Primo Single Family Woodbridge Home

23 Sunriver $985,000

As the market picks up speed, open houses for upscale single family homes in the same area of Woodbridge have been turning up every weekend with heavy traffic and warp speed sales. Two in this same South Lake area, 5 Rainstar and 20 Rainstar, spun through the market very quickly. Both are now sale pending.

Now 23 Sunriver’s open house followed suit as a new to the market, remodeled single family home in a cul de sac in this same South Lake area, inside the loop and built by J.M. Peters.

The Saturday open house was brimming with people and the realtor said she recognized many from the previous 20 Rainstar open house. Seven days later, as of Wednesday, the property was listed as sale pending with backup offers accepted.

Significant Numbers: Built in 1982, this 4 bedroom, 3 bath single family detached home is 2,547 sq. ft. at $387/sq. ft. The lot size is 5,100 sq. ft. HOA is $82 and there is no Mello Roos.

CloseUp: Stepping into the ceramic tile entry, you have a straight shot view of the step down living room with cathedral ceiling and French doors opening onto an entertainer’s patio. On the right of the entry, stairs lead up to an open view balcony and 3 bedrooms including the master suite. Immediately to the left from the entry there is a bedroom and full bath.

Moving on from the living room, to the right there is a built-in wine cooler, bar, and large family room with rock fireplace, shutters and French doors leading to the patio.

The remodeled kitchen that opens to the family room has granite counters, stainless appliances, recessed lighting and a built-in work area. There is a formal dining room and a casual eating area.

Throughout the main floor the floor to ceiling windows, skylights, hardwood floors, and attention to detail work beautifully. Sleek ebony fixtures and accent paint, punctuated with shots of vibrant red are used effectively throughout the home.

The private patio with custom in ground spa fits beautifully with the light airy windowed views from the living room and family room.

Upstairs three bedrooms with two baths include a luxe master suite with fireplace, walk-in closet, private bath with double sinks and soaking tub.

There is a double garage and interior laundry room.

Specifics:

Single family

Two level contemporary

Bedrooms, 4

Baths, 3

Central furnace, central air

Detached, no common walls

Irvine Unified School System

Double Garage, 2 parking spaces

Association pool, community spa

Who will be moving in? The home is within walking distance of elementary, middle and high schools, all top rated, perfect for a good sized active family. With a main floor bedroom and full bath, the home would also work for an active couple who wanted to be based in Irvine and needed room for guests or senior family members.

What was considered here? As a Woodbridge JM Peters single family home on a quiet cul de sac in this South Lake area, in an accelerating market, this home attracted traffic and got immediate results.

Recent Listings nearby: 8 Rainstar, $885,950; 10 Woodflower, $1,200,000.

Recent sales: 15 Daybreak, $880,000; 21 Bayside, $950,000.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3596.0.html

Inventory on March 2nd, 2013: 201 Homes

On my blog “See spot buy or sell“, I wrote about 95 Waterman #155 listed for $619,000:

“Given the market conditions, it might sell quickly also, at the listing price or even more. There are already talks about how all cash offers are pushing others away from the market. Remember those fairy tales where princes came from a land far away? I can imagine Realtors telling the story of the client coming from land far away with briefcases filled with dollars to make an all cash offer!”

The detached condominium sold for $630,000.

But two other comparative Wisteria homes sold within last six months didn't manage to reach the $600,000 mark. Low inventory has added the premium to all already overpriced Irvine homes. This is Irvine, this too shall sell, as long as there is someone ready to give an all cash offer. All along Irvine Boulevard, there is a lot of building activity. There will be a lot of new homes in the market soon. At this point, it's hard to state the effect of the influx of new inventory. New schools, new apartments in the neighborhood to help increase diversity or resale homes that have schools with proven track record?

Wisterias climb. It doesn't matter if they are climbing clockwise or counter clockwise- they just climb. Like the Wisteria homes in West Irvine.

85 Waterman, Irvine CA 92602

Listing Price: $519,888

Bedrooms: 2 bedrooms

Bathrooms: 2.5 Bathrooms

Area: 1220 SF

Price/SF: $426

Year Built: 2002

Builder Tract name: Wisteria

I was in awe that the Wisterias went from $329/SF in October 2012 to $364/SF in February 2013.

Speechless as I note that it's listed for $426/SF. Low Inventory Fairy and her magic wand! As an Irvine homeowner myself, I am happy at the renewed irrational exuberance, but as a potential buyer, I feel priced out of this market. It's hard not to remember the Price/SF last year, and the four digit inventory in 2007.

Monthly Expenses:

Mortgage @ 3.625% : $1897

HOA Dues: $174

Property Tax: (1.0593%)$458

Mello Roos: $110

Fixed Monthly Expenses: $2639

What would you do?

Will you buy before you are priced out?

Will you buy a new construction around the same price?

Discuss at Talk Irvine.

This week, I visited 22 Glenn, an older (1980) home in Northwood. It is located on a quiet cul-de-sac with a park at the end of the street and it backs to a greenbelt that divides it from the newer Northwood II neighborhood.

The basics:

Asking Price: $865,000

Bedrooms: 4

Bathrooms: 2.5

Square Footage: 2900

Lot Size: 5,820

$/Sq Ft: $298

Days on Market: 23

Property Type: Single Family Home

Year Built: 1980

Community: Northwood

There are no HOA dues or Mello Roos taxes.

The house is being sold “as is,” with obvious needs to paint and replace the carpet. The sellers will give a credit back for both, giving the new buyers an opportunity to choose their own colors and styles. The entryway, front hall, and kitchen have white tiles that, along with the dark grout, create an outdated look. The house does have newer windows throughout.

The living room is just inside the entryway and one step down. It has vaulted ceilings that make the large room feel even bigger. Just past it, and on the same level as the hall, is the dining room. It is an average size for the area and has a large window looking out to the yard. Both rooms are currently carpeted and have older vertical blinds.

The kitchen and family room are at the back of the house. The family room is a step down from the kitchen. It has newer laminate flooring with a brick fireplace at one end and a wet bar in the back corner. One wall still has wallpaper but the rest are painted. The ceilings haven’t been scraped. Several windows and a door look out to the backyard.

The kitchen has been updated with granite counters and stainless steel appliances. There is ample counter and cabinet space, plus several pantry cupboards. There is plenty of room for a casual dining table and many windows to make the room bright. There is still an older style panel light, which has a rather strange floral design on it.

Off the family room, a small alcove leads to a half bath with a door to the outside. This is a nice feature since there is a pool in the backyard. Also in this alcove are a closet and the washer and dryer hookups, separated by a pocket-style door. Garage access is off the laundry area.

The home is located on an inside corner, so the yard is bigger than average and wraps around the house. A pool and spa sit in the corner. On one side, there is a rock bed and, on the other side, a large patio.

Upstairs, there are four bedrooms. The master sits by itself on one side and is a step up from the hallway. It is a big room with vaulted ceilings and a huge retreat. The retreat is one step down and separated by a railing. Like the family room, it has a brick fireplace at the end and a wet bar in one corner. Sliding doors from the retreat lead out to a balcony overlooking the yard.

The master bath has a large soaking tub and a big, separate shower. These have both been remodeled with attractive tiles and sit next to large, frosted windows that give the room nicely filtered light. In contrast, the vanity area – two sinks with a long counter in between – still boasts its original 1980s look from top to bottom. Finally, there is a large, L-shaped walk-in closet.

The other three bedrooms are pretty standard. They are all average-sized. Two have sliding door closets and one has a walk-in. Each room is carpeted and has one window with older-looking window treatments. The bathroom they share has two sinks and a shower/tub combo. The original fixtures and gold-trimmed shower doors, along with gray tile, definitely give the room a tired look.

Overall, you’re getting 2900 square feet of living space, with large rooms downstairs and a huge master bedroom for under $300 per square foot. Plus, you get a backyard that is bigger than most others in the neighborhood. Yes, the house needs some work, but the sellers will make up for some of it with a paint and carpet credit. The bathrooms are old but in decent condition, so a remodel isn’t critical if it’s not in the budget right away. I couldn’t find any other single family homes in Northwood for under $300/ft, so I think 22 Glenn is definitely worth checking out.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3582.0.html

Woodbridge Entertainer Gem

20 Rainstar $1,100,000

Having just seen 5 Rainstar in Woodbridge, an upscale remodel that is now a sale pending, I wanted to see how this single family home at 20 Rainstar would compare.

Significant Numbers: New to the market, this two level, 4 bedroom, 3 bath, single family home is now also a sale pending after 9 days with backup offers accepted. I saw it last Saturday in a busy open house. The square footage is 2,460 and the lot size is 5,000 square ft. Built in 1981, it is $447/sq. ft. There is no Mello Roos. HOA dues are $82.

CloseUp: This home is an entertainer natural, from the professionally landscaped entry, on through one nicely defined space after another, finishing with the stunning windowed back wall of the home, the mood is expansive, elegant and immaculate.

A family room with fireplace and a living room flank the double sided custom bar, overlooking the private patio with greenbelt beyond. French doors open to the patio which proves to be an inviting extension of the home with custom spa, built-in seating, barbecue and fire pit.

Looping around from the family room on the left, there is a large gourmet kitchen with granite counters, top of the line appliances, a gas range, custom cabinetry, and a sunny casual dining area with window seat. Completing the loop is a formal dining room.

Vaulted ceilings, custom draperies, wall to wall carpet, hardwood floors, plantation shutters and recessed lighting make the most of this light filled open floor plan. It is easy to see the party flowing through the house and onto the patio.

Upstairs, the master retreat with fireplace, has a huge remodeled bath and custom walk-in closet. There are two more good sized bedrooms and bath, and a loft area with built-in desk upstairs, and a bedroom, and full bath with antique mirror on the main floor.

Specifics:

Bedrooms, 4

Baths, 3

Association pool, Community Pool

Double Garage

Two parking spaces

Central furnace, central air

Detached/no common walls

Irvine Unified School District

What should be considered here? As a sale pending after 9 days, this single family home in the South Lake area of Woodbridge moved right through a brisk market. I would compare its entertainment credentials with others in this price range in Turtle Rock, like 10 Morning Glory. Both houses are entertainment pros, and standouts in design and use of space.

Who will be throwing the next party here? Will it be an Irvine couple who entertain often and need a downstairs study/office/hobby room, or extra space for guests and grandkids? Or will it be an active family seeking top schools and great recreational options? A top elementary school is just around the corner.

Recent nearby listings: 18 Meadowsweet Way, $795,000; 3 Foxchase, $799,000.

Recent sales: 15 Daybreak, $880,000 in October; 26 Emerald, $980,000 in October.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,3577.0.html

Inventory as of 2/24/2013: 2-0-0.

As Irvine inventory drops and the nationwide housing statistics show signs of life, we have moved into a seller's market. Last year, around spring, I questioned if this is the worst Irvine saw, and in fall, I wondered if this is recovery. Within a year, we have gone from bottom to recovery to a bubble. Condominiums are being listed for a price that people paid to buy single family homes just a year ago. Here is my favorite village “West Irvine” which saw the worst last winter, and stabilized last summer, and now is booming.

59 Sapphire, Irvine CA 92602

Listing Price: $569,900

Beds/ bath: 3 Beds/ 2.25 Baths

Area: 1500 SF

Price/ SF: $380

Year Built: 2001

Builders Tract Code: Mandeville (MAND)

Elementary School: BECKMAN

Middle School: PIONEER

High School: MYFORD

School District: Tustin Unified School District

When I saw the listing price, my jaw dropped. I am watching these homes for almost 12-15 months now. Attached condominiums, space just enough for a small family, has huge potential as an investment property, better construction quality than some of the single family homes in the area, all good for a price tag below $450,000. But at 569,900, if this is not the beginning of another housing bubble, what is?

Here is the brief sales history for these condos. Market conditions have changed too, inventory is a third of what it was a year ago, but still, unless you are a rich person who is buying these properties by dozens, it is going to feel like a lot for a little home.

163 Topaz $274.34

97 Sapphire $244.00

109 Sapphire $290.00

103 Sapphire $255.28

161 Topaz 1 $260.00

65 Sapphire $258.67

92 Topaz $233.33

33 Moonstone $286.67

63 sapphire $260.38

56 Sapphire $303.33

149 Topaz 13 $270.73

19 Moonstone $252.67

9 Moonstone $317.33

1 Moonstone $316.67

78 Topaz $295.00

117 Sapphire $313/SF

19 Sagamore $329/SF

75 Sapphire $260/SF

22 Moonstone $325/SF

At $380/SF, it's a $100/SF jump from last year. When was the last time this happened? Oh, if I remember it right, around 2005-2007 (these homes were around $600-$650k then).

Here are a couple of other blogs I had written about these homes:

117 Sapphire and 97 Sapphire

117 Sapphire

97 Sapphire

Mortgage: $2,079Monthly

Property Tax: $6,036 Annually, $503 Monthly

Mello Roos: $772 Annually, $65 Monthly

HOA Dues: $230 Monthly

Total: $2,877 Monthly

(Fixed monthly expense to own a similar condo last August was $2105,and September was $2,346)

What are your thoughts?

Are we in the bubble-central, or is it just the beginning?

If you are a buyer, what are your plans? Will you continue to rent for a while, or buy before it's too late?

Share your thoughts at Talk Irvine.