Home Buying in Dublin>Question Details

GT, Real Estate Pro in Santa Clara, CA

What is the problem with Rufina by Toll Brothers. These are 2787 Sqfeet and listed as $599,000. Which is way

Asked by GT, Santa Clara, CA Thu Feb 19, 2009

less than the other models like cecina and Triana (2551 Sq feet). This makes it $219 per sq feet. After negotiations it can reach like $208 per sq feet. I am not even able to see short sales at this price.

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Hi GT,
I apologize if I gave you the impression that the hollow-sounding stairs is a problem -- it is NOT in any way a problem. I was simply stating a personal preference. Everything that Toll Brothers has built in Dublin has been beautiful. In spite of the falling property value, my neighbors in Sorrento are all very happy with the quality of our homes and looking forward to Phase I of the Promenade. We truly believe that once Buffalo Wild Wings opens up in Grafton Station and the Phase I structures go up, the property values of the surrounding area will not go down any further.
Oh, I have heard that the new developer of Sorrento East will be adding about 200+ units to what was proposed by Toll Brothers. There will also be an apartment complex...perhaps to satisfy Dublin's 12.5% inclusionary housing requirement. If you want to learn more about what's going on there, I recommend checking out the Around Dublin Blog. John the Dublin Blogger should be able to answer your questions on that subject. Good luck!
2 votes Thank Flag Link Thu Feb 19, 2009
Hi Lori,
Thank you for your concern. I have an agent woorking with me on this one.
Firenze, nice catch and advice. I am actually living in the house from 4-5 months now. There is parking issue,,no doubt,,I park my cars in garage and when the guests come to my place on weekends,,,the only place they can find parking is on central or anywhere outside the cottages. I heard about the parking crisis, but I think it won't be a problem for me.
Other than that, you said the stairs are not filled with concrete,,,,I am not that much into how the builders develop these houses,,,so I am not sure how it can affect me,,,Can you explain?
Other than that I love the place,,,quite affordable house,,,nice sq feet,,,and clean. The owners do have some dues which I am aware of,,and we are working with the bank to make the bank pay for it from our offer. Even if they don't then it's not much.
Dublin really is a good place to live with everything so close by,,,shopping, travel, movies, BART etc. Nice community too.
0 votes Thank Flag Link Thu Feb 19, 2009
Hi GT,
I need to make a correction to my earlier post:

"2. The Rufina's kitchen is on the second floor, while a guest bedroom/office is on the same level as the kitchen."

should be:

"2. The Rufina's kitchen is on the second floor, while a guest bedroom/office is on the same level as the GARAGE."

I know you understood me, but I want to make sure future readers know what I was trying to say exactly.

The Cottages is a good community, and the closing price sounds really fair. From what I HEAR, there reserve fund is at a healthy level, but please do verify that independently. It is always important when you buy into a community, especially it has short sales and foreclosures, to check the financial health of that association, because typically the owners will have skipped payments on their dues for a couple of months.

Having said all that, I do need to point out a few things you must take into consideration before you pull the trigger. A good friend of mine recently spoke in front of City Council on the parking crisis in the Dublin Ranch Villages. Based on his research, the parking plan for both the Villas and the Cottages severely UNDER-allocated onsite parking by roughly 66%. If you park all your cars in your garage and don't expect guests in the evnings, the parking crisis should not affect you; however, with the promenade coming in, the parking situation will only get worse. It's a quality of life issue that must be figured into your pricing.

I thought about buying at the Cottages back when the unit you are looking at was priced at $600K! One thing that bothered me was that the stairs felt hollow, because it's not poured concrete like the Trevi, which is modeled after the Cottages. If that doesn't bother you, you are getting quite a bargain.

If you have additional questions, please don't hesitate to ask.
0 votes Thank Flag Link Thu Feb 19, 2009
I'm glad you are getting useful advice. I'll be honest with you in that I really don't know that area at all so I can't give you any specifics that will help you any further. If you don't already have an agent, I can refer someone. I'm expecting a call from him today on another referral and can pass along your info. You can email me directly if you want that passed on. Otherwise, have fun house hunting get the best deal you can!!
0 votes Thank Flag Link Thu Feb 19, 2009
Thanks Firenze and Thank you Lori.
I have put an offer on a short sale in dublin and its about time that the bank will approve it. The town house is 2100 sq feet and I am hoping I will get approved for $219 / sq feet. I was pretty confident that I was getting a good deal until I saw this Rufina. But thank you guys for helping me get on my feet again. Please advice on the deal I am getting. This is built in 2004 by Toll and are pretty good 3 story 4 bed 3.5 bath with seperate dining, living and family room - The cottages.
Wanted to share with Firenze as he always been very helpful in giving time to time advice.

Thank you Firenze.
0 votes Thank Flag Link Thu Feb 19, 2009
Hi GT,
Have you had the chance to walk through the model yourself? If not, I highly encourage you to take what I am about to say with a pillar of salt. Below are the reasons I would not go for a Rufina:

1. The Rufina has what the Sales Team refers to as the "Affair Stairs." If you look at the floorplan carefully, you will see that there is a door that goes from the master bedroom straight down to a door next to your garage. While this fire escape route is important for code compliance, it detracts from resale value of your home, as it is just weird;

2. The Rufina's kitchen is on the second floor, while a guest bedroom/office is on the same level as the kitchen. That is less parking spaces without the benefit of having your kitchen on the same level as your garage. Walking up the stairs is a lot less fun when you have to move everything you buy from Costco. It's one thing when you get extra storage for the inconvenience, but it's another when you don't, as in the case of a Rufina;

You should also know that the Sorrento Master HOA due will be $99 starting March 1, 2009.
0 votes Thank Flag Link Thu Feb 19, 2009
GT, If you question is why one model is selling for less than a larger model...it may be the cost to build. If the Triana, for instance has less stories and the sq footage covers more first floor space, the cost to build the home may be more and the lost size requirement may be more. If you have a home like the Rufina that is bigger, but the sq ft are spread over a third floor, it may cost the builder less to build. Also, the third floor on the Rufina may be 'optional'. The base price may be with the unfinished third floor. Lots of factors.
0 votes Thank Flag Link Thu Feb 19, 2009
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