Today, I will introduce you to the Corte Bella neighborhood in Orchard Hills. This is the third smallest set of homes and is on the Orchard Hills II side. These Irvine Pacific homes have 3-4 bedrooms and 2.5-3 bathrooms. They range from 1,833 square feet to 2,101 square feet. All homes have a two-car garage. Residences Two and Three have a bedroom downstairs.

Some of the standard amenities in all homes include Kitchenaid stainless steel appliance package, including cooktop, oven, microwave, dishwasher and hood; white satin Thermofoil cabinets with adjustable shelves; granite slab kitchen counters with 6-inch backsplash and full backsplash at cooktop; stainless steel double basin sink with Kohler pull-out faucet; master bath with a sterling tub with 6” x 6” tile surround and separate shower; dual Kohler undermount sinks with marble countertops and backsplash; Kohler polished chrome faucets; ceramic tile flooring at entry, kitchen, dining, baths and laundry; plush carpet throughout living areas; pre-wired multi-media plate; fire-resistant concrete tile roofs; decorative front doors; high efficiency air conditioning and gas furnace; tankless water heaters; and energy efficient bathroom fixtures. All homes are Build it Green™ Certified.

Corte Bella is the farthest east of all of the homes. They are high in the hills and some will have gorgeous views. Most of the streets are very short, with only three houses on each side. There will be a total of 118 homes in the neighborhood. All Corte Bella homes are currently zoned for the Irvine Unified School District (always best to confirm this with your sales agent). Students are assigned to Canyon View Elementary, Sierra Vista Middle School and Northwood High School.

Basic Neighborhood Financial Information

Approximate HOA Dues: $196 per month

Approximate Tax rate: 1.06%

Approximate Mello Roos: $3712 per year (AD Tax: $1,850; CFD Tax: $1,700; other tax $162)

Overall Effective Tax Rate: 1.5%

Prices start at around $820,000 for Residence One, $850,000 for Residence Two, and $870,000 for Residence Three.

Residence One

1,833 square feet

3 Bedrooms, 2.5 Baths

Base Price: $820,000 ($447 per square foot)

Residence One is modeled in the Formal Spanish elevation; this home also has an Early California elevation. Select lots will have additional windows on the exposed side of the home, including one each in the master bedroom closet, the laundry room, and on the stairway. When you enter the home, the stairs are on the right – with a large storage closet underneath – and the hall leads back to the great room and kitchen. There is a nice little nook tucked in by the staircase, offering a nice spot for a small table or entry bench.

The powder room is actually three steps up from the entryway, on the first landing of the main staircase. I don’t really like this, as it isn’t accessible for visitors who can’t climb stairs. It is otherwise a fine bathroom, with a pedestal sink and a window facing the street. The framed mirror is an upgrade.

At the back of the house, the great room is on the left and the kitchen is on the right. The dining area is straight ahead at the end of the hall. The dining area has a big window and three recessed can lights.

The great room is an average size, with windows on two walls and a sliding door leading to the yard. The crown molding and recessed lights are standard features. The media built-in unit is an upgrade.

The kitchen is pretty much entirely upgraded, so other than the layout, it isn’t a true representation of the standard package. The large center island offers bar seating, storage cabinets and an optional wine/beverage center. The dishwasher and sink are along the back with a window to the yard. The range, refrigerator and ovens are all along the side, with some counter space surrounding the range. The walk-in pantry is shown with the upgraded organizer. The setup seems functional, though I would have liked to see the dishwasher closer to the cabinets and drawers.

The backyard is very small. There is room for a table and barbecue, but not much space for anything else.

All of the bedrooms in Corte Bella are on the second floor. At the top of the stairs, the laundry room and master suite are to the right. The two secondary bedrooms are down the hall in front of you. The laundry room has side by side machines and included upper cabinets. There isn’t really space for a sink or to add more storage.

The master bedroom is a good size and has windows overlooking the side and backyard. It has space for a sitting area in the corner. The coffered ceiling is standard, but the recessed lights and crown molding are upgrades.

Like the kitchen, the master bathroom is almost entirely upgraded, including cabinets, drawer pulls, jetted tub, vanity detailing, marble countertop and tub surround, and the tile backsplash. The vanity on the right houses both sinks but doesn’t have a lot of space between them. The bathtub and shower setup are similar to many of the new homes I have seen recently, with a shared deck on one side. The standard tub does not have jets. The shower is a good size, with a small seat and shelf in one corner. The closet is average sized and is shown with the standard single shelf and pole.

The main hallway has big linen storage area. The bathroom shows the standard white Thermofoil shaker cabinets and white cultured marble countertop. All of the hardware on the vanity and sinks are included, except the drawer pulls at the bottom of the vanity. The backsplash is also standard. A door separates the sinks from the shower, which has upgraded tile throughout. Though the shower/tub combo is standard, buyers can opt for just a shower.

Bedrooms 2 and 3 are pretty similar in size, though the small entryway in Bedroom 2 makes it feel more spacious. Both bedrooms overlook the street and also have windows on the side. Bedroom 3 has a Juliette balcony. Both closets are standard, two-door sliders with storage above (cabinet doors not included), though they seem a little smaller than in other homes.

This home had a lot of similarities to the Vista Scena homes I reviewed last week. The overall layout is basically the same and they have most of the same standard features. The benefit to Corte Bella over Vista Scena is a little more square footage and these are single family homes, rather than the townhomes at Vista Scena.

Residence Two

1,922 square feet

3 Bedrooms, 2.5 Baths

Parlor/Den

Base Price: $850,000 ($442 per square foot)

Residence Two is modeled in the Monterey elevation; this home also has an Early California and a Northern Italian elevation, plus a fourth whose name wasn’t listed. The garage faces the street, but front door is on the side of the house, so these homes are always on a corner lot. The front entry in this home gives a glimpse of the great room at the back and a look into the den on the right. There is a large closet underneath the stairs.

The den faces the front of the house and has optional French doors leading in from the hallway. It is a nice size for an office and doesn’t have the option to be a bedroom instead. All of built-in units, wainscoting and crown molding are upgrades.

In addition to the closet, the hall also leads to garage access, a laundry room and a powder room. The laundry room has side by side machines and upper cabinets. The powder room has the standard pedestal sink.

The great room and kitchen are at the end of the hall. The great room is shown with the optional stacking sliding doors, which stretch the full length of the back wall and through the dining area. The room is shown without any upgraded built-ins and includes the standard pre-wiring for the flat screen TV.

The kitchen is shown with the included white cabinets and drawers, though the glass-fronted cabinets are upgraded. The large, center island houses the sink and dishwasher, and it offers bar seating. The cooktop is set into one wall while the fridge (shown upgraded) and the (standard) double oven/microwave are on another. There is some counter space on each side of the cooktop, but not as much as in many other new kitchens. A walk-in pantry, shown with the standard shelving, sits in the corner. This kitchen also shows upgraded granite and backsplash, sink, drawer pulls and the wine/beverage center.

The dining area is in the back corner. With windows on one wall and the stacking sliding doors on another, this space gets a lot of light.

On the opposite side of the great room, a short hallway leads to the master bedroom. The room is spacious and bright. It is shown with upgraded recessed lights and crown molding. There is a single French door leading out to the backyard.

The master bath has a vanity on the left with two sinks, where the counter and drawer pulls are upgrades. On the right, there is a bathtub and separate stall shower, shown with upgraded tub deck, tile backsplash, and liners at shower surround. The shower is an average size, with a narrow shelf shared with the tub deck and a small corner seat. The walk-in closet is a good size, shown with the included single pole and shelf.

The backyard is again very small. It is nice to have access from the great room and master bedroom.

Upstairs, there are two bedrooms and a shared bath. A small, optional tech desk is shown at the top of the stairs. The shared bath in the hallway has a vanity similar to that of the master bedroom. This one is shown with a fully upgraded shower in lieu of the standard shower/tub combo.

Bedroom Two is on the left and is the smaller of the two rooms. It has a big walk-in closet and French doors leading out to the huge balcony it shares with Bedroom 3. The balcony spans the full width of the house. Sadly, this deck is only in the modeled elevation. Two of the others have no balcony at all and the fourth elevation has a separate Juliette balcony off each bedroom.

Bedroom Three feels very spacious. It has a sliding closet, shown with upgraded mirrored doors and the standard, open storage space above it.

This home will be very appealing to buyers who want a downstairs master suite. Otherwise, the only main difference between this and Residence One is the addition of the den. For those wanting a balcony, the modeled Monterey elevation is the way to go.

Residence Three

2,101 square feet

4 Bedrooms, 3 Baths

Parlor/Den

Base Price: $870,000 ($414 per square foot)

Residence Three is modeled in the Northern Italian style, with Formal Spanish and Early California as other options. In this home, the entry is just a small foyer, with the great room directly in front of it, the stairs on the left, and the downstairs bedroom jutting out alongside the front walkway. The flooring and window treatments throughout the home are upgrades.

The great room is bigger than in the other models, but a little more isolated from the kitchen. The layout makes it more like a traditional family room than a true great room. Windows look out to the side and back yards. The built-in unit is an upgrade.

The dining room sits behind the great room and slightly to the side. It has sliding doors to the backyard and windows on another wall. There is space for a big table.

The kitchen is to the right of the dining area. Its island is very small compared to other homes, but still has space for a couple of bar stools. Because it is offset from the great room, this kitchen uses three walls, so there a lot of cabinets. One wall has the dishwasher and sink, another has the cooktop, and the third has the fridge, ovens, and pantry. Basically everything shown in this kitchen is upgraded, including the appliances, counters, cabinets and more.

A doorway in the kitchen leads to the laundry room, a launch zone, and the garage. The launch comes standard with upper and lower cabinets, but is shown with an upgraded unit. The laundry room has side by side machines, a sink, upper cabinets and a pole for hanging clothes.

The backyard is a little bigger than it was in the other two homes, though still pretty small.

The bedroom at the front of the house (Bedroom 4) is a pretty typical downstairs bedroom. It is average sized, with a two-door closet and windows facing the street and side. This one has a nice little corner nook beside a window with enough space for a chair.

The adjacent bathroom is the only one on the first floor (no separate powder room). It has a single sink and a shower, shown here with upgraded liners, shower floor and countertop. There is an option for a shower/tub combo.

Upstairs are the master and two secondary bedrooms. The master sits just to the left at the top of the stairs and the other two bedrooms are at the end of the hall.

The master is pretty similar to the other two models. It is a good size with windows on two walls. Again, the coffered ceiling is standard, the can lights and crown molding are upgrades.

The master bath is also quite similar, with the vanity on one side and the tub and shower on the other. In this home, the vanity is actually split, with one sink on each side of the closet door. The vanities are also shown with drawers instead of the standard cabinets, upgraded counters and backsplashes, and upgraded mirrors. The tub has the same upgrades and the shower floor also has upgraded tiles. The shower is a little bigger than in the other models. All of the Corte Bella homes have an option to put a door between the bedroom and bathroom.

The hallway has a linen closet and the shared bathroom. The bath has two sinks and a shower/tub combo. The only upgrade is the clear glass tub enclosure. There is also an option for just a shower.

The secondary bedrooms are both a good size. Bedroom 2 overlooks the backyard and has a small entryway, so it is set back a bit from the hall. Bedroom 3 faces the street and has French doors leading to a Juliette balcony in the modeled elevation. Both rooms have the usual two-door closet and storage above, this time shown with the optional cabinet doors.

I don’t love the layout of this home. I prefer the more common great room-kitchen setup, rather than having them offset as they are in Residence Three. I do like the launch zone near the garage. I would not be surprised if Residence Two (with the downstairs master) ends up being more popular. Overall, Corte Bella base prices are in line with the current price per square foot.

Today I saw a two level home featuring a bedroom on the ground floor. 2 Alameda is in Northwood’s Park Paseo Community. It sits on the corner of a cul-de-sac street with Santiago Hills Elementary School and the community pool, clubhouse and tennis courts at the end of the cul-de-sac. Children can walk to Santiago Hills Elementary School without crossing any streets.

Asking Price: $850,000

Bedrooms: 4

Bathrooms: 3

Square Footage: 2,271

Lot Size: 3,920

$/Sq Ft: $374

Days on Market: 6

Property Type: Single Family Residence

Year Built: 1978

Community: Northwood – Park Paseo

HOA dues are $89 per month and there are no Mello Roos taxes.

Prices in Northwood have been on the rise. In the past 3 to 6 months houses in Northwood have sold at an average of approximately $387 per square foot. This house is in very clean condition and has been partially upgraded. There are some original features, such as the windows, cabinetry and some of the lights, but the ceilings have been scraped, floors replaced and kitchen and bathrooms remodeled. The yard is smaller for the neighborhood, but there is a patio and a little bit of grass at the end of the patio. Being on the corner of Alameda and Park Place, there is some noise from passing cars on Park Place, but Park Place is an internal street in the neighborhood and Alameda is a cul-de-sac street. The home feeds into Santiago Hills Elementary School, Sierra Vista Middle School and Northwood High School. The elementary and middle schools are walking distance from the home.

The double front door is located on the side of the home. Once inside the cathedral ceilings provide a sense of spaciousness. Directly in front of you is the side of the staircase and a hall leading to the back of the home. To the right are the living and dining rooms. To the left are the bathroom and bedroom. An abundance of natural light comes in from the large windows throughout the entrance, living and dining rooms. The tile flooring in the entrance area continues back through the hall and into the kitchen and family room. The rest of the rooms have wood laminate floors.

The first floor has a bedroom with cathedral ceilings at the front of the house. It has double doors leading into the room. It is bright with three windows, one being high up on the wall. The room has a small closet with sliding doors. The adjacent bathroom has a single sink and a stall shower. The flooring and sink hardware have been updated but the original fluorescent lighting still sits above the sink. The cabinetry has been painted white, but is also original.

The living room is a small step down from the rest of the house. It has vaulted ceilings and is a good size. The windows look into the backyard.

The living room opens to the dining room, which has space for a large table. A short rail separates the two areas. I have seen models with the railing removed to create an open flow between the rooms. The large window looks into the backyard.

The coat closet sits in the hallway leading back to the kitchen and family rooms. The family room has a white-painted brick fireplace and French doors leading to the backyard. It is a decent size room and there is an open solution into kitchen. On the back side of the kitchen wall, at the end of the peninsula is a built-in bookshelf.

The kitchen has been partially remodeled with a mix of white and stainless steel appliances and granite tile countertops. The pantry is to the left of the doorway, located across from the main kitchen, with space in front of the pantry for a computer table or small eating table. The garage entry is located next to the pantry. To the right is the kitchen with the counter in a U-shape. The refrigerator and electric stovetop sit on the back wall, next to the garage door entry. The sink, with a garden window, looks out to the side of the backyard. The counter wraps around onto a peninsula with space for bar seating on the family room side. Cabinets sit above the peninsula which provides plenty of storage, but hinders some of the open feel to the area. At the end of the peninsula is a short wall with the built-in microwave and oven. The kitchen still has the original panel lights and the original cabinets which have been painted white.

The backyard is small for the neighborhood. Outside of the French doors is a narrow covered patio with a high retaining wall on the backside. To the right is a small grassy area.

The stairs have the original railing but are updated with laminate wood flooring. On the landing is a set of lower linen cabinets. The master faces the back of the house and is a good sized room. It has vaulted ceilings. There are two sets of closets, each with mirrored doors. One set is located in the bedroom while the other is in the bathroom area. The master bath has two sinks with a vanity area in the middle. The cabinetry is original but has been painted white. The flooring has updated tile and the shower area is remodeled by removing the tub and creating a large shower with a bench. A large window sits above the shower, bringing in a good amount of natural light. Without a privacy door into the bathroom area, the light may disturb someone who is still in bed, but they have hung decorative curtains to block out most of the light.

One of the other bedrooms has double doors and high ceilings. The window faces the side of the home. One wall is taken up by a three-door closet. The other bedroom also has high ceilings and there is a closet in one corner with mirrored doors. The window faces out to the front of the home.

The upstairs bathroom has one sink with good counter space and a shower/tub combo. The cabinets are original but have been painted white. The floors have new tile and the shower/tub combo has been remodeled with a new tub and updated tile surround. A window sits above the vanity mirror which brings in natural light into the area. The high ceilings create a spacious feel to the space.

Looking at current listings and recent sales, the price for this house seems reasonable. The flow is nice and the downstairs bedroom will appeal to many buyers. The only downfall is the smaller backyard and location on the corner with cars turning onto the Alameda in front of the home. But the home’s location, being so close to the elementary school and community amenities will appeal to many families.

Today I am reviewing a one level home in Northwood’s Park Paseo Community. 38 Christamon West is found on a larger internal corner lot and directly across from Santiago Hills Elementary School and community amenities. If you are looking for a one level home with a pool, then this is a home worth looking at.

Asking Price: $875,000
Bedrooms: 3
Bathrooms: 2
Square Footage: 1,702
Lot Size: 6,970
$/Sq Ft: $514
Days on Market: 9
Property Type: Single Family Residence
Year Built: 1980
Community: Northwood – Park Paseo

HOA dues are $89 per month and there are no Mello Roos taxes

Prices in Northwood have been on the rise. The average price for properties sold in the past 3 months has been about $383 per square foot. However, one level homes have definitely sold at a higher price per square foot. Compared to other one level homes I have reviewed in Northwood, this is the first one that does not share a wall (zero lot line) and it also has the largest lot size, but is this home worth the $514 per square foot price?

Colored stamped concrete leads up the driveway and continues up to the front door. Directly across the street is the elementary school’s green fields and playground. Once inside the double front doors, the first thing I noticed was the roaring water from the backyard’s pool rock formation. It is an impressive feature.

The tile entrance flooring continues throughout the kitchen, family room, hallway and bathroom. The windows are new. The dining room, open kitchen and family room are all on the left side of the home. The smooth ceilings are cathedral height and the lighting has been updated with recessed lights. The dining room, which was formerly a living room, is a step down room. The floor is stamped concrete. There are plenty of windows and a pair of French doors leading to the side patio which brings in an abundance of natural light.

The kitchen has been completely remodeled and has two large windows. Instead of the original dining area, the kitchen has been converted into a large open solution with space for a computer work station, a large wrap around island with space for bar seating, and a peninsula at the far end that overlooks the family room. There is space for bar seating at the peninsula as well. The countertops are black granite and appliances upgraded to stainless steel. There is also a wine frig installed in the island. There is plenty of counter space and lower cabinets, but there are limited upper cabinets and the kitchen lacks a pantry.

The family room has a couple of windows in the corner and a large window above the sliding glass door. It is a decent size room with a remodeled fireplace. At the end of the kitchen peninsula is a built-in bookcase with a couple of cabinets. Across from the pillar, on the back wall is a built-in entertainment center. Unique to the space is a tri-fold glass door that leads to the backyard.

The backyard has plenty of entertainment space in front of the pool and Jacuzzi. The pool has a rock formation with a built-in slide. With the water on, it creates a water fountain coming from the rocks. To the right is a hardscaped area with a basketball net. There is no grass in the backyard, but plenty of space for entertaining. The yard wraps around to the side of the house. It is partially separated by the pool equipment, which is the only downfall to the layout of the yard. On the back patio area is the air conditioning unit, but it is wide and spacious enough for plenty of patio furniture.

The hallway leading to the bedrooms and garage is lined on the left with upper and lower wood cabinets. Fogged glass sliding closet doors line the right hand side.

The first secondary bedroom has wood laminate floors and the matching sliding doors as the hall closet. The closet has been removed and built-in shelves and cabinets have replaced the area.

The middle bedroom is similar in size and the double sliding closet doors have been removed. The flooring is a neutral colored carpet.

The shared bathroom sits across from the bedrooms. It has a single sink, updated mirror and lighting and tile floors. The bathtub has newer glass sliding doors, but the bathtub is original with a worn tub that would need to be replaced or resurfaced. It has the original 4×4 tile wall surround.

The master bedroom is located at the end of the hallway, with a sliding glass door leading to the backyard. It has cathedral ceilings and plenty of natural light coming into the room from multiple windows. It has neutral colored carpet. The bathroom is located through an open door. Without a privacy door, the lights and noise from the bathroom area may affect someone who is still in bed in the mornings and evenings. The master bathroom has cathedral ceilings which creates a spacious feel. The dual sink area has the cupboards which have been painted and installed with hardware. The mirrors and lighting have been updated. To the left is a large walk-in closet. To the right is the separate toilet and tub. The original tub is sunken in the ground and completely lined with the original 4×4 tiles. It is dated and may want to be upgraded.

38 Christamon West is nicely remodeled. Compared to last week’s 40 Christamon West, the location is not as prime since it sits on the corner across from the cul-de-sac, so there may be slightly more traffic in front of the home with cars that come down Christamon and turn onto the side street, Owari. However, Owari leads back to a short cul-de-sac street so there is limited traffic apart from school hours. The yard is private and large, but I was surprised that the kitchen lacked a pantry and the bathrooms needed new tubs. But having the luxury of an open green field across the street and the community’s pool and tennis courts just steps away, makes it a nice location. One level homes are highly sought after and rare in the neighborhood.

18 Prescott is a two level townhome with two bedrooms and a loft. It is located in an area with very low traffic due to surrounding cul-de-sac streets. The home gets street noise from Irvine Boulevard, but it does not back directly to Irvine Boulevard. In fact, the backyard gate opens to the walk-way leading just a short distance to the community pool. The home fell through escrow and is now back on the market. Originally listed at $529,000, the price increased just two days later to the asking price of $535,000.

Asking Price: $535,000
Bedrooms: 2
Bathrooms: 2.5
Square Footage: 1,430
Lot Size: 2,178
$/Sq Ft: $374
Days on Market: 30
Property Type: Townhome Two Level
Year Built: 1980
Community: Northwood – Sheffield Manor

HOA dues are $245 per month and there are no Mello Roos taxes.

This house is in very clean condition. It was originally a model home, which has a unique loft area. Upon entry the staircase is immediately to the right. To the left is the living room with the open loft partially above the room. A short hallway with a coat closet and bathroom is straight ahead which leads to the kitchen and dining area.

The home has been upgraded with glossy laminate wood flooring, clean cream carpet in the living room, staircase, upstairs hallway and bedrooms, and clean walls. With homes on each side of the shared walls, it is still a light and bright home with multiple large windows in the front and back. The windows are original.

The living room has high ceilings with an open loft above part of the room. The loft has skylights which also bring in natural light to the area. The fireplace is located next to the front windows. Lining the opposite wall is a wood built-in entertainment area.

The bathroom has been updated with a new vanity and mirror. The laminate floor continues into the bathroom.

The kitchen is light and bright with painted white cabinets, new hardware, white appliances and clean 4×4 tile countertops. The original fluorescent lights have been replaced with recessed lighting, partially raising part of the ceiling. The kitchen has an open solution with a peninsula long enough for some bar seating. It overlooks the dining area. There is plenty of cabinets and counter space but it lacks a pantry.

To the left is the indoor laundry room. On the left is space for a side-by-side washer on the dryer. On the right are additional lower and upper cabinets for more storage.

The dining area sits in front of the sliding glass door. It is a nice spacious area. The back patio is large for a townhome. It has a small area for entertaining, artificial grass and some citrus trees. The garage entrance is located in the patio. The back patio fence opens up to a back trail which leads to the community pool.

Once upstairs the small loft area is straight ahead. There is light coming through from the skylights. It is narrow but big enough to be used as a small play area or office area. On the back wall are some closets. To the right is a hallway lined with some linen cabinets on the right hand side.

The master bedroom is to the right. It has built-in bookshelves on one wall. The large window looks out to the patio and back street entrance to the garage. On the other side of the alley wall is Irvine Boulevard. I could hear some traffic from upstairs. The bathroom is located through an open entrance. Without a privacy door some of the light and noise may travel into the sleeping area in the morning and evenings. There are two sets of mirrored sliding doors. The carpet runs up to the vanity area. Double sinks and newer vanities furnish the area, however there is no true counter space. The separate toilet and shower have tile flooring. The shower base looks a bit worn, but the original 4×4 tile walls are in clean condition.

The secondary bedroom is a standard size. Next to the room is the shared bathroom. It has tile floors and a new sink and vanity. The tub/shower combo is original but is in excellent condition.

18 Prescott is a standard townhome in move-in condition. It feeds into great Irvine schools: Brywood Elementary, Sierra Vista Middle School and Northwood High School. The extra loft in the home is an excellent extra space for the home.