Eyeing a brand-new home in Irvine’s Great Park but unsure how the process works? You are not alone. New construction follows a different path than a typical resale, with builder releases, design center choices, and extra costs like Mello-Roos and HOA dues to weigh. In this guide, you will get a clear, step-by-step roadmap tailored to Great Park, plus checklists, questions to ask, and tips to compare new builds to resale homes. Let’s dive in.
Great Park new construction basics
Great Park is a large, master-planned area in east Irvine that keeps growing through phased village releases. Multiple builders operate here, offering a mix of single-family homes and attached options. New homes often release in cycles, so timing and preparation matter. Base prices may be firm during hot releases, but builders sometimes offer closing credits, upgrade allowances, or rate buydowns when market velocity slows.
How builder releases work
Builder release events can move fast. Getting on interest lists early and having financing lined up helps you act with confidence.
Register early
Register with each builder you like to receive invitations to model openings and release events. Registration does not obligate you to buy. It simply ensures you get timely updates when lots or phases open.
Prepare financing ahead
Many builders require a pre-approval to reserve a lot or home. Use a lender experienced with new construction to discuss rate locks, timing, and potential appraisal gaps.
Understand incentives
When demand cools or interest rates rise, builders may offer incentives such as closing cost credits, upgrade credits, or temporary rate buydowns. These can change your total cost more than a small price shift, so compare incentives across communities you like.
Step-by-step: the new build process
The sequence below applies whether you are buying a move-in-ready spec or a to-be-built home in a new phase. Timelines vary by home status.
1) Tour models and compare
Walk model homes to evaluate floor plans, orientation, and light. Ask for the model disclosure that shows what is standard versus upgraded. Request sample design center price sheets so you can plan decisions and budget.
2) Reserve and deposit
Some builders use a small, nonrefundable reservation to hold a lot or priority. At contract, you will submit an initial deposit, usually held in escrow. Confirm deposit amount, whether it is refundable, and the conditions for cancellation in the purchase agreement.
3) Review the contract and contingencies
Builder contracts often differ from local resale forms. Review price and included options, estimated completion dates, change order rules, and dispute resolution. Many builder contracts limit or remove traditional contingencies, so discuss inspection, loan, and appraisal terms with your agent and lender before signing.
4) Design center selections
Book your design appointments early. You will choose structural options and finish upgrades within set windows. Document all choices and costs in writing, and request a final selection summary.
5) Construction updates and access
Builders share estimated milestones, but delays can occur. Confirm how you will receive updates and what happens if dates slip. Verify policies for site visits and third-party inspectors at each stage.
6) Inspections and walkthroughs
Plan for independent inspections at key points: pre-foundation (if possible), pre-drywall, and final. The builder will conduct their own quality checks and a buyer walkthrough. Confirm if a Certificate of Occupancy or equivalent will be issued before closing.
7) Financing finalization
Coordinate your rate lock, appraisal, and lender conditions to match the build timeline. Understand how incentives will be applied on your closing disclosure.
8) Closing and move-in
Before closing, confirm utilities setup, HOA onboarding, and move-in logistics. At move-in, keep a copy of your warranty manual handy and note how to submit service requests.
9) Post-close warranty service
Expect an initial period for minor items, a typical one-year workmanship coverage, limited systems coverage, and longer structural protection. Keep a dated log of requests and responses.
Budget beyond the base price
Your monthly cost is not just the purchase price. In Great Park, you should plan for property taxes, Mello-Roos, HOA dues, insurance, and utilities.
Property tax
Orange County’s standard property tax is about 1 percent of assessed value plus voter-approved charges. New construction is reassessed at your purchase price. Your lender can estimate taxes for monthly planning.
Mello-Roos (CFD) special taxes
Many Great Park neighborhoods are within Community Facilities Districts that levy a separate annual tax. This is on top of standard property taxes and can be a significant line item. Ask for the exact CFD number and a recent tax bill or estimate. You can also confirm through the subdivision’s Final Public Report, preliminary title report, and county tax resources.
HOA structure and dues
Great Park communities often include a master association and a sub-association. Request CC&Rs, bylaws, budget, reserve study, recent meeting minutes, and rules and regulations. Look for monthly dues, any transfer or capital contribution fees, rental rules, and any planned special assessments.
Utilities and maintenance
New homes can offer energy efficiency and lower short-term maintenance. Still, plan for setup fees, landscaping standards, and any HOA-required upkeep.
Calculate true monthly cost
Compare homes with a simple method: mortgage principal and interest, property tax, Mello-Roos divided by 12, HOA dues, homeowners insurance, and estimated utilities. Use this to compare builder releases and resales on equal footing.
Inspections and walkthroughs
Independent inspections protect you even with municipal checks and builder quality control.
Recommended inspection points
- Pre-foundation or pre-slab, if accessible, to review soil prep and foundation work.
- Pre-drywall to check framing, insulation, HVAC runs, plumbing, and electrical before walls are closed.
- Final inspection and buyer walkthrough to verify punch list completion.
Coordinate access
Confirm in writing when your inspector can visit the site and any safety or scheduling rules. Include this in your planning from day one.
Warranties and how they work
Builders typically provide layered warranty coverage. Review your warranty booklet before closing so you know what to expect.
Typical coverage
Expect a short-term period for cosmetic or minor items, about one year for workmanship, limited coverage for systems, and longer coverage for structural items. Coverage terms vary by builder, so ask for start and end dates, exclusions, claim procedures, and response timeframes. Many buyers schedule an “11th-month” walkthrough to address items before workmanship coverage ends.
California protections
California’s Right to Repair Act sets construction standards and claim procedures for new homes. If problems persist, resources include the Contractors State License Board and consumer protection channels. Review any arbitration or dispute resolution clauses in your contract before you sign.
New vs resale in Great Park
Both options can be smart, depending on your goals and budget.
Advantages of new construction
- You can personalize finishes within the builder’s selection windows.
- You get new systems, modern codes, and warranty coverage.
- Builder incentives can lower your rate or out-of-pocket costs.
Potential tradeoffs of new
- Premium pricing compared to older resales in some phases.
- Construction timelines and potential delays.
- Less room to negotiate base price during strong demand periods.
Advantages of resale
- Move-in may be faster with a known completion date.
- More negotiation levers on price and repairs in softer markets.
- Historic utility bills and HOA records give added cost clarity.
Potential tradeoffs of resale
- Possible immediate updates or maintenance.
- Older systems and limited warranty coverage.
Negotiation levers to consider
- New construction: upgrade credits, closing cost help, rate buydowns, or price flexibility on inventory homes.
- Resale: price changes, repair credits, and inspection-based negotiations.
Timeline checklist
Timelines change by home status. Use this quick reference to set expectations.
If the home is move-in ready (spec)
- Close in about 30 to 90 days, depending on financing.
- Focus on quick inspections, final walkthrough, and HOA onboarding.
If the home is under construction (inventory)
- Plan roughly 2 to 6 months to completion.
- Confirm options deadlines and lock your rate thoughtfully.
If the home is a new release or pre-construction
- Expect roughly 6 to 18 months or more, depending on the phase.
- Watch for construction milestone updates and how delays are handled.
Documents to request and review
Getting the right documents upfront reduces surprises later.
Core documents
- Final Public Report for the subdivision
- Sample purchase agreement and addenda
- HOA documents: CC&Rs, bylaws, budget, reserve study, meeting minutes, rules
- Builder warranty manual
- Preliminary title report and any easements
- Mello-Roos/CFD disclosure or recent tax bill estimate
- Soils or geotechnical report if applicable
- Sample closing statement and typical closing costs
Questions to ask the builder
- What is standard versus upgrade, in writing and line-itemed?
- Exact Mello-Roos/CFD districts that apply and current annual amounts
- HOA dues, transfer fees, and any planned special assessments
- Timeline from contract to completion for this phase
- Change order rules, cutoffs, and costs
- Warranty scope and how to submit claims
- Policies for third-party inspections at each stage
- Preferred lender incentives and any restrictions
- Remedies if the home is not completed by the contract date
Questions for your lender and agent
- How will the appraisal handle limited new-build comparables?
- What are my rate lock options for this timeline?
- Which inspectors are experienced with local new construction?
Next steps
If Great Park is on your shortlist, start with registration and pre-approval, then build a side-by-side “true monthly cost” for your favorite communities. Request the Final Public Report and HOA package before you commit, and plan independent inspections at key stages. A local buyer’s agent experienced with Great Park builder processes can help you compare incentives, navigate contracts, and keep your timeline on track.
Ready to map your path from release day to move-in with a clear, numbers-forward plan? Connect with Jen Gong for a personalized consultation. Bilingual support available in English and Mandarin.
FAQs
How do builder release events work in Great Park?
- Builders open lots or phases in cycles. Register early, attend model tours, and have pre-approval ready so you can reserve quickly when your preferred plan releases.
What should I budget besides the base price in Irvine?
- Plan for property taxes, Mello-Roos special taxes, HOA dues, insurance, utilities, and any design upgrades. Compare total monthly cost across homes, not just list price.
How do I confirm Mello-Roos amounts for a Great Park home?
- Ask for the Final Public Report, the CFD disclosure, a recent tax bill or estimate, and the preliminary title report. You can also verify through county tax resources.
Can I hire my own inspector on a new build in Irvine?
- Yes, independent inspections are recommended at pre-drywall and final stages. Confirm builder policies for timing and site access in your contract.
What warranties come with new construction in California?
- Expect layered coverage: workmanship, systems, and structural. Review the builder’s warranty manual and note California’s Right to Repair procedures.
Is new construction pricing negotiable in Great Park?
- Base prices are often firm during hot releases. Incentives or price flexibility are more common on inventory homes or when market velocity slows.
