Housing affordability continues to be one of the biggest challenges for buyers across Southern California. Even in areas considered more attainable, prices can feel overwhelming, especially for first time buyers, downsizers, and families relocating from higher cost markets. That is exactly why communities like Oliver at Sienna by Taylor Morrison in Winchester deserve a closer look.

This master planned neighborhood offers modern townhome living, Temecula Valley schools, and pricing that is increasingly rare in today’s market. Below is a full breakdown of the homes, pricing, HOA structure, taxes, amenities, and what buyers should know before making a move.

Where Is Oliver at Sienna Located?

Oliver is located within the larger Sienna master planned community in Winchester, just northeast of Temecula. While the area feels more open and suburban today, long term growth is already planned. The Winchester Road corridor toward Domenigoni Parkway is expected to see substantial residential and commercial development over the next decade, making this a long range play for buyers thinking ahead.

The location does come with tradeoffs. It is farther from major employment hubs compared to central Temecula or Murrieta, and commuters should factor in additional drive time. However, that distance is a big reason the pricing remains competitive.

Floor Plans and Home Layouts

Oliver at Sienna offers several thoughtfully designed townhome floor plans, all featuring three bedrooms with optional loft configurations.

Plan One

• 3 bedrooms

• 2.5 bathrooms

• 1,497 square feet

• Starting price around $461,000

This is the most affordable option in the community. It includes a front patio, open living area, electric appliances, and an efficient upstairs layout. There is no backyard, but the patio provides usable outdoor space.

Plan Two

• 3 bedrooms

• 2.5 bathrooms

• 1,601 square feet

• Starting price around $471,000

Plan Two offers a larger downstairs living area and improved dining space. End unit options provide excellent natural light, and the primary suite includes a larger walk in closet than Plan One.

Plan Three and Plan Four

• 3 to 4 bedrooms depending on configuration

• 2.5 bathrooms

• 1,843 square feet

• Starting prices around $508,000 to $509,000

These plans feature the largest kitchens, walk in pantries, and optional fourth bedroom by converting the loft. This is the most flexible layout for growing families or work from home buyers.

Community Amenities and Lifestyle

Sienna is a true master planned community with multiple neighborhoods ranging from townhomes to large single family residences. Because all homeowners contribute to the master HOA, residents benefit from shared amenities including:

• Pools and spas

• Community parks and playgrounds

• Walking and biking trails

• Well maintained common areas

As the community builds out, these amenities will continue to expand, enhancing long term livability and resale value.

HOA Fees and Insurance Structure

One of the most important topics for buyers in this community is understanding the HOA and insurance setup.

• Current HOA: Approximately $152 per month

• Expected HOA at buildout: Approximately $112 per month

• Additional monthly insurance fee: Approximately $495

That additional insurance fee covers exterior and fire insurance, which has become increasingly difficult and expensive to secure in Southern California. Because of this structure, many homeowners are only paying an additional $30 to $70 per month for interior personal property insurance.

When evaluating monthly costs, it is critical to look at the full picture rather than HOA fees alone.

Property Taxes at Oliver at Sienna

The property tax rate in this community is approximately 2.07 percent. This is higher than some resale neighborhoods and should be factored into your monthly payment.

For many buyers, this means annual property taxes of roughly $10,000 or more depending on purchase price. Understanding this upfront helps avoid surprises later.

Home Prices and Market Timing

New construction pricing is released in phases. Each phase typically comes with incremental price increases, meaning early buyers often benefit the most.

Current starting prices:

• Plan One: $461,000

• Plan Two: $471,000

• Plan Three: $508,000

• Plan Four: $509,000

Lot premiums, upgrades, and design selections can increase these numbers. Acting early can provide long term upside through appreciation.

Solar Panels and Utility Costs

All new construction homes in this community include solar panels, which are leased at approximately $120 per month.

This system is designed to supplement energy usage, not eliminate electric bills entirely. Buyers who work from home or use air conditioning heavily should still expect an additional utility bill during peak months.

Schools Serving Oliver at Sienna

One of the biggest advantages of this community is access to Temecula Valley Unified School District while maintaining a Winchester price point.

Assigned schools include:

• Susan H. LaVorgna Elementary School

• Bella Vista Middle School

• Chaparral High School

Temecula schools consistently rank among the highest in the region and remain a major driver of buyer demand.

Important Tips for Buying New Construction

Use the Builder’s Lender Incentives

Builders frequently offer substantial incentives when buyers use their preferred lender. In this community, incentives can reach up to $50,000, which can be applied toward closing costs or interest rate buy downs.

Bring Your Realtor on the First Visit

If you do not register your agent on your first visit, the builder’s sales office represents their interests, not yours. Having Andrew Lewis and Performance Real Estate Group involved from day one ensures professional negotiation, guidance, and protection throughout the process.

Budget for Window Coverings

New construction homes typically do not include blinds or window coverings. Plan for an immediate expense after closing to maintain privacy and comfort.

Is Oliva at Sienna the Right Fit for You?

Oliver at Sienna offers an outstanding entry point into homeownership for buyers who value affordability, strong schools, and long term growth potential. While it does not offer large yards or a central city location, the price point, amenities, and future development make it a compelling option.

For many buyers, this community serves as a smart first purchase or a strategic downsizing move with appreciation upside.

watch the full guide below

Work With the #1 Trusted Real Estate Team in Temecula Valley

Andrew Lewis and Performance Real Estate Group specialize in helping buyers navigate new construction opportunities throughout Temecula, Murrieta, Menifee, Winchester, Wildomar, and Canyon Lake.

If you are considering Oliver at Sienna or exploring other new construction communities in the Temecula Valley, expert guidance can make a significant financial difference.

Schedule Your Free Strategy Call

Website: www.PerformanceREGroup.com
Email: Andrew@PerformanceREGroup.com
Phone: (951) 501-4994
Zoom Consultation: https://tinyurl.com/cvrheu22
DRE: 01914085

Whether you are relocating from out of state, moving up locally, or buying your first home, our team is here to help you make a confident and informed decision.