53 La Ronda $549,800

82 Fringe Tree $648,000

Turning off Culver onto Warner and heading up to Harvard in Westpark, I visited two open houses, a single family detached home at 53 La Ronda and a three level plus condo at 82 Fringe Tree. There were different options and prices, but some interesting similarities. And in both cases, there was a steady stream of visitors.

The single family home has been on the market about 35 days. The condo went on the market 8 days ago. As of Wednesday, the condo was listed as sale pending with backup offers accepted.

Significant Numbers:

Close Up of 53 La Ronda:

This single family detached home is neatly tucked into a private corner in a quiet cul de sac. Stepping inside, the open floor plan utilizes the great room approach, making the most of a slim 1100 sq. ft. space.

On the right of the entry there is an open den that could be converted to be the third bedroom. The open space of living room with a built-in wall and fireplace, dining area and kitchen has laminate wood flooring and a view of the patio. A child’s bedroom is off to the left with bath and the master with walk-in closet, bath and oversized tub is around to the right.

The kitchen has remodeled granite counters and recessed lighting. There is a double garage.

Close Up of 82 FringeTree: Located in the popular Columbus Grove neighborhood, this spacious condo works with an open floor plan too. Walnut hardwood floors lead into the living room with a soaring ceiling, plantation shutters, & custom built in bookcases flanking the gas fireplace.

One flight up, the family room overlooks the living room and leads to the dining room and kitchen. The kitchen area has granite counters with coordinating stone back splash, a good sized center island, upgraded cabinetry, and stainless steel appliances. There is ample room for a large dining table.

Next flight up, the master bedroom has plantation shutters and a master bath with upgraded back splash and tile flooring, large oval tub and separate shower. The walk in closet has custom built in organizers. There is an inside laundry on the upper level.

The 2.5 car attached garage features built in storage cabinets, and an area for kids’ playtime, a home gym, or hobbies. The Columbus Grove Association include 2 pools, a clubhouse, and park with kids’ playground equipment.

What should be considered here? Both homes have special appeals and have been used by current owners with families. Both show well. The condo is sleekly done and ten years newer, and the single family home was originally a model home.

The condo has more space and a higher asking price with rooms arranged on three plus levels, while the single family detached home is snug, but open and airy and nicely positioned in a secluded area. The realtor at La Ronda said she has seen the single family Westpark homes jump about $50,000 in last few months, and they now seem to be on a plateau.

Who will be moving in? The condo has an offer pending. The space lends itself to entertaining and family events if you are up for the vertical arrangement. A small family, single couple or individual might elect to invest in Irvine and choose the detached single family home. Both have award winning schools and outstanding recreational options.

Recent listings for the area: 128 W. Yale Loop, $668,000; 7 Firestone #8, $749,900.

Recent sales for the area: 27 Juneberry, $570,000; 6 Salviati Aisle, $549,900.

Primo Single Family Woodbridge Home

23 Sunriver $985,000

As the market picks up speed, open houses for upscale single family homes in the same area of Woodbridge have been turning up every weekend with heavy traffic and warp speed sales. Two in this same South Lake area, 5 Rainstar and 20 Rainstar, spun through the market very quickly. Both are now sale pending.

Now 23 Sunriver’s open house followed suit as a new to the market, remodeled single family home in a cul de sac in this same South Lake area, inside the loop and built by J.M. Peters.

The Saturday open house was brimming with people and the realtor said she recognized many from the previous 20 Rainstar open house. Seven days later, as of Wednesday, the property was listed as sale pending with backup offers accepted.

Significant Numbers: Built in 1982, this 4 bedroom, 3 bath single family detached home is 2,547 sq. ft. at $387/sq. ft. The lot size is 5,100 sq. ft. HOA is $82 and there is no Mello Roos.

CloseUp: Stepping into the ceramic tile entry, you have a straight shot view of the step down living room with cathedral ceiling and French doors opening onto an entertainer’s patio. On the right of the entry, stairs lead up to an open view balcony and 3 bedrooms including the master suite. Immediately to the left from the entry there is a bedroom and full bath.

Moving on from the living room, to the right there is a built-in wine cooler, bar, and large family room with rock fireplace, shutters and French doors leading to the patio.

The remodeled kitchen that opens to the family room has granite counters, stainless appliances, recessed lighting and a built-in work area. There is a formal dining room and a casual eating area.

Throughout the main floor the floor to ceiling windows, skylights, hardwood floors, and attention to detail work beautifully. Sleek ebony fixtures and accent paint, punctuated with shots of vibrant red are used effectively throughout the home.

The private patio with custom in ground spa fits beautifully with the light airy windowed views from the living room and family room.

Upstairs three bedrooms with two baths include a luxe master suite with fireplace, walk-in closet, private bath with double sinks and soaking tub.

There is a double garage and interior laundry room.

Specifics:

Single family

Two level contemporary

Bedrooms, 4

Baths, 3

Central furnace, central air

Detached, no common walls

Irvine Unified School System

Double Garage, 2 parking spaces

Association pool, community spa

Who will be moving in? The home is within walking distance of elementary, middle and high schools, all top rated, perfect for a good sized active family. With a main floor bedroom and full bath, the home would also work for an active couple who wanted to be based in Irvine and needed room for guests or senior family members.

What was considered here? As a Woodbridge JM Peters single family home on a quiet cul de sac in this South Lake area, in an accelerating market, this home attracted traffic and got immediate results.

Recent Listings nearby: 8 Rainstar, $885,950; 10 Woodflower, $1,200,000.

Recent sales: 15 Daybreak, $880,000; 21 Bayside, $950,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3596.0.html

Woodbridge Entertainer Gem

20 Rainstar $1,100,000

Having just seen 5 Rainstar in Woodbridge, an upscale remodel that is now a sale pending, I wanted to see how this single family home at 20 Rainstar would compare.

Significant Numbers: New to the market, this two level, 4 bedroom, 3 bath, single family home is now also a sale pending after 9 days with backup offers accepted. I saw it last Saturday in a busy open house. The square footage is 2,460 and the lot size is 5,000 square ft. Built in 1981, it is $447/sq. ft. There is no Mello Roos. HOA dues are $82.

CloseUp: This home is an entertainer natural, from the professionally landscaped entry, on through one nicely defined space after another, finishing with the stunning windowed back wall of the home, the mood is expansive, elegant and immaculate.

A family room with fireplace and a living room flank the double sided custom bar, overlooking the private patio with greenbelt beyond. French doors open to the patio which proves to be an inviting extension of the home with custom spa, built-in seating, barbecue and fire pit.

Looping around from the family room on the left, there is a large gourmet kitchen with granite counters, top of the line appliances, a gas range, custom cabinetry, and a sunny casual dining area with window seat. Completing the loop is a formal dining room.

Vaulted ceilings, custom draperies, wall to wall carpet, hardwood floors, plantation shutters and recessed lighting make the most of this light filled open floor plan. It is easy to see the party flowing through the house and onto the patio.

Upstairs, the master retreat with fireplace, has a huge remodeled bath and custom walk-in closet. There are two more good sized bedrooms and bath, and a loft area with built-in desk upstairs, and a bedroom, and full bath with antique mirror on the main floor.

Specifics:

Bedrooms, 4

Baths, 3

Association pool, Community Pool

Double Garage

Two parking spaces

Central furnace, central air

Detached/no common walls

Irvine Unified School District

What should be considered here? As a sale pending after 9 days, this single family home in the South Lake area of Woodbridge moved right through a brisk market. I would compare its entertainment credentials with others in this price range in Turtle Rock, like 10 Morning Glory. Both houses are entertainment pros, and standouts in design and use of space.

Who will be throwing the next party here? Will it be an Irvine couple who entertain often and need a downstairs study/office/hobby room, or extra space for guests and grandkids? Or will it be an active family seeking top schools and great recreational options? A top elementary school is just around the corner.

Recent nearby listings: 18 Meadowsweet Way, $795,000; 3 Foxchase, $799,000.

Recent sales: 15 Daybreak, $880,000 in October; 26 Emerald, $980,000 in October.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3577.0.html

Woodbridge Condo Spins Through Market

3 Onyx #8 $729,900

Just off of West Yale Loop, tucked into a pleasant little cul de sac, the condo at 3 Onyx #8 in Woodbridge was open for viewing on Saturday and now it is listed as sale pending. Not surprising, in a tight market this very together condo has a lot of things clicking. The Woodbridge location on a corner lot, roomy floor plan, numerous upgrades and extra details all work.

Significant Numbers: This 4 bedroom, 2.5 bath two level condo on a small cul de sac next to the Big Wheel Echo Run Park in Woodbridge was built in 1982. It was on the market about 40 days. The square footage is an ample 2,281 with $/320 sq. ft. and HOA dues at $442.

CloseUp: Stepping into the dramatic entry there is a sense of space with a spacious living room on the left, followed by a good sized formal dining room and patio beyond. Straight ahead we glimpse the gleaming kitchen, casual dining area and patio beyond with the family room with fireplace and built-in bar on the right. Hardwood floors, plush carpeting, ceramic tile, skylights, plantation shutters and alabaster chandeliers all work to create a finished presence.

The kitchen has a garden window, Bosch dishwasher, and infrared vent-a-hood. Throughout the main floor the floor plan flows easily through the dining room, casual dining area, and family room, setting the stage for family events or more elaborate parties.

Mature ficus and fruit bearing trees line the spacious porch and wrap-around patio and yard, offering an inviting outdoor setting for private parties and family weekend time.

There is a main floor bedroom with the additional bedrooms on the second level. The master suite has a tub and shower, walk-in closet and extra closet for storage. There are built-in organizers in all bedroom closets and one of the four bedrooms has been set up as a home office with custom cabinetry.

Specifics:

Bedrooms, 4

Baths, 2.5

Double garage

4 parking spaces

Inside laundry

Central furnace, central air

Association pool and spa

1 common wall attached

Irvine Unified School District

What should be considered: The corner lot location is close to the busy W. Yale Loop traffic, but somewhat removed, tucked into a small cul de sac and still fairly close to the South Lake area. The upgrades, open, airy floor plan, good sized square footage and price are all part of the picture and the sale pending tells the final story in a brisk market.

Who is moving in? We shall soon see. It could be a young family looking for good schools and the South Lake recreational facilities, professionals who live, work and entertain in the Irvine area, or investors jumping into the market in the prime Woodbridge area.

Recent Listings: 7 Firestone #8, $749,900; 8 Cove #36, $749,900.

Recent sales: 4 Fieldflower #14, $718,000; 8 Calico #12, $643,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3557.0.html