Monthly Archives: August 2014

Orchard Hills Overview 2: The Groves

Over the last several weeks, I have visited and reviewed the non-gated portion of Orchard Hills, including the parks, common areas, and all five sets of homes. Today, I will give an overview of The Groves at Orchard Hills, the gated portion on the west side of Culver. In the coming weeks, I will review each of the seven sets of homes.

All seven collections in The Groves are single family homes. Each one has three or four different models and all homes are two stories. Five different builders designed the homes. All of the homes in the Groves are part of the Tustin Unified School District. Currently, students will attend Hicks Canyon Elementary School from kindergarten through fourth grade, Orchard Hills School for fifth through eighth grade, and Beckman High School. However, Orchard Hills School is officially designated as a K-8 school, so as the population of the neighborhood grows, students will likely attend Orchard Hills beginning in kindergarten and will not be slated for Hicks Canyon. Potential buyers should always verify school information with the sales office and/or school district.

Here is a quick rundown of the collections, from smallest to biggest:

 

Collection

 

Sq Ft

 

Beds

 

Baths

 

Base Price

 

Builder

 

Capella

 

2,906 – 3,223

 

4

 

4 – 4.5

 

Low $1,000,000’s

 

Taylor Morrison

 

La Vita

 

3,400 – 3,942

 

4 – 5

 

4.5 – 5.5

 

Mid $1,000,000’s

 

Brookfield Residential

 

Messina

 

3,531 – 3,801

 

4 – 5

 

4.5 – 5.5

 

Mid $1,000,000’s

 

TRI Pointe Homes

 

Vicenza

 

3,654 – 4,014

 

3 – 6

 

3.5 – 6

 

Mid $1,000,000’s

 

KB Home

 

Saviero

 

3,795 – 4,050

 

4 – 5

 

4.5 – 5.5

 

Mid $1,000,000’s

 

Taylor Morrison

 

Amelia

 

4,215 – 5,181

 

4 – 7

 

4.5 – 7.5

 

High $1,000,000’s

 

The New Home Company

 

Trevi

 

5,095 – 7,030

 

5 – 7

 

5.5 – 7.5

 

Low $2,000,000’s

 

The New Home Company

 

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Irvine Housing Overview: Condos and Houses—July 2014

Below are numbers provided by Redfin for Irvine’s July housing market. The numbers are broken down so that the statistics for condos and houses can be seen. The number of homes on the market in Irvine appears to be leveling off. And the number of homes sold has decreased when compared to previous months this year.

Also note that Altos Research states that the Market Action Index (MAI) for Irvine’s single-family housing market was 35.13 on August 8, 2014. According to Altos, above 30 indicates a sellers’ market, below 30 indicates a buyers’ market.

Following is Irvine’s 2014 housing market data as provided by Redfin.

Type List Price/# Homes Listed Sold Price/# Homes Sold List Per SF Sold Per SF % Chg Y-O-Y Sold Price/SF
Houses
14-Jul $1,068K/374 $865K/91 $449 $415 -4.40%
14-Jun $1,050K/379 $932K/98 $440 $433 4.60%
14-May $1,060K/334 $895K/100 $444 $448 8.50%
14-Apr $1,096K/270 $900K/97 $447 $440 11.70%
14-Mar n/a n/a n/a n/a n/a
14-Feb $1,090K/203 $905K/57 $451 $420 10.50%
14-Jan $1,082K/170 $832K/62 $461 $429 22.20%
Condos
14-Jul $600K/388 $550K/101 $415 $396 0.08%
14-Jun $599K/381 $558K/130 $416 $403 3.30%
14-May $590K/332 $570K/125 $413 $402 5.20%
14-Apr $590K/310 $550K/125 $411 $394 4.50%
14-Mar n/a n/a n/a n/a n/a
14-Feb $599K/248 $560K/80 $406 $395 13.50%
14-Jan $603K/226 $626K/58 $406 $392 20.60%
All
14-Jul $788K/839 $663K/215 $424 $406 1.20%
14-Jun $775K/832 $677K/257 $422 $412 4.30%
14-May $788K/704 $722K/238 $422 $421 7.40%
14-Apr $778K/618 $678K/247 $425 $409 7.60%
14-Mar $799K/487 $680K/na $435 $407 n/a
14-Feb $745K/479 $665K/145 $421 $400 10.50%
14-Jan $412K/422 $688K/130 $422 $412 23.40%

Open House Review: 6121 Sierra Bravo

Turtle Rock Detached Single Family 4 Bedroom Home in Sierra Ridge

6121 Sierra Bravo $1,295,000

Turning off of Turtle Rock Drive onto Sierra Lisa takes you to this single level, single family home on Sierra Bravo. On the market about 30 days, this property shows very well. According to the broker, it has $350,000 in upgrades and finishes. Recently I have seen several properties in this Sierra Ridge community, and this one competes well in space, overall finish and location.

Significant Numbers: Built in 1972, the home is 2,150 sq. ft on a 6,534 sq. ft. lot. It has 4 bedrooms and 2.5 baths. HOA dues are $129 a month and the price per sq. ft. is $602. There are no Mello Roos taxes.

Close up: Nicely landscaped, from the curb on through a latticed side entrance with fountain, double doors open to a large entry.

On the left there is large family room with shuttered windows, wood floors and fireplace.

There is a formal dining room on the right. French doors access the immaculate garden areas in the wraparound patio and yard.

Straight ahead there is a comfortable atrium set up as an added outdoor family room. The kitchen and casual dining area conveniently open to a breezy covered patio dining area and a wrap around patio and yard with a professionally landscaped French garden effect. There is also a built-in barbecue.

To the left a formal living room has high ceilings, large windows with custom coverings and decorator paints.

Throughout the home the added baseboards, crown molding, recessed lighting, double paned windows, and skylights make the most of the good sized rooms.

The kitchen has custom cabinetry, a center island, garden windows, granite counters and stainless appliances.

The master suite opens to the atrium, has a large walk in closet, double vanity, granite counters, and a spa setting tub and shower.

There are three more bedrooms and another full bath, plus powder room.

More specifics:

Single family home

Bedrooms, 4

Baths, 2.5

Detached, no common walls

Central heat, central air

Attached two car garage

Two parking spaces

Laundry in garage

Association pool, spa

Irvine Unified School District

What should be considered? The extensive remodeling in a good sized 4 bedroom, 2.5 bath detached single family home in the Turtle Rock Sierra Ridge community should compete well in the Irvine market. Excellent elementary schools and two beautiful parks are nearby. The all on one level floor plan, along with the beautifully maintained French garden yard and patio on a good sized lot add appeal and value.

Who will move in? An active family with middle school kids or teens may see this home as very workable with UCI, excellent Irvine schools and Turtle Rock’s hiking trails close by. Families with mature members will be drawn to the single level light filled setting and families that entertain a lot will be attracted to the very functional flow of space inside and out.

Recent nearby listings: 23 Sunlight, $1,160,000; 18845 Tabor Drive, $1,188,888

Recent nearby sales: 6162 Sierra Palos Rd., $1,190,000; 6286 Sierra Sienna Rd., $1,555,000.

Open House Review: 19 Lucero East

This home is nicely located on a quiet cul-de-sac street with Santiago Hills Elementary within short walking distance, just on the other side of Yale. One of the 2 community pools is just steps away from the end of the cul-de-sac.

The basics:

Asking Price: $808,000

Bedrooms: 3

Bathrooms: 2.5

Square Footage: 1,910

Lot Size: 4,792

$/Sq Ft: $424

Days on Market: 18

Property Type: Single Family Residence

Year Built: 1978

Community: Northwood – Park Paseo

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

With it being on a zero-lot-line there are no windows along one side of the home, but it is not apparent due to the large windows and good amount of light in each room. This house has a tile entrance, wood floor kitchen, carpeted living, dining and family rooms as well as carpeted staircase and secondary bedrooms. The bathrooms and master bedroom have vinyl tile flooring. The home has original features such as textured ceilings, windows, cabinetry that has been painted, and staircase railing. A mix of original and updated lighting and some outdated wallpaper is also found in home, but the overall layout is open and light. The kitchen and landscaping are updated and the downstairs windows are decorated with plantation shutters.

The front door is located on the side of the home. Upon entry, a short hallway and the staircase are directly in front of you. The living room is to the right and is a step down from the rest of the ground level. To the left, behind the open door, is the dining room, which fits a decent size table. The entire area has vaulted ceilings and an abundance of light. Built-in shelves and a set of lower cabinets furnish one of the living room walls.

Off of the dining room is one of the entrances to the kitchen. The kitchen is updated with new granite countertops, the original cabinetry is painted white and the appliances are black. Handles have been added to the cabinetry which gives it an updated look. Old panel lighting is still found in the ceiling. A nice garden window overlooks the nicely landscaped backyard. On the other side of the doorway is a two door pantry. A small casual eating nook sits nicely across from the pantry in front of a large window facing the backyard.

The eating area opens up to the one side of the rectangular family room. The original brick fireplace has been painted white and is located on the wall between the eating nook and the short hallway. A small wet bar which has a sink and lower cabinets sits in the back corner of the room. The half bath downstairs and the garage entrance are located off of a short hallway next to the wet bar. The bathroom has a plenty of counter space with a single sink with brass colored hardware. The original cabinets have been painted a light color.

A coat closet is found under the stairs.

The backyard is a nice size with a lattice covered patio and artificial grass. The patio cover looks a bit worn, but the backyard is a nice size for entertaining and it provides additional grassy space for children and pets.

Upstairs, there are three bedrooms. A set of linen cabinets sits at the top of the landing, outside of the secondary bedrooms. The two secondary bedrooms are similar in size, both with double sliding closet doors and a large window. The second bedroom has dark blue carpet and some dated wallpaper with a tennis racket design.

The shared bathroom has a single sink and ample counter space on both sides of the sink. The cabinets are original and the paint above the tub/shower combo is slightly peeling. The floors are a laminate tile floor and bathroom is wallpapered.

The master bedroom has a set of 4 large windows that run up to the vaulted ceilings and overlooks the lattice patio cover. The high ceilings and windows create a nice open feeling. The room and bathroom have outdated wallpaper and vinyl tile flooring, but it is a decent size with a good size walk-in closet. The bathroom is found through an open entryway. The cabinetry, countertops and lighting are original but the dual sinks’ faucet hardware are updated and the space is in great condition. The separate walk-in shower has newer glass sliding doors. The 4×4 tile surround looked original but is in very good condition.

19 Lucero East is a nicely laid out 3 bedroom home for a family. The home is in a great location on a quiet cul-de-sac street and steps away to the schools and community amenities. The home needs some updating, but the buyer will have the opportunity to remodel the home with the colors and designs they desire. The square footage price is on the higher side of what has been selling in the past few months but some people may consider location and layout when looking at the price.

Open House Review: 40 Sandpiper

Woodbridge Detached Remodeled Single Family Home Inside the Loop

40 Sandpiper $875,000

Turning off of West Yale Loop onto Stonecreek takes you to this single level 3 bedroom, 2 bath single family home on Sandpiper. This home raises some questions. It has a polished remodeling with added square footage, pristine outdoor setting, and inside loop Woodbridge location. But it has been moving slowly through the market. It was listed in May at $999,000 and has been reduced to $875,000. Traffic was busy at last week’s open house as a number of couples checked it out.

Significant Numbers: Built in 1976, this 1,900 sq. foot, single level home is $461 a sq. ft. HOA dues are $82 a month. The lot size is 4,356 sq. ft. There are no Mello Roos taxes.

Close up: As you pull up to the curb, the home is immaculate. Flagstone hardscape leads to a gated courtyard with raised flower beds that circles around the home to a sleek spa retreat in the rear.

Inside, the custom look continues. To the left there is a formal living room with built-in cabinetry, vaulted ceilings, dramatic windows, window seat, and large fireplace.

Straight ahead there is a formal dining room with custom lighting and wainscoting.

To the right, the kitchen has granite counters, center island, glassed cabinetry and a garden window.

A breakfast room with built-in window seat overlooks the patio along with the light filled family room that has French doors opening to the patio where there is a custom spa and built-in barbecue. The space is snug, but well used.

To achieve the deluxe master suite an original atrium was turned into a huge carpeted retreat complete with skylights and separate office/study with built-in cabinetry and two person desk. There is a double vanity and two closets. The bathroom has original tile.

There are two more carpeted small bedrooms and a full bath also with original tile. The laundry is in the garage.

Throughout the home gleaming hardwood floors and bedroom carpeting, custom cabinetry, recessed lighting and well placed windows work.

More specifics:

Single family home

Bedrooms, 3

Baths, 2

Detached, no common walls

Central air

Attached two car garage

Two parking spaces

Central air

Laundry in garage

Association pool, spa

Irvine Unified School District

What should be considered? Woodbridge’s community credentials, beach club ambiance and easy access to Irvine and Orange County will be plusses for this elegant single family home. Even though the home is inside the loop, the distance from the beach club will be compared. Other properties such as 11 Mandarin, that recently sold, are closer.

Who will move in? Someone looking for a detached single family home that is all on one level, and has been nicely remodeled and maintained, may consider this one. Professional couples, small families or mature buyers who want the home to be an easy extension of their lives will welcome the sleek spa and bbq, easy outside upkeep and comfortable master retreat. Good sized active families with middle school or high school kids may be tempted by the location and excellent schools, but find the outside space confining.

Recent nearby listings: 23 Alderbrook, $849,000; 20 Ashwood, $918,000

Recent nearby sales: 24 Sandpiper, $935,000; 11 Mandarin, $940,000