As I mentioned last week, I am reviewing 87 Long Meadow this week, another condo located just a couple of blocks from the one I reviewed last week (67 Great Lawn). Though the locations are comparable, the similarities end there.

The basics:

Asking Price: $598,000

Bedrooms: 3

Bathrooms: 3

Square Footage: 1,526

Lot Size: N/A

$/Sq Ft: $392

Days on Market: 13

Property Type: Condo

Year Built: 2005

Community: Woodbury

There are two sets of HOA dues, totaling $290 per month and there are Mello Roos taxes.

This three-story condo is on Long Meadow, one of the main entrance points to Woodbury. Like the property on Great Lawn, this one is also quite close to the intersection at Sanctuary. While it has the bonus of being a very short walk to the park, pools, Commons, and Woodbury Elementary School, it is a busy street. This condo, however, is set much farther back from the street and actually looks out onto an attractive courtyard. The courtyard has tables and chairs, benches, a fireplace, and a huge grassy lawn for kids to play in. Because the unit doesn’t have a yard, having this courtyard right outside the front door is a big plus.

While the outside is very attractive, the inside of the unit definitely needs some TLC. The walls definitely need new paint throughout the entire unit and the floors are pretty scuffed up in parts.

When you walk in, the lower level actually has just a single room, bathroom, laundry room and garage access. Though it’s marketed as a three bedroom, the downstairs room doesn’t have a closet. It’s also a pretty small room.

The downstairs bath has a single sink with white counters, dark cabinets, and a shower/tub combo done in simple white tile. The adjacent laundry room has overhead cabinets and access to the two car garage.

The second floor is actually the main floor and has the kitchen, living room and another bedroom and bath. I thought the staircase was a bit steep. Right at the top of the stairs is the dining area. It can probably fit six comfortably, but any more would be a tight squeeze. Extra guests could sit at the island’s bar seating just a few feet away. The island, like the rest of the counters, is made from rather drab, gray Caeserstone. I also didn’t love the travertine floors and thought the kitchen, as a whole, wasn’t very attractive. It does have stainless steel appliances, including a combination range with a four burner stove and oven. It has three pantry-height cupboards and plenty of additional cabinet and counter space. I did like the tile backsplash and thought it was the nicest part of the room.

The kitchen flows directly into the living room, creating a true great room. Because the unit is sandwiched between two others, all the natural light in the room comes from the front side of the house, where there are two windows and French doors leading to a tiny, unusable balcony. The room is an average size with a white fireplace (no hearth) and a small cutout area for the TV. New owners could put built-ins there if they desired.

The bedroom and bathroom are down a hallway on the other side of the kitchen. The bathroom is nearly identical to the one downstairs, though flipped the other way. The bedroom is a nice size with a large window overlooking the back of the property. It has hardwood floors matching those downstairs. Rather than a traditional closet, one wall is almost entirely taken up by espresso-colored built-ins that include numerous drawers but only a very small hanging area. It works well for young children, but might not be ideal for older kids and teens.

A stairway in a corner of the living room leads to the third floor, which houses the master bedroom. It isn’t particularly large, but a cutout area provides a nice place for a dresser and many may appreciate the privacy of being on the upper floor. This room is carpeted and has a ceiling fan. It has a big walk-in closet and a very spacious bathroom. The bath has travertine floors and plain white tiles surrounding the dual sinks, stall shower, and separate tub. A long, narrow balcony overlooks the central courtyard and could have room for a couple of small chairs.

Personally, I don’t like the layout of this home. Having the kitchen and living room on the second floor is inconvenient and I don’t like that each bedroom is on a different floor. I didn’t think it was as nicely upgraded as most other newer homes and it needs a little TLC. While it is nicely offset from the street and doesn’t back to either Long Meadow or Sanctuary, it is still a busy location. I have seen nicer condos and don’t think I’d put my money on this one. Would you?

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3760.0.html

Quail Hill’s Slickly Packaged Detached Home

67 Coriander Drive $915,888

Exiting the 405 Freeway heading toward Quail Hill, I thought of the many other properties that I had seen there. This area is known for natural park like surroundings, snug but sleekly done homes, and a unique upscale contained community. The detached condo at 67 Coriander fits Quail Hill perfectly. You just have to decide how it fits your priorities.

At the end of the street, a great hill for climbing dominates the skyline and way off in the distance I could see a climber making his way up the hill. That climb and that atmosphere is central to Quail Hill.

Significant Numbers: This four bedroom, two and a half bath detached home was built in 2003. On the market about 15 days, the 2,000 sq. ft. lot sits on a 3,500 sq. ft. lot. HOA dues are $167 with $/$458 sq. ft. There is Mello Roos tax.

CloseUp. Stepping into this sleekly crafted home, space is ample, but not abundant, and every inch has been detailed, polished, and beautifully executed. The show quality is exceptional. You just have to decide if the experience matches the price and your priorities.

Gleaming hardwood floors flow throughout the house, starting with the entry and leading to an airy living room on the left. To the right, carpeted steps take you to the master suite, 3 other bedrooms and 2 baths.

Upstairs, the 3 bedrooms and master suite with balcony all flow off a main hallway with the master bath including a windowed tub area and striking stone accent wall. The master suite also has a walk in closet and there is inside laundry on the upper level.

Downstairs, the big room concept is nicely done with the dining area, family room and kitchen all blending and then leading to a good sized private yard. Outside there is a lush green yard plus side driveway with room to park leading to the double garage.

The open floor plan works well with the hardwood floors, recessed lighting, and many windows. The family room with fireplace and the open kitchen with stainless appliances, granite counters and breakfast bar blend nicely with the windowed dining area. It is easy to see lots of parties and family activities unfolding here.

Specifics:

Bedrooms, 4

Baths, 2.5

Detached, no common walls

Double Garage

4 parking spaces

Forced air, central heating

Irvine Unified School System

Association pool, community spa

What will be the deciding factors here? Matching price to size and overall design and finish will be the question. Quail Hill’s award winning schools, community parks, hiking trails, tennis and basketball courts and private gym will also be factored in. University High School is ranked 8^th in the U.S.

Who will move in? An active family looking for great schools and great outdoor resources will easily be at home here. Someone looking for freeway access, closeness to Laguna and neighboring beaches, and a separate park like community with exceptional hiking and nature trails will choose this home.

Recent nearby listings: 37 Canopy, $999,888; 20 Canopy, $800,000;

Recent sales: 93 Canopy, $800,000; 55 Canopy, $888,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3749.0.html

The impending summer has brought some good homes on the market in Irvine. The inventory as of 21st April is 228, and there might be an uptick, considering the seasonal summer moves, and also the rising prices. Many are testing the market with a listing price that comes to their mind, and getting multiple offers to top that price. So, why not!? Yesterday our neighborhood Realtor told us that it's a very good time to sell. We agree. We already have a very tempting equity in the house. But where does one go in this market? Unless you are thinking of leaving Irvine, chances are we will pay the same amount to buy a similar property, or more to a newer better house. Of course, you can always buy something bigger in West Irvine, but I would rather not compromise the builder and floor plan (and architectural elements) for an extra room that we won't use. So, we will stay put, watching our neighbors sell and move out of their houses wheeling suitcases full of cash.

That's about us, but many of you have been looking for an opportunity to move, and what better time than now! Two North Park properties are on the market this week. Both are around 1500 SF, both have three bedrooms/ two and a half bathrooms. Both have access to all resort style features of the community. One of them is a San Simeon Plan 1, and one of them is a Monterey Plan B.

55 Meadow Valley

102 Chula Vista

	102 Chula Vista	55 Meadow Valley
Bedrooms	3 bedrooms	3 Bedrooms
Bathrooms	2.5 bathrooms	2.5 bathrooms
SF Area	1510 SF	1500 SF
Listing Price	$540,000	$619,800
Price/ SF	$358/SF	$413/SF
Estimated Mortgage	$2719	$3243
Property Tax	$5720	$6565
Mello Roos	1202.79	1217.18
HOA Dues	$352	$271
Estimated Monthly Payment	$3647	$4162

55 Meadow Valley is a two story detached condominium with a backyard. 102 Chula Vista has a small concrete patio at the entry, and has multiple levels. When you drive around the neighborhood, both the properties have nice curb appeal.

Which one would you buy?

Personally, I would prefer a detached condo to an attached condo, and also two levels are more than enough. When it comes to Chula Vista, everything will be a workout. Carrying laundry to the garage and back to the bedrooms, carrying sleeping toddlers from the car to their crib, groceries.. you get the point. While one level brings in some privacy, I am not sure about owning a property with multiple levels. But Irvine has three level properties in every village, and all of them have been selling/ reselling well, so there might be people who prefer those floor plans.

Buyers: Have you altered your needs to meet your budget or budget to meet your needs in this heated market? Are you paying more than 20% down to make sure there are no hiccups in escrow or loan?

Sellers: What are your thoughts when you list your property? Clean it and stage it? Fix it and spruce it? Just list and watch the foot traffic with a content smile? Where are you planning to move next?

Share your views at Talk Irvine.

Woodbury had several open houses this weekend, so I checked out two of them. Today, I will present 67 Great Lawn; next week, I’ll tell you about 87 Long Meadow. While the two properties are only a couple of blocks apart, they are quite different.

The basics:

Asking Price: $945,000

Bedrooms: 4

Bathrooms: 3

Square Footage: 2,100

Lot Size: 1,000

$/Sq Ft: $450

Days on Market: 10

Property Type: Detached Condo

Year Built: 2005

Community: Woodbury (Stonetree, Plan 2)

There are two sets of HOA dues, totaling $268 per month and there are Mello Roos taxes.

The home is located on one of Woodbury’s bigger streets and is close to the intersection of Great Lawn and Sanctuary. So, while the location isn’t particularly quiet, it is a very short walk to the large community park and pools, the Commons and Woodbury Elementary School. There isn’t really a yard, but the house does have a nice front patio area with plenty of space to put a barbecue, table and chairs. I really liked the stonework on the patio, but did notice one very large crack right in the middle.

Inside, there is a large hall closet directly across from the front door. A short hallway leads to the living room on the right and the kitchen and dining room on the left. The living room has several windows and a set of French doors leading to the front patio, so it gets light from three sides. There is a white fireplace in one corner and attractive wood flooring that runs throughout the downstairs. There is a cutout area for the TV that would make a good spot for a nice set of built-ins.

The kitchen is nicely upgraded with granite counters and white cabinets. The stainless steel appliances include a five burner stove and double oven. A large center island offers plenty of room for seating and a small desk at one end of the counter provides a nice work area. While there isn’t a pantry, ample cabinet space should provide enough storage.

The adjacent dining room is quite large and has two sets of French doors leading out to the front patio.

Another hallway leads to the downstairs bath and bedroom, as well as access to the two car garage. The bathroom has a shower and single sink, both done with small, square tiles. The bedroom is carpeted and is fairly small. It has a standard two-door closet and looks out onto the alley of garages. The room is set back from the rest of the downstairs and would offer a lot of privacy.

Upstairs, there are three more bedrooms. The first one is very large, with space for a queen size bed and a sofa. Windows on three sides bring in a lot of light and it has a larger, three-door closet. Like most other rooms in the house, it has attractive plantation shutters.

The other secondary bedroom is smaller, but still a good size. It has just one window facing the back but it also has a large walk-in closet. Like the downstairs bedroom, both upstairs bedrooms are carpeted.

The secondary bedrooms share a bathroom tiled similarly to the one downstairs. It features two sinks and a shower/tub combo separated from the sink area by another door. The laundry room is adjacent to the bathroom.

The master bedroom has hardwood floors. It’s an average size for a master without a separate retreat or sitting area (I disagree with the flier that calls the room “enormous”). However, it connects to a large, covered balcony overlooking the street (balcony access is also available from the hall).

The master bath features an extensive use of stone tiles, including the floor and shower. The stall shower is an average size and sits next to a separate, jetted bathtub. The two sinks are set into a granite counter and, like the other two bathrooms, the cabinets are white. The walk-in closet is quite large and even has a window to let in some natural light.

Overall, the house is in excellent condition. The floors are in great shape and I didn’t notice scuff marks or blemishes in the paint at all. The upgrades were done very well and provide a clean look throughout the home. I liked the size of the upstairs bedrooms a lot.

There are a couple of downfalls to the house. As I already mentioned, while I love the proximity to the heart of Woodbury’s common areas, the street is much too busy. Also, I didn’t like that the living room – the only communal living space – is so secluded from the rest of the downstairs. I prefer more of a great room, where the living (or family) room opens to the kitchen.

This is a gorgeous home, but the cons outweigh the pros in my opinion. If you were in the market for a four bedroom house, is this the one you would choose? Why or why not?

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3741.0.html

University Park Single Family Market Tester

2 Norton $679,000

Two weeks ago I visited the Open House for 4256 Sandburg Way in University Park. That open house was jammed with visitors and the 4 bedroom, 2.5 bath home was listed at $769,000.

Now, another open house in the same area at 2 Norton was also loaded with visitors busily quizzing the realtor. This home is a 3 bedroom, 2 full bath, single family detached home on a large lot listed at $679,000. Records indicate the property sold for $739,000 in 2005.

The homes are different but the buzz of the market and the accelerating prices are similar.

Significant Numbers: This 1,594 sq. ft., single family detached home sits on a 7,800 sq. ft. corner lot at the end of a quiet University Park street, across from the park. New to the market, it was built in 1965. HOA dues are $123 and $/sq. ft is $426. There is no Mello Roos tax.

CloseUp: Walking up to the home, the dramatic design and plant lined courtyard provide a nice setting for the double door tiled entry. Inside there are bedrooms tucked off to the left and the right. Continuing on to the back of the home, the open kitchen with breakfast bar sits across from the dining room and living room creating a large open family living space.

The open beamed high ceilings, fireplace, and expanse of glass overlooking the back yard make this space work. The home has obviously been a comfortable retreat for a busy family.

Outside, the patio leads to a lush backyard with ample space for a pool, barbecue, or fountain. Inside, the high ceilings, travertine tile, wood floors and custom paints make the most of the space, but several open house visitors were busy speculating on what might be done to expand and upgrade the property.

The kitchen has granite counters with a breakfast bar, and a convection oven. The master suite with bath has sliding doors open to the front courtyard. There are two additional bedrooms, a full bath and inside laundry.

Specifics:

Bedrooms, 3

Baths, 2 full

Double garage

Two parking spaces

Irvine Unified School System

Detached, no common walls

Association pool and spa

Forced air heating, no cooling

What will the focus be here? Starting with the largest lot available in University Park, adding award winning schools in a well established neighborhood, and then factoring in a rising market, gives this property some impetus. The home sits on the corner of a quiet street right off of Michelson, which is a busy street leading to local shops on Culver. University Park offers an exceptional park system, including a regional park, and a convenient Orange County location near the University of California Irvine campus.

Who will move in? A young family looking for top schools and a network of great parks will be attracted to this home. Someone interested in moving with the market and considering an expansion might pick this property utilizing the basic footprint and taking advantage of the large lot.

Recent nearby listings: 100 Seton Rd. at $629,000; 32 Iron Bark Way at $625,000.

Recent sales: 20 Gillman sold for $625,000 last October.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3732.0.html