Woodbridge Gem on the Market 8 Days

22 Tanglewood – $545,000 (Sale Pending)

After looking at condos in my last two open house reviews, 243 Terra Cotta, and 47 Duet, I wanted to look at a single family home as a change of pace. I chose 22 Tanglewood Drive, a single family attached home in the Park Homes Tract in Woodbridge.

That turned out to be a live wire choice.

This three bedroom, 2.5 bath home just went on the market, and judging by the traffic, I thought it could go fast. The 1,850 square foot home is an equity sale with lots of upgrades. The realtor said she had 70 people show up for the first open house and when I was there the house was buzzing with lookers. After the weekend I checked the listing, and it had become a “sale pending.”

Ingredients for Success: From the curb, 22 Tanglewood has a strong presence. Inside, two upgrades, in particular, look like really good investments. The honey colored wood floors that run throughout the main floor and the double set of French doors are definite hits. Light streams through the French doors onto gleaming wood floors in the living room, dining room, family room and kitchen.

As you enter, a sunny living room is on the right. There’s a cathedral vaulted ceiling, built-in bookcase, fireplace and French doors opening onto a private backyard full of greenery and barbecue accessories. The formal dining room is next, on the left, also overlooking the back yard. Moving through the house, there is a bar with wet sink across from the dining room, and then the family room opens onto the back yard.

The kitchen blends perfectly with the same wood floors, new granite counters , upgraded appliances, and breakfast bar. The “Kim’s Kitchen” sign posted above the stove says it all. The owners obviously enjoy their home and take pride in it.

The grouping of stools around the breakfast bar, and the comfy family room suggest this is a great place for congregating.

Upstairs, the master bedroom and bath, have also been upgraded with granite counters, double sinks, ceramic tile and a special soaking tub. Another bedroom of moderate size is across the hall from the second bath, and the third bedroom is being used as an office.

Specifics for this Two Level Single Family Home:

Beds: 3

Baths: 2.5

Finished Sq. Ft.: 1,850

Lot Size: 2,645 sq. ft.

Sq.Ft Cost: $294/sq.ft.

Style: Single Family Residential

1 Common Wall, Attached

Stucco with Concrete Roof

Year Built: 1976

County: Orange

Double Attached Garage

Laundry in Garage

Central Furnace

Central Air:

HOA: $82 plus $250

No Mello Roos Tax

Considerations and Comparisons: Overall, this Woodbridge home has a very comfortable floor plan. The only snugness is in the backyard. The space has been effectively used, and it is clearly a playground/entertainment retreat for the whole family, but more foliage screening, if possible, would make the spot even better. Of course, 10 more feet in depth wouldn’t hurt either. Also, all of the bedrooms are upstairs, and for some families with older members or guests that can be an issue.

Who will the next owners be? Better to ask, how soon will the new owners move in? There was a lot of buzz over the weekend, and now the home is listed as sale pending with back-up offers accepted. Not surprising. Price and presentation were aligned and traffic showed up. In the midst of this busy open house, I saw a sign posted, “Please don’t let the cat out.” The cat was nowhere to be seen. I am pretty sure that cat was way in the back of a closet, waiting for the crowds to clear!

Examples of other nearby 3 bedroom, 2 bath properties for sale: 17 Woodrush, $515,000, and 36 Nebraska, $595,000. Recently sold properties in the area: In June 26 Tanglewood sold for $505,000 and 25 Woodland Drive sold for $527,000.

Discuss below or on Talk Irvine.

A Condo with Connections on Quail Hill 47 Duet, $475,000

This is the second condominium that I have seen in Quail Hill, and it reinforces my impressions from last week’s Open House at 243 Terra Cotta.

Quail Hill has several worlds to offer. If you want immediate access to Southern California’s urban swirl, and the ability to make a quick retreat to your own park like lair, this condo/shoe fits perfectly.

Just minutes away from the 405 Freeway, and Laguna Canyon, Quail Hill condos and homes seem to thrive in a green world, right next to 600 acres of permanent open space. Check the Irvine Natural Landmarks website for more information on the nature trails available here.

Then factor in the Irvine School System, with outstanding elementary schools within walking distance. Finally, add hiking and equestrian trails, pools, gym, tennis courts, and the village shopping center and this area invites inspection.

Looking further, I visited 47 Duet, part of the Ambridge Community, and found a 2 bedroom, 2 bath condo with a double garage on the ground level.

I went up the flight of steps from the main entrance into an open floor plan with the dining room, living room, and kitchen all playing off of each other. A cutout window wall neatly intersects the living and dining areas. The kitchen with breakfast bar is on the opposite side across from a built-in desk unit.

Listed as a former model, this home has that put together feeling. It has built-in bookcases, crown moldings, a slate fireplace, stone-like tiles, plantation shutters, coffered ceilings and custom designer window coverings. The space is not huge, but the overall feeing is one of comfort and ease.

The owner, who is also the realtor for the property, was on hand with her two mixed poodles acting as greeters. I thought they were the perfect reflection of the mood of this condo. I could picture comfortable daily patterns happening here with meals being prepared, shows watched, and dinner served, all in one relaxed open space.

The condo furnishings, which really make the most of the space, are available as a separate negotiation.

The kitchen fits right in. It has been remodeled with granite counters, a six burner cooktop, stainless appliances, and a convenient breakfast bar.

Down the hall there is a second bedroom and bath. In this condo the bedroom has become a home office, neatly done, just right for a little work on the weekend away from the rest of house traffic. There is also a laundry room off of this hall.

Next level up, the master bedroom and bath are an attractive retreat. There is a walk in closet with organizers, custom tile accents, double vanity, and a separate tub and shower.

The property also has a surround sound speaker and security system, and epoxy floors and built in storage in the garage.

Specifics for this Two Level Condo:

Bedrooms: 2

Bathrooms: 2

Size: 1,447 sq ft

Lot Size: Not applicable

Price/sqft: $328

HOA Fee: $207 monthly

Year built: 2005

Central Air/Central Furnace

Double Garage, Epoxy floor

Two parking spaces

Irvine School System

Has Mello Roos Tax

Neighborhood: Quail Hill

Considerations and comparisons: This condo is sleek and inviting but a bit snug. Outside private patio space would be welcome. The other consideration is individual identity. Inside, identity is well established, but from the outside, the area blurs a little as you see the many matching brown stucco buildings lining the street. This is softened by well cared for foliage and flowers, but for some there might still be that impression of row upon row of very similar, all attached, living spaces. As always, the appeal here depends on the individual buyer’s priorities, living patterns, and budget.

The property is listed as a standard equity sale and is quite new to the market. Public records show it was sold in 2005 for $576,000 and in 2008 for $525,000. On the same street I found 91 Duet listed at $435,000. A quick look revealed it to be a short sale, empty, and, at a glance, desperately needing new carpet. Just across the way, 354 Quail Ridge is listed at $475,000.

Who will choose to move in? An individual, couple, or possibly a young, small family, who want to be close to everything, but not too close, will appreciate this property. The wrap around park atmosphere, numerous outdoor activities and community facilities will have a strong appeal for active individuals. The excellent schools available add to the property’s value. This contained, secure condo will also work for busy people who travel frequently, dine out a lot, and keep a busy schedule. They really can just lock the door and go.

Discuss below or on Talk Irvine.

Condo Contrasts on Quail Hill 243 Terra Cotta, $769,000

As I exited the San Diego Freeway and made my way up Quail Hill my first impression was how remarkable the contrasts are in this community. Moving off the packed lanes of the San Diego Freeway, I drove past rolling open fields, and then approached the door of a sleek condominium at the end of a quiet cul de sac.

For some this could be the best of several worlds. Quail Hill offers access to 600 acres of permanent open space with first rate hiking trails, the convenience and ease of upscale condos or homes, and quick freeway access to work, entertainment and other nature and art communities like Laguna Canyon.

Quail Hill has over 1,650 homes and condos in a secluded community with pools, shopping, outdoor fireplaces, tennis courts, playgrounds and Irvine’s quality schools. At the foot of Quail Hill, the 2.8-acre Quail Hill Trailhead connects to southern Irvine’s extensive trail network. Located at the end of Sand Canyon Road it marks the beginning of the Quail Hill Loop Trail, an easy two-mile natural surface trail open to the public from dawn to dusk. Check the Irvine Natural Landmarks website for more nature trail information.

Inside 243 Terra Cotta I found all the flair and function of a well planned condo. This detached and dramatic condo is a nice contrast to its rustic surroundings. As you enter, to the left there is a small but impressive formal dining room. To the right the living room is contained but quite dramatic. The high ceilings, designer draperies and rich colors all work well with plantation shutters, ceramic tile, wood and carpet floor areas. The multiple window and balcony views are beautifully treated with faux draperies.

Over $86K in custom upgrades by the previous owner have resulted in a sparkling gourmet kitchen with granite counters, island, and walk-in pantry, plus a remodeled master and guest baths with dual granite vanities and stone sinks.

Moving down the main hall. which really serves as the spine of the house, the kitchen is on the left with a small family room on the right. Upstairs the master bedroom and bath echo the downstairs theme with designer draperies and rich colors. There are three bedrooms and two baths with a loft, optional for a fourth bedroom, and laundry room upstairs.

Private outside space is snug, but the closeness to the rolling fields beyond is a particular delight on the patio at the end entrance. One has the feeling some morning as you sit there and sip your coffee you might look up to find a jackrabbit watching your every move. Just a few feet from the patio, the open grillwork fence frames the green fields. The front patio is equally inviting, small but comfortable, nice for relaxing, great for summer suppers, or late night astronomy sessions.

There is a double garage with an epoxy floor, and 2 more parking spaces are available.

Specifics for this 2 Level Modern Condo:

Beds: 3

Baths: 2.5

Sq.Ft: 2,100

$/Sq.Ft: $366

Common Walls Detached/No Common Walls

Cooling: Central A/C

Wood Fire Place/Gas

Garage Spaces Total 2, 2 parking spaces

Heating Type: Forced Air

Association Pool

Roofing: Spanish Clay Tile

HOA Dues: $220

Mello Roos Tax: Yes

Considerations and Comparisons: The floor plan is efficient and functional, but for some the space may feel a bit confined. Outdoor private space is limited, but nicely balanced with the closeness of the open rolling fields and the quiet end position in the cul de sac. On June 4 the price was reduced $5,900. In 2008 the property sold for $843.000. Nearby properties for sale: 127 Tall Oak condo is listed at $669,000 with 3 bedrooms and 2.25 baths, 91 Canopy is listed at $749,000 with 3 bedrooms and 2.5 baths.

Who will be the next occupant? A small family who likes to hike and explore nature and values quality schools could be happy here. A professional couple or an individual who spends weekends outdoors and wants quick access to work, entertainment, and dining spots will find this condo very workable. Another couple or family who works or spends time in Laguna Canyon and other coastal spots might be comfortable here.

Discuss below or on Talk Irvine.

A Winning Viewpoint: 10 Windflower, $1,350,000

In my last two Open House Reviews, I visited million dollar Turtle Rock properties and I wondered how a third property might compare. I found an intriguing answer at 10 Windflower.

Last week I saw the possibilities of 11 Bethany with a 90% remodel and quality upgrades. The week before I saw the potential in 18762 Via San Marco with a 10,000 sq. foot lot and multi bay window views of a private green hillside.

Now, as I walked up to 10 Windflower, I was looking for a competing viewpoint.

The house has a substantial presence from the street. Inside a bright inviting living room with a custom fireplace is on the right and a formal dining room is off to the left. Continuing through the home, a large kitchen with a butler area is on the left. There’s a breakfast nook in the center and a large family room on the right.

But when you reach the back of the house you really begin to appreciate what this home offers. Positioned on one of the highest points in Turtle Rock, one view after another blends into a panorama overlooking Shady Canyon, Bommer Canyon and Turtle Ridge. Morning light over coffee, afternoon breaks, glowing sunsets, and evenings skies are all part of the package here. A fire pit and Jacuzzi complete the backyard refuge.

The floor plan and the overall finish of the house have a clear, direct feel, but the view confirms the property’s appeal. For the right buyer this is perfect solitude or really great entertaining, made to order.

Oak flooring, new sisal like carpet, strategic skylights, the butler service area off the dining room, a good sized computer area near the kitchen, and three custom fireplaces round out the house’s appeal.

A custom staircase leads to four bedrooms and 2 baths upstairs. All are well done, but the master bedroom is a stand out. That same view so nicely framed downstairs has been reframed in the master bedroom with a sitting area, dual walk in closets, French doors, fireplace and master bath.

According to the agent, there was a fire at this property in 1993 which resulted in the new custom four bedroom, 3.5 bath floor plan and complete rebuild in just under 3,000 square feet. Now the home is new to the market and is being sold with or without furnishings.

Specifics for this Two Level Traditional:

• Bedrooms(s): 4
• Bathroom(s): 3.5
• Square Ft: 2,956
• $/Sq. Ft: $457
• Lot Size: 5,046
• Property Type: Single Family Home
• Year Built: 1978. Complete rebuild: 1993
• HOA Dues: $99 month
• Central Air
• Two Car Garage
• Price Per SqFt: $437
• Irvine School System
• No Mello Roos Tax

Who will opt for this property? A family who enjoys backyard space and entertaining will be attracted to the prime hilltop location with its panoramic view. A couple who frequently entertains and often has overnight guests might choose this home. Other families will be attracted to the very functional floor plan, and outstanding Turtle Rock schools and parks.

Considerations and Comparisons: All bedrooms are upstairs, which might be a problem for buyers with older family members. Some buyers might be looking for more kitchen upgrades and additional patio accessories for entertaining. In comparisons with the other two properties, the wood floors in 11 Bethany excel and the multiple bay windows and French doors score at 18762 Via San Marco. But in the final vote, I would choose 10 Windflower with its sublime hilltop views. That, of course, is a very subjective choice. As individual buyers pencil out the costs of assets versus final price, they will have to decide what it costs and what really counts for them. Nearby, 14 Elderberry is pending at $1,050,000 with 3 bedrooms and 2.5 baths and canyon views. And 24 Southern Wood is listed at $1,198,000 with 4 bedrooms and 3 baths and canyon views.

Discuss below or on Talk Irvine.

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.

Discuss below or on Talk Irvine