Open House Review: 4 Ramada

Behind the entry-coded gate of Northwood’s Canyon Creek sits a desirable single level home on the cul-de-sac street of Ramada.  The home has a mix of original and updated features, and shows nicely.  The street has very limited residential traffic and has walking trails, community tennis courts and pool close by. The home is in close proximity to Santiago Hills Elementary School, Sierra Vista Middle School and Northwood High School.

Asking Price:   $938,800
Bedrooms:       3
Bathrooms:      2
Square Footage: 1,841
$/Sq Ft:           $510
Lot Size:          5,227
Property Type: Single Family Residence
Year Built:      1979
Community:    Northwood – Canyon Creek
HOA dues are $180 per month
Mello Roos:    No

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Orchard Hills: Vivo Collection Review

Last week, I presented an overview of The Reserve, a new, gated enclave in Orchard Hills Village. Today, I will review the Vivo collection, the group of smallest homes in the neighborhood. Built by Pacific Homes, Vivo will have 149 detached condominiums in four different floor plans. Houses will range from 1,885 – 2,180 square feet. All homes have 3 bedrooms and 2.5 bathrooms with a 2-car garage. The approximate square footage of the lots wasn’t available, but the agent said the models are built on average-size lots. None of the Vivo homes have a first-floor bedroom and three of the homes have an option for a loft in lieu of one of the bedrooms. Most streets have six homes to a shared motor court

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Orchard Hills: The Reserve Overview

Orchards Hills debuted another new enclave last month. The Reserve features five new home collections by Irvine Pacific. The gated enclave is currently the easternmost neighborhoods in the village, situated on the east side of Orchard Hills Drive, looking down onto Rattlesnake Reservoir. They extend high into the hills above Portola Parkway, with some lots having expansive city views. The five new home collections will comprise the Reserve at Orchard Hills Community Association, with monthly dues proposed to be $299 at buildout. These homes will not have access to the association amenities located in the nearby Orchard Hills II homes or the Groves at Orchard Hills located on the opposite side of the village.

Orchard Hills Village, with The Reserve at the far right

The Reserve is part of the Irvine Unified School District. Students in grades K – 6 will attend Canyon View Elementary School, which is about 1.5 miles away (down the hill and on the other side of Portola Parkway). Students in grades 7 – 8 will attend Sierra Vista Middle School, about 3.5 miles away. The students in grades 9 – 12 will attend nearby Northwood High School, located within the Orchard Hills II neighborhood.

Proximity to Northwood High School

There are five home collections in The Reserve with some detached condominiums and some single-family homes. All models are open, and sales have begun.

Collection Square Feet Beds Baths Garages Base Price
Vivo (#10 on map below) 1,885 – 2,180 3 2.5 2 cars Low $1,000,000s
Verdi (#11) 2,182 – 2,509 3 – 4 2.5 – 3.5 2 cars $1,100,000s
Lago (#12) 2,227 – 2,388 4 3 2 cars $1,100,000s
Como (#13) 2,494 – 2,753 4 – 5 3 – 5 2 cars $1,300,000s
Terra (#14) 2,721 – 3,221 4 – 5 3 – 5.5 2 cars $1,500,000s

Layout of The Reserve

Resort Amenities
The Reserve has two future neighborhood parks. Crestview Park is near completion and will be the larger of the two. It will have a junior Olympic pool with a wide deck on all sides. The complex will also include a spa and wading pool. Crestview Park will have the enclave’s Club Room. The park will also include a view terrace, dining terrace, tot lot, barbecues, and shade structures. This park is located in the heart of the community, with the existing five home collections surrounding it on all sides.

Terrace View Park is scheduled to open later than Crestview Park. This smaller facility will have a lap pool, spa, view terrace, tot lot, barbecues, shade structures, and half-court basketball. It is located higher up the hill and on the other side of Ridge Gate Road from all the homes. However, there will be at least five future residential areas around Terrace View Park, much higher into the hills than the current homes. Some will even be higher than the Vistas located across the village in The Groves.

Orchard Hills homes also have easy access to the docent-led Orchard Hills Trail. This hiking trail winds through the hills above Orchard Hills drive. The relatively strenuous, three-mile trail has a substantial elevation gain, but on a clear day the payout is worthwhile, with amazing views from Point Loma Ridge, showing most of the city and coastal hills. On the clearest days, you are rewarded with views of Camp Pendleton, Catalina and San Clemente Islands, and the Palos Verdes Peninsula. Those seeking an easier hike can stick to the 1.2-mile inner loop, with view of Irvine and the coast. Though the trail only offers docent-led hikes, programs run frequently and are free. I visited on a hazy day and was still quite impressed with the city views and how far I could see.

Vivo Homes (Residence 3 in foreground)

Vivo Homes (from left: Residences 4, 1, and 3)

In the coming weeks, I will review each home collection in detail. The collections have between two and four unique models. Most offer outdoor living rooms (aka California rooms) with options for multi-sliding doors to allow for a true indoor-outdoor living experience. The Irvine Pacific Design Center in the nearby Woodbury Town Center allows home buyers to meet with experienced design consultants to customize their homes.

Verdi Residence 1

Verdi homes (Residence 2 in foreground)


Open House Review: 136 Streamwood


Today I am reviewing a studio apartment in Irvine Springs.  It is an upstairs end unit that has a nice balcony, but is very basic.  The home has one carport and the balcony has a nice view over a little stream.  It would be ideal for a student or single individual.

Asking Price: $239,988
Bedrooms: 1
Bathrooms: 1
Square Footage: 415
$/Sq Ft: $578
Property Type: Condominium
Year Built: 1977
Community: Northwood – Irvine Springs
HOA Fees:  $295/month
There are no Mello Roos taxes.

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Open House Review: 20 Fort Sumter

As of October 16, the home is under contingency.  The Open House was bustling with a constant flow of people, and it was nicely upgraded.  The location is a corner lot which backs to Northwood, sides to Monitor and front facing Fort Sumter.  The property sits across the street from the tennis courts and feeds into Brywood Elementary, Sierra Vista Middle School and Northwood High School.

Asking Price:                $959,900
Bedrooms:                   4
Bathrooms:                  2.5
Square Footage:            2,341
Lot Size:                       5,500 Sq. Ft
Price per Square Foot:   $410
Property Type:             Single Family Residence
Year Built:                   1978
HOA:                           $62/month
No Mello Roos


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