paramount, Stratford’s largest problem in my view isn’t the High school (but that is a considerable one) it is that it adjacent to the indian reservation. It’s also the part that has few houses and is used for off road vehicles, of which you have no ability to complain about since noise ordinances do not apply there. There is also no zoning protection, the can put anything behind your house (power plant, sewage tratment, you name it, you can’t complain). They are becoming better neighbors and that fear is vanishing as the years roll on but it still bugs me. You are right, hemmingway is still clinging to 400k to their dying breath with only one model and three standing inventory left as of yesterday. I’m sure there are 4 suckers left out there who don’t mind living next to a weed farm.
You are spot on in your analysis of the other tracts. I might add that mid 200’s for shorts and repos are popping for 2500 sq on the completed side of wolf and 310k will get you 3100 sq and a 3 car non tandem so the builders are still overpriced but closer. Redwood had a 6br short list for 375k today on fireside, that tract has mid 3’s written all over it. Laurel will soon run out of buyers as the financing rules change oct 1st and it is more entry level than redwood, look to be tempted in the mid 2’s by christmas (it does have the best location, along with redwood, furthest from the casino). I think stan pac stays with it and just goes cheaper but they have a long way to go to build out. They bought the land much earlier and cheaper as the primary builder, the sub builders (lennar, woodside) will begin tent folding operations first and probably before the year is out. I still hate the 3k a year mello roos for wolf, but tempting it is now that 100 a square is becoming the norm for repos and shorts.
The most overpriced builder left is Mcmillan at Morgan, still 100k over repos within their tract, my money is on them to fold tents next.
