Wednesday, July 4, 2012

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Open House Review: 47 Duet

Posted: 03 Jul 2012 09:54 AM PDT

A Condo with Connections on Quail Hill       47 Duet, $475,000

This is the second condominium  that I have seen in Quail Hill, and it reinforces my  impressions from last week’s Open House at 243 Terra Cotta.

Quail Hill  has several worlds to offer. If you want immediate access to Southern California’s urban swirl, and the ability to make a quick retreat to your own park like lair, this condo/shoe fits perfectly.

Just minutes away from the 405 Freeway, and Laguna Canyon,  Quail Hill condos and homes seem to thrive  in a green world, right next to 600 acres of permanent open space.  Check the Irvine Natural Landmarks website for more information on the nature trails available here.

Then factor in the Irvine School System, with outstanding elementary schools within walking distance.  Finally, add hiking and equestrian trails, pools, gym, tennis courts, and the village shopping center and this area invites inspection.

Looking further, I visited  47  Duet,  part of the Ambridge  Community, and found a 2 bedroom, 2 bath condo with  a double garage on the ground level.

I went up the flight of steps from the main entrance into an open floor plan with the dining room, living room, and kitchen all playing off of each other.  A cutout window wall neatly intersects the living and dining areas. The kitchen with breakfast bar is on the opposite side across from a built-in desk unit.

Listed as a former model,  this home has that put together feeling.  It has built-in bookcases, crown moldings, a slate fireplace, stone-like tiles, plantation shutters, coffered ceilings and  custom designer window coverings.  The space is not huge, but the overall feeing is one of comfort and ease.

The owner, who is also the realtor for the property, was on hand with her two  mixed poodles acting as greeters. I thought they were the perfect reflection of the mood of this condo.    I could picture comfortable daily patterns happening here with meals being prepared, shows watched,  and dinner served, all in one relaxed open space.

The condo furnishings, which really make the most of the space, are available as a separate negotiation.

The kitchen fits right in. It has been remodeled with granite counters, a six burner cooktop, stainless appliances, and a convenient breakfast  bar.

Down the hall there is a second bedroom and bath. In this condo the bedroom has become a home office, neatly done, just right for a little work on the weekend  away from the rest of  house traffic. There is also a laundry room off of this hall.

Next level up, the master bedroom  and bath are an attractive retreat. There is a walk in closet with organizers, custom tile accents, double vanity, and a separate tub and shower.  

The property also has a surround sound speaker and security system, and epoxy floors and built in storage in the garage.

Specifics for this Two Level Condo:

Bedrooms: 2
Bathrooms: 2
Size: 1,447 sq ft
Lot Size: Not applicable
Price/sqft:  $328
HOA Fee: $207 monthly
Year built: 2005
Central Air/Central Furnace
Double Garage, Epoxy floor
Two parking spaces
Irvine School System
Has Mello Roos Tax
Neighborhood: Quail Hill

Considerations and comparisons:   This condo is sleek and inviting but a bit snug.   Outside private patio space would be welcome.  The other consideration is individual identity. Inside,  identity is well established, but from the outside, the area blurs a little as you see the many matching brown stucco buildings lining the street.  This is softened by well cared for foliage and flowers, but for some there might still be that  impression of row upon row of very similar, all attached, living spaces.   As always, the appeal here depends on the individual buyer’s priorities, living patterns, and budget.

The property is listed as a standard equity sale and is quite new to the market. Public records show it was sold in 2005 for $576,000 and in 2008 for $525,000.  On the same street I found 91 Duet listed at $435,000. A quick look revealed it to be a short sale, empty, and, at a glance, desperately needing new carpet.  Just across the way, 354 Quail Ridge is listed at $475,000.

Who will choose to move in?   An individual, couple, or possibly a young, small family, who want to be close to everything, but not too close, will appreciate this property. The wrap around park atmosphere, numerous outdoor activities and community facilities will have a strong appeal for active individuals. The excellent schools available add to the property’s  value. This contained, secure condo  will  also work for busy people who travel frequently, dine out a lot, and keep a busy schedule. They really can just lock the door and go.

Discuss below or on Talk Irvine.


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