Lusitano in Gilbert: What We Know So Far and What I’m Watching

If you’ve been driving past Lusitano at Greenfield and Pecos wondering when we’re finally going to hear more, you’re not alone.

The dirt is moving, so visually it feels like something should be happening soon.

But Tri Pointe still hasn’t officially opened Lusitano to buyers.

There’s no public pricing yet. No lot releases. No official model opening date.

That doesn’t mean there’s nothing to talk about, though.

We actually know quite a bit about what’s planned here, and after reviewing the current neighborhood and lot layout, I’m already paying attention to a few things that I think will matter once buyers are finally able to start choosing homes.

Lusitano Will Be Small

One of the first things that stands out about Lusitano is the size of the community.

It’s currently planned for just 76 homes.

That’s important because this isn’t going to feel like one of those massive new-build communities where construction continues around you for years and hundreds of homes eventually fill in.

Tri Pointe is planning three larger, single-story home designs, currently expected to be around 3,500+ square feet.

So right away, we know who this community probably isn't targeting.

This isn't an entry-level new-build neighborhood.

It looks much more geared toward buyers who want a larger single-story home, more space and a lower-density community while still staying in Gilbert.

And there simply aren't that many opportunities left to build something like that here.

The Lot Map Is Already Telling Us Quite a Bit

This is where Lusitano gets more interesting to me.

I’ve already had a chance to review the current neighborhood layout, and not every homesite here is going to offer the same experience.

There’s a central amenity area.

There are different open-space and retention conditions throughout the neighborhood.

There are corner lots.

There are homesites along Greenfield Road.

And there are some lots that appear noticeably larger than others.

That means I wouldn't choose a homesite here based solely on lot dimensions.

I'd want to understand exactly what surrounds it.

The Greenfield Lots Will Be a Completely Different Decision

The homesites along Greenfield are probably some of the first I'd want buyers to really think through.

Depending on the final walls, landscaping, setbacks and positioning of the homes, those lots could offer certain advantages.

But you're also making a very different decision than someone buying deeper inside the community.

Road proximity matters.

Noise matters.

What's behind your backyard matters.

And ultimately, price matters.

A homesite I might hesitate on at one premium could become much more compelling at another.

That's why I don't really believe there are universally “good” and “bad” lots.

There are lots that make sense for a particular buyer at the right price.

I’m Also Watching the Lots Around the Amenities

Being close to the amenity area sounds great on paper.

For some buyers, it absolutely will be.

But proximity to an amenity can mean convenience, or it can mean more activity around your house.

That's something I'd want to understand before paying a premium simply because a lot looks desirable on a map.

The same goes for open space and retention areas.

A lot backing to open space may give you more separation from another home, which can be valuable.

But I'd still want to know exactly what that open space is, how it's designed and maintained, and whether there are paths, drainage or other conditions that could affect how private the backyard actually feels.

Those little details can make two similarly sized homesites live very differently.

The Larger Lots Could Get Interesting

Then there are the noticeably larger homesites.

These are the ones I expect will get attention quickly, especially in a community built around larger single-story homes.

But this is where I'm really waiting on Tri Pointe.

How large are they actually?

Which floor plans and structural options can go on them?

What can buyers do with the additional yard space?

And maybe most importantly...

What will the lot premiums be?

Because the best-looking lot on a map isn't automatically the best value.

Once we know the premium, home price and available options together, we'll have a much better idea of which homesites really stand out.

I'm Not Waiting to See What Lusitano Is Anymore

At this point, I think we have a pretty good idea of what Tri Pointe is trying to create.

What I'm waiting to see is how all the pieces fit together.

The home.

The lot.

The structural options.

The design selections.

The lot premium.

And the final price.

That's when Lusitano gets really interesting.

Because buyers aren't simply going to be comparing three floor plans.

They're going to be comparing combinations.

A slightly smaller lot with a better position might make more sense than a larger lot with a huge premium.

An interior homesite might be worth paying more for than one along Greenfield.

Or a particular floor plan might fit significantly better on one section of the neighborhood than another.

We won't know until Tri Pointe releases the details.

And Then There’s Granview Across the Street

Another reason I'm paying attention to this particular pocket of South Gilbert is what's happening basically across the street.

Granview at Somerset by David Weekley is also taking shape nearby.

And I think comparing these two communities is going to be really interesting.

Both are upscale.

Both are relatively low-density.

Both are bringing larger new-construction homes to a part of Gilbert where opportunities like this are becoming harder to find.

But I don't think they're going to appeal to exactly the same buyer.

Granview is planned with only 75 homes, designs ranging much larger, quarter-acre and half-acre homesites, basement possibilities and some substantial garage and RV configurations.

Lusitano appears more focused.

Only 76 homes. Three larger single-story designs. A more streamlined offering from Tri Pointe.

For someone who specifically wants a large single-story home and doesn't need a 5,000, 6,000 or 7,000-square-foot house, Lusitano could end up being a very compelling alternative.

Pricing will ultimately tell us a lot about how these two communities compete.

Why This Pocket of Gilbert Is Worth Watching

This is the bigger story for me.

Gilbert has plenty of established luxury neighborhoods, but there aren't endless pieces of land left for builders to create brand-new, low-density communities with large homes.

And now we have two of them taking shape essentially across from each other.

That's going to create an interesting little luxury new-build pocket around Greenfield and Pecos.

It also gives buyers something we haven't had much of lately: choices.

Not simply which floor plan they prefer, but which type of community fits them better.

What I’d Do If Lusitano Is on Your Radar

I wouldn't wait until the models open to start paying attention.

By then, everyone gets to see the pretty part.

The model homes. The finishes. The decorated kitchens. The backyards.

I'm more interested in what comes before that.

I want the final lot map.

I want to know which plans fit on which homesites.

I want the structural options.

I want the premiums.

And I want the pricing.

Because once those pieces are released, I think there will be some lots I'd look at immediately, some I'd want more information about, and a few I'd be more cautious about depending on what Tri Pointe is asking for them.

If Lusitano is seriously on your radar, send me a message.

I've already gone through the current layout, and I'm happy to share what stood out to me, where I'd be looking first and the questions I'd want answered before choosing a homesite here.