Woodbridge Hideaway On the Lake

59 Lakeview #22 $899,000

Driving into the Arborlake gated community in Woodbridge, the vibes for this condo were strong. Newly reduced, from $939,000 to $899,000, I wondered what this condo’s story was. The story turned out to be full of appealing details and contrasting figures.

A large private driveway and gated courtyard with cactus garden lead to a double door entry with two story windows. Inside a carpeted wrought iron staircase takes you to a sweeping view of the main level, including the lakefront deck that extends across the back of the property.

This three bedroom, two bath home makes a little over 2,000 square feet seem like much more. There are two impressions. It’s so immaculate it’s party perfect, but it’s also beautifully relaxed.

If you have maintained your share of lawns you might prefer your outside time to come with a soothing view, refreshing breezes, and something cool to sip. And this condo delivers just that. Their deck sits right on the lake, just steps from the sand, fire pit, Jacuzzi, boat docks and pontoons. There is another upper deck view from the master suite with the same panoramic view.

Inside, everything works together. Cathedral vaulted ceilings and recessed lighting accent the space. On the left, off of the tiled entry, there’s a good sized, sunny family room with shutters. Next, there is a sleek remodeled kitchen with mocha glazed cherry cabinets, stainless appliances, built in beverage cooler, travertine back splash and breakfast nook.

A convenient cutout area opens to the dining room, which really becomes a focal point of the main floor, with a dramatic living room below. Elegantly shuttered, using a grand piano and a white brick fireplace to set the tone, the living room opens on to the tiled patio. On the other side of the fireplace an adjoining study/office also opens onto the patio. (This has to be the best way to work at home.)

One suspects this resort flavored condo could be addictive for busy professionals. Morning coffee on the master deck, evening dinners on the patio, weekend entertaining on the sand, and two sleek offices, one up and one down, all fit a busy schedule with a few welcome breaks.

Upstairs, one of the bedrooms is being used as a study/office, and the master has a balcony with a view of the lake and the hills beyond. The Tuscan style master bath has antique styled cabinetry and custom stonework. There is also a separate staircase entrance to the front bedroom, perfect for guests.

Specifics for this Two Level Contemporary:

Beds: 3

Baths: 2.25

Sq. Ft.: 2,044

$/Sq. Ft: $440

HOA Dues: $497/month

Double Garage, epoxy floor

Community pool, spa

Central air, forced air heating

One attached wall

Property type: Condominium

Year built: 1997

Irvine School System

Community: Woodbridge, Arborlake

No Mello Roos tax.

Considerations and Comparisons: With 174 days on the market, this condo could be an opportunity for someone with an eye for the assets. In 2007 it sold for $945,000. In February it was listed at $999,000. Now in today’s changing market it is $899,000. All bedrooms are upstairs, but the office/study on the main floor could be converted to a bedroom. The prime lakeside location in a gated community and the well maintained, upscale finish definitely add points.

Who will move into this lakeside hideaway? Busy professionals who want everything to be easy might unpack and start operating here. A couple who treasure a relaxed beachside existence, but also wants extra room for guests and grandchildren, will find this condo very workable. A small family seeking Woodbridge’s excellent schools, and a prime lakeside location might be drawn to this home

Recent listings sold nearby: In June 63 Lakefront sold for $735,000 and 3 Lakefront sold for $710,000. In current listings, 55 Lakeview is $999,000 and 53 Lakeview is listed at $1,290,000.

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Polished Single Family University Park Home – Price Reduced

18 Foxglove $749,000

Driving into the cul-de-sac for this open house felt very familiar. Not too long ago I visited two University Park open houses, and I was drawn to the parks that surrounded them. This time I found the same appealing cul-de-sac with mature trees and mild breezes.

I was curious about the specifics of this single family home at 18 Foxglove. This 2852 sq ft home with 4 bedrooms and 2.5 bath seems to generate questions.

The home has been on the market for 163 days and has just been reduced from $765,000 to $749,000. The realtor describes it as “the largest model in the tract with $100,000 in upgrades since 2009, including 180 square feet added to the master bedroom, and a brand new 40 year roof.”

Inside I found more to consider. The floors are the first thing that you notice. Hand scraped wood floors paired with carpet and stone tile provide an attractive stage for the house. Throughout the home there is a sense of pride and involvement.

The living room with good-sized brick fireplace, dining room and family room are all nicely positioned. But the kitchen is the real standout. This may be the hub for this busy household.

Ultra Craft cabinets with soft close hinges, granite counters, a 48 bottle temperature regulated wine cooler and all new stainless appliances including a convection oven, double oven and microwave, give the kitchen a lot of ‘can do’ energy. Stationed between the dining room and the family room, everything probably starts here, from having guests in for dinner, to whipping up snacks for an evening of movie watching.

All of the bedrooms are upstairs, and the master suite is a unit unto itself, large enough to encompass a complete entertainment area with no effort. There is a fireplace, skylights, dressing room and bath.

The home has dual paned energy efficient windows, full copper plumbing, inside laundry, a double garage, and whole house fans and ceiling fans.

Specifics for this two-level, contemporary:

Beds: 4

Baths: 2.5

Sq. Ft.: 2,852

$/Sq.Ft.: $262

HOA Dues: $179 month

2 Common Walls

Lot Size: 3,200 sq. ft.

Year Built: 1967

Community: University Park

Association Pool and Spa

No Mello Roos Tax

Considerations and comparisons: How this property will play out with the recent price reduction is the question. The ample floor plan with 2852 square feet of upgraded living space and a location near a regional park in a valued community looks promising. On the down side, there are no bedrooms downstairs for older family members or guests.

Some potential buyers might wish that they could redistribute some of the 180 square footage added to the master, but others might find the master to be just right. The sparkling kitchen and comfortable living room, family and dining room all work well. Outdoor space is inviting, but a little tight. Perhaps the University Parks, pools and tennis courts offer a good counterbalance.

Who will settle at 18 Foxglove? Someone who is attracted to the University Park community, with UCI and many urban attractions just around the corner, will see this property as an opportunity. Families with active children will welcome the nearby parks as a family centered resource and will be drawn to the excellent school system. Professionals who work in or near Irvine might choose this house for its ample size and many upgrades.

Recent sales of similar nearby properties: 21 Cypress Tree Lane sold in May for $700,000; 4501 Pinyon Tree sold for $735,000 in March. Current listings of similar properties: 42 Gillman is listed for $715,000; 8 Rainstar is listed at $889,000.

Discuss below or on Talk Irvine.

Best Priced Single Family Home in Turtle Rock Hills

18 Southern Wood: $980,000

As I turned off Turtle Rock Drive onto Southern Wood, I remembered seeing another open house in this neighborhood at 10 Windflower. This single family 3 bedroom, 2.5 bath home is one street up from the Windflower home.

And as it turns out, the similarities and differences in the two homes generate some good questions. New to the market, and in the realtor’s words, “the best priced single family home in Turtle Rock Hills,” 18 Southern Wood is situated on a 10,000 sq. ft. lot with a panoramic canyon and mountain view, and a back yard that is really one big beautiful garden.

As you enter a tiled entry, with a small garden court, there is a large airy living room with fireplace on the right, and a sunny formal dining room on the left.

Making the most of 2,436 sq. ft., the floor plan creates a nice circular flow through the house, from living room to family room, dining room to kitchen and on to the patio and garden. Overall the feeling is inviting and relaxed. This is a house that the owners have obviously enjoyed.

In the back of the home, the view and the garden shine. Just right for fresh produce and flowers from the garden, and the preparation of festive meals, this is clearly the place for the family to hang out. There is a family room with fireplace, comfortable breakfast nook with built in cabinets, and 2 patios, a covered one, and a bricked one below. Beyond the patios the garden is filled with flowers and a gorgeous view stretches off into the distance.

The adjacent kitchen has been remodeled with sleek cabinetry and granite counters.

There are 3 bedrooms and two baths upstairs. The master suite has a new deck with a sublime view, just right for morning stretches, and evening views of the sky. The master also has a walk in closet, dual vanities and a soaking tub. One of the other bedrooms is being used as a computer room/office.

There is an attached double garage with two parking spaces and the laundry is inside.

Specifics for the two properties:

Considerations and Comparisons: Starting with the same basic floor plan, but totally different lot sizes, on quiet cul de sac streets, these two homes offer great schools, great views and ultimately, great choices. 18 Southern Wood has a 10,000 square foot lot, 2,436 square ft. interior, remodeled kitchen, panoramic canyon and mountain view, new deck off of the master suite, bricked patio, lavish garden, and some nice upgrades.

10 Windflower, has a 5,046 sq. ft lot with 2,956 sq. ft. home that was completely remodeled in 1993. Now there’s a fourth bedroom, a fireplace and view window in the master suite, oak floors, butler area next to the dining room, French doors, window treatments, window seat and custom fireplace in the living room, and custom staircase. The home’s enlarged windows make the most of the view and a fire pit and jacuzzi complete the backyard refuge.

Essentially, the question is all about the buyer’s choice. Is a turnkey extensively remodeled gem just the ticket, or would it be better to start with a lower price and some beautiful assets and decide what’s next?

Who will choose 18 Southern Wood? Someone looking for a great spot in Turtle Rock Hills with a first class view, excellent schools, and great parks and services, will see this as a perfect fit. Someone weighing price and assets and considering expansions may see this as opportunity. And would be gardeners, or old hands, will want a second look at this one.

Nearby locations recently sold: 14 Southern Wood with 3 bedrooms, 2.5 baths sold for $970,000 in June; 31 Sycamore Creek with 3 bedrooms, 2 baths sold for $925,000 in April. Nearby properties currently listed: 24 Southern Wood with 4 bedrooms, 3 baths is listed at $1,198,000; 31 Morning Glory with 3 bedrooms, 2 baths is listed at $1,150, 000.

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Condo Questions in Turtle Rock Pointe

10 Monterey: $775,000

Driving on Ridgeline Drive in Turtle Rock with open fields and views all around, and then entering the gated community of Turtle Rock Pointe, my first question was how this 10 Monterey condo fits into today’s market. Next question: how does it compare with the 33 Valley View condo that I saw last week?

Nicely situated in an elevated area in a quiet cul-de-sac, 10 Monterey has a strong curbside presence backed up with a polished, put together interior. This 3 bedroom, 2.75 bath condo makes the most of 2,104 square feet in a functional and appealing home.

Nicely situated in an elevated area in a quiet cul-de-sac, 10 Monterey has a strong curbside presence backed up with a polished, put together interior. This 3 bedroom, 2.75 bath condo makes the most of 2,104 square feet in a functional and appealing home.

As you enter, there is a sunny open living room with cathedral vaulted ceiling, formal dining room and patio beyond. To the left of the entryway, a plantation shuttered window highlights a small guest bedroom/office that is nearby, but neatly tucked away. There is a bath down the hall.

Next to the dining room, the family room with fireplace and marble floors opens onto a tiled patio and wrap around yard. The raised location turns this area into a private retreat and entertainment asset.

The kitchen pairs with the family room, compact but functional, with recessed lighting, updated granite counters, newer stainless appliances, and a good sized breakfast counter bar. Entertaining here would be easy with the flow of the party moving back and forth from the living room to the family room, and on to the patio.

Upstairs, there are two ensuite bedrooms. Both have good sized walk in closets, and baths with double vanity, shower and tub. The closet in the master bedroom has an opening for a future studio or office addition.

Heating and air have been recently replaced, and there are dual paned windows. There is a double garage and two parking spaces.

Upgrades and Special Details add elegance here. Marble floors and partial carpeting, crown moldings, plantation shutters and recessed lighting blend well with built in cabinets near the dining room, the shuttered interior window for the downstairs bedroom, and built in bedroom bookcases.

Considerations and Comparisons: The specifics show this property has been listed for 114 days and the price was recently lowered $20,000. The location off of Ridgeline Drive in a private gated community in a quiet, elevated cul-de-sac could add long range value. The immaculate condition and quality upgrades count too.

Contrasted with the Turtle Rock condo at 33 Valley View, both properties have secluded locations with city lights, and treetop or tree views, different but equally appealing floor plans, and nice individual helpings of drama. After checking the numbers, the final choice comes down to the buyer’s priorities on age, upgrades, location, floor plan, and that ultimate “when you know it’s right feeling.”

Specifics for these Turtle Rock condos:

Nearby properties recently sold: 7 San Ramon sold in June for 857,500. 22 San Ramon #72 sold in March for $700,000. Similar listings on the market now: 12 Mirador #5 is listed at $725,000. 12 Monterey #2 is listed at $799,000.

Who will choose this condo? Someone who is drawn to a private location in a gated community will be pleased with this home. Buyers with a need for a home office, or convenient downstairs bedroom for older relatives or frequent guests might choose this home. And someone who wants to move in and start entertaining will do just that.

Discuss below or on Talk Irvine.

Turtle Rock Condo in the Treetops

33 Valley View $766,000

As I drove along Valley View looking for this open house, I was amazed at the open space in this condo neighborhood. A short drive from Turtle Rock Park, and the Association pool, this area is quiet and uncrowded with condos stair stepping down the hillside.

Stepping into the gated paved courtyard of 33 Valley View, there is a growing suspicion. This could be the condo all of the other condos want to be!

That suspicion is confirmed inside. Double doors open into an elegant entryway, with a sleek formal dining room, soaring beamed cathedral ceiling, and a large elevated living room. I could picture the party invitations now. Entertaining would be a breeze.

Across the back of the living room, the wide windowed area with sliders opens onto a deck with a view of the treetops and city lights. An impressive fireplace, hardwood floors, and recessed lighting add the finishing touches.

The kitchen opens off of the dining room. The kitchen has been remodeled with granite counters, custom cabinets and skylights.

Maximizing the Space: This 4 bedroom, 2.5 bath condo makes the most of an ample 2,400 sq. ft space with a relaxed split level floor plan that feels even bigger than it is. The upper level includes the master bedroom, deck, bath, and a second bedroom that works as a convenient home office.

Everywhere you look there are treetop views and inviting decks.

The lower level has a family/entertainment suite with one bedroom on each side of the family room, plus bar sink, bath and laundry room. One of the downstairs bedrooms works as an exercise area. The good sized deck is accessible from the family room and both bedrooms. There is a two car attached garage.

Just minutes from the University of California Irvine campus, this property offers the Irvine School System with University High and Turtle Rock Elementary schools, the Association pool and 2 tennis courts.

Specifics for this split level condo:

Beds: 4

Baths: 2.5

Sq. Ft.: 2,400

$/Sq. Ft.: $319

HOA Dues: $450/month

Lot Size: –

Property Type: Residential,

Condominium Style: Split-Level, Contemporary

View: City Lights, Tree Top, Trees/Woods

Year Built: 1978

Community: Turtle Rock

No Mello Roos Tax

On the Market: 23 days

Considerations and comparisons: Built in 1978, this place definitely has good bones. New owners might add more upgrades, but the existing assets are solid. Recently I visited 243 Terra Cotta in Quail Hill, and found a sleek condo next to rolling green fields. But, this Turtle Rock condo with its surrounding trees, and views, expansive floor plan, and up front drama is a very competitive alternative. For me it was all about breathing room and Turtle Rock easily wins.

Plants have been used to define the drop off between the elevated living room and dining room. The owners removed a divider, and new owners might want to reinstate it, if there are children or older guests.

Who will choose this property: Someone who relishes quiet moments on a private deck among the trees might seek solitude here. Someone who enjoys having friends over, and entertains a lot will be pleased too. A family who fits the space and values the Turtle Rock schools might settle here. Or a family with varying age groups might choose this one, using the upstairs/downstairs space to advantage.

Similar nearby properties recently sold: 14 Rustling Wind with 2900 sq. ft. was sold in June for $760,000. And 15 Misty Meadows with 2147 sq. ft. sold for $714,000 in April. Additional properties nearby listed for sale: 35 Cool Brk. #43 is listed at $769,000 and 759 Tidewind is listed at $759,000.

Discuss below or on Talk Irvine.