Friday, June 28, 2013

Irvine Housing Blog

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Open House Review: 17 Prosa

Posted: 27 Jun 2013 05:00 AM PDT

Last week, I wrote about 27 Eden, a four bedroom home in Northwood’s Park Paseo community.  Today, I will tell you about 17 Prosa, located just across the greenbelt from the Eden home.

The basics:
Asking Price: $729,000
Bedrooms: 3
Bathrooms: 2
Square Footage: 1,560
Lot Size: 4,356
$/Sq Ft: $467
Days on Market: 16
Property Type: Single Family Residence
Year Built: 1979
Community: Northwood – Park Paseo

HOA dues are $85 per month and there are no Mello Roos taxes.

The home is about two thirds of the way down a cul-de-sac street that ends at a greenbelt and the community swimming pool.  It’s a fairly quiet street, surrounded by all residential homes, so there won’t be much traffic noise at all.  It is a one story home, which may appeal to many buyers.

Upon entering, there is a bright living room to the left that is one step down from the hallway.  It has distressed wood floors, high ceilings, and three windows to bring in a lot of light.  All of the windows in the home are new except the garden window in the kitchen.  There is a white brick fireplace at the far end of the room.

The entryway is large enough that the current owners have an upright piano in it.  Beyond that, just across from the front door, a set of French doors leads out to a small courtyard.  It likely only gets light when the sun is immediately above and has several very large bushes taking up most of the space.

A hallway leads to the kitchen and family room.  The kitchen has been upgraded with granite countertops, stainless steel appliances, and refinished cabinets.  It has attractive tile floors and an all granite backsplash.  Recessed lights in the ceiling have replaced the old panel lighting.  A wide peninsula creates space for a breakfast bar.


The family room has the same tile floors as the kitchen.  It is large enough to accommodate a dining table and it has a high ceiling with crown molding.  Two sets of sliding doors lead out to the side and back yards.

The backyard is comparably sized to other older Northwood lots.  It has a large concrete patio, plenty of grass and a couple of large trees.  There is also access to the backyard from the master bedroom.  One of the side yards is wider than average and could easily fit a grill that would be easily accessible from the kitchen.

A hallway off the family room leads to the three bedrooms.  These are off a large central area that isn’t really used for anything and is kind of a waste of space.  A creative buyer may be able to find a way to utilize it.

The master bedroom has crown molding and a ceiling fan.  It has a cut out in one corner that could fit a bed or dresser if one were the right size.  It really only has one full wall, as one has a sliding door to the backyard and another has the closet and bathroom.  The closet is the original two-door mirrored closet.  Like the living room, there are distressed wood floors.

The master bath has been nicely remodeled with granite counters, two sinks and dark wood cabinets.  The shower/tub combo has new tile, hardware, and doors.  The secondary bathroom matches but has only one sink.  The home doesn’t have a half bath, so guests would use the secondary bathroom.

The other two bedrooms are fairly small.  Each has a window that looks into the courtyard and a two-door mirrored closet.  Unlike the master, these closet doors look newer.  These rooms also have distressed floors.

Overall, the home has been nicely upgraded and is in great condition.  I really like the location and I think it will appeal to buyers that want single story homes.  The price per square foot is very high for the neighborhood though, as recent sales in Park Paseo and neighboring Woodside have all been under $400 per square foot.  What would you pay for this house?

Thursday, June 27, 2013

Irvine Housing Blog

Irvine Housing Blog

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June is Busting Out all Over—With New Houses in Irvine

Posted: 26 Jun 2013 05:00 AM PDT

If you want a new house, Irvine has some possibilities for you. In addition to the numerous new homes built in the last few years in the villages of Portola Springs, Stonegate, Woodbury, Cypress Village, and Laguna Altura, five new neighborhoods will have grand openings this Saturday (June 29) in the villages of Portola Springs, Stonegate, and Woodbury.  Note: Irvine was designed to contain various villages. Each of the new villages will consist of various neighborhoods.

Agave Neighborhood in the Village of Portola Springs

Agave, Residence 2

• Townhomes
• Approximately 1,355 to 1,810 square feet
• William Lyon Homes
• 2-3 bedrooms, 2-3 baths
• Anticipated to start at the high $400,000s

Colibri Neighborhood in the Village of Portola Springs

olibri, Residence 2

Single-family homes
• Approximately 1,875 to 2,323 square feet
• Ryland Homes
• 3-5 bedrooms, 2.5-4 baths
• Anticipated to start at the mid $700,000s

Quinterra Neighborhood in the Village of Portola Springs

Quinterra, Residence 2

• Single-family homes
• Approximately 2,764 to 3,231 square feet
• Taylor Morrison
• 3-4 bedrooms, 3-3.5 baths
• Anticipated to start at the low $1 millions

Arcadia Neighborhood in the Village of Stonegate

Arcadia, Residence 2

• Single-family homes
• Approximately 2,909 to 3,202 square feet
• TRI Pointe Homes
• 4 bedrooms, 4  baths
• Anticipated to start at the low $1 millions

La Cuesta Neighborhood in the Village of Woodbury

La Cuesta, Residence 2

• Single-family homes
• Approximately 3.622 to 4,098 square feet
• Brookfield Residential
• 4-6 bedrooms, 4.5-5.5 baths
• Anticipated to start at the mid $1 millions

Tuesday, June 25, 2013

Irvine Housing Blog

Irvine Housing Blog

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Open House Review: 6 Lancewood

Posted: 25 Jun 2013 05:00 AM PDT

University Park Condo – Trim Package in a Top Location
6 Lancewood Way     $499,000

Winding back from the main streets of University Park, the condo at 6 Lancewood Way is a nice surprise in an inviting tree filled area.  As a first home in Irvine or an investment property, this 2 bedroom condo  offers some interesting options.

Significant Numbers: This single level, two bedroom, 2 bath condo is 1,279 sq. ft. on a 3,049 sq. ft. lot.  It just went on the market. It was built in 1966.  HOA dues are $223.  There is no Mello Roos. 

CloseUp:  The home is neatly tucked into a quiet part of University Park.  Walking through the courtyard area and stepping inside the tiled entry takes you to a great room that includes the living room with fireplace opening onto the patio, dining area, and kitchen with a view through window.

 The two bedrooms and two baths are off to the right from the entry hall, sharing a common hallway. The master suite also opens onto the back patio.

The kitchen, recently updated and remodeled has granite counters, an extra breakfast bar, and an open window to the dining room.  The cabinetry and attention to detail make it a natural extension of the great room.

Overall, the home packs a lot into the space, with a light filled open floor plan that works very well.  The back patio is a natural entertainment area with room enough for a fountain, or barbecue.

Bedrooms, 2
Baths, 2
Double attached garage
Irvine Unified School System
Association pool and spa

What will be considered?  The quiet, secluded location in the established University Park community will weigh in here, along with the price and the size of the home.  The open floor plan is a good choice and the remodeling adds to the overall appeal of the home. 

Who will select this condo? A young family looking for a first home in Irvine might choose this home. It will also appeal to investors looking for a good location in a key community.  It might also work for a professional couple who travel a lot, but still need a comfortable home base in Irvine. University Park’s regional park, top schools and many recreational opportunities will add to the attraction.

Recent listings: 16 Sequoia Tree Lane, $569,000;  33 Fairside #22, $487,000.   
Recent sales:  43 Morena, $520,000;  28 Valley View, $580,000

Open House Review: 27 Eden

Posted: 20 Jun 2013 05:00 AM PDT

While on my way to check out the open house at 17 Prosa, I came across 27 Eden.  This week, I will tell you about the Eden home; next week, I’ll write about the Prosa one.

The basics:
Asking Price: $838,800
Bedrooms: 4
Bathrooms: 2.5
Square Footage: 2,250
Lot Size: 3,485
$/Sq Ft: $373
Days on Market: 6
Property Type: Single Family Residence
Year Built: 1981
Community: Northwood – Park Paseo

HOA dues are $85 per month and there are no Mello Roos taxes.

27 Eden is nicely situated at the end of a quiet cul-de-sac, just steps away from a greenbelt and the smaller of Park Paseo’s two swimming pools.  The home has been nicely upgraded and expanded to include four bedrooms and an enlarged master suite.

The entryway and hall have hardwood floors, as does the kitchen, while the rest of the downstairs rooms have blue carpet.  Upon entering, the formal living room is to the right and the dining room is to the left.  Both rooms have crown molding and windows on two sides, all with plantation shutters.  The stairs are straight ahead and a hallway leads to the family room at the back of the house. 

The family room has a brick fireplace on one wall, next to the sliding door that leads to the backyard.  On the opposite wall, a wet bar was converted to a built in wine rack with shelving and storage cupboards.  A short hallway leads to the nicely remodeled half bath and the garage access.  The bar seating for the kitchen is also in the actual family room.

The kitchen has been fully remodeled to include Caesarstone counters, white cabinets, and a tile backsplash.  The newer white appliances fit well with the kitchen’s country feel and a built-in hutch in the breakfast nook offers additional storage and display space.  A huge window that extends into the ceiling brings in a lot of light and offers a view of the backyard.

The yard is small, but nicely landscaped.  It has a large, covered patio, a small grassy area, and an above-ground Jacuzzi.

Upstairs, there are four bedrooms.  The three secondary rooms are pretty small.  They each have a mirrored closet (two are small, one is larger) and a window looking out to the backyard.  They all have the same blue carpet found downstairs.  These rooms share a bathroom that hasn’t been updated but appears clean and well maintained.  It has two sinks set into a long counter, tile floors, and a shower/tub combo.

The master bedroom has been expanded.  The huge room has vaulted ceilings, blue carpet, two windows overlooking the street, and two large walk-in closets.  The master bath has new hardware, but is otherwise original.  It has two sinks and a stall shower.  My favorite feature of the expanded master is a small room added to one end.  Fully separated by a door, this room can serve as a nursery, office, sitting room, or gym.  It is a great addition to the room.

In addition to the previously mentioned upgrades, the house has new windows and recessed lighting in many rooms.  Everything is in very good condition and the location is highly desirable.  While the rooms – and the lot – are small, I think the home will be appealing to a family looking for a quiet street near good schools.

Learn about Smart Design for Your Yard at the Irvine Duck Club

Posted: 19 Jun 2013 05:00 AM PDT

If you would like to create an attractive landscape for your home as well as save some money on your water bill and other yard-related expenses, the California Native Plant Society OC will provide some ideas for you at their next meeting in Irvine. This upcoming meeting will feature a talk on smart garden design, which is a way of designing your home landscape in a manner that will help you conserve resources and money.

  • Speakers: Greg Rubin, author and owner of California’s Own Native Landscape Design,  and Lucy Warren, author and longtime regional garden writer in Southern California 
  • Topic: Rubin and Warren’s new book, The California Native Landscape—The Home-owner’s Design Guide to Restoring Its Health and Beauty
  • Where:  Duck Club—15 Riparian View, Irvine
  • When: Thursday, June 20, 2013; 5:30 pm to 9 pm, however, the main event starts at 7:30

The Duck Club, part of Irvine History

Following is the full schedule for the evening. Choose to attend all or part of the event.

  • 5:30 Rich Schilk leads a Bird Walk in the Duck Ponds.  Bring your binoculars or just stroll with the group.
  • 5:30 Donations of items for the silent auction or raffle accepted.  If you have questions, contact Kathy Glendinning (
  • 5:30 Setup occurs; help is welcome. For more information, contact Laura Camp (
  • 6:30 Silent Auction commences. Raffle ticket purchase and item selection occurs.
  • 6:30 Light appetizers served.
  • 6:30 Slideshow of Chapter activities for 2012-2013 will be shown.
  • 7:30 Main Program starts.

For more information, see the California Native Plant Society website.

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