Quail Hill’s Slickly Packaged Detached Home

67 Coriander Drive $915,888

Exiting the 405 Freeway heading toward Quail Hill, I thought of the many other properties that I had seen there. This area is known for natural park like surroundings, snug but sleekly done homes, and a unique upscale contained community. The detached condo at 67 Coriander fits Quail Hill perfectly. You just have to decide how it fits your priorities.

At the end of the street, a great hill for climbing dominates the skyline and way off in the distance I could see a climber making his way up the hill. That climb and that atmosphere is central to Quail Hill.

Significant Numbers: This four bedroom, two and a half bath detached home was built in 2003. On the market about 15 days, the 2,000 sq. ft. lot sits on a 3,500 sq. ft. lot. HOA dues are $167 with $/$458 sq. ft. There is Mello Roos tax.

CloseUp. Stepping into this sleekly crafted home, space is ample, but not abundant, and every inch has been detailed, polished, and beautifully executed. The show quality is exceptional. You just have to decide if the experience matches the price and your priorities.

Gleaming hardwood floors flow throughout the house, starting with the entry and leading to an airy living room on the left. To the right, carpeted steps take you to the master suite, 3 other bedrooms and 2 baths.

Upstairs, the 3 bedrooms and master suite with balcony all flow off a main hallway with the master bath including a windowed tub area and striking stone accent wall. The master suite also has a walk in closet and there is inside laundry on the upper level.

Downstairs, the big room concept is nicely done with the dining area, family room and kitchen all blending and then leading to a good sized private yard. Outside there is a lush green yard plus side driveway with room to park leading to the double garage.

The open floor plan works well with the hardwood floors, recessed lighting, and many windows. The family room with fireplace and the open kitchen with stainless appliances, granite counters and breakfast bar blend nicely with the windowed dining area. It is easy to see lots of parties and family activities unfolding here.

Specifics:

Bedrooms, 4

Baths, 2.5

Detached, no common walls

Double Garage

4 parking spaces

Forced air, central heating

Irvine Unified School System

Association pool, community spa

What will be the deciding factors here? Matching price to size and overall design and finish will be the question. Quail Hill’s award winning schools, community parks, hiking trails, tennis and basketball courts and private gym will also be factored in. University High School is ranked 8^th in the U.S.

Who will move in? An active family looking for great schools and great outdoor resources will easily be at home here. Someone looking for freeway access, closeness to Laguna and neighboring beaches, and a separate park like community with exceptional hiking and nature trails will choose this home.

Recent nearby listings: 37 Canopy, $999,888; 20 Canopy, $800,000;

Recent sales: 93 Canopy, $800,000; 55 Canopy, $888,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3749.0.html

University Park Single Family Market Tester

2 Norton $679,000

Two weeks ago I visited the Open House for 4256 Sandburg Way in University Park. That open house was jammed with visitors and the 4 bedroom, 2.5 bath home was listed at $769,000.

Now, another open house in the same area at 2 Norton was also loaded with visitors busily quizzing the realtor. This home is a 3 bedroom, 2 full bath, single family detached home on a large lot listed at $679,000. Records indicate the property sold for $739,000 in 2005.

The homes are different but the buzz of the market and the accelerating prices are similar.

Significant Numbers: This 1,594 sq. ft., single family detached home sits on a 7,800 sq. ft. corner lot at the end of a quiet University Park street, across from the park. New to the market, it was built in 1965. HOA dues are $123 and $/sq. ft is $426. There is no Mello Roos tax.

CloseUp: Walking up to the home, the dramatic design and plant lined courtyard provide a nice setting for the double door tiled entry. Inside there are bedrooms tucked off to the left and the right. Continuing on to the back of the home, the open kitchen with breakfast bar sits across from the dining room and living room creating a large open family living space.

The open beamed high ceilings, fireplace, and expanse of glass overlooking the back yard make this space work. The home has obviously been a comfortable retreat for a busy family.

Outside, the patio leads to a lush backyard with ample space for a pool, barbecue, or fountain. Inside, the high ceilings, travertine tile, wood floors and custom paints make the most of the space, but several open house visitors were busy speculating on what might be done to expand and upgrade the property.

The kitchen has granite counters with a breakfast bar, and a convection oven. The master suite with bath has sliding doors open to the front courtyard. There are two additional bedrooms, a full bath and inside laundry.

Specifics:

Bedrooms, 3

Baths, 2 full

Double garage

Two parking spaces

Irvine Unified School System

Detached, no common walls

Association pool and spa

Forced air heating, no cooling

What will the focus be here? Starting with the largest lot available in University Park, adding award winning schools in a well established neighborhood, and then factoring in a rising market, gives this property some impetus. The home sits on the corner of a quiet street right off of Michelson, which is a busy street leading to local shops on Culver. University Park offers an exceptional park system, including a regional park, and a convenient Orange County location near the University of California Irvine campus.

Who will move in? A young family looking for top schools and a network of great parks will be attracted to this home. Someone interested in moving with the market and considering an expansion might pick this property utilizing the basic footprint and taking advantage of the large lot.

Recent nearby listings: 100 Seton Rd. at $629,000; 32 Iron Bark Way at $625,000.

Recent sales: 20 Gillman sold for $625,000 last October.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3732.0.html

Woodbridge’s Ultimate Condo on the Lake

12 Waterway #22 $1,999,900

As you wind through the streets off of West Yale Loop one turn after another brings you to the lake’s edge at 12 Waterway. I have visited condos in this area before that sat on lagoons and had delightful views, but this condo delivers the ultimate front row package, sitting right on the lake with a panoramic view.

Stepping inside the home, there are lake views everywhere, and when you walk out on the deck the water is lapping below with geese honking overhead.

Significant Numbers: Brand new to the market, this three level contemporary condo was built in 1983. Unique, as a completely detached condo with no common walls, the four bedroom and 2.5 bath home covers 2,669 square feet in a prime location. The HOA is $292 with $/sq.ft at $749.

CloseUp: Inside, the view from every direction is the lake with large expanses of windows and an open floor plan. To the right of the entry double doors open to the master suite with full lake view, tiled tub, double vanity, shower, and walk in closet.

Straight ahead an elegant dining room sits between the kitchen and the living room. The sunken living room has high ceilings, fireplace and balcony with an expansive lake view and large wrap around deck.

Throughout the home, Berber carpet, tile and hardwood floors are used with plantation shutters and skylights to make the most of the space.

Off to the left and up a few steps the family room is equally inviting with a full bookcase wall complete with rolling ladder, fireplace, view and bar.

The open floor plan with balconies links the rooms together and invites a circular flow of traffic from the family room to the kitchen and on to the dining room and the living room.

The kitchen is large and functional with a breakfast bar and nook. It has original tile, a convection oven, and an expanse of light and views. Upstairs there are large bedrooms and a converted attic space that could be a play area or useful for extra storage.

For the right buyer the home is three levels of light, glass and views, designed to make the most of the location.

Specifics:

Bedrooms 4

Baths 2.5

Detached, no common walls

Double garage

Inside laundry upstairs

Central furnace and air

Irvine Unified School District

What could be considered here: Recently two large Woodbridge single family homes in the million dollar price range, nearby at 5 and 20 Rainstar, sold the first week they were listed. The homes on Rainstar were beautifully landscaped and finished inside and out, and were within walking distance of the lake.

This condo is a contrast with similar square footage, a three level contemporary design, a much higher price, and an ultimate lake location. A new buyer might want to update some areas, making the most of the home’s design. Public records show the home sold for $1,185,000 in 2005. It will be interesting to see how it plays out in the current market.

Who will move in? Someone who is taken with the location and wants a condo in Woodbridge will be attracted to this South Lake home. All of Woodbridge’s community, recreation and top notch school credentials add to its value. For someone who entertains, travels, and wants a sublime location in Irvine this could be the choice.

Recent Listings Nearby: 46 Mirador, $899,000.

Recent Sales: 35 Waterway, $930,000; 27 Waterway, $932,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3709.0.html

University Park House of Light and Glass

4256 Sandburg Way $769,000

This large single family home on Sandburg Way is tucked into a quiet spot in the University Park community. From the large parking area in front, all the way to the back where there is a good sized patio and yard, there are some welcome surprises in this end unit.

Significant Numbers: New to the market, this two level, four bedroom, 2.5 bath single family home is 2,700 sq. ft. on a 3,680 sq. ft. lot. at $/287 sq.ft. HOA dues are $185 a month. The home was built in 1968 and there is no Mello Roos tax.

Close-Up: The home seems to have two personalities, one for entertaining and one for the family. A third appeal might be for someone who loves to grow things. This two story glassed home is filled with light, atriums and plants.

Nicely divided with a glassed atrium to the right and a large space for kitchen, breakfast nook and family room to the left, the high ceilings, abundant light and laminate wood floors give the home a smooth relaxed presence.

A bank of bookcases and cabinets house games and collector pieces in the family room, with the eating area and gallery kitchen rounding out a comfortable family retreat. The kitchen has recessed lighting, built-ins, and a convection oven.

The living room with wood burning fireplace sits between the atrium and the patio, with a formal dining room on the left. Perfect for evening parties, with candles in the atrium, a barbecue on the patio and a buffet in the dining room. The home has new double paned windows and sliding doors and custom window coverings. In a few areas cabinet repainting could be done.

The four bedrooms are upstairs with storage cabinets running the length of the upstairs balcony. The master suite with fireplace and bath is good sized. There are three more bedrooms and an indoor laundry room.

Specifics for this two level home:

Bedrooms, 4

Baths, 2.5

Double Garage

Association park, community pool

Attached 2+ common walls

4 parking spaces

2 carport spaces

Irvine Unified School District

What is important here? The established University Park community offers top flight schools, a close in well connected location, and a regional park close by. Evaluating the price versus the assets of ample square footage, a workable floor plan, appealing design, and 4 bedrooms, and 2.5 baths, makes this an interesting option in the market.

Who will move in? A family with teens who need a comfortable family living area, top schools, enough bedrooms, backyard space, and ample parking out front will see the possibilities here. Someone else choosing the University Park location might welcome the space and design options as they develop the greenhouse appeal of the home and make good use of its entertaining potential.

Nearby recent listings: 4432 Sandburg Way, $820,000; 16 Yellowwood Way, $768,000.

Recent sales: 17 Foxglove, $715,000; 42 Gillman, $665,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3682.0.html

Supersized Woodbridge Condo

55 Pinewood $999,000

If you turn off of Yale and wind back through the North Lake area of Woodbridge, there is a supersized condo all the way at the end of the cul de sac, at 55 Pinewood. This condo may be the one that most condos want to be.

Totally remodeled and expanded, the home has grown to 3,157 sq. feet with 4 bedrooms, and 3.5 baths, including a master retreat, an office and a bonus room. The end result is a sleek condo with some nice options.

Significant numbers: Built in 1977, this two level home has been on the market about 30 days, and is $315/sq. ft.

CloseUp: Double doors open into a large tiled entry with a step down family room and nicely finished patio straight ahead. Carpeted stairs to the second level are on the right and a dining area and kitchen are off to the left. The master retreat is also on the main floor around to the right.

The family room with fireplace has French doors opening onto a large professionally landscaped backyard with custom fireplace, fountain and built-in barbecue and gas range. There is also a large side yard.

Overall, this polished condo has a take charge attitude. It could hold a whole tribe of family, friends and relatives, or handle a good sized guest invasion, staging a big party and housing out of town guests. The open floor plan on the main floor and extra bedrooms can easily manage the traffic.

Newly painted throughout, the pale beige color scheme is accented with coordinating tile and thick cocoa carpeting. Striking tile insets and niches are used in the kitchen, baths and hall.

The family kitchen fits right into the main floor hub of activity with good sized granite counters, stainless appliances, custom cabinetry and recessed lighting.

The master suite is a well designed retreat with jacuzzi and shower and his and hers vanities. There are also two other good sized bedrooms with private baths on the main floor. Upstairs, the bedrooms are good sized, and one has French doors opening onto a small balcony. The laundry is inside and there is an attached double garage.

Specifics:

Bedrooms, 4

Baths, 3.5

Double garage

Cooling: Dual zone AC system, central heating

Community Barbecue, Playground, Spa

Community clubhouse(s), tennis courts

Irvine Unified School District

What is important here? The choice North Lake Woodbridge location, paired with so much space will be considered along with the immaculate finish and numerous upgrades. Single family versus condo will be the other question with individual priorities weighing in.

In a changing market it will be interesting to see how this newly remodeled and greatly expanded home will do. Recently there were several quick sales of good sized single family homes in the same price range in the South Lake area of Woodbridge.

Who will be attracted to 55 Pinewood? A large family could be looking for the top schools nearby, and all of Woodbridge’s recreational facilities. The main floor master retreat, office, den and bedrooms, offer flexible space for people who travel, work at home, and entertain a lot.

Recent nearby listings: 10 Woodflower, $1,200,000 ; 17 Brookdale, $978,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3658.0.html