Milano is a 132-unit gated townhome neighborhood in Aliso Viejo, located off Wood Canyon Drive and across the street from Soka University. It was built by Hearthside Homes from 1997-2000. Here is a map showing where this neighborhood is located (click on the image to make it larger):
Homeowner's dues will run you $179 a month. The units are located on a street called Trofello Lane. The picture to the left is the community entrance. The picture to the right shows off the nice association pool and spa for cooling down.
Here is a helpful link to a blog managed by the OC Realty Group that details the complex and provides some of the information we're drawing on here.
Positives
- Located in a good area - close to the big Aliso Viejo shopping center and the 73 freeway, but also feels a bit out of the way of congestion
- Not just a bland neighborhood - units are neatly styled
- Many units (at least the ones for sale) can have nice outdoor space
- Every model has a two-car garage
- Units are grouped into large U-shaped clusters; no private driveways (?) - see photo below
In summary: Looks like a nice place to live. Here are the five different floor plans, according to the other blog:
- Maderno - 2 Bedroom, 2.5 Bath, 1,150 SqFt, 2 Story
- Brindisi - 3 Bedroom, 2 Bath, 1,167 SqFt, 1 Story
- Villoresi - 2 Bedroom, 2.5 Bath, 1404 SqFt, 2 Story
- Mondavi - 3 Bedroom, 2.5 Bath, 1,582 SqFt, 2 Story
- Tuscany - 4 Bedroom, 2.5 Bath, 1,736 SqFt, 2 Story
Range of asking prices: $137,500
Low asking price: $497,500 (Maderno plan)
High asking price: $635,000 (Tuscany plan)
Longest time on the market: 118 days (30 Trofello)
Mean price/sq ft of listings: $394
Potential short-sale properties: 35, 45. 45 Trofello last sold in fall, 2004 for $529,000. Current asking price: $549,000. 35 Trofello is asking the identical price ($569,000) it sold for in September, 2005. The other sellers we have info for purchased earlier, and still theoretically possess equity. Also: 174 Trofello last sold in Feburary, 2004 for $385,000 and is asking $497,500.
To compare, there were three properties for sale in January, 2006. A 3 bed, 2.5 bath was asking $569,000; $585,000 for a 3 bedroom, 2 bath and $545,000 for a 2 bed, 2.5 bath.
ZipRealty shows just four sales in this neighborhood in the past year - only one of which (97 Trofello) was in the past 6 months. This two-bedroom unit sold for $407,181 in April.
1 comments:
Readers: AV is a dump & has alot of problems - take it from some one who lived there for years! 1.) High, high density housing (tremendous overcrowding); 2.) Alarming increase in crime w/out comparable increase in police services (city is BROKE and has ZERO $$); 3.) Inadequate planning regarding infrastructure - lack of vision amongst city 'leaders' 4.) NO reserves in city coffers; 5.) A moronic, myopic city council, short on vision, but loaded with cronyism, corruption, entitlement & self-perpetuation; 6.) Stagnant housing sales -- new units (Vantis Project & golf course homes) sitting VACANT; 7.) Entirely a master planned community, which means everything is an HOA - some communities even belong to 3 HOAs! (And, BTW, Merit Property Mgmt tends to have a high presence in this town -- Merit most certainly DOES NOT live up to its name). Alot of these HOAs are financially upside down - if people aren't paying mortages, they're sure as heck not paying HOA fees - hence, landscaping is being neglected everywhere; 8.) Tremendous blight and decay setting in these HOA neighborhoods, and throughout common areas in town; 9.) Decay and decline in sports parks - NO bathrooms for activities!! 10.) General 'trailer trash' feel - go to any city council meeting and watch the show and incompetence! You'll wonder where these people came from; 11.) Vacant homes = blight = crime = blight = decay. There is a quiet, but steady 'exodus' amongst those in the know regarding conditions in the community & amongst those who can afford to leave. This community is on its way to becoming known as South County's Slum, if not already being known for it - beware
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