Turtle Rock Condo – Key Options in a Key Area

20 Morning View $1, 115,000

Turning off of Turtle Rock Drive and threading my way back to Morning View brought me to this three bedroom condo in a quiet hilltop area overlooking Shady Canyon. From the street the first thing that stands out is the three car garage on a good sized driveway. Then a private brick side entry leads to double doors which open to a light filled home with an open floor plan on a choice of levels.

Significant Numbers: New to the market (about 12 days), this three bedroom, two and a half bath condo has 2,412 sq. feet. The lot is 4,792 sq. ft. Price per square foot is $462.27. HOA is $295. It is a Peters home, built in 1980 as a Plan D, which was the largest floor plan option.

Close-Up: The first impression stepping into the condo is how the space has been easily defined on different levels to create a dramatic entrance and elegant entertaining area, while simultaneously providing private family space just steps away. Vaulted ceilings and skylights accent the formal dining and living room areas, and a balcony overlooking huge trees sits at the back of the living room.

To the left there is a gourmet kitchen with casual dining area. Throughout the home there is a sense of space and light with effective upgrades, hardwood floors and carpet, custom shutters and granite countertops.

The kitchen is geared for entertaining, with the pass through window, custom cabinetry, built in SubZero refrigerator, Viking oven and range and custom dishwasher.

On the main level there is a master retreat with separate tub and shower, and downstairs there is a nice family retreat area with two bedrooms, each with patio access, and a family room in the middle with patio, and a full bath.

The home also has a tankless water heater, inside laundry, and epoxy flooring and extra storage in the 3-car garage.

Specifics:

Bedrooms, 3

Baths, 2.5

Three car attached garage

One common wall attached

Irvine Unified School District

Association spa and community pool

Central air and central furnace

What will be considered here? The numerous upgrades and location in a prime area of Turtle Rock overlooking Shady Canyon will be weighed against the price and other properties available in this price range in areas such as Woodbridge or Quail Hill. Someone looking for a convenient Irvine location in a secluded area that offers ample space for living and entertaining will see the possibilities here.

Who will choose this condo? A professional couple or family involved in Orange County or the immediate Irvine area might see the possibilities in this condo with its large, well outfitted area for entertaining, and private living space on separate levels. Top schools and key Turtle Rock recreation opportunities add to the appeal.

Recent listings: 10 Morning Glory, $1,199,000 ; 24 Sarena #45, $1,049,000.

Recent Sales: 9 Silver Creek #34, $923,000; 10 Baristo, $843,000

University Park Condo – Trim Package in a Top Location

6 Lancewood Way $499,000

Winding back from the main streets of University Park, the condo at 6 Lancewood Way is a nice surprise in an inviting tree filled area. As a first home in Irvine or an investment property, this 2 bedroom condo offers some interesting options.

Significant Numbers: This single level, two bedroom, 2 bath condo is 1,279 sq. ft. on a 3,049 sq. ft. lot. It just went on the market. It was built in 1966. HOA dues are $223. There is no Mello Roos.

CloseUp: The home is neatly tucked into a quiet part of University Park. Walking through the courtyard area and stepping inside the tiled entry takes you to a great room that includes the living room with fireplace opening onto the patio, dining area, and kitchen with a view through window.

The two bedrooms and two baths are off to the right from the entry hall, sharing a common hallway. The master suite also opens onto the back patio.

The kitchen, recently updated and remodeled has granite counters, an extra breakfast bar, and an open window to the dining room. The cabinetry and attention to detail make it a natural extension of the great room.

Overall, the home packs a lot into the space, with a light filled open floor plan that works very well. The back patio is a natural entertainment area with room enough for a fountain, or barbecue.

Specifics:

Bedrooms, 2

Baths, 2

Condominium

Double attached garage

Irvine Unified School System

Association pool and spa

What will be considered? The quiet, secluded location in the established University Park community will weigh in here, along with the price and the size of the home. The open floor plan is a good choice and the remodeling adds to the overall appeal of the home.

Who will select this condo? A young family looking for a first home in Irvine might choose this home. It will also appeal to investors looking for a good location in a key community. It might also work for a professional couple who travel a lot, but still need a comfortable home base in Irvine. University Park’s regional park, top schools and many recreational opportunities will add to the attraction.

Recent listings: 16 Sequoia Tree Lane, $569,000; 33 Fairside #22, $487,000.

Recent sales: 43 Morena, $520,000; 28 Valley View, $580,000

Woodbridge Single Family 4 Bedroom in Outer Loop

27 Songsparrow $789,900 Sale Pending

Turning off West Yale Loop into the outer loop I wound back to 27 Songsparrow, to find a 4 bedroom single family home with quite a few options. When I visited the open house, there were people streaming through the home, ticking off the options and quizzing the realtor. The realtor was telling everyone the buyer was eager to sell and the home was priced to sell. That was Saturday. On Wednesday the home was listed as sale pending.

The home does back up to Culver Street traffic, and a fence and a screen of trees form a buffer. On Saturday afternoon the traffic noise was definitely noticeable on the back patio. Inside with closed windows noise is not apparent. And there is an energy saving whole house fan, plus individual ceiling fans, that can be used to clear all of the hot air out before turning the air on.

Significant Numbers: This four bedroom, two and a half bath, two level detached single family home is 1,946 sq. ft. Lot size is 4,356 sq. ft. Built in 1976, it has been on the market about ten days. The $/sq. ft. is $405. HOA is $82.

CloseUp: Stepping into the entry there is a formal dining room to the left, a large living room with a custom marble hearth fireplace to the right and custom stairway in the middle. In the back of the home the kitchen and family room pair up and lead to a good sized covered patio that also has a pass through window from the kitchen.

The kitchen is recently remodeled with wood cabinetry, under cabinet lighting and pullout shelves, granite countertops with breakfast bar and stainless appliances including a self cleaning convection oven.

Upstairs, the four bedrooms include a remodeled master suite with double vanity, double shower and double closets. The other upstairs bath has also been remodeled and updated. There is a half bath on the lower level.

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Crown molding, high ceilings, plantation shutters, ceramic tile and carpet are used to advantage throughout the home. There is a double attached garage and inside laundry.

Specifics:

Bedrooms, 4

Baths, 2.5

Double Garage

Detached/no common walls

Laundry room inside

Central furnace and central air

Irvine Unified School District

Association pool and spa

What will be the determining points here? As a sale pending, backup offers will be accepted. The issue of traffic noise from Culver St., and the good sized, four bedroom detached home in Woodbridge, are the main considerations for buyers to weigh against price. Also, all bedrooms are upstairs which can be a negative for some buyers.

Who will move in? It could be a young family looking for Woodbridge schools and lakeside recreation, or a couple looking for a key Irvine location, and extra bedrooms for guests, home office, and hobbies.

Recent listings: 41 Songsparrow, $789,000; 90 West Yale Loop, $798,000.

Recent sales: 1 Del Cambre, $763,000; 29 Del Sonterra, $725,000

University Park Single Family Home with Mixed Assets

1 Hopkins St. $899,000

Turning off Culver onto Michelson and then winding back past the park to 1 Hopkins, I found a two level remodeled single family home that delivers some nice assets but also raises the question of nearby traffic.

CloseUp: Sitting at the end of the cul-de-sac next to Michelson, this 3 bedroom, 3 bath home has a slick curb presence with a large driveway and an attached double garage. But as I walked up the drive, roamed around inside, and stepped out on the back patio, the sights and sounds of nearby traffic formed a constant background note.

On the plus side, the home has double paned windows, air conditioning and patio landscaping that could be expanded as a buffer. Local shops, markets and the freeway are easily accessible.

Significant Numbers: Built in 1965, the home has been on the market about 15 days. The home’s history shows it was sold In June 2012 for $500,000 with a subsequent remodeling and price posted of $899,000. HOA dues are $123 a month, $/sq. ft. $386. A remodel of this 2,329 sq. ft. home updated the space throughout, including the kitchen, customized patio, 5 bedrooms converted to 3 with a large master suite, and 3 baths. The lot size is 5,227 sq. ft.

As you approach the home, there is a walled front patio with a good sized spot for outdoor dining with double door access from the living room. Moving inside, the slate flooring, recessed lighting and freshly painted earth tones with darker accents set an upbeat, sophisticated mood.

A dramatic entry opens to a light filled living room with a striking custom fireplace. A wrought iron stairway leads to the second floor bedrooms and a large family room is off to the right with a bath including shower off the hallway. The formal dining room, kitchen and breakfast nook are off to the left.

The remodeled kitchen has stainless appliances including a double oven, and a bank of cabinets. The patio has a built-in barbecue, fire pit and seating area with landscaping that could be developed to absorb more noise and provide a more secluded atmosphere.

All of the bedrooms upstairs are carpeted. They include a huge master suite with a double set of mirrored closets, balcony, and double vanity.

Specifics:

Bedrooms, 3

Baths, 3

Double attached garage

Two parking spaces

Detached/no common walls

Central furnace, central air

Double pane windows

Laundry room

Association pool and spa

Irvine Unified School District

What will be weighed here? The extensive remodeling and fresh finish with a very functional floor plan in University Park will be weighed against nearby traffic and the price. The lack of a downstairs bedroom might eliminate some buyers with older family members or visiting guests. On the plus side, University Park offers an established community, a strong OC location, a regional park and award winning schools.

Who will choose 1 Hopkins? Professional couples involved in the area with private businesses, or UC Irvine would find this location very convenient. If they travel a lot, entertain, and have out of town guests, this property would handle everything. A family with teens might be attracted to University High, the excellent recreational facilities, and the closeness to UCI.

Recent listings: 11 Norton, $879,000; 33 Mandrake Way, $780,000.

Recent Sales: 4 Bascom, $740,000; 44 Gillman, $725,000

Woodbridge 5 bedroom ‘cottage’

6 Racing Wind $865,000

Woodbridge comes in many flavors – close to the lake, inside the loop, single family or condo. This week I found one that I had not seen before, a single family detached “cottage,” on a greenbelt, with five bedrooms and 3.5 baths. This cottage that grew offers some surprises.

Significant Numbers: New to the market (about 12 days), this Cottage Homes two level single family house has 2,285 sq. ft. with 5 bedrooms and 3.5 baths. HOA dues are $137 and $/sq. ft. is $379. The lot size is 3,049 sq. ft. There is no Mello Roos.

Close-up: Walking up the greenbelt it’s easy to spot the cottage with the white picket fence and huge willow tree in front. Stepping inside, there is a good sized living room with custom fireplace and vaulted ceilings to the left, a staircase straight ahead, and a hall leading to the newly expanded portion of the home on the right.

Heading down the hall there is also a room off to the left that can be a formal dining room. It is now being used as an office. Next, there is a casual dining area in the corner, family area with built-in media center and granite trimmed fireplace, and upscale kitchen with granite counters, island with barstools, double oven, 5-gas burners, and recessed cabinet lighting. Crown moldings, ceiling fans and skylights complete the area.

On the right, sliding doors lead to a side yard patio that has been turned into a cool retreat with a River Rock planter and bamboo accents.

Upstairs there are 5 bedrooms, including the master with walk-in closet, and 3 baths.

Specifics:

Bedrooms, 5

Baths, 3.5

Detached, no common walls

Forced air heat

Ceiling fans, skylights

Association pool and spa

Laundry in garage

Attached double garage with keypad entrance

Two parking spaces

Irvine Unified School System

What will be considered here? A secluded Woodbridge location near South Lake and the Blue Lake Swim Club and park, a good sized addition resulting in 5 bedrooms and 3.5 baths, with a large family room area will make this property competitive. The tightness of lot space and outdoor private space will subtract a bit. Also, some buyers will be looking for a bedroom downstairs.

Who will move in? A good sized family looking for top schools, great recreation and lots of bedrooms, plus study areas, might be drawn to this home. Active families who entertain, have lots of guests or grandchildren visiting, and want some extra space for hobbies, music, etc. might be interested too.

Recent listings: 3 Onxy, $729,900 ; 12 Silkleaf, $881,000; Recent sales: 23 SunRiver, $1,060,000; 5 Spruce Tree Lane, $726,000