Westpark Family Package

8 Sparta $658,000

Turning onto Sparta, I found two small boys playing catch in the middle of this quiet cul de sac. Around the area neighbors were out on the sidewalk, standing and talking.

Inside, the atmosphere was equally appealing as I surveyed the open space, sleek wood floors and vaulted ceiling. It looks like there would be room here for special parties and family time too.

In Significant Numbers, the square footage is 1,560 sq. ft. with a lot size of 3,573. This two level, 3 bedroom, 2.5 bath single family home was built in 1988. The $/sq ft. is $422 and HOA dues are $42 a month. There is Mello Roos tax. This is a standard sale and the home has been on the market for 12 days. Note: This property is now marked as Pending.

Close Up: The owners have bought another, but the home is still partially furnished to tell the story. To the left of the entry, there are stairs to the 3 bedrooms and two baths.

Straight ahead, the impressive living room has a fireplace, vaulted ceilings, wood floors, crown moldings and custom draperies.

There’s room for a comfortable dining area by the bank of windows at the back of the room.

The adjoining area with cutout window can be a dining area or a family room. It opens to the patio and has a dramatic sweep of glass in a greenhouse window that extends from the kitchen. This open light area could be even more effective with additional outside foliage for drama and privacy.

Backing up this area, the kitchen is a sleek partner with the same wood floors, stainless appliances, a breakfast bar and upgraded granite counters and backsplash. The covered patio has a built in barbecue and raised flower beds.

Upstairs the master bedroom also has a vaulted ceiling and a spectacular shuttered window treatment. The bathroom vanities have granite counters. There’s a two car attached garage with built-in storage cabinets, and the laundry is inside.

Specifics for this two level Mediterranean:

Bedrooms, 3

Baths, 2.5

Sq. Footage, 1.560

Lot Size, 3,573

Forced air, central air

Double attached garage

Association pool and spa

Irvine Unified School System

Gas log fireplace

Two parking spaces

What should be considered here? This three bedroom, 2.5 bath home is new to the market and nicely situated in a quiet cul de sac. A good use of space and an appealing floor plan with many upgrades gives the home market energy. Westpark’s prime schools and parks and convenient location will also play into the buyer’s choice. The lack of a downstairs bedroom, and the house and lot size will also enter into evaluations, weighed against price.

Who will choose 8 Sparta? An active family in need of good schools and parks in a convenient, but quiet location, might settle here. Families or couples who entertain, indoors and out, and value a convenient Irvine location will be drawn to this home.

Recent sales: 10 Alexandria sold at $710,000 in May and 17 Alexandria sold for $685,000 in May. Recent listings: 25 La Comba is listed at $675,000; 59 Eagle Run in Woodbridge is $619,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3244.0.html

Woodbridge Single Family Home Formula

59 Eagle Run $619,000

Having seen two striking single family homes in Woodbridge that were similar to this one, I was wondering how this one would compare. The two homes, both in the Park Homes area were at 22 Tanglewood and 3 Woodland Drive. Both were beautifully detailed, attracted sizeable crowds and sold quickly.

Checking out 59 Eagle Run, I found many similarities and some contrasts. Once again this was a snug single family home in Woodbridge, priced for the current market.

Significant Numbers: This two level single family home has three bedrooms and 2.5 baths in 1,571 square feet with a 3,240 square foot lot. Built in 1979, the HOA dues are $140 and the $/sq. ft. is $394.00

CloseUp: Pulling up to this home the view from the street was inviting, and stepping inside that message was repeated. But there were a few differences. The other homes majored in pride in ownership. This home was not occupied, but the main floor has been staged to show the possibilities. At a glance the same fluid floor plan, and open airy feeling comes through, with a little less snap, crackle and pop. But it still works.

As in the other two, the question of tight space comes up. The easy floor plan and effective staging make the home feel open and comfortable. Outside the side patio area is snug, but has possibilities with more foliage, and patio accessories.

The entry opens into a light filled living room with fireplace, cathedral ceiling and wood floors. Carpeted stairs lead to the home’s three bedrooms. Straight ahead there is a dining room overlooking the side patio, followed by a sleek kitchen paired with a good sized family room that has access to the double garage in the back of the home. The kitchen has granite counters and a tumbled marble backsplash.

Overall, this home is a more bare bones version of the other two. But it was easy to picture the space working for an active family carrying out daily routines, and relaxing here on the weekends.

Specifics of this two level:

Bedrooms, 3

Baths, 2.5

Square footage, 1,571

Lot size, 3,240

$/sq.ft. $394

Built in 1979

HOA, $140

Double garage

Central furnace, central air

Association pool and spa

On the market, 62 days

What should be considered here? The Woodbridge community with its small town atmosphere, lakeside recreational areas, and exceptional schools will come into play as buyers weigh space and price. With three bedrooms and two and a half baths, plus a spacious family room and living room, a lot is accomplished in a compact floor plan. Woodbridge’s thriving place in the Irvine community will be part of the attraction.

Who will choose 59 Eagle Run? A young family with school age children will be a good fit for this home. A couple who travels a lot, or or have frequent out of town guests might make this their Woodbridge headquarters.

Recent Sales: 13 Soaring Hawk sold for $625,000 in April; 27 Sweetrain sold for $568,200 in May. Recent Listings: 25 Racing Wind was recently listed for $565,000 and 8 Sparta was listed at $658,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3226.0.html

Quail Hill CloseUp

164 Weathervane $1,399,000

Awhile ago I reviewed two Quail Hill condo open houses. Both condos were sleek and compact, sitting in the midst of a park-like world, just minutes away from the 405 Freeway and Laguna Canyon.

Now I was headed to Quail Hill to see a single family home, 164 Weathervane, a two level Tuscan style home that just came on the market.

Looking at the numbers, this home was built in 2004. It has 3,000 square feet in a two level floor plan with 4 bedrooms, and 4.5 baths. The lot size is 5,294. $/sq. ft is $456. HOA dues are $252 month. It has Mello Roos tax.

Close-up: Turning onto the cul de sac and heading up the hill, this home sits at the top on the left, next to the rolling greenbelt park. From the dramatic sweep of the greenbelt to the ornate gate and entrance, a lot of positives click as you enter this home.

Inside, elegance, ease and thoughtful function are all dialed into an open floor plan. The entrance opens to a luxe living room on the left with a formal dining room on the right. Hardwood, travertine tile and carpet all work well here, along with many windows and recessed lighting.

Throughout the home there are all sorts of space options that will allow the buyers to tailor the house to their lifestyle and priorities.

Moving through the hall a “great room” with a view of the greenbelt/park provides the family room with fireplace, kitchen with breakfast bar, built in desk unit, and casual dining area overlooking the back yard and covered patio.

This area can easily do double duty, handling a major part of the family’s daily activities, and then rolling out a super party with the overflow heading for an impressive backyard with covered patio, brick wall and wrought iron fencing.

The kitchen has granite counters and stainless appliances with an island counter. There is also a bedroom and bath on the main floor.

Upstairs there is an open staircase with loft, master bedroom with retreat, which could become two rooms, and bath that includes a tub with jets, plus the other bedrooms.

Specifics for this Single Family Home:

Bedrooms, 4

Baths, 4 full, 1 partial bath

3,000 sq. ft.

Lot size,

Built in 2004

Detached/no common walls

Double garage

Two parking spaces

Stone and stucco exterior

Roof: clay tile

Forced air heating

Central air

Association pool, spa

Irvine School System

Considerations and Comparisons: This home is a standard sale that’s new to the market. Its prime location, age, award winning schools and superb recreation facilities will all be factored in with the price and the number of properties currently available.

Who will move into this Quail Hill home? A family who values open areas and wants top schools will be attracted to this spacious home. Couples with extended families, or frequent guests, will be drawn to all of the home’s assets, and easy access to Orange County’s urban attractions, beaches and services.

Recent sales: 7 Stillwater, $1,220,000 in June; 1 Bluff Vw, $149,000 in April; Recent listings: 144 Treehouse, $1,049,000; 121 Lattice, $1,188,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3204.0.html

Targeting Perfection in Woodbridge

3 Woodland Drive $535,000

As I turned the corner onto Woodland Drive, the neighborhood was quite familiar. A few months ago, I watched a swarm of people surge through the open house at 22 Tanglewood in this same area, the Park Homes tract in Woodbridge. That house was new to the market, listed at $545,000 at the end of June, and reported by Redfin as sold for $585,000 in early August.

The story and the properties are similar. This two level, single family attached home, is also new to the market, immaculate, and priced to fit the market. This home is slightly smaller and closer to the edge of the neighborhood, with outside traffic noise at the end of the street. Also, the other property had some upgrades that this one does not.

In addition to pristine appearance, it is interesting to consider the size of the property. The square footage in this single family home is 1,681 sq.ft. and the lot size is 2,500 sq.ft.

Inside, with an open floor plan, perfectly scaled furniture, and large sized sliding doors leading to the patio, there is no sense of tightness. Outside, the bricked, covered patio is well executed. Of course, 10 more feet would be wonderful. 22 Tanglewood was slightly larger with 1,850 square feet, a lot size of 2,645 sq. ft., and a similar patio.

Looking further into the numbers, there are three bedrooms, all upstairs, and 2.5 baths. The HOA is $322. The $/sq.ft. is $318. The home was built in 1976. There is no Mello Roos tax.

Moving through the home, double doors open into the foyer and a light, bright carpeted living room with fireplace, and built-in bar. Crown moldings, plantation shutters, multi windows, and vaulted ceilings suggest elegance and ease. The dining area capitalizes on a “corner of light” overlooking the patio.

In the kitchen, there is a custom counter eating area with shuttered windows overlooking the patio. The counters are Formica. The home on Tanglewood had granite counters and stainless appliances.

To the right of the entrance, carpeted stairs lead to bedrooms with shuttered windows. A built-in storage unit sits at the top of the steps. The master suite has a walk in closet, and double vanity in the bath. One of the bedrooms has been made into an office/study. Laundry is inside and the double garage is oversized.

Specifics for this 2 level home:

Bedrooms, 3

Baths, 2.5

Sq. Ft, 1,681

Lot Size, 2,500

$/Sq.Ft. $321

HOA, $322

Double Garage

1 common wall attached

Community, Woodbridge

Association pool, spa

Irvine Unified School District

Built, 1976

On the market, 7 days

Considerations and Comparisons: Size, price, the desirable Park Homes location, and skillful use of an open floor plan can all be considered here. Woodbridge’s prime assets with the lakes, small town feeling, exceptional recreational facilities and top schools all come into play. Additional upgrades could be done, and some might choose to soften the patio with more foliage.

Who will be the new owners at 3 Woodland Drive? An upbeat family looking for great recreation facilities and equally great schools, or a professional couple who value home time, and want everything in place right now, will be attracted.

Nearby recent sales: 22 Tanglewood sold for $585,000 in August; 25 Woodland Drive sold for $527,000 in June. Recent listings: 59 Eagle Run, $619,000; 7 Santa Victoria, $635,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3182.0.html

Polishing Assets in Westpark

3 Santa Comba, $899,900

Driving into Westpark, I found 3 Santa Comba at the end of a quiet cul de sac. Built in 1996, this Montage home is new to the market, and attracted quite a bit of interest at the open house.

Reviewing the numbers, this contemporary single family home has 5 bedrooms and three baths with a 3 car garage in 2,400 square feet on a 5,094 sq. ft. lot. The price per square foot is $375, and HOA dues are $47. There is Mello Roos tax.

From the street, curved brick trimmed steps lead to double doors that take you into a wood entryway and on into a large, carpeted living room, nicely punctuated with a cathedral ceiling and many windows. This bright sweep of space suggests an active family lives here and entertains frequently. With the dramatic ceiling and windows, this room is really open to interpretation. I could see a variety of furniture groupings, and a formal dining area at the end, overlooking outside greenery.

Continuing on through the living room, to the right there is a natural mix of kitchen, casual dining area and family room with fireplace and shutters. Hardwood floors up the appeal, and the whole area works very well. The kitchen blends in with sleek tile, newer stainless appliances and a comfortable breakfast bar.

From the family room, parties can spill out onto the patio through the French doors. The backyard is very green and private.

The carpeted stairway to the right of the main entrance takes you to a roomy master bedroom, with separate Roman shower and tub. One of the five bedrooms has been turned into an inviting office/study with French doors.

Specifics for this 2 level contemporary:

Bedrooms, 5

Baths, 3

Property type, Single Family

Three car garage

Central furnace, air, ceiling fans

Size, 2,400 sq. ft.

Lot size, 5,400 sq. ft.

Price/sq.ft., $375 sq. ft.

Detached/no common walls

Spanish clay tile roof

Year built, 1996

Neighborhood, Westpark

On the market, 20 days

Association pool, spa

Considerations and Comparisons: The solid assets of ample space and a good floor plan, coupled with a prime location in Westpark with excellent parks and award winning schools, gives this home market energy. A little polishing could take it even further. The backyard landscaping could be upgraded, with spa, barbecue, or flower beds. Also, the stairway carpets could be replaced. At this price, comparisons could also be made with homes in nearby Woodbridge of similar size. As always, the buyer will weigh all of the factors of price, age, condition, location, and that elusive quality of “what works” for them.

Who will be the next host here? Families or professional couples who entertain a lot and have frequent guests, grandkids or hobbies will see this as a great operating base. The home is close to the airport, and freeways, yet quiet and private.

Recent sales in the area: 27 Bluejay sold for $912,00 In July. And 24 Meadowgrass sold for $745,000 in August. Nearby current listings: 12 Santa Eulalia is listed at $1,099,000; 10 Bluejay is listed at $749,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3158.0.html