver.

This week, I will review the Terrazza homes in Orchard Hills. They are the second largest on the Orchard Hills II side, but the fourth smallest in all of Orchard Hills (the seven larger collections are in the gated Groves area). Like all homes on this side of Culver, Terrazza was built by Irvine Pacific. The homes all have four bedrooms, including a main floor bedroom, and range from 3-4 bathrooms. Each home also has a loft. They range from 1,981 – 2,408 square feet. Each home has a two car garage, some with an additional storage area. Terrazza only has two different models, though Residence Two has a slight variation known as Two X, which is always on a corner.

Some of the standard amenities in all homes include Kitchenaid stainless steel appliance package, including cooktop, oven, microwave, dishwasher and hood; white satin Thermofoil cabinets with adjustable shelves; granite slab kitchen counters with 6-inch backsplash and full backsplash at cooktop; stainless steel double basin sink with Kohler pull-out faucet; master bath with a sterling tub with 6” x 6” tile surround and separate shower; dual Kohler undermount sinks with marble countertops and backsplash; Kohler polished chrome faucets; ceramic tile flooring at entry, kitchen, dining, baths and laundry; plush carpet throughout living areas; pre-wired multi-media plate; fire-resistant concrete tile roofs; decorative front doors; high efficiency air conditioning and gas furnace; tankless water heaters; and energy efficient bathroom fixtures. All homes are Build it Green™ Certified.

Terrazza is the southernmost set of homes and the only collection south of the Narrow Path entry from Culver. There are four different elevations: Tuscan, Northern Italian, Formal Spanish and Early California. All homes in Terrazza are zoned for the Tustin Unified School District, including Hicks Canyon Elementary, Orchard Hills School, and Beckman High School. Currently, Hicks Canyon serves grades K – 4 and Orchard Hills serves 5 – 8. Eventually Orchard Hills will be a K-8 facility. There will be a total of 149 homes in the Terrazza neighborhood.

Basic Neighborhood Financial Information

Approximate HOA Dues: $196 per month

Approximate Tax rate: 1.06%

Approximate Mello Roos: $3704 – 4154 per year (AD Tax: $1,950; CFD Tax: $1,650 – $2,100; other tax $104)

Overall Effective Tax Rate: 1.5%

Prices start at around $855,000 for Residence One, $935,000 for Residence Two, and $965,000 for Residence Two X.

Residence One

1,981 square feet

4 Bedrooms, 3 Baths

Loft, Optional Den, Optional California Room, Optional Conservatory

Base Price: $855,000 ($431 per square foot)

Residence One is modeled with a reversed floor plan and in the Northern Italian elevation. From the front gate, a long, narrow path leads to the front door. The main entryway is very plain, with the downstairs bedroom and bath off a hall to the right and the kitchen and great room to the left. There is a small coat closet just inside the front door. The flooring and window treatments throughout the home are upgraded.

In the model, they show the optional den instead of bedroom 4. As a den, there is an option for either pocket or double French doors. The bedroom has a standard door. Whether you choose a den or a bedroom, there is a large closet that goes under the stairs. The four recessed lights are included with the den but not the bedroom. The model shows upgraded crown molding, wainscot, and built-in shelving. One large, single window faces the side of the house. The only difference between the bedroom and the den is the type of door to the hall.

The downstairs bathroom is directly across from the den. It includes a single sink and a shower. There isn’t an option for a bathtub. This model includes upgraded Caesarstone countertop, tile backsplash, brushed chrome tubular pulls, shower floor, crown molding, and a framed mirror. The shower is average-sized with a small, corner seat and a window.

The door to the garage is just past the bathroom. There is a small launch area with built-in upper and lower cabinets.

The great room is on the right at the opposite end of the hall. It is a pretty standard room that includes recessed lighting and crown molding. The back wall is all windows, though the model shows it with the optional bi-fold doors leading out to the yard. The model also has a built-in media center. Though it isn’t shown in the model, Terrazza offers an optional fireplace.

The great room is completely open to the kitchen. There is a large island in the middle, the ovens and fridge to the left and everything else along one wall. The entire appliance package is upgraded to include Jenn-Air appliances. The cabinets, drawer pulls, countertop, backsplash, sink and faucet are also upgrades. The island is shown with the upgraded furniture package and brown outlets. The island is long enough to seat four on one side, and may even be able to accommodate one or two more along the short side. The sink and dishwasher are located in the island. This kitchen also includes the optional wine cooler. It has one full set of pantry height cupboards. There is a good amount of counter space on each side of the range.

There is a dining area behind the kitchen. It is shown with the optional base and upper cabinets, glass uppers, upgraded counter and the optional bi-fold doors. The windows along the two walls give a full view of the small backyard.

The yard in the model shows the standard trellis option. Buyers may also choose a California room, where the outside area has solid walls and ceiling with optional bi-fold doors. The third option for this space is a conservatory, which is actually inside the house as a small room behind the great room. Bi-fold doors are not available with a conservatory.

The backyard is pretty small, with a larger area under the trellis and the smaller area behind the dining room. If you opted for the conservatory, there would be almost no yard at all. The model lots are a little bigger than the average Terrazza property.

Upstairs, there are three bedrooms and a loft. The loft is right at the top of the stairs and doesn’t feel as open as in many other homes. The model shows the optional built-in tech desk, though upgraded with a Caesarstone counter and brushed chrome pulls. The room isn’t very big and has just one small window.

The master bedroom is on the right at the top of the stairs. The room feels spacious and bright, with a full wall of windows on one side and two smaller ones on another. The model is located on a street with views of the avocado orchard. The recessed lights, crown molding and wainscot are upgrades; the coffered ceiling is included. An optional, sliding door leads to the master bath.

The walk-in closet is on the left when you enter the bathroom area. It is shown with the standard double shelf and pole. Directly across from the closet is a built-in highboy, which could eliminate the need for a dresser in the bedroom. The highboy is actually an upgrade in lieu of a standard closet. The shower sits next to the highboy and has upgraded tile and an upgraded slab at the corner seat. The shower is attached to the tub deck (upgraded); the model includes an upgraded jetted tub with in-line heater. The vanity sits right next to the bathtub. It includes two sinks and is completely upgraded.

The laundry room, secondary bedrooms and bath are to the left when you come upstairs. The laundry room is first and accommodates side by side machines without any room for a sink or counter. The upper cabinets are included.

The bathroom has two sinks, but there isn’t a lot of space between them. This room actually shows the included cabinets and countertop. The backsplash and drawer pulls are upgraded. A separate door leads to the shower/tub combo (option for just a shower) shown with upgraded accent liners. There is a linen closet just outside the bathroom.

The two bedrooms both face the front of the house. They are the same size and feel spacious. Bedroom 3 has two small niches at the front, shown in the model with optional built-in bookshelves, so it feels a little bigger than bedroom 2. The recessed lights are not included. Each bedroom has a standard, two-door closet with storage above. Both rooms put the optional doors on the storage area.

The biggest difference in this home from the smaller collections is the option for a California room or conservatory instead of the standard trellis. Otherwise, the home is pretty similar to the ones I have already reviewed (Vista Scena and Corte Bella), though the rooms and overall square footage are bigger.

Residence Two

2,331 square feet

4 Bedrooms, 4 Baths

Loft, Garage Storage, Optional Den, Optional California Room, Optional Conservatory

Base Price: $935,000 ($401 per square foot)

Residence Two X

2,408 square feet

4 Bedrooms, 4 Baths

Loft, Garage Storage, Optional Den, Optional California Room, Optional Conservatory

Base Price: $855,000 ($431 per square foot)

Residences Two and Two X are almost identical and only Two X is modeled (Tuscan elevation). Two X includes a front porch and the layout upstairs is slightly different (details below). Residence Two has a door from the street that leads to a courtyard before the entry to the home. From the entry, bedroom 4 (optional den) is straight ahead, the stairway, coat closet, garage access and a bathroom are to the left and the great room, kitchen and dining are to the right. As in Residence One, the flooring and window treatments throughout the home are upgraded.

The model again shows the optional den instead of the standard bedroom. The bedroom would include a standard closet, but the den does not have one. There are optional pocket doors available with the den. The other main difference is that the entry to the bedroom is on the side, closer to the bathroom, while the den entry is at the front of the room. A single window faces the side of the house.

There is a launch area next to the garage access door. The cubbies and coat hooks are upgrades. This area is across from the bathroom and coat closet. The bathroom has a single sink and a fairly big shower (optional tub). Almost everything in the bathroom is upgraded, including the crown molding, Caesarstone countertop, tile shower surrounds and accent liners, shower floor, framed mirrors and shower enclosure. The cabinets are shown in the standard white Thermofoil; the sink and hardware are also standard.

The opposite side of the entryway leads directly into the great room and kitchen. The great room on the left is the same as the one in Residence One. It has a full wall of windows, plus two more on the other side, and an option for a fireplace (not shown). The TV frame and media unit are upgrades. There is an option to add a conservatory at the back of the great room. This would replace the standard backyard trellis and would be open to both the great room and dining room, with sliders to the backyard.

The kitchen is also very similar to Residence One. The biggest difference is a walk-in pantry in the corner, shown with the upgraded built-in cabinetry. The refrigerator, warming drawer, and beverage center are all upgrades, but the other appliances are part of the standard package, providing a nice opportunity to see what you really get in the basic home. Many other upgrades include the glass cabinet doors, countertop, backsplash, reverse osmosis and the frosted glass on the pantry door. The island is primarily upgraded, including the furniture package, cabinets, granite counter, and brushed chrome knobs. The island offers seating on two sides.

The dining room is behind the kitchen. All of the cabinetry is upgraded. The standard dining area has windows on one wall and a sliding door leading to the yard on another. For buyers who keep the standard trellis configuration, there is an option to add bifold doors in place of the windows and standard slider.

The backyard again is very small. A final option is to replace the trellis with a California room. In this case, the dining room would have sliders to the California room, which would either be open to the yard or could have bifold doors. The model shows the California room in lieu of the terrace, but doesn’t have the bifold doors.

Moving upstairs, there are three bedrooms and a loft. The laundry room sits right at the top of the stairs. It has side by side machines, with a window above one and upper cabinets above the other. Just outside the room is another set of linen cabinets. These are all shown without upgrades.

Bedroom 3 is next to the laundry room and is considerably bigger than Bedroom 2. This is one of the most spacious secondary bedrooms I have seen in comparable new homes. There are two windows overlooking the side of the home and a Juliette balcony facing the street. It has a walk-in closet, shown with an upgraded door, and an en-suite bathroom. The bathroom has a single sink and a shower/tub combo, with an option for just a shower. Only the tub enclosure is upgraded.

There is a linen closet in the hall between the two secondary bedrooms.

Bedroom 2 is smaller, but still a good size. However, the configuration doesn’t leave a lot of wall space. A big window faces the side of the house on one wall, the entry door is on another and the closet and bathroom are on a third. This closet is a slider, shown with upgraded mirrored doors and organizers. There is additional storage above. The bathroom is shown with an upgraded backsplash, but the vanity is otherwise standard. This bathroom has a shower only, without an option for a tub, and shown with upgraded accent liners that match the backsplash.

The loft is across from bedroom 2. It is much bigger and nicer than the loft in Residence One. It has one small window, plus French doors leading to a Juliette balcony. The model’s upgrades include a built-in tech center, brushed chrome tubular pulls, panel wainscot and panel mouldings with base and chair rail. There is an option to put either pocket or French doors at the entry to the loft.

Finally, the master suite sits at the end of the hall. It is bigger than the one in Residence One. Two windows face the backyard and another faces the side of the house. The coffered ceiling is standard, with upgraded paint grade crown molding. There is an option to put in a door that separates the bedroom from the bathroom.

The master bath is highly upgraded. The vanity is actually shown with the standard cabinet doors and sinks; however, the countertop and bottom shelf configuration are upgraded. The vanity is quite long, with plenty of space between the two sinks. The tub and shower are perpendicular to the vanity. The tub has an upgraded deck and decorative liner (also seen at the vanity backsplash). The adjacent shower is a good size, with a small corner shelf and seat. The frameless enclosure is upgraded, as is the square style handle. The large walk-in closet is shown with a built-in organizer and upgraded door.

As a reminder, the model shows Residence Two X. The standard Residence Two has a different layout upstairs. The loft sits right at the top of the stairs where the laundry room was and seems to be a lot smaller. Bedroom 3 is in the same spot, but is more rectangular (it is pretty square in Two X). The laundry room is where the loft was, but it doesn’t have the extra linen storage outside of it. Bedroom 2 and the master suite are unchanged.

Overall, I like Residence Two X more than Residences One and Two. I think the layout upstairs is better and I like the larger secondary bedrooms. The house feels bright and spacious.

A couple of weeks ago, I gave an overview of the non-gated side of the new Orchard Hills community (known as Orchard Hills II). Today, I will review the Vista Scena homes, which are the second smallest of the twelve new neighborhoods. Like all of the homes in the non-gated portion, Vista Scena homes are built by Irvine Pacific. These are townhomes, with configurations of either two or three connected homes. They have three different Residences, ranging from 1,586 – 1,914 square feet. The homes all have three bedrooms and 2.5 bathrooms; Residences Two and Three also have a loft. All homes have a two-car garage. None of them have a main floor bedroom. Elevations include a two-unit Monterey, two-unit Formal Spanish, three-unit Monterey and, as modeled, a three-unit Northern Italian. In the two-unit buildings, the homes are only connected on the ground floor and there are no shared walls upstairs. In a three-unit home, Residence One is always in the middle, with Residence Two on one side and Residence Three on the other. Residences One and Three share a wall upstairs, but Residence Two does not have a shared wall. Most streets have three or four buildings on each side, with two-unit buildings in the middle and three-unit buildings on each end.

Some of the standard amenities in all homes include Kitchenaid stainless steel appliance package, including cooktop, oven, microwave, dishwasher and hood; white satin Thermofoil cabinets with adjustable shelves; granite slab kitchen counters with 6-inch backsplash and full backsplash at cooktop; stainless steel double basin sink with Kohler pull-out faucet; master bath with a sterling tub with 6” x 6” tile surround and separate shower (Residences Two and Three only); dual unilav sinks with marble countertops and backsplash; Kohler polished chrome faucets; ceramic tile flooring at entry, kitchen, dining, baths and laundry; plush carpet throughout living areas; pre-wired multi-media plate; fire-resistant concrete tile roofs; decorative front doors; high efficiency air conditioning and gas furnace; tankless water heaters; and energy efficient bathroom fixtures. All homes are Build it Green™ Certified.

Vista Scena is situated in the northern portion of the community. It has approximately 200 homes and sits on both sides of the smaller Entrata collection. They are very close to Orchard Terrace Park.

Orchard Hills homes are split between the Irvine and Tustin Unified School Districts. Always double check with your sales consultant to make sure you know which schools you attend. Vista Scena is currently slated to attend Irvine Unified schools, including Canyon View Elementary, Sierra Vista Middle, and Northwood High.

Basic Neighborhood Financial Information:

Approximate HOA Dues: $385 per month ($196 to Orchard Hills II Community Association and $189 to the Vista Scena Neighborhood Association)

Approximate Tax rate: 1.06%

Approximate Mello Roos: $3612 per year (AD Tax: $1,750; CFD Tax: $1,700; other tax $162)

Overall Effective Tax Rate: 1.5%

Prices start at around $702,000 for Residence One, $738,000 for Residence Two, and $775,000 for Residence Three.

Residence One

1,586 square feet

3 Bedrooms, 2.5 Baths

Base Price: $702,000 ($443 per square foot)

If you start touring the models from the office, Residence One is actually in the middle of the three units. It can be found in any of the elevations except the Two-Unit Formal Spanish. The models are shown in the reversed floor plan. It connects to Residence Three on both floors and to Residence Two on the main level only. Upon entering, I saw a long hallway leading to the great room and kitchen at the back of the home. Immediately to the left of the front door are the stairs to the second floor. There is an optional storage drawer under the stairs, a powder room and access to the garage off the main hall.

The powder room shows the standard pedestal sink, faucet, and chrome light fixture. The tile wainscoting and decorative mirror are upgrades. The garage includes an upgraded organizer and upgraded floor coating.

The end of the hall opens up to the great room on the right and the kitchen on the left. The great room is pretty similar to almost every other new home I’ve seen. It has a full wall of windows at the back and another window on the side. The model shows the upgraded built-in unit and also includes upgraded wall paneling.

The kitchen has an island with bar seating and one long counter behind it. The sink and dishwasher are located in the island. Behind them are the cooktop, oven, microwave and optional wine fridge. The refrigerator is to the left of the island. The model includes an upgraded range, hood, dishwasher, wine cooler, a few glass cabinets, pull out pantry shelves, tile backsplash, hardware, single basin sink, faucet and pendant lights. There is plenty of storage and an average amount of counter space. The white cabinets are standard.

There is a dining area behind the kitchen with two sets of sliding glass doors that lead to the backyard. The kitchen cabinetry and counter extend all the way through the dining room. A very large dining table probably wouldn’t fit, but there is plenty of space for 8-10 people.

The backyard is tiny, as are all the lots in Vista Scena. The sliding doors lead to a trellis area with space for a table and barbecue. There is a narrower portion of the yard on one side.

The home comes standard with a coat closet at the foot of the stairs. The model shows the optional launch area instead, which includes four built-in shelves with a cabinet underneath. All three bedrooms, both full bathrooms, and the laundry room are upstairs.

The master suite sits at the top of the stairs and spans the whole back of the house. The bedroom has a large window looking to the backyard, but no windows on the side because it is attached to the townhouse next door (I believe it shares a wall with the closet in the master suite). The coffered ceiling is a standard feature, but the crown molding is an upgrade, as are the recessed can lights. The room isn’t big enough for a sitting area, but it’s a good sized bedroom.

The master bath has numerous upgrades. There is a double vanity on the left with several storage cabinets. These cabinets are standard, but the Caesarstone slab and full tile backsplash are upgrades. The undermount sinks and decorative mirrors are also upgrades. The standard master bath comes with a shower/tub combo across from the sinks. It would have a cultured marble tile tub deck with 6” x 6” white tile backsplash and a polished chrome framed shower door. The model shows the optional shower in lieu of a bathtub. The tile is upgraded, as are the Caesarstone slab seat and shelf. The walk in closet is average sized.

Back in the main hallway, the laundry room and bathroom are on the left and the two bedrooms are at the front of the house. The laundry room has a stacked washer and dryer and a set of linen cabinets. There is an option to replace the cabinets with a sink.

The bathroom has two sinks that are shown without any upgrades. The tile backsplash and framed mirror are the only upgrades in this bathroom. There is a standard shower/tub combo with white tile and polished chrome fixtures.

The two secondary bedrooms are pretty similar. One has two windows and the other has one, all overlooking the street. They are about the same size and both have two-door sliding closets. Each room has a storage area above the closet. Bedroom 3 shows the storage area with the upgraded cabinet doors; this room also has upgraded recessed can lights.

As the smallest townhome in the neighborhood, Residence One makes good use of the space. There are storage areas tucked in throughout the house and good counter space in the kitchen and upstairs bathrooms. The backyard is too small, but that is pretty typical for new construction in Irvine, especially in a smaller home.

Residence Two

1,731 square feet

3 Bedrooms, 2.5 Baths

Loft

Base Price: $738,000 ($426 per square foot)

Residence Two is the closest model to the office and can be found in all four building types. Its layout is similar to Residence One, with the stairs just inside the doorway, a hallway with a powder room and garage access, and the kitchen and great room at the back. Upstairs, the two secondary bedrooms overlook the street and the master suite spans the back of the house. The key difference between the units is the addition of a loft in Residence Two. The flooring and window treatments throughout the home are all upgrades.

The powder room has the standard pedestal sink, light fixture, and faucet. The tile accent wall and decorative framed mirror are upgrades.

As in Residence One, the hallway opens up to the great room on the right and the kitchen on the left. The great room is very similar, though the upgraded built-in unit is on the side wall instead of the front. Windows line the back wall. The recessed lights and crown molding are standard. The room is slightly larger than the great room in Residence One.

The kitchen in this home features upgraded perimeter cabinets in bamboo glaze, though the rest of the home uses the standard white Thermofoil. The center island houses the sink and dishwasher and has an upgraded granite counter (granite is standard, but this particular color – Giallo Cream – is not). The back counter used a Caesarstone slab with upgraded tile backsplash. In this home, we get to see the standard appliance package, with the exception of the refrigerator and the addition of the smaller, undercounter fridge. Large, optional storage drawers flank the oven. The setup is very similar to Residence One; however, in this home, the cabinets and countertops do not extend into the dining area.

The dining area is about the same size as in the first home and, like that one, has sliding doors on both the back and side walls.

The backyard is equally tiny, with a trellised area and a smaller area behind the dining room.

This home shows the standard coat closet at the base of the stairs. Like Residence One, there is an option for a built-in launch zone.

The loft is straight ahead when you come upstairs. It is a great size for a playroom or office, though there isn’t an option for a door. The built-in unit and upper shelf are upgrades. This room has three small, high windows looking out to the side of the house, on the side that faces Residence One.

The door to the master bedroom is right at the top of the stairs. This room is brighter, as it has windows both on the back and side wall, since it isn’t attached to another home. It is slightly smaller than the master bedroom from Residence One.

The master bath does not have any other optional layouts. Throughout the bathroom, the counters, tub deck and tiles are all upgraded. The two sinks are set into a vanity smaller than the one in Residence One. There is a stall shower attached to a separate bathtub. The jetted tub is also upgraded. The shower has a very narrow ledge and a tiny shelf. The walk-in closet is long and narrow.

There is a hallway leading to the other bedrooms, with a laundry room on the left and a bathroom on the right. The laundry room again has stacked machines, standard linen cabinets, and an option for a sink in lieu of cabinets.

The bathroom has two sinks with a decent amount of storage and a shower/tub combo. The tile backsplash and framed mirror are upgrades, but the rest of the bathroom is standard. There is an option to have only a shower and no tub.

Bedroom 2 is slightly larger than Bedroom 3. It has two windows facing the front and another on the side. Like Residence One, this room has a standard, two-door sliding closet with storage above. The only upgrade to bedroom 2 is the addition of recessed lights.

Bedroom 3 is a little smaller. It has French doors leading to a tiny, Juliette balcony. It has a standard closet and the storage above shows upgraded cabinets. This room also shows an upgraded wall to wall shelf unit. The highlight of this room is that there is a second closet. It is a small walk-in, shown with upgraded closet organizers.

As I said, Residences One and Two are very similar. Some of the rooms in Two are a little larger and the loft offers great additional space. The price difference isn’t significant, so I think having the extra room is worth the extra money.

Residence Three & Three Y

1,841 – 1,917 square feet

3 Bedrooms, 2.5 Baths

Loft

Base Price: Three: $775,000 ($421 per sq ft) / Three Y $785,000 ($409 per sq ft)

Residence Three actually has three different configurations depending on which building it is in. The Two-Unit Formal Spanish features the Three Y, the Three-Unit Monterey is a Three X, and the Three-Unit Northern Italian (modeled) is a standard Three. In the standard Three, the front door is actually on the side of the house. The powder room and coat closet are right off the entry, next to the stairs. In Three X and Y, the front door is on the front of the home, with the coat closet at the bottom of the stairs and the powder room farther down the hall. The only difference I can find between the Three X and Y is that Y has a door leading from the back of the garage to a narrow side yard. The garage may also be a bit wider in the Y plan. The extra square footage in the X and Y models appear to all be in the main entry and downstairs hallway areas.

In the standard Three, the side entry brings you into a small foyer, with the stairs directly on the right, the powder room just past them, and the great room immediately to the left. Everything in the powder room is upgraded. The small coat closet next to it shows the standard single shelf and pole.

The great room is quite similar to the other two. Three windows line the back and one more looks out to the side. The media unit is an upgrade, but the recessed lights and crown molding are standard. As in Residence Two, the media unit is on the side wall.

The kitchen is also pretty similar to the other two. This one models the standard appliance package except for the upgraded refrigerator. Numerous pot and pan drawers, frosted glass cabinets, the Caesarstone Mocha slab, and the tile backsplash are all upgrades. The hardware on the drawers is upgraded, but the cabinets have the standard hardware. The island has bar seating and includes the sink and dishwasher. The stove and oven are set into the long countertop, while the fridge and microwave sit on another wall, along with pantry cabinets. In this home, having the counter and cabinets extend to through the dining room is an upgrade. There is a choice of three natural stone countertop colors and it includes 6” splash, frosted glass uppers, and under cabinet lighting. The dining area again has sliding doors at the back and side. My only complaint about the kitchen is that the garage access is right next to the refrigerator. I never like having the garage enter the kitchen and prefer the access to be in the hall.

The backyard is just like the others – very small, with a trellis area and a smaller area behind the dining room.

The stairs open directly to the loft at the top. The model shows upgraded built-in desks with storage above. The recessed lighting and ceiling fan are also upgrades. One window looks out to the side of the house.

The master bedroom sits behind the loft. It is about the same size as the master in Residence One, but this one is squarer and the other is rectangular. As in the other homes, the coffered ceiling is standard, but the recessed lights and crown molding are not.

The master bath has two sinks and a bathtub on the left and a shower on the right. The sinks are set into a shared vanity, shown with upgraded shelves in the middle, and upgraded undermount sinks. The vanity also has upgraded Caesarstone counters and tile backsplash. The tub face has matching tile and Caesarstone upgrades. The shower also has upgrades on the seat and the tiles. The long, narrow closet sits at the back of the bathroom.

The other two bedrooms are off a hallway to the right of the loft. Like the other two Vista Scena plans, both bedrooms face the front of the house. There aren’t many differences between them. Both have the same two-door sliding closets with overhead storage and they are similar in size. Each room has French doors leading to a tiny Juliette balcony.

The laundry room sits across the hall. Unlike the other models, this one comes standard with a sink and linen cupboards, in addition to the stacked washer and dryer.

The bathroom is at the end of the hall. The vanity, which is shown without any upgrades, has two sinks and a few storage cabinets. The tile backsplash and framed mirror are upgrades, as is the frameless tub enclosure. This bathroom does have the option to include a shower without a tub.

There really aren’t that many differences between the homes in Vista Scena. The biggest difference is that Residences Two and Three have a loft. Residence Three is only about 100 square feet bigger than Two. Buyers looking for a townhome setup will probably like these homes. They are laid out well and make good use of the space. The biggest disappointment will be the lot size and the small backyards.