18 replies to this topic

[new resident 16]

I am looking at houses and would like to buy in Empire Ranch. I noticed that a LOT of houses are going up for sale near Horseshoe Glen and Misty Meadow area. Not sure why.
I read the HOA is a nightmare (vierra) but that's all I could find on this area.
Anyone have any insight on the recent spike in sales over there?
Thank you in advance

[GrumpyOldGuy]

Don't know the area specifically, so don't know of any unique problems there.   Things you might want to look for or check out:

 

-  The whole neighborhood is close to highway 50 which is busy most of the time, so freeway noise could be a problem.  From spring to fall, the area gets what are called Delta Breezes from the southwest direction.  These breezes come and go but usually last for several days and bring cooler air from the SF bay area and cool things down a lot in the summer.  Because the neighborhood is north of highway 50, the Delta Breezes will also carry highway noise in the direction of the neighborhood making the sound level higher than usual.

 

-  Not sure about this, but it's likely that one builder built the entire neighborhood.  If that builder did a shoddy job, then most of the homes will be suffering from some degree of quality problems.  Make sure to get a detailed inspection and engineering report before you buy.  In addition, the seller is required to disclose any known problems with the house, but they probably don't always do that.  Invest in a 3rd party purchase warranty that will cover the cost of any major repairs that may be required after you move in.  I believe these are available to cover the costs for 1-2 years. They typically cover repairs needed for major appliances, water heater, A/C and heat, plumbing, etc. 

 

-  Never been inside any of these homes, but their floor plans might be weird.  The floor plan needs to fit your lifestyle and family needs.

 

-  If I'm not mistaken, most if not all of these homes have small solar panel systems installed.  If these systems are being managed under an agreement called a PPA (power purchase agreement), read the contract carefully.  The way these work is you actually lease the system from the provider.  To make the lease payments, the provider takes a portion of the electric bill savings.  If the solar system is small (which these appear to be), then the savings left over for the homeowner can be tiny.  If there's a solar system contract, read it carefully, and have an inspection to be sure it's working properly.  Any shortfalls in the supposed saving have to be paid by the home owner.  Not a good deal.  If the solar system stops working, the provider is supposed to repair it.  Maybe they're not doing it? 

 

-  Finally, the reason there are so many homes for sale could just be a coincidence.  Drive the neighborhood and if you see someone walking their dog or something, stop and ask them about the area. They'll probably be honest if there are problems.  People love to complain.

[Chris]

GoG is correct about the noise from 50 in that neighborhood.  And he is also correct about the breeze for the Southwest taking bringing the noise up the hill to that area.  I'm a little further away from that neighborhood in the Carpenter Hill area and I can hear the freeway slightly on a windy day or night.    The wind does bring the noise with it.  Other than that I generally can't hear 50 noise at all.   About the houses, they tend to be on the smaller side so people tend to grow out of them and get a bigger house. Know some people who used to live there and no complaints that I have heard about construction, problems, etc...  I walk those streets sometimes for exercise and the houses are actually pretty nice and well kept for the most part.  A few foreclosures there like everywhere else.  The city recently put a stop sign for that neighborhood to be able to get out across Iron Point.  Was a little tough for folks before that but now it is much safer.  Much safer to cross over to that neighborhood now when you are walking.  Regards, Chris

 

p.s.  I've dealt with the Empire Ranch HOA for some 15 years now and they are not a problem, actually not bad to deal with in my opinion.

[mac_convert]

The houses are on the smaller side so like Chris says it is probably people outgrowing their homes. Also most homeowners are probably about even with their purchase price if they bought around 2006-2007 and it is a good time for them to move. I've dealt with the HOA for 10+ years and haven't had a problem.

[Howdy]

Looked at a Riata home last week for sale in Empire Ranch. With HOA and Mello Roos its an extra $205 a month in taxes and fees. Thats worth another $40k in an area like Briggs Ranch or Beacon Hill, etc.....

[Chris]

Elliot homes is finishing out Fenceline Drive and a few other streets around there right now with Riata models.  I was checking them out yesterday on my walk as they had them open for viewing.  The Riata homes are pretty nice, they come with solar, fire sprinklers, and have three car garages.  You do pay a square foot premium though over used homes.  I was considering one of these until I found an Innovations 3.0 home that was already built and move in friendly for my downsizing.  Chris

[Steve Heard]

I am looking at houses and would like to buy in Empire Ranch. I noticed that a LOT of houses are going up for sale near Horseshoe Glen and Misty Meadow area. Not sure why.
I read the HOA is a nightmare (vierra) but that's all I could find on this area.
Anyone have any insight on the recent spike in sales over there?
Thank you in advance

 

A few points:

• Those are all Elliott-built homes, and with their reputation, I'd be surprised if there were any builder issues
• Most were built built between 2005 and 2008. The Folsom market peaked in 05, went flat for a couple of years, then  went into a tailspin. A lot of owners walked away or short-sold their properties. Those that held on saw their values plummet, and they have only recently recovered.
• Example: There is a 1344 sq ft unit which sold in December for $416K. The sellers paid $400K in 2007. 4 units of the same model sold for $260K in 2011 and '12.       
• There are/were quite a few rentals in that area, as many of those short-sales and foreclosures were snapped up by investors, and some former owner-occupants moved up.
• The homes tend to be smaller, which make them ideal starter or rental homes and prone to higher turnover. 
• It's not a great walking neighborhood, with a lack of shops, restaurants, parks or trails within an easy walk. 
• I don't know if it's a factor, but there are plans for a freeway ramp in the distant future

So, I think you'll find that the homes are nice, modern and well-built, but there may be quieter neighborhoods with easier access to amenities.

 

Other than that, I got nothin'.

[ambrno33]

We sold our 1344 sq model (which lives better than the 2 other 3 bedroom floor plans in that neighborhood) last April simply because we wanted more land. We loved our home, loved our neighbors, and wouldn't have left except the tiny lot size (and we backed up to the open space, so it would have been even smaller feeling without that).
The HOA was pretty non existent in the 8 years we lived there. People drive too fast, like they do everywhere... Close calls with kids and pets too often.
I agree that there are probably more houses for sale because people can finally afford to move up, since prices are higher than originally paid.

[lpvasam]

I'm thinking of buying a house on misty meadow drive too ( 1468 Sq Ft) First Time home buyer.. do you guys recommend this area? is freeway sound that bad? im very new to real estate and im not sure prices go up or down. not sure should i wait for few more months? any suggestions will help.

 

im looking for a house under 400K, 3Bed/2Bath, Single Family Decent Home, In Great/Safe Neighborhood with near schools. i do not have any kids yet

Edited by lpvasam, 12 January 2016 - 09:47 AM.

[Steve Heard]

Take a look at the map. If you are on the south side, backing up to 50, you will have that road noise, and if you are on the north, backing to Iron Point, you'll get some, but less than the freeway. 

 

If you are on the interior, you can still hear the freeway, but not as much.

 

The homes have pretty good sound insulation, though, so while in the house it may not be noticeable.

 

[Howdy]

 

 

im looking for a house under 400K, 3Bed/2Bath, Single Family Decent Home, In Great/Safe Neighborhood with near schools. i do not have any kids yet

 

Heck I have a 3/4 bedroom with 2 bath with RV access home in Briggs Ranch I will give you a price break on as we are going to move out. No Mell Roos or HOA and quieter than living near a freeway and with the money you would save without having to pay MR and HOA you could probably afford it. 

[lpvasam]

Thank you Steve

 

Heck I have a 3/4 bedroom with 2 bath with RV access home in Briggs Ranch I will give you a price break on as we are going to move out. No Mell Roos or HOA and quieter than living near a freeway and with the money you would save without having to pay MR and HOA you could probably afford it. 

can you post some info like sqft, built, etc.. of the house

Edited by lpvasam, 12 January 2016 - 01:06 PM.

[Agent_007]

 

A few points:

• Those are all Elliott-built homes, and with their reputation, I'd be surprised if there were any builder issues
• Most were built built between 2005 and 2008. The Folsom market peaked in 05, went flat for a couple of years, then  went into a tailspin. A lot of owners walked away or short-sold their properties. Those that held on saw their values plummet, and they have only recently recovered.
• Example: There is a 1344 sq ft unit which sold in December for $416K. The sellers paid $400K in 2007. 4 units of the same model sold for $260K in 2011 and '12.       
• There are/were quite a few rentals in that area, as many of those short-sales and foreclosures were snapped up by investors, and some former owner-occupants moved up.
• The homes tend to be smaller, which make them ideal starter or rental homes and prone to higher turnover. 
• It's not a great walking neighborhood, with a lack of shops, restaurants, parks or trails within an easy walk. 
• I don't know if it's a factor, but there are plans for a freeway ramp in the distant future

So, I think you'll find that the homes are nice, modern and well-built, but there may be quieter neighborhoods with easier access to amenities.

 

Other than that, I got nothin'.

from an insurance claims perspective, Elliott-built homes have quality plumbing infrastructure in them, unlike many homes built by other builders in Folsom/EDH from 2000-2006 which may contain Kitec-brand PEX. Kitec PEX is prone to leaking and causing floods in homes. if your home has Kitec or a home you are considering buying has Kitec you need to factor in the cost of a re-plumb to remove Kitec and install a better quality PEX supply system.

[Chris]

from an insurance claims perspective, Elliott-built homes have quality plumbing infrastructure in them, unlike many homes built by other builders in Folsom/EDH from 2000-2006 which may contain Kitec-brand PEX. Kitec PEX is prone to leaking and causing floods in homes. if your home has Kitec or a home you are considering buying has Kitec you need to factor in the cost of a re-plumb to remove Kitec and install a better quality PEX supply system.

My last house had Kitec in it and I never had a problem in the 14 years a lived there except where a drywall screw went through one of the cold supply lines.  I took a towel hanger off the wall to adjust it and sure enough the installer a dozen years ago put the screw right through the pipe.  Plumbing is not a big deal for me as I can do copper pipe and solder it but this was different.  Could not find any Kitec parts at the Home Depot or Lowes...   Turns out they were out of business and I had to call Bonney Plumbing to fix it as they had the special couplings needed to go from Kitec to a copper section fix.  Was very expensive for a small repair, I think $500.  First time I ever had to call a plumber in my life...!   Anyway, after much research Kitec is really only a problem in hard water (well water) areas like Las Vegas.  The hard water leaches out the Magnesium in the fitting connectors and then you get a leak.  Never heard of anyone here in Folsom have a leak in their Kitec due to this "corrosion" issue.  Lots to read on the internet about Kitec if you are interested.  Kitec here in Folsom homes would not worry me.   Regards, Chris

[Agent_007]

having had a flood in my own home from Kitec and as a local insurance agent who has placed a few Kitec-related claims already for clients, your experience was limited to your time in the home.

 

Kitec is out of business because they were sued up the ying yang. Las Vegas (Clark County) reached their own settlement with Kitec. A subsequent lawsuit forced Kitec to set aside $125M in a payment fund for people to repipe their homes as failures occur or if they elect to replace Kitec as a preventive measure.

 

From my own pipes removed from my home, the Kitec pipes were warped, cracked and had pipe walls that were as thin as plastic wrap. You could push a fingernail through the pipe and the pipe would leak.

 

The issue at hand is a hot water related issue and the fittings uses to connect Kitec pipe sections. The fittings were made with too much zinc and when hot water runs over the fittings over time the fittings de-zincify creating a slurry in the hot water pipes. The pipes then break down over time, bulge, form dark/black spots on them and then eventually crack and leak. https://www.nachi.or...ec-fittings.htm

 

In my own situation, when we replaced out hot water heater from builder original to new (original unit failed, dripping water into my garage) the new hot water tank actually produced hot water and the Kitec pipe finally failed.

 

I would never buy a home with Kitec in it without budgeting for a full replumb. It's a timebomb.

 

Folsomites can learn and read more here: http://www.kitecsett...t.com/index.cfm

 

If you want to see the failed pipes removed from my home, contact me. I have them saved in my garage.