While most houses are selling pretty quickly right now, 9 Blue Ridge has been on the market for 90 days. Recent updates may help move the sale along; however, a few features may still leave buyers uncertain.

The basics:

Asking Price: $850,000

Bedrooms: 4

Bathrooms: 2.5

Square Footage: 2,710

Lot Size: 6,098

$/Sq Ft: $314

Days on Market: 90

Property Type: Single Family Home

Year Built: 1979

Community: Northwood

There are no HOA dues or Mello Roos.

Over the course of the 90 days, the price has dropped from 898,000 to 865,000 and now to the current price of $850,000. They also scraped ceilings, removed wallpaper and painted the entire interior.

Currently, the two car garage is carpeted and used as an office. It has wood-paneled walls. A storage area in the ceiling can be accessed from the bonus room above. For those wanting to keep the garage as is, there is also a covered carport located in the extra-wide driveway.

The entry hall is covered in very dated-looking tile that introduces the combination of old and new in the home. While some nice upgrades have been made, other parts of the home are still original. There are new windows downstairs and old ones upstairs. The kitchen is newer but the bathrooms are original.

From the entry, there is a family room to the right and a living room straight ahead. The family room has two large windows and a sliding door facing the side of the house. The carpet is in decent condition. A door leads to the laundry room (old flooring, no sink) and garage access.

The room flows directly to the kitchen, separated by a peninsula. There is space for a casual dining table between them with a chandelier above. The kitchen was updated 10 years ago. Corian counters, a tile backsplash and newer tile floors replaced the original tile. The cabinets were redone as well. White appliances include a four-burner stove in the peninsula, a trash compactor, a dishwasher and a double oven. There is a good-sized pantry and plenty of cabinet space. The garden window is the only downstairs window that wasn’t replaced.

A doorway at the back of the kitchen leads to the dining room, which is carpeted and has vaulted ceilings. It connects to the large living room, which runs across the back of the house. An old, brick fireplace anchors the living room with single French doors on either side. The carpet here is also in decent condition and, like the dining room, it has high ceilings. Both the living and family rooms are a couple of steps below the entry hall.

The lot is relatively large for the area at almost 6,100 square feet. The backyard is mostly paved, with a sloped, dirt-covered area at the back. There are very few plants and the whole thing looks really drab. A large crack runs across the cement and there is a weathered, wooden fence along one side. The Jacuzzi hasn’t been used in many years and the owners aren’t sure if it works, but it comes as-is.

The master bedroom is also downstairs. A double-door entry leads two steps down to the room. It is an average sized room with higher ceilings in some parts. A sliding door leads to the backyard, but it doesn’t get a lot of light, as there aren’t any additional windows.

The master bath has carpet around the sinks, which are set into an extremely long counter with numerous cabinets. Newer hardware, counters and cabinetry help give it an updated look. A large mirrored closet runs across from the sinks. One side has built-in shelving for linen storage; the other is a walk-in. At the back of the bathroom are the separate bathtub and shower. The tub is newer, but is surrounded by the original white tile that is also still in the shower. An odd, empty space sits in the corner between the tub and shower that seems to be a total waste. This portion of the bathroom can definitely use some work.

Upstairs, there are three bedrooms and a large, open bonus room. The carpet shows a little more wear upstairs and the original windows make it feel older. The bonus room has a ceiling fan and a small door that leads to the garage storage. It has a small nook in one corner.

The three bedrooms are comparable in size. Two have traditional, sliding door closets and one has a small walk-in. One has a higher ceiling. None are really remarkable in any way. The new paint brightens them up.

The upstairs bathroom looks pretty much as it did in 1979. There is newer hardware, but a seriously outdated floor and original cabinetry. It appears to be in good condition despite the old appearance.

Do you think the new price reflects the value of the house? Or, do you think the amount of work to do justifies an even lower price? At 90 days on the market, the owners don’t seem terribly motivated to sell and are probably waiting for the “perfect” offer.

Newly Remodeled Turtle Rock Condo with Salt Water Pool

25 Canyon Ridge, #56 $1,100,000

Turning off of Turtle Rock Drive onto Starcrest takes you to a secluded neighborhood in a quiet cul-de-sac. Walking up the steps and entering the condo at 25 Canyon Ridge, #56 you will find a newly remodeled, pristine home overlooking a spacious saltwater pool and spa in one of the largest lots in the tract.

Significant Numbers: This three bedroom, two full bath condominium has 2,200 sq. ft. There is no Mello Roos. There is one common wall attached. It was built in 1977 and the lot size is 5,000 sq. ft. HOA dues are $130. Price per square foot is $500.

Close-Up: Nicely done in every detail, the large living room to the left of the entry leads to the kitchen and formal dining room overlooking the patio, pool and spa. The home has been carefully staged to emphasize its assets, both as a family retreat and an entertainer’s haven. The open floor plan works with split levels and the expansive outdoor area.

Downstairs, there is an exercise room and bath and laundry room. Upstairs a master suite includes a special soundproof wall, custom bath and a private deck with a partial view of mountains and city lights.

Throughout the home attention to detail shows up, in freshly painted subtle colors, skylights, interior lighting, shutters, new molding and baseboards, travertine tile and carpet.

The kitchen pairs perfectly with the dining room with a bay window view of the pool, stainless appliances and granite counters including a breakfast bar.

The garage is spotless with built-in cabinets and there are double paned windows throughout the home.

Specifics:

Bedrooms, 3

Baths 2 full

Double attached garage

Inside laundry

Heating electric

Central air

Attached, one common wall

Two parking spaces

Irvine Unified School District

What will be considered here? The usual questions of condo versus single family, the key location in a secluded area of Turtle Rock, and the numerous upgrades in the recent remodeling will all be considered here. The lot size coupled with the private saltwater pool and spa will also be noted.

Who will be the next ones sampling the saltwater pool? An active family, or a professional couple who entertain a lot like and want a perfect Irvine location might consider this home. Turtle Rock’s top schools and parks will attract an assortment of buyers too.

Recent listings: 52 Tidewind, $1,049,000; 16 Whitney, $940,000

8 Palmatum’s significant price drop makes this 4 bedroom plus large bonus room a good deal, especially for how clean and nice this house shows. Recently the same model sold for a higher price in the neighborhood, but this house has more upgrades, does not back to any streets, and sits across the street from the elementary school’s large grassy field. It is, however a short sale.

Asking Price: $858,888

Bedrooms: 4

Bathrooms: 2.5

Square Footage: 2,688

Lot Size: 5,663 sq ft

Price per Square Foot: $320

Property Type: Residential, Single Family

Style: Two Level

Year Built 1980

Community: Northwood, Park Paseo

HOA Fees: $85

Mello Roos: No

Days on Market: 35

The house has a remodeled kitchen, scraped ceilings, 6 paneled doors, built-in speakers in most rooms, plantation shutters, recessed lights, crown molding, new windows, clean carpet and some wood floors. The Master bathroom is completely re-modeled. The other bathrooms have original cabinets and countertops but are well maintained and clean.

Upon entering, the staircase sits in front of you with space for a small table to the right of the staircase. There is a small coat closet located under the staircase. The large window above the front door creates a lot of light in the area. Immediately to the left is a step down to the carpeted formal living room with an open floor plan to the dining room. The rooms have clean plush carpet, crown molding and some of the walls have rounded corners. The new windows have plantation shutters, and the rooms have recessed lights .

Adjacent to the dining room is a remodeled kitchen with granite countertops and a tile backsplash. There is an island with a couple of barstools, stainless steel appliances and wood floors. It has plenty of cabinets/drawers and a pantry. The kitchen has an open floorplan that opens up to the family room. The room is equipped with speakers, window treatments and a former wet bar that they changed into drawers/shelves. The fireplace is original red brick.

The family room has a new sliding glass door which leads into a flat backyard. It has a patio with a vinyl patio cover for entertaining. There is plenty of grass for playing or for a pet. The amount of mature trees give a secluded feel, but some of them can be removed or cut back to create even more space in the backyard. A gas line in the back makes it easy to hook up a bar-b-que.

Behind the family room is a hallway with a half bathroom, garage entry and laundry room with access to the backyard. The bathroom has new stone floors, but the cabinets and countertop are original. However the cabinets are painted white and the countertops are clean and well maintained.

The laundry room has a sink and extra cabinets. Having an access door to the backyard is a major convenience, especially if coming home with dirt/mud.

Coming up the staircase, you will have the master bedroom, one bedroom and bonus room towards the right. Towards the left are 2 bedrooms and a bathroom. Not all of the rooms upstairs have crown molding and the walls upstairs do not have rounded corners. All bedrooms have ceiling fans and built-in speakers.

The first bedroom, to the left and facing the front of the house is a smaller room with a small closet. The window faces the large green fields from the elementary school.

The hall bathroom separates the two bedrooms on the left. It has new floors, but the cabinets, countertops and bathtub look original. Everything is well maintained and clean. The toilet is not in a separate room and sits next to the double sinks.

The second bedroom is comparable in size as the first bedroom, but the closet is slightly larger. The window faces the backyard.

Coming out of the bedroom immediately to the left against the wall is a very small closet which is not big enough to be a linen closet. It currently holds some rolled up towels.

The hall leads to the large and spacious master bedroom. One wall is lined with a mirrored closet doors. The large windows face the backyard. The bathroom was completely remodeled and contains double sinks, a large shower and a Jacuzzi bathtub. When the bathroom was remodeled they created the shower but merged the bathroom that originally separated the toilet/bathtub so that now the bathroom is one big room.

Adjacent to the master bedroom is bedroom number three. It is comparable in size to the other bedrooms and has a decent sized closet with sliding doors. Only one of the two closet doors is mirrored and the ceiling in the closet still has the original popcorn texture. The window faces directly into the neighbor’s window.

The large bonus room sits on top of the garage and overlooks the green fields across the street. It is large with some outdated built-in cabinets and wet bar. It can easily be used as a bedroom, playroom or office.

The house is move-in ready and terrific for any family, especially for grade-school children that can run across the street to the school in the mornings. It is steps away from the community pool, clubhouse, volleyball court and tennis courts. At the new price, it will not be on the market for long (depending on the short sale process).

This week, I saw a home in the Northwood Park neighborhood in Northwood and was surprised to see that it was the same as two Park Paseo homes I reviewed in the past. Right now, 1 Shiloh is on the market for $769,800 ($382 per square foot). On June 4, 2013, 2 Campanero West sold for $707,000 ($369/ft with slightly smaller square footage) and 31 Entrada West sold on September 28, 2012 for $620,000 ($324/ft). Let’s see if 1 Shiloh is worth $60,000 more than the last.

The basics:

Asking Price: $769,800

Bedrooms: 3

Bathrooms: 2.5

Square Footage: 2013

Lot Size: 5,353

$/Sq Ft: $382

Days on Market: 43

Property Type: Single Family Home

Year Built: 1980

Community: Northwood, Northwood Park

HOA dues are $65 per month and there are no Mello Roos.

At a quick glance, 1 Shiloh is about 100 square feet bigger than the other homes with a lot size over 1,300 square feet bigger. The kitchen on Shiloh has granite counters, while the other two have their original tile. All three homes have original windows and bathrooms with few updates. Shiloh is the only one with scraped ceilings throughout the entire house. Shiloh has balconies off all three bedrooms; the other two homes have none.

The owners of Shiloh just made some significant upgrades to help with the sale of the home. In the kitchen, they added the granite counters, repainted the cabinets and installed a new cook top and dishwasher. There are new stone tiles in the entry and ceramic tiles in the kitchen. The carpet throughout the downstairs is also new. The walls were stripped of their wallpaper and freshly painted.

The house is located on a corner lot, as was 2 Campanero West. This one backs to a residential street but sits alongside a non-residential street that runs directly to Sierra Vista Middle School. Traffic at drop off and pickup times is probably pretty heavy.

The home has the same layout as the others. The living room is to the right of the entry and down a couple of steps, with vaulted ceilings. The dining room sits just to the left of the entry, also with vaulted ceilings. An arched doorway leads from the dining room to the kitchen.

The recent upgrades to the kitchen make a big difference. It looks noticeably nicer, brighter, and more inviting than in the other two homes.

The family room has a wet bar in the corner with newly painted cabinets and an old tile counter. There is a large, brick fireplace on one wall that I didn’t find particularly attractive. The fireplace is wired for mounting a flat screen TV.

The backyard is a nice size and looks very pretty. It has a patio and a large grassy area with a pathway all around. The edges are lined with flowers and plants.

Upstairs, there are three bedrooms. The master faces the back and has a long, narrow balcony overlooking the yard. It has a big walk-in closet and an arched doorway leading to the bathroom. There are two sinks with new fixtures but old counters with lots of small tiles. There is a shower/tub combo, though it’s covered in older, small tiles (including the floor) so it seems more suited as just a shower.

The other two bedrooms are fairly small. Each has a two-door, mirrored closet and access to a large, shared balcony.

The upstairs bathroom is pretty hideous. Tiny tiles cover the counter, floor, and the entire shower/tub combo. It is overwhelming to look at. Like the master, the only upgrades are to the sink hardware.

I think that the upgrades, extra square footage, and larger lot warrant a higher price for 1 Shiloh than for either 2 Campanero West or 31 Entrada West. The pricing is in line with others currently on the market, which has risen considerably since last summer. It’s interesting to see that this model keeps coming on the market. What do you think?