90% Remodel in Turtle Rock

11 Bethany, $1,399,000

Walking through double mahogany doors and gazing up at the 24 ft. high ceiling inside, it was apparent this house has an interesting story.

The sellers are quick to point out the home was remodeled 90% from top to bottom in 2006. This five bedroom, four bath home started with a secluded location in Turtle Rock Hills, and added a healthy measure of time and materials to create the current home.

How that translates in today’s market is a very good question. Last Sunday I toured another million dollar property in Turtle Rock, at 18762 Via San Marco, listed at $1,099,900.

In the house on Bethany there is a grand sweep with a dramatic entrance and 5 bedrooms and 4 baths on 2 levels, but the other property manages to compete with an oversized lot that is almost twice as large, multi-views of a large private backyard, and a strong potential for upgrading.

In both cases, the buyer will have to carefully weigh assets and prices. Will the five bedrooms and four baths developed with many upgrades make this property a win?

The thoughtful overall floor plan completed with Travertine tile, marble, granite, custom distressed hardwood floors and Berber carpet adds points. The double mahogany doors, soaring living room ceiling, and lush atrium with soft gurgling fountain make the home seem poised and functional. The atrium overflowing with greenery is an especially inviting accent right in the middle of this large home.

Obviously the home has been lived in and enjoyed, carefully remodeled and gradually shaped. Attention to details, like an added speaker in the living room, recessed lighting, and a skylight in the spacious formal dining room all count.

The gourmet kitchen fits in perfectly with a center island and bar sink, granite counters, cherrywood cabinets and stainless appliances, double oven, and a custom Italian tile backsplash.

Tucked to the side on the main floor there are 3 bedrooms, and 2 baths. Upstairs there are 2 more bedrooms and 2 baths, plus an office/library/bonus room. There is a nice separate quality to the upstairs area, suggesting this house would work well for a good sized, or extended family.

A newer Jacuzzi bath tub has custom frameless shower doors. There are dual paned windows throughout and full copper plumbing.

Outside, there is extensive paving, a built in barbeque, lovely mature floral plantings, and a good sized private backyard. The lush greenery is a natural for entertaining leading out from the dining room.

Specifics for this Two Level, Contemporary

Beds: 5

Baths: 4

Sq. Ft.: 3,400

$/Sq. Ft.: $411

HOA Dues: $80/month

Lot Size: 5,887 Sq. Ft.

Double Garage

Central Air

No Mello Roos Tax

Property Type: Residential,

Single Family Style

View: City Lights, Peek-A-Boo

Year Built: 1969

Community: Turtle Rock

Considerations and Comparisons: This property was purchased in 04 for $646,000 and completely remodeled in 06. The big remodel and big price jump will now be tested. How does this translate in the current market? Five bedrooms, four baths and quality upgrades in a prime location are up for the buyer’s evaluation. Overall price comparisons shows another property on this street, 20 Bethany, is pending at $1,198,000 offering four bedrooms, three baths and a panoramic city and sunset view. Nearby, 5 Harvey Court is listed at $1,395,000 with canyon and city light views and 4 bedrooms, 2.5 baths.

Who will settle here? Someone who appreciates the detail, enjoys the indoor/outdoor link with flowers and foliage, and wants 5 bedrooms might choose this property. Someone else might be drawn to the prime schools. Turtle Rock Elementary is within walking distance. Finally, a family with more than one generation needing bedrooms on the main floor, and separate private space upstairs might be drawn to this home.

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