Today I saw a house at 4 Urbino. It is nicely situated on a quiet cul-de-sac street in the gated community of Windstream. Windstream is divided into three gated sections so it limits the amount of car traffic although pedestrian traffic is not limited between the sections. 4 Urbino is found in one of the smaller portions that consist of 2 short cul-de-sac streets and just steps from the community pool and Hicks Canyon Trail.

Asking Price: $998,000

Bedrooms: 4

Bathrooms: 3.5

Square Footage: 2,618

Lot Size: 5,663 sq ft

Price per Square Foot: $381

Property Type: Residential, Single Family

Style: Two Level

Year Built 1979

Community: Northwood, Windstream

Days on Market: 40

HOA Fees: $174/mo

There are no Mello Roos.

The home was originally a 3 bedroom house with a large bonus room over the garage, but the bonus room is converted into two split bedrooms with a partial wall that divides the room. The single car portion of the 3-car-garage is also converted into an office area, although I was informed that the wall is temporary and can easily be removed if someone desires to convert it back to garage space.

Although the house has a number of upgrades such as scraped ceilings, wood flooring downstairs, upgraded stair rails, plantation shutters, 6-panel doors and a remodeled kitchen, there were enough original features that left me with the impression that a lot of changes would still be needed to update the home. The windows are original, the carpet and paint look worn in areas, some bathrooms, including the master bathroom have original/outdated countertops and an old tiled tub and the garage doors are not roll-up.

Upon entering the wood double doors the staircase, with beautiful railing, is to the right. A small closet with a short door is located on the landing of the stairs. The flooring on the first floor is wood, while the staircase and second floor are carpeted. The room feels spacious with the vaulted ceilings and there is plenty of light flooding the area through multiple windows. The windows, although original, are furnished with plantation shutters. Straight ahead is a step-down living room next to an open dining room. A good sized dining table can be accommodated in the dining area.

To the right is a hallway with a coat closet and bathroom which leads to the kitchen, laundry room and family room. The bathroom is located directly across from the dining area. It has a single sink with a large 4×4 tile countertop. The fluorescent lighting has been replaced with recessed lights.

The kitchen has been updated with recessed lights, black granite countertop and tile backsplash. Immediately to the right is the entrance to the laundry room, which leads to the garage.

The laundry room has cupboards and a sink and still has the original fluorescent lights. The refrigerator is next to the laundry room entrance. On the adjacent wall is the oven with an electric stovetop above it. On the far wall are the sink, dishwasher and window overlooking the side backyard wall. The granite counter top extends out to create a rounded eating area in front of a bay window. The kitchen has plenty of counter space, cupboards and storage. In the center of the room, between the kitchen and family room, is a small wall that appears to be a load-bearing wall and part of the original structure of the kitchen prior to a remodel. It has another set of cupboards and storage and currently has recipe books and is where the home telephone is placed. The kitchen flooring is slightly different from the family room flooring.

The family room has recessed lighting, a remodeled fireplace and a new sliding glass door leading to the backyard. There are multiple windows that bring in plenty of natural light. The sliding door leads out to a covered patio. The backyard is beautifully landscaped with a mature tree, a flat grassy area and vine covered walls. The yard sits lower than the neighbor in the back so a small, low retaining wall sits against the back wall.

Carpeted stairs lead up to the second floor. Once upstairs, one of the two small linen closets is located at the end of the hallway. The linen closet sits between the master bedroom which is to the left, and one of the secondary bedrooms which is to the right. The hallway is L-shaped. To the right is the shared bathroom, another linen closet, another secondary bedroom and the bonus room which was converted to a split bedroom.

The master bedroom is a nice size and has large windows overlooking the backyard. A brick fireplace is found in the bedroom. The master bathroom is a step up. Two sets of mirrored two-sliding-door closets are found at the entrance of the bathroom. There is no bathroom door which can bring some light into the bedroom if someone is utilizing the bathroom in the morning/night. The bathtub is sunken and entirely tiled. It is a unique asymmetric shape. At the end of the bathtub is the glass wall to the shower. The entrance to the shower and the toilet are separated from the rest of the bathroom by a set of wood slated swinging doors. There are dual sinks with plenty of counter space, but the countertop is outdated with tile that matches the bathtub and shower. The original fluorescent lighting sits over the sink area. The floors have been updated with clean 12 inch tiles.

The first secondary bedroom is large and has a mirrored two-door sliding closet. There is enough space for a double bed, bookcase, small desk and nightstands.

The shared bathroom has a single sink and tub/shower combo. It has a granite countertop and updated cabinets but still has the original fluorescent lighting.

The second secondary bedroom appeared slightly smaller, but still a nice size. Both rooms have a large window that brings in plenty of light. The closet has two pull-out doors.

The last bedroom is the converted bonus room. It currently consists of two separated sleeping areas with a partial wall that does not meet the ceiling. In order to get to the bedroom with a closet, one must walk through the front bedroom/room area into the back section. It is a small bedroom which fits a twin bed. The windows face the front of the house. This would not be my first choice of conversion for this room.

The layout of the house is nice, but if you are looking for a true 4 bedroom house, then the bonus room conversion may not be what you had in mind. There is plenty of storage space, but another downfall is the location of the bathroom, which sits directly across from the dining room. The price seems high for the amount of original features still left in the house, but would you be willing to overlook it and pay a higher price for a quiet, great location? The house is walking distance to Santiago Hills Elementary and Sierra Vista Middle schools.

This week, I will introduce you to Beachwood, another new home collection in Pavilion Park, the first of the Great Park Neighborhoods. Like the Roundtree homes I wrote about a few weeks ago, Beachwood was built by Lennar. It is the fourth smallest of the collections and features three unique models. Beachwood is one of only two collections to feature a single story home (Hawthorn, which I also recently wrote about, is the other). It also has one model with a private residence on the first floor. All homes have a two-car garage.

Lennar markets the home as “Everything Included” and signs throughout the houses claim “YES!” to let you know which features are standard. Smaller signs indicate upgrades. Some of the standard amenities include ceramic tile flooring at entry, kitchen, baths and laundry; Mohawk wall-to-wall carpeting in all living areas and bedrooms; polished chrome hardware, white thermafoil cabinetry, and engineered stone countertops in all bathrooms; acrylic tubs in master baths and fiberglass tubs in secondary baths; and prewiring for ceiling fans in all bedrooms. In the kitchens, standard features are white thermafoil cabinetry; granite counters with a 6” backsplash and full backsplash at cooktop; stainless steel GE appliances including built-in, self-cleaning wall oven, gas cooktop with five burners, Advantium microwave/hood and Energy Star dishwasher; and a stainless steel two-compartment undermount sink. These standard features are identical to those in Roundtree.

Again, Lennar is proud of their commitment to green technology. Some of the standard features include CertainTeed AirRenew drywall that actively cleans the air; central air; high performance low-E glass; cool roof tiles on concrete roofs; tankless water heater; programmable thermostat; water conserving toilets, faucets and shower heads; low VOC interior paint; and pre-wiring for ceiling fans and electric/hybrid vehicle charging systems. There are many other green features and these are also the same in both Roundtree and Beachwood.

Unlike many builders, Lennar doesn’t offer alternate configurations to the floorplans or different ways to set up a room. You don’t have the choice of a den vs a bedroom, an enlarged laundry room, or anything else along those lines. What you see is what you get. While it’s nice to keep things simple, it does eliminate the flexibility found in many other home collections.

Although the models for Beachwood are located midway down Compass (the main street of models), the actual tract is farther back in the neighborhood (towards Portola), behind the Birch Trail collection. There are 90 lots in the Beachwood collection, including the models, and they are projected to be released in 10 phases. Phases 1 and 2 have been released and will be ready for move-in at the end of November and December 2013.

Basic Neighborhood Financial Information

Approximate HOA Dues: $193 per month

Approximate Tax rate: 1.1%

Approximate Mello Roos: $4,443 – 5,902 per year

Base Price from $815,990 (Plan 1), $904, 990 (Plan 2) $918,390 (Plan 3)

Schools: Canyon View Elementary, Jeffrey Trail Middle, Northwood High (all subject to change; Great Park has a K-8 school scheduled to open in 2016, as well as plans for a high school)

Residence One

1,767 Sq Ft

3 Bedrooms, 2 Bathrooms

Base Price from $815,990 ($462/sq ft)

Residence One is a single story home with Spanish, Farmhouse and Craftsman elevations (the model is Craftsman). They market it as having a front porch, but the area is really very small and couldn’t fit more than a single chair or small bench. When you enter the home, you look right at a wall. The kitchen and great room are to the right; the bedrooms, baths and laundry to the left.

The kitchen shows mostly included, standard features without upgrades, so it gives buyers a true sense of the base model. It has a rectangular island with seating for three and without any appliances on it. The fridge, oven and microwave are on one wall, the sink and dishwasher are in the middle, and the stove is on a third wall, forming a U around the island. Cabinets line the top and bottom, but only one narrow cabinet is pantry-height. It has a window looking out to the street. The kitchen looks nice and is functional, but I would prefer more pantry space and less distance between the stove and the fridge.

The kitchen is wide open to the adjacent great room, with space for a dining table in the middle. The openness offers the option for a table of any size and is probably best suited for a more casual atmosphere. Two tall windows face the side yard and have space between them for a china hutch. The living area is a good size, with windows facing the side and sliding doors to the backyard. It doesn’t have a fireplace. The setup allows for furniture to be arranged in a variety of ways.

The backyard is extremely small. There is a narrow, covered porch area built into the house (similar to what other collections call a California Room). It’s wide enough for a couch or comfy chairs, but not for a table. The rest of the yard is just a long, narrow space that is wide enough for a table and chairs but nothing else. The backyard really isn’t much bigger than a typical side yard.

On the other side of the home, there are three bedrooms, two full baths and a laundry room. A hallway off the entry leads to one bedroom and the garage. The bedroom overlooks the street and is on the smaller side, but still has room for a large bed, nightstands and a dresser. It has a standard, two-door sliding closet.

Another hallway leads to the other rooms. The laundry room is on the right and the first bathroom is across from it on the left. The laundry room has counter space but no sink with upper and lower cabinets. The bathroom has a single sink and, through a separate door, the toilet and a shower/tub combo. This is the bathroom that would serve both secondary bedrooms as well as any guests in the house, as there is not a separate powder room. Fortunately, the showers are much better designed than in Lennar’s Roundtree collection, with tile going higher up on the walls. Like the kitchen, this bathroom appears to show the standard features without upgrades. Just beyond the bathroom, there is a very small coat closet and a set of upper and lower linen cupboards.

The next bedroom is just behing the laundry room. It has one window looking out to the backyard and a two-door, sliding closet. This room is a little smaller than the one at the front of the house and feels more cramped with a bigger bed. It shares walls with both the great room and the master bedroom, so it probably isn’t as quiet or as private as the bedroom at the front.

The master bedroom is at the end of the hall. It is much bigger than the other bedrooms and it gets more light. Two windows face the backyard and another, smaller window faces the back porch.

The master bath has dual sinks, a soaking tub, and a separate shower. The area between the tub and shower is tiled and raised from the rest of the floor, creating a similar feel to a walk-in shower. The shower has a seat and a small cutout in one wall for shampoo, soap, etc. As with the rest of the house, this bathroom appears to be mostly standard features.

Overall, this is a pretty basic house without any remarkable features. I think it will appeal to some buyers because single story homes are not common in Irvine. However, the tiny yard will be a turnoff for others.

Residence Two

2,479 Sq Ft

4 Bedrooms, 4 Bathrooms, “Home within a Home,” Loft

Base Price from $904,990 ($365/sq ft)

Residence Two is modeled with the Monterey Elevation and is the only elevation that has the large balcony in the front. The Spanish Elevation has a very tiny one off one bedroom and the Farmhouse doesn’t have any.

When you enter the home, the dining area is visible directly in front of you. The stairs are immediately to your left with a small coat closet next to them. A bathroom and bedroom are to the right. The full bathroom has a single sink and a shower/tub combo. It shows an upgraded vanity and upgraded tile. You do not have the option for just a shower. The bathroom is not connected to the bedroom, but is just outside of it.

The downstairs bedroom is a bit smaller than average, but it does have a nice nook to fit a dresser, desk or bookshelf. The closet is a standard, two-door slider and the room has windows facing both the front and side of the house. Depending on the elevation, you can have one, two or three front-facing windows.

The great room and kitchen are at the back of the house. Windows line the back wall of the living area and sliders in the dining area lead to the backyard. Along with windows on the side, it brings a lot of light into the great room. The great room is a pretty typical space – a big square room without any notable features. This one does not have a fireplace or show any built-ins.

The dining area is also average in size, with room for a big table and the opportunity to be as casual or formal as you wish.

The kitchen is shown with upgraded cabinetry. The island is longer than the one in Residence One and, though pictured with three chairs, could probably seat four. The sink and dishwasher are in the island. The wall behind the island has the microwave, oven, cooktop and a fair amount of counter space (though I prefer a little bit more). The fridge is just to the left with a large, walk-in pantry next to it.

As in Residence One, the backyard is really small. This one doesn’t have a covered area and is just one open space. The model shows a fire pit with seating all around and space for a big grill. There is also a very long, narrow portion of the yard that can’t really be used for much of anything.

A short hall in the back corner of the kitchen leads to the garage and to the private residence, or what Lennar calls “NextGen – The Home Within a Home.” The private suite has a bedroom, living room, kitchenette, full bath and a washer dryer. In addition to access from the kitchen, this home has a private entrance next to the garage, set far back from the street, and behind a gate, so it won’t be confused with the home’s main entrance. I actually entered from the outside entrance, as the door from the kitchen was locked.

The living room is a good size, but doesn’t get a lot of light. It has three windows on the back wall, but since the backyard’s wall is so close, it blocks the light. The kitchenette has a sink, a full size (but slightly smaller than normal) refrigerator, and microwave/convection oven.

There is a spot for a stacked washer and dryer just outside the bathroom. The bath has a single sink and a shower, no tub. The bedroom is pretty small, but does have two windows and a standard, two-door closet. This is the only closet in the private residence. The private suite is a nice feature, but I think the one in Roundtree and the options for a private suite in Hawthorn are much nicer.

Back in the main house, the upstairs offers a small loft. Unlike most lofts, this one is too small to use as a family room. It has a long, narrow area with built-in cabinets and a small, square open spot that could maybe house a bookcase or a single cozy chair. The loft has the only access to the deck, which is long and narrow. The laundry room is at the top of the stairs with side by side machines and a counter, but no sink.

There are only two bedrooms upstairs. The secondary bedroom is a pretty good size and has windows facing the front of the house. This is the room that has a tiny balcony in the Spanish elevation. Unfortunately, the closet is really small. This room also has an en suite bathroom. It has a single sink (again, with upgraded cabinetry) and a shower/tub combo.

The master bedroom is at the back of the house, with windows facing both the back and side. It is smaller than the ones in the other Beachwood homes and is very basic. The master bath is nice, with split sinks and a bathtub between them. There are two walk-in closets, each about the same size. I think the shower is too small for a master. It has a built-in seat and shows upgraded tile.

Aside from the private residence, this home doesn’t really have any interesting features. It feels smaller than I expected, based on the square footage, and I was disappointed to see that the loft really isn’t usable. I also wish there was more closet space throughout the home. Per square foot, this home is priced much lower than Residence One

Residence Three

2,691 Sq Ft

4 Bedrooms, 3 Bathrooms, Downstairs Master, Bonus Room, California Room

Base Price from $918,390 ($341/sq ft)

Residence Three is modeled in the Spanish Elevation, with the others being Farmhouse and Craftsman. It is also shown reversed from the typical layout. The entryway opens to a long hallway in front, with the great room visible at the end. The stairs are in front of you to the right and a short hall leading to a bedroom, bathroom and laundry room are to the left.

The downstairs bedroom faces the street and, as in the other models, is a pretty typical size. It has a standard, two-door closet and, in the Farmhouse elevation, two windows instead of one.

The downstairs bath is adjacent to the bedroom. It has a single sink and a shower/tub combo. This one shows upgraded cabinetry but the tile is standard. The laundry room has a very long counter, but still no sink. This room shows the standard cabinetry.

As you walk back to the great room, there is a coat closet with expanded storage under the stairs, though not as large as the closets in some homes. The great room is similar to those in the other two residences. This one has windows lining the back wall and a sliding door on the side that leads to the outdoor California room. Just like Residence Two, this one doesn’t have a fireplace or built-ins.

The dining area isn’t directly in front of the main hall, as it was in Residence Two, so it feels a little more open when you walk into the room. Again, there is space for a big table and it would work well with a casual or more formal set up. More windows face the backyard here. There is space along one wall for a nice china hutch or, as seen in the model, a small desk.

The kitchen is similar in size to Residence Two, but with a slightly different set up. The island is shorter and still houses the sink and dishwasher. The cooktop is still directly across from the sink, with counter space on either side. In this layout, the microwave, oven and fridge are on a different wall, with additional counter space next to the fridge. Both upgraded cabinetry and countertops were used in this home. Beyond the kitchen, there is a small entry area with built-in cabinets that leads to the garage. On the other side of the cabinets is the large, walk-in pantry. The kitchen also has sliders to the backyard.

In this home, the master bedroom is downstairs. A hallway between the laundry room and the great room leads back to the suite. The bedroom is a little bigger than in the other homes and it has access to the California room.

The master bath has a lot more open floor space. The two sinks are side by side on one wall, with the shower and bathtub next to each other on another. The shower has a built-in seat that is actually part of the tub surround. The large window above the bathtub looks directly out to the street, which I find incredibly awkward, as it creates a total lack of privacy. A window like that may work when the master is on the second floor, but not when it’s on the lower level. The walk-in closet is about the same size as the one in Residence One.

The backyard is pretty much consumed by the California Room. It’s a very nice space for sitting and, in the model, has a fountain just outside of it to create a peaceful atmosphere. The rest of the yard is extremely narrow and, though you could easily put a grill out by the kitchen doors, you couldn’t put a table and chairs over there.

Upstairs, there are two bedrooms and a loft-style bonus room. The extra living space up here is nice, and about the same size as the living room downstairs. Three smaller windows face the front of the house. There is a walk-in linen closet just next to the bonus room.

The bedroom at the back of the house is a lot bigger than the one downstairs, and bigger than the secondary rooms in Residences One and Two. It has windows overlooking the back and side of the house. It also has a walk-in closet.

The other bedroom is even bigger, and is almost as large as the downstairs master. In this room, three of the walls have two windows each, so it gets a lot of light throughout the day. It has a walk-in closet that is about the same size as in the other upstairs room.

These two bedrooms share a bathroom. This one has two sinks and, through a separate doorway, the toilet and a shower/tub combo. I like the setup of this bathroom.

While I don’t love the downstairs of this home, I like the upstairs much more than any part of either of the other two residences. The rooms are much bigger and the bonus room is a great living space. A family with older children and teens could make great use of the upstairs area, especially since the master is downstairs.

Overall, I am not a big fan of Beachwood. The only part I really liked was the upstairs of Residence Three. Residences One and Two lack sufficient closet space and I don’t love the layout of either one. I also really disliked how small the backyards are in every home. The prices per square foot are pretty low in Residences Two and Three (relative to other Irvine homes) if you stick with the standard features. I am sure the NextGen Home in Residence Two and the single story living in Residence One will appeal to some buyers, but those were not big selling points for me.

Discuss on Talk Irvine: http://www.talkirvine.com/index.php/topic,11019.0.html

Today I am reviewing Birch Trail, the smallest of the ten Pavilion Park’s developments and the only neighborhood built by Richmond American Homes. Eighty-eight homes will feature an Americana-themed architecture and all come with a two-car garage, six solar panels, granite countertops, recessed lighting and front yard landscape package with irrigation. In Residence 1 (Neil) and 2 (Nelson), all bedrooms are located on the second floor, with the option for a bedroom on the first floor in Residence 2 (Nelson). Residence 3 has a bedroom on the ground floor with the option for an additional bedroom.

Residence 1 (Neil)	Residence 2 (Nelson)	Residence 3 (Newton)
Approx 1,878 Sq Ft	Approx 2,011 Sq Ft	Approx 2,388 Sq Ft
3 Bed	3 Bed + *Study	4 Bed + *Study
2.5 Baths	3 Baths	3 Baths
Base Price $719,990	Base Price $739,990	Base Price 789,990
	*Optional 4th Bedroom	*Optional 5th Bedroom

Approximate HOA Dues: $138 – $193 per month

Approximate Tax rate: 1.1%

Approximate Mello Roos: $4,400 – $5,400 (based upon the square footage of the home) and subject to an increase by 2% per year.

Residence 1 (Neil) Floor Plan

Residence 2 (Nelson) Floor Plan

Residence 3 (Newton) Floor Plan

Community Amenities include a playground, swimming pools, sport courts, spa, great lawn, pavilion and greenhouse & garden.

All Pavilion Park homes are currently slated to attend Irvine public schools:

– Canyon View Elementary School

– Jeffrey Trail Middle School

– Northwood High School

These schools are subject to change. A new K-8 school is slated to open in the Great Park Neighborhoods in 2016 and there are also plans for a new high school in the area.

Standard amenities list

Pricing as of 10/12/2013

The only way to be aware of any upgrades is to check against the handout listing the standard features, which made it challenging to walk through the models and recognize upgraded features. It was a nice surprise to see that the standard bathroom amenities included tiled shower areas (instead of the pre-fabricated fiberglass) and that bedrooms and the family room were prewired for fans. But my all-time favorite standard is the six solar panels.

This particular builder, Richmond American Homes, offers a Sellers Edge Program that can benefit the Buyer if particular requirements are met in the case he/she decides to sell their current home and simultaneously buy a Birch Trail home with a referred 1-2-3 HomeKeys agent. Some of the benefits include, but are not limited to a Commission Rebate of 2%, home staging, a check for $2,500.

Residence One (Neil)

Approx. 1,878 square feet

3 Bedrooms, 2.5 Bathrooms

Base Price from $719,990

Style Options: Elevation A – C

Neil consists of three bedrooms upstairs, a shared bathroom, and a master bathroom with an optional enlarged shower or walk-in shower. Among other standards, the home includes six solar panels. The model home incorporates many of the upgrades, including tiled living room floor, additional cabinetry in the kitchen and linen closet area, as well as dual sinks in the upstairs bathroom. In my opinion, the overall first floor layout has flaws that deem this to be my least favorite model.

The entrance is located under a small covered porch, which leaves room for one chair. I entered into a small square area which opens immediately into the great room. Looking towards the back of the house, I immediately noticed the dishwasher placed in the middle of the back wall. The room brings in plenty of natural light with 6 windows and a sliding glass door. The coat closet is in the hallway located between the living room and kitchen. The hallway consists of a linen closet, garage entrance and half bathroom before leading to the stair case.

The dining area is limited in space due to it being surrounded by the kitchen island, the extended countertop/cabinets running across the entire back wall and the sliding door leading to the small backyard. However, the extended countertop and cabinetry provides ample storage space.

The kitchen consists of a small island with room for a couple of bar stools. Along the back wall sits the refrigerator, oven, and a counter top that runs the rest of the length of the wall, with the sink and dishwasher in the center. The wall adjacent to the refrigerator consists of a hallway opening that leads into a hall with a handy built in desk, walk-in pantry, a laundry room with a sink and a small storage area beneath the stair case. The built-in desk is a great place to have a computer or place bills/mail on. Next to the hallway opening is the stovetop.

There are a few things that bother me with this layout. The distance between the sink and the stovetop is too far, especially with the island hindering smooth transition between the two areas. I cannot imagine prepping food and having to walk so far to the stovetop, and worse, having to carry a heavy pot of boiled pasta/veggies and walking so far to strain it in the sink. In addition, with the sink and dishwasher centered against the back wall, anyone entering the house can plainly see if there is a pile of dirty dishes left on the countertop. Another big downfall is the inconvenience of the laundry room’s location. Someone would have to walk down the stairs, through the kitchen, through the pantry area and back to the laundry area.

The backyard is small in size and located off the dining room’s sliding glass door.

The downstairs bathroom has a pedestal sink and toilet.

Upstairs, the secondary bedrooms are placed each side of the hallway. They are both on the smaller side and similar in size. Each bedroom has a two-door sliding closet. On the left, between the secondary bedroom and master bedroom is a shared bathroom. The model includes the optional double sink, but does not have the optional door separating the sinks from the toilet and tub/shower combo.

The master bedroom has two smaller windows to the left and a larger window on the adjacent wall. The bedroom is a decent size. The master bathroom has dual sinks with no counter space on the outside of both sinks and limited space between the sinks. There is a large walk-in closet and separate toilet. The model includes a walk-in shower with dual shower heads. A different option includes a tub and enlarged shower. There is an optional bathroom door that can be added, and would block out any of the light in the mornings if one person was utilizing the bathroom while another was sleeping.

Residence 1 (Neil) is the smallest of the Birch Trail residences. As mentioned above, my biggest complaint is the kitchen layout, which I find inconvenient. Another downfall is the small backyard. I wish the laundry room was better located as well. This was my least favorite layout.

Residence Two (Nelson)

Approximately 2,011 Sq Ft

3 Bedrooms, Study (with optional 4th Bedroom)

3 Bathrooms

Base Price from $739,990

Style Options: Elevation A – C

Residence Two model is Elevation A. The home is designed to be a corner lot, with the garage on one side of the house and the entrance on the adjacent side. There are 3 bedrooms upstairs, with an option to convert the first level study into a 4th bedroom.

A covered porch, with space for a couple of chairs and small table, leads up to the entrance. Upon entering, the staircase and study are located to the right. A short hallway is straight ahead consisting of a bathroom, coat closet and garage entrance. The left hand opening leads into the great room.

The study in the model home includes the optional built-in bookcase. It is a smaller room which includes a closet and an option to install double doors. Another option is to convert the room into a fourth bedroom. The single bedroom door entrance would also be located in the short hallway, across from the bathroom.

The bathroom has a single sink and tub/shower combo.

The great room has 2 sliding glass doors and 3 windows spread throughout the kitchen, dining room and living room which bring in an abundance of light. The dining area sits between the kitchen and living room. A covered patio is accessed from the living room. It is small patio with space for a couple of chairs and table. The backyard is small.

The kitchen has plenty of cupboards and storage space. Unlike the first residence, the layout is functional but the island does not have space for seating. It does however provide additional storage in the kitchen/dining area.

Upstairs you will find the laundry room, three bedrooms and two bathrooms. The staircase leads you up to the first secondary bedroom. It’s a decent sized room with a small walk-in closet.

Adjacent to the bedroom is a small laundry room which includes the optional cabinets. There is no sink or counter space so it seems that the cabinets would be a necessity for a homeowner, depending on the type of washer/dryer they owned.

Across from the laundry room is the shared bathroom and next to it, in the back corner, is another secondary bedroom. The bathroom model includes the optional dual sinks which still leaves a good amount of counter space. There is a separate toilet and tub/shower combo.

The back secondary bedroom is slightly smaller than the other. It also has a small walk-in closet.

The master bedroom entrance is located in a separate short hallway between the laundry room and back bedroom, which creates a sense of privacy. A very large linen closet is located in the hallway in front of the master bedroom door. Natural light fills the room with two windows along each of the two adjacent walls. There are also 4 windows in the master bathroom which bring in extra light. The master bedroom is a decent size. Entering the master bathroom, a large walk in closet is immediately to the right, next to a large shower and a separate small room with another linen closet and the toilet. I was surprised to see the shower floor was not tile, but a type of fiberglass. Along the left side are dual sinks separated by a large tub. Each sink has plenty of counter space. There is an optional bathroom door that can be added, and would block out any of the light in the mornings if one person was utilizing the bathroom while another was sleeping.

The layout of Residence 2 is much better than Residence 1. The option to have a downstairs bedroom may appeal to many buyers. Whether the room is used as a study or bedroom, it could serve as multiple purposes. However, the rooms in this model felt small, along with the backyard. Although the master bathroom was large with additional linen storage, it would not be my preference to have the tub between the two split sinks. It also felt like some of the features I would expect to be standard, are options: optional double sinks, cabinets in the laundry room.

Residence Three (Newton)

Approximately 2,350 Sq Ft

Main Home: 4 Bedrooms, 3 Bathrooms + Study (with optional 5th Bedroom)

Base Price from $789,900

Style Options: Elevations A – C

Residence Three is the largest and the only model that comes with a standard bedroom on the first floor and a balcony on the second floor. There is also a first floor study which is the optional fifth bedroom and comes with the option of having a door directly accessing the backyard covered patio. Upstairs consists of 3 bedrooms, 2 bathrooms and the laundry room.

The entrance is located under a small covered porch that is not as open as Residence 2’s. With it being darker and set back it would not be used as a sitting porch. Entering the home you come into a foyer with space to have a table or chairs against the wall. The staircase and entrance into the great room are found straight ahead. To the right is the entrance to a small hallway that consists of a coat closet, study, bathroom and bedroom.

The study is a nice size room with a large window facing the backyard on the back wall and one on the adjacent wall that faces the covered patio. The room has the option of substituting the window into a door for direct accesses to the covered patio. The option for the door is available even if the space was selected as a fifth bedroom. As a fifth bedroom, a two-door sliding closet would be placed immediately to the left and would be smaller than the other secondary bedroom on the first floor.

A bathroom with optional dual sinks and an option to have a separate toilet and tub/shower combo sits between the study and other bedroom. The model includes both options. Even with dual sinks, there is plenty of counter space.

The bedroom faces the front of the house and has 3 windows that bring in a lot of light. As previously mentioned, it is bigger than the study and with it being separate from the living space, it would appeal to buyers that have guests, older family members or just want a bedroom on the first floor.

The great room has a kitchen with a window over the sink, the door to access the garage and this particular model depicts the option of a working desk and cabinets installed between the great room entrance and the pantry. The small dining area has a sliding glass door to the small narrow side of the backyard. I am not quite sure what the purpose of the dining room sliding door is since there is no space to play or entertain on the side of the house. The living room has 3 windows and a glass door out to covered patio. There is plenty of natural light that floods the room.

The optional desk and cabinets make a great place to have mail or files you want to easily access. It is also a great place to have oversight of children on the computer or doing homework. However, if you are comfortable using the study for your everyday files/mail/computer, the room may look larger without the option. However, even without it, the dining area remains small and restricted since it primarily is located between the kitchen island, pantry and great room entrance.

When entering the great room, immediately to the left is the optional desk and the kitchen’s large double door pantry, refrigerator and garage door. On the adjacent wall is the oven and stovetop with plenty of counter space. To the right is the sink and dishwasher. The kitchen island is small and in my opinion it hinders the flow from the sink/prep area to the refrigerator. The kitchen has plenty of cupboards and storage.

Like the other models, the backyard is small. The covered patio is a nice feature that can sit a couple of chairs and small table.

Upstairs, there are three bedrooms, two bathrooms, as well as a laundry room. This is the only model with a balcony which faces the front of the house.

Immediately to left is a secondary bedroom. Although the floor plan depicts two windows, the model has 3 windows. The secondary bedrooms and bathroom appear to be the exact same sizes as the first floor. Again, the bathroom has optional dual sinks but it depicts a bathroom without the optional separated toilet and tub/shower comb. Adjacent to it is the other secondary bedroom that is the same size as the bedroom downstairs. It is bedroom which is slightly larger.

Walking out of the secondary bedroom, a small window on the left overlooks the balcony. Around the corner from the window sits the single door to the balcony. The balcony can fit a couple of chairs and small table.

Adjacent to the balcony is the laundry room. The model home has the optional cabinets above the washer/dryer as well as the optional cabinets installed under the countertop on the side of the machines. A sink is not available in the list of options.

The master bedroom is located off of a short hallway with optional linen cabinets installed. It is nice that the bedroom is on the opposite corner of the secondary bedrooms, providing more privacy. The room brings in a lot of light with two smaller windows on the back wall and three larger windows on the wall to the right, which overlook the backyard. The room is a nice size. An optional bathroom door is offered to block out any of the light in the mornings if one person was utilizing the bathroom while another was sleeping.

The bathroom has a big tub immediately to the right and a shower with two sliding glass doors immediately to the left. Across from the tub and shower are split sinks with plenty of counter space. Beyond the sinks are a separate toilet and an L-shaped large walk-in closet.

This model, with a downstairs bedroom and the option of having either a study or a fifth bedroom will appeal to many buyers. The dining areas in all three residences feel restricted and I wish there was a larger area for a bigger dining table. The biggest complaint I have is the location of the refrigerator with regards to the sink and kitchen island. However, I like the privacy and location of the master bedroom. The master bathroom layout is also my favorite. Which model is your favorite?

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