Last week, I presented 33 Conservancy, a detached condo in Portola Springs. As I mentioned then, several other homes on the same street are for sale, including the home next door. This week, I’ll show how 31 Conservancy compares to its neighbor.

The basics:

Asking Price: $869,000

Bedrooms: 4

Bathrooms: 3.5

Square Footage: 2,625

Lot Size: 2,817

$/Sq Ft: $331

Days on Market: 90

Property Type: Detached Condo

Year Built: 2007

Community: Portola Springs, Manzanita

HOA dues are $270 ($134 + $136) per month and Mello Roos totals approximately $4,500 per year. ***HOA fees are per Redfin, which lists the dues at #33 as $256 ($134 + $122)***

At a quick glance, #31 is $10,000 less and about 90 square feet bigger than #33, so the price per square foot is about $16 less in #31. There is an additional half bath in #31. While #33 has a downstairs bedroom, all of the bedrooms in #31 are on the second floor. There is an extra living area downstairs, though.

When you enter the home, you see a long hallway with numerous doors and alcoves on both sides. At the front of the house, there is a room on the right and a room on the left that are about the same size. According to the realtor, some people with this model make one a formal dining room, though it isn’t really that close to the kitchen. Both rooms have wide, arched doorways that are open to the hall, so neither would work as a private bedroom or office. The room on the left is brighter, as it has windows on three sides, including one that looks to an interior courtyard.

As you move down the hall, French doors on the left lead to a courtyard. Another wide, arched doorway on the right leads to a small coat closet and the half bathroom. The bathroom has a pedestal sink and tile floors (the rest of the downstairs has wood flooring).

The hall opens up at the end into the living room, with the kitchen off to the left. The living room has a fireplace surrounded by white molding next to a large alcove that could house a TV or built-in unit. There is a second, smaller alcove next to the big one. A large window looks out to the side of the house.

The kitchen has tile floors, darker granite countertops, stainless steel appliances and white melamine cabinets. The center island is a smooth countertop with cabinets and drawers on two sides. The rest of the kitchen forms an L around it, with the fridge and sink overlooking the inner courtyard and the stove and ovens along the side wall. The back of the kitchen has space for a dining table and French doors leading to a small back patio. The door to the garage is in the back corner. It has one set of pantry-height cupboards and a full granite backsplash.

Upstairs, there are four bedrooms, the laundry room and three baths (including the master). The laundry room has side by side machines, a sink and four upper cabinets.

The master bedroom is at the back of the house. Deep grooves in the Berber carpet from the previous furniture will be extremely hard, if not impossible, to remove. Buyers will almost definitely need to replace the carpet. A set of French doors lead out to a small balcony. Windows on two additional walls help bring in light throughout the day. The room is a good size with ample walls pace. An arched doorway leads to the master bath.

The bathroom has two sinks, split by a bathtub in the middle. The counters, tub deck and shower are all done in simple white tiles, though there is a decorative backsplash on the vanities. The cabinets are white melamine. There is an additional vanity on one side, designed for a chair or stool. The shower has a built in seat and a small band of decorative tile. The closet is long and narrow, with just one bar and shelf.

The secondary bedrooms in this home are pretty small. The first one I came to has dark wood floors that match the downstairs. It has a single window and solid, French-style doors leading to a small walk-in closet. This room has a small en suite bathroom containing a single sink and a stall shower.

The hallway bath is done in the same style as the en suite one, with a solid white counter, white melamine cabinets and a tile floor. A door separates the two sinks from the toilet and shower/tub combo.

The next bedroom I saw faces the street. A single French door opens to a very small balcony. This room has the same wood floor as the other. It has more windows, so it gets a lot more light. The closet is a standard, two-door slider.

The final bedroom is similar to the second –windows on two walls and a French door on a third that leads to a much bigger balcony. The wood floors in here are more of a medium brown color and aren’t distressed as in the other rooms. The closet has solid French-style doors.

Overall, I didn’t love this house. I thought the bedrooms were too small and the downstairs was too broken up. None of the rooms really flowed together to create a bigger space. I think 33 Conservancy is definitely a better buy.

Both properties have been on the market for quite a long time. It should be interesting to see what happens and whether additional homes on the same street are put up for sale.

Turtle Rock Crest Home With a Knockout View

1 Mira $1,595,000

Turning off of Turtle Rock Drive, driving up Ridgeline and then turning on Andromeda, the view just keeps getting better. When you reach 1 Mira, this condo on the end in a quiet cul de sac seems to have it all with a panoramic view from every room of canyons, hills and city lights. I have seen a lot of view locations and light filled homes in Turtle Rock and Woodbridge, but this one ranks near the top.

Backing up the view with a spotless presentation, a three car garage, and many recent upgrades, this new to the market Turtle Rock condo was attracting quite a bit of attention in its first open house this past Saturday.

Significant Numbers: Built in 1986, this 3 bedroom, 2 and a half bath contemporary condo has 2,630 sq. ft. at $600 per sq. ft. HOA dues are $705. New to the market, 6 days, this single level view home has recent upgrades throughout and new soft scaping in the front courtyard. Bonita Canyon Elementary, Rancho San Joaquin Middle School and University High School serve the community of 113 homes.

Close up: As you walk up from the curb and take in the view from the driveway, there is a good sized patio courtyard on the right.

Stepping inside, the view is framed with large windows and high ceilings. Straight ahead, there are steps to the living room with a raised fireplace followed by the view deck.

The other rooms all radiate out from the living room with a family room that opens onto the front patio, the kitchen with another comfortable family area, large formal dining room, and powder room off the main entry.

The many windows, high ceilings, plantation shutters and built in bookcases capitalize on the floor plan and the light. Ceramic and travertine tile, new wood laminate flooring, fresh muted neutral colors and new baseboards add to the finish.

The kitchen has a view window too, new tile backsplash, granite counters, island and stainless appliances.

The large master bedroom and bath suite with tub and shower and the other bedrooms and full bath are off to the right. One of the extra bedrooms also has new wainscotting.

Overall, as a comfortable setting for family activities or a smooth base of operations for entertaining, this condo has it all in hand.

More specifics:

Condominium

Bedrooms, 3

Baths, 2 full, 1 partial

Three car garage

Three parking spaces

Inside laundry

Association pool, spa and clubhouse

Central furnace, central air

Attached, one common wall

Irvine Unified School District

Overall Evaluation: The prime view location in Turtle Rock, coupled with an immaculate, recently upgraded finish will help this condo compete in the Irvine market. The home manages to offer the striking visual appeal of a condo with much of the comfort and ease of a single family home.

Who will move in? A young family looking for Turtle Rock’s top schools at all levels, and extensive outdoor parks and trails, or a busy couple with a long list of entertaining obligations will be drawn to this very livable home. As a single level home, it will also attract mature buyers looking for a convenient all one level floor plan. The three car garage could be perfect for an active family with busy teens.

Recent nearby listings: 6 Sirius #61, $1,550,000; 20 Rustling Wind, $1,250,000

Recent nearby sales: 19 La Quinta #14, $1,250,000; 24 Sarena #45, $950,000.

Today I visited a two level condominium in The Lakes tract of Northwood. It is the same layout as September 2013’s review of 3 Lakepines. 3 Lakepines was originally asking for $427,000 but dropped their price to $375,000 while 193 Pineview is asking $399,900. The biggest differences between the two residences are the patio and master bathroom. Pineview’s patio is not enclosed/fenced in like Lakepine’s property. Instead, the patio overlooks the stream and ultimately has access to neighboring yards. Pineview’s master bathroom does not have a private bathroom, but shares part of the functionality with the shared bathroom. I will also be comparing this home to next week’s review just 4 doors down at 197 Pineview, which is also the same model and listed at $394,900, but is the end-unit.

Overview

Asking Price: $399,900

Bedrooms: 2

Bathrooms: 1.75

Square Footage: 1,202

Lot Size: 871 sq ft

Price per Square Foot: $333

Property Type: Condominium

Style: Two Level

Year Built:1977

Community: Northwood, The Pines

HOA Fees: $310

Mello Roos: No

Days on Market: 17

The home is a middle unit, sharing walls with neighbors on each side, so windows are only on the front or back of the home. It is a bit of a walk from its designated carport and parking space, but sits nicely across from the tennis courts. The kitchen, dining area and living room are downstairs and the two bedrooms are upstairs. It is move-in ready with scraped ceilings, dark laminate floors, clean carpeted stairs, updated lighting, remodeled bathrooms and laundry hookup located in the patio closet. All windows are original.

Upon entering, you have the view to the over-sized sliding glass door at the back end of the condominium. The entry area, kitchen and bathroom are nicely tiled, while the dining and living rooms have laminate floors.

Immediately to the right, behind the open front door is the updated half bathroom. The location is awkward if you like to keep the front door open, since you will have to close the front door in order to access the bathroom door. The original cabinets are painted white while the countertop is granite and the mirror has been updated. A coat closet is next to the bathroom.

Immediately to the left is a small functional kitchen with updated stainless steel appliances and granite counter tops. The older cabinets are painted white and everything looks clean. The pantry sits on the outside wall of the kitchen, at the end of the kitchen peninsula, facing the coat closet. To the left of the kitchen entrance are a set of cabinets with ample counter space. A large window looks out to the front of the home. On the other side of the window, along the perpendicular wall are the refrigerator and electric range with a microwave hood vent. It appears that a small cabinet that sat between the refrigerator and range was taken out, but the cabinet above the countertop remains. The peninsula contains the double sink and dishwasher. The kitchen offers an open view to the rest of the first floor with space for some bar seating.

The dining room is on the other side of the bar seating. It can fit a good size dining table. The living room is a couple steps down from the rest of the first floor, which clearly defines the areas. The step is a small size, only running a small portion on the right hand side, therefore something may need to somehow accentuate the drop between levels. The living room is a nice size with an updated fireplace and built in bookshelves.

The living room opens up to the patio, which has an outdoor closet area for laundry. At the end of the patio slab are plants which borders along the man-made stream running down between the buildings. The patio is defined by a square concrete slab, but it does not hinder you from walking across the plants to your neighbors’ patios.

Coming up the carpeted staircase, I notice one of the home’s two large skylights above, which brings in a lot of light. The high vaulted ceilings provide an open spacious feel. The bedrooms have the same laminate flooring as downstairs, while the bathrooms have the same tile as the tile downstairs.

The first bedroom is a regular size, but the vaulted ceilings and a good sized closet create a spacious feel. The window faces out towards the front of the home.

The hall bathroom separates the two bedrooms. Since it is the only area to bathe or use the toilet upstairs, it also has an entrance into the master bathroom vanity area. Like downstairs, the cabinets are painted white and the countertop is granite. Since the fiberglass tub material does not reach the ceiling, the shower head is coming out of the drywall.

The master bedroom is a decent size with built in cabinets and walk-in closet. The large set of windows and the skylight from the master bathroom’s vanity area bring in a lot of natural light. The large windows overlook the patio and creek. The vaulted ceilings and space at the top of the wall separating the bathroom brings in light from the bathroom skylight. The master bathroom, unlike the home on Lakepines, does not have a private toilet or shower. The area has another mirrored closet and dual sinks. The sinks match the shared bathroom’s granite counter tops and white cabinets. I definitely prefer the layout at 3 Lakepines, with a single sink, shower and toilet.

The updated condominium has a great open layout. Having laundry on the property is another big convenience. The grounds are maintained nicely and the unit comes with one carport and one open parking space. However, someone may want to consider the fact that although it is nice to have the patio open up to the stream, it may be nice to have some sort of private patio instead. I noticed some piles of furniture and other discarded belongings in other patios within view and neighbors across the stream can also see into your patio area. After seeing how 3 Lakepines converted their master bathroom into a full private bathroom, it was hard for me not to be disappointed with the original layout found in this home. The home is walking distance to Santiago Hills Elementary School and close to the walking paths. Let’s see what your opinion is after comparing 3 Lakepines review to this week’s 193 Pineview. I will be comparing both against 197 Pineview next week.

I don’t make it over to Portola Springs very often, but I noticed three open houses on the same block this weekend and decided to check them out. I visited 26, 31 and 33 Conservancy. Apparently, 27 Conservancy is also on the market, but that one wasn’t open. This week, I’ll tell you about 33 Conservancy, which has been on the market the longest at 138 days. Over the next couple of weeks, I will compare it to its neighbors.

The basics:

Asking Price: $878,888

Bedrooms: 4

Bathrooms: 3

Square Footage: 2,533

Lot Size: N/A

$/Sq Ft: $347

Days on Market: 138

Property Type: Detached Condo

Year Built: 2007

Community: Portola Springs, Manzanita

HOA dues are $256 ($134 + $122) per month and Mello Roos totals approximately $4,500 per year.

I actually really liked this house on the inside and find it strange that so many houses on the same block are for sale. While I didn’t notice anything wrong with the street or the neighborhood, it certainly does make me question things, especially since three of them (27, 31, and 33) have been on the market for 75-150 days. Conservancy is not a cul-de-sac street and could get traffic going to other parts of the neighborhood, but most of the streets around there connect, so there are certainly other routes people could take. It’s only a couple of blocks away from a community pool and park, including a playground, half basketball court, tons of grass and a few community buildings. The street is fairly close to the 133 toll road, but doesn’t back to it. Perhaps the reason is its proximity to the landfill, which I know bothers many potential Irvine buyers. However, if the landfill was the only reason, wouldn’t the entire neighborhood be on the market?

Portola Springs is slated to get a new elementary in 2014, opening on an alternate campus, with the official local campus opening in 2015. Residents are currently zoned for Stonegate Elementary, Jeffrey Trail Middle School, and Northwood High, though they are slated to switch to Irvine’s fifth high school when it opens in a couple of years.

This house has a fairly open floor plan downstairs, at least compared to its next door neighbor. When you enter, the staircase is immediately on the left and there is a bedroom on the right. The bedroom, like the rest of the downstairs, has distressed hardwood floors. It is an average sized room with windows facing the street, the side of the house, and an inner courtyard. It has a fairly small closet with two French-style doors. The bathroom is directly across the hall. It has a single sink with a granite counter and travertine tiles in the shower.

The living room, dining room and kitchen are at the back of the house. The living room has two large windows looking out one side of the house and a door to the courtyard on the other. There is a fireplace with white molding around it and a small built-in cabinet unit in white melamine. The back part of the room is the dining area. It has space for a large dining table and enough wall space for two china hutches. Sliding doors lead out to the small back patio, which is hardscaped in brick and includes a natural gas hookup for a grill.

The kitchen is next to the dining room, through an arched doorway. The cabinets are done in white melamine with glass-fronted cabinets above the stove. It includes stainless steel appliances, granite counters and a travertine backsplash. The center island has cabinets and drawers on both of the longer sides and provides a great counter without any appliances or sinks taking up space. Two windows above the sink face the interior courtyard. While the kitchen isn’t particularly large, it is well laid out and makes excellent use of the space.

Upstairs, there are three bedrooms and a large master retreat. I was really surprised when I walked into the first room, as it was much larger than I expected (especially compared to those in 31 Conservancy). Small windows look to three different sides of the house. In addition to the two-door closet, there is a small alcove where you could add a built-in unit if desired.

The bathroom is across the hall. It has two sinks set in a granite counter with white melamine cabinets. There are travertine floors and tiles in the shower/tub combo. A door separates the sinks from the rest of the bathroom.

In the hall, a long wall of low, built-in cabinets offers great storage for linens, toys, out of season clothes, etc.

The other bedroom is down the hall on the left. It is a lot smaller than the first room, but can still hold several pieces of furniture. Crown molding and an overhead light add a nice touch to the room. It has just one window, facing the side of the house. The two-door closet has a built-in organizer.

Just past the bedroom, there is a long, narrow laundry room. It has a sink, additional counter space and many cabinets.

The master suite is at the end of the hall. As you enter, there is a retreat on the left that is at least as large as the smaller bedroom. It makes a great space for an office, a workout room, or a place to relax and get away from the kids. French doors open to a tiny balcony that isn’t big enough to use. The bedroom is on the right side. It is a good-sized room, especially considering it has a full retreat. There is a single French door leading to another tiny balcony. A small alcove between the retreat and bedroom offers linen storage.


An arched doorway leads into the master bathroom. Elegant marble lines the floor, counters and tub surround. There are two sinks, split by the bathtub in the middle. There is an additional vanity where you could put a stool or chair. The separate shower is average-sized and has a seat on the side. The walk-in closet is long and narrow with built-in organizers.

As I said in the beginning, I really liked the layout and the look of this house. I loved the large bedroom upstairs. I’m a little wary of the home, since it’s been on the market for so long and so many of the surrounding houses are also for sale. It seems to be priced in line with the others, and with recent sales, so it’s tough to pinpoint a reason that it’s still on the market. I’ll definitely keep my eye on this one. Next week, I’ll walk you through its next door neighbor, 31 Conservancy.

Woodbridge Single Family Home Standout

9 Teal $839,800

Starting with the custom Brazilian mahogany doors, and moving on to a hundred thousand in upgrades in 2010 and 2011, this Woodbridge single family home is a sleek new entry inside the loop. Backing up to Birdsong Park in a cul de sac near North Lake, the home was attracting a lot of visitors with its first open house this past weekend.

Significant Numbers: Just listed, on the market 6 days, this single level, three bedroom, one and a half bath single family home was built in 1976. The home is 1,549 sq. ft., at $542 per sq. ft. Lot size is 4,356 sq. ft. HOA dues are $82 and there is no Mello Roos tax.

Close up: Moving up the brick walkway and entering wrought iron gates amidst perfectly trimmed landscaping brings you to the double doors of Brazilian mahogany. Stepping inside, the impression is one of immaculate finish and elegant function with Travertine porcelain tile floors and custom window coverings in the entry, hallway, dining room, kitchen, bath and master bedroom.

The living room with black galaxy granite fireplace, family room, and large dining room opening to an atrium all blend beautifully. Custom molding, cathedral ceilings and subtle colors with dramatic accents provide the finish.

The kitchen has new maple cabinetry, stainless sink, granite counters and a large center granite island with drawers and wine storage.

The master bedroom opens to the patio and the master bath has new maple cabinetry and a frameless glass enclosed shower.

The other bedrooms also work well as study or office. And the second bath has also been updated with maple cabinetry, new tub and tile surround. There are new closet organizers in all of the bedrooms.

The front and back patios and atrium give the home a light filled, Indoor/outdoor feel. The garage has custom cabinetry and a poly floor coating. The interior and exterior have all been recently painted.

More specifics:

Single family home

Bedrooms, 3

Baths, 1 full, 1 partial

Detached, no common walls

Central furnace, forced air heating

Double garage

Two parking spaces

Laundry in the garage

Association pool and spa

Irvine Unified School District

Overall Evaluation: Adding all of the upgrades to the inside the loop cul de sac location in Woodbridge makes the property quite competitive in the Irvine market. It should compete well with similar sized properties in Irvine.

Who will move in? A busy couple who just want to move in and unpack may choose this home. A young family looking for Woodbridge’s top lake recreation, community atmosphere, and top schools may see this home as a perfect fit.

Recent nearby listings: 24 Willowbrook, $989,000; 14 Whistling Isle, $858,000.

Recent nearby sales: 77 Nighthawk, $971,000; 14 Spoonbill, $750,000