Tuesday, March 12, 2013

Irvine Housing Blog

Irvine Housing Blog

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Two Ways to Go in Westpark

Posted: 12 Mar 2013 05:00 AM PDT

53 La Ronda  $549,800            
82 Fringe Tree   $648,000

Turning off Culver onto Warner and heading up to Harvard in Westpark, I visited two open houses, a single family detached home at 53 La Ronda and a three level plus condo at 82 Fringe Tree. There were different options and prices, but some interesting similarities. And in both cases, there was a steady stream of visitors.

The single family home has been on the market about 35 days. The condo went on the market 8 days ago. As of Wednesday, the condo was listed as sale pending with backup offers accepted.

Significant Numbers:


  53 La Ronda 82 Fringe Tree
Community Westpark Westpark
Asking Price $549,800 $648,000
Style       Single Family Detached 3+ Level Condo
HOA dues $157 $394
Bedrooms 3 3
Baths 2 2.5
Sq. Ft. 1100 sq.ft. 2125 sq.ft.
$/sq. ft. $500/sq.ft. $305/sq.ft.
Lot size 3,146 sq.ft.          ---------
Year Built 1996 2006
On market 30 days   8 days
Mello Roos Tax Yes Yes

Close Up of 53 La Ronda:

This single family detached home is neatly tucked into a private corner in a quiet cul de sac. Stepping inside, the open floor plan utilizes the great room approach, making the most of a slim 1100 sq. ft. space.

On the right of the entry there is an open den that could be converted to be the third bedroom. The open space of living room with a built-in wall and fireplace, dining area and kitchen has laminate wood flooring and a view of the patio. A child’s bedroom is off to the left with bath and the master with walk-in closet, bath and oversized tub is around to the right.


The kitchen has remodeled granite counters and recessed lighting. There is a double garage.

Close Up of 82 FringeTree:  Located in the popular Columbus Grove neighborhood, this spacious condo works with an open floor plan too. Walnut hardwood floors lead into the living room with a soaring ceiling, plantation shutters, & custom built in bookcases flanking the gas fireplace. 

One flight up, the family room overlooks the living room and leads to the dining room and kitchen. The kitchen area has granite counters with coordinating stone back splash, a good sized center island, upgraded cabinetry, and stainless steel appliances. There is ample room for a large dining table.

Next flight up, the master bedroom has plantation shutters and a  master bath with upgraded back splash and tile flooring, large oval tub and separate shower. The walk in closet has custom built in organizers. There is an inside laundry on the upper level.

The 2.5 car attached garage features built in storage cabinets, and an area for kids’ playtime, a home gym, or hobbies. The Columbus Grove Association  include 2 pools, a clubhouse, and park with kids’ playground equipment.

What should be considered here?  Both homes have special appeals and have been used by current owners with families.  Both show well. The condo is sleekly done and ten years newer, and the single family home was originally a model home.

The condo  has more space and a higher asking price with rooms arranged on three plus levels, while the single family detached home is snug, but open and airy and nicely positioned in a secluded area. The realtor at La Ronda said she has seen the single family Westpark homes jump about $50,000 in last few months, and they now seem to be on a plateau.

Who will be moving in? The condo has an offer pending.  The space lends itself to entertaining and family events if you are up for the vertical arrangement.  A small family, single couple or individual might elect to invest in Irvine and choose the detached single family home. Both have award winning schools and outstanding recreational options.

Recent listings for the area: 128 W. Yale Loop, $668,000;  7 Firestone #8, $749,900.
Recent sales for the area: 27 Juneberry, $570,000; 6 Salviati Aisle, $549,900.


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