Tuesday, April 24, 2012

Irvine Housing Blog

Irvine Housing Blog

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Two Ways to Go on Trovita

Posted: 24 Apr 2012 05:00 AM PDT

Today's post was written by SMS.  Let us know what you think!

Houses can be raw material ready for shaping OR a finished project just waiting for the new owners to unpack and enjoy.   On Sunday I looked at two single family homes in Canyon Creek and found a bit of both.

The first at 3 Trovita, is very desirable raw material, almost totally original, and meticulous.  As you enter and encounter snowy white carpet, a discreet sign requests that you remove your shoes. 

Across the street, the second house at 6 Trovita offers an estimated $250,000 in upgrades and quite a bit of extra sizzle. 

Price and Size Comparisons:  3 Trovita is 2794 square feet, and it just went from $919,000 to $898,000.   6 Trovita is 3000 square feet and it went from $982,000 in Oct, 2011 to $929,000.    3 Trovita has 4 bedrooms, 3 baths and 6 Trovita has  5 bedrooms, 3 baths and a third garage.   The average list price for similar homes for sale is $921,303 and the average sales price for similar recently sold homes is $633,417.11   There is no Mello Roos tax. 

Overall look at Canyon Creek and beyond: As a  sheltered, low crime, gated community in the most appealing part of Northwood, Canyon Creek provides pool, spa, and tennis courts.  With $147 in monthly fees, you also get access to excellent Irvine schools, including Northwood High.  Canyon Creek website

These homes were built in the 1980’s and the community has a reassuringly safe, insulated atmosphere.   Although I must add in this price range you could be nearer the beach (with some houses in Newport’s Dover Shores), or possibly find a view property in Turtle Rock, Irvine, and have  comparable or the same school systems. But of course, you would not have the gated community security.

Lot Size and Outdoor Space  - In this price range I would like to not be quite as aware of my neighbors.   Just 10 feet more in depth for the back patio areas would really maximize the outdoor space.  The landscaping and upgrading at 6 Trovita works to mask this problem quite successfully.  The property at 3 Trovita is beautifully maintained, but could use a bit more sizzle (fountain, herb garden, etc.) and more landscape masking.

What really fits the buyer’s needs?   For a professional couple who travel frequently,  entertain small groups, and often have visiting guests, these homes could work very well.   As an investment for foreign buyers,  a location for those who work in or near Irvine, and an option for growing families, or extended families, both of these homes are right on target.

Down to the details:
3 Trovita


  • Meticulous property, spotless presentation.
  • Dramatic cathedral ceilings in formal living room, dining room and master suite.
  • Master Suite also offers wet bar, brick fireplace, double Roman tub and stall shower, built in bookcases.
  • Double paned windows throughout.
  • Newer concrete tile roof.
  • New brushed nickel faucets and door hardware.
  • New porcelain travertine-like tile in kitchen.


  • Patio needs more masking of nearby neighbors and  more spark – herb garden, fountain, etc.
  • Original stairs with planter box underneath need to be upgraded.

6 Trovita


  • Formal dining room with French doors.
  • Formal living room has custom mantel.
  • Updated kitchen with stainless appliances and new induction cooktop, and granite countertops.
  • New circular stairway
  • Stained glass window, custom window coverings.
  • Hardwood floors, recessed lighting, shutters.
  • Master suite has private deck, two sided fireplace, elegant bath.
  • Outdoor area offers chill pool with skillful landscaping creating a retreat for entertaining, and relaxing.


  • In competition with other properties in other areas  offering views, or beach proximity.

Has anyone else visited either of these properties?  What were your impressions?


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