If you are in the market for a large home, check out 11 Ravendale. This home was just listed and boasts five bedrooms (one downstairs) plus a huge third floor bonus room.

The basics:

Asking Price: $999,000

Bedrooms: 5

Bathrooms: 4

Square Footage: 3,537

Lot Size: 3,842

$/Sq Ft: $282

Property Type: Single Family Home

Year Built: 2002

Community: Northpark Square

HOA dues are $98 per month and Mello Roos are $1,104.66 per year.

When I entered 11 Ravendale, I saw the living room to my right and the dining room to my left. The living room has windows on three sides, crown molding, and wall to wall carpet. The dining room, like the entry, has tile floors, and is tucked in between the entryway and the staircase. Its location is a bit awkward, since it doesn’t connect to the kitchen, but that seems to be the case in many newer homes.

Across from the staircase, a short hallway leads to a small full bathroom and a bedroom.

On the other side of the stairs are the kitchen and family room. The kitchen has tile floors, an island, dark granite counter tops and maple cupboards. It has black appliances, including a double oven, and brushed nickel fixtures. It also has a huge pantry with tons of shelving and a large space in the back with low ceilings for storing infrequently used items.

The super family room is big, but not as big as other super family rooms I’ve seen. It has a fireplace at one end, windows along one wall, and is carpeted. The carpet here, as well as in the living room and the entire upstairs, needs to be replaced.

Upstairs, there are four bedrooms on the second floor. The master is at the top of the stairs. While it doesn’t have a designated retreat, it is a very big room and has a fireplace in one corner, so you could create a cozy seating area. There are two large walk in closets with built-ins, a separate tub and shower, and two sinks with tile countertops. I liked that the bathroom wasn’t as huge as those in many other newer model masters. It had adequate space without taking up too much square footage.

The other three bedrooms were surprisingly big. I am so used to seeing tiny secondary bedrooms in new homes that I was very pleasantly surprised by the rooms here. Each one also has a walk in closet with some built-ins. They share a bathroom with two sinks and a shower/tub combo. A large linen closet and a laundry room with sink complete the second floor.

A huge third story bonus room completes the house. It has sloped ceilings, two ceiling fans and a full bathroom. While it is one large space, it can easily be divided into different areas and used for multiple purposes. There is also an unfinished storage area that could probably be fixed up and turned into a usable attic.

The downfall to the house is the lot size, resulting in a small backyard. The owners did invest a lot in landscaping, including stone work throughout and a built in bbq. While they did well with what they had, the space is small and feels pretty closed in.

This home is big without feeling ostentatious. Each room is well-sized and, aside from the well-worn carpet, everything is in great condition.

The owners have already purchased a new home and are looking to sell quickly. While the price of $282 per square foot is on the low end of homes in the area, it should be noted that a nearly identical home (28 Thorn Hill) a block away sold two weeks ago for $935,000 ($266/sq ft).

Discuss below or on Talk Irvine.

Last week, I reviewed 7 Aldea, a three bedroom home in Northwood’s Windstream community. Today, I will review 31 Entrada West, another three bedroom home in Northwood. This one is in the Park Paseo neighborhood, about half a mile away from 7 Aldea, and zoned for all the same schools.

The basics:

Asking Price: $649,000

Bedrooms: 3

Bathrooms: 2.5

Square Footage: 1910

Lot Size: 3,645

$/Sq Ft: $340

Property Type: Single Family Home

Year Built: 1979

Community: Northwood, Park Paseo

HOA dues are $83 per month and there are no Mello Roos.

Both homes have a lot in common. They were both built in 1979 and neither has remodeled the kitchen or bathrooms. They have similar prices per square foot and both have associations with pools and tennis courts. 7 Aldea is a bigger house on a bigger lot, and is in a gated community. 31 Entrada West offers a much lower HOA ($83/month vs. $174/month) and the lower asking price makes it more affordable for many families. While 7 Aldea is located on a corner, 31 Entrada West is near the end of a quiet Cul de Sac.

When I entered this home, the living room was immediately to my right, down one step, and the dining room was to my left. Both rooms have hardwood floors and vaulted ceilings.

The family room has a small wet bar at one end and a brick fireplace in the middle. It’s somewhat dark, since it only has windows on one side and it only has one small set of old track lighting. It is long and narrow and doesn’t really flow into any other rooms, so it feels very closed in.

The kitchen is also long and narrow. One half has several pantry-height cupboards, a large window and breakfast nook. The rest of the kitchen is pretty small, with one long tile counter and one smaller one. There are newer stainless steel appliances but original counters, cabinets, and fluorescent panel lighting. While it is in good condition, overall it feels outdated and small.

Upstairs, there are three bedrooms and two baths. The two secondary bedrooms are on the smaller side, both with windows facing the front of the house and standard closets. Their shared bathroom only has one sink, despite having a counter long enough to fit two.

The master bedroom’s nicest feature is vaulted ceilings. Otherwise, there is nothing remarkable about the room. The bathroom has a stall shower and double sinks with newer fixtures, but everything else is original.

Overall, 31 Entrada has a lot of room for improvement. However, it is smaller than most homes in the neighborhood, resulting in a lower asking price (though its price per square foot is comparable to others). For a family with a lower budget, this may be their chance to get a more affordable house in a great neighborhood. Upgrades can come later, if desired.

Discuss below or on Talk Irvine.

Today I visited another home in the Windstream neighborhood of Northwood. This house is located in a gated community and is a short walk to the community swimming pool and tennis courts. While it is a corner lot, offering a larger than average front yard, it is right next to the gate where cars come in and out of the neighborhood.

The basics:

Asking Price: $799,900 – $849,900

Bedrooms: 3

Bathrooms: 2.5

Square Footage: 2452

Lot Size: 5,500

$/Sq Ft: $347

Property Type: Single Family Home

Year Built: 1979

Community: Northwood, Windstream

HOA dues are $174 per month and there are no Mello Roos.

My first question to the realtor was why there was a range rather than a set asking price. She said it was to encourage buyers with different ranges to view the house, but also said it was expected to sell in the higher end of the range. She also predicted three or four offers to come this week, as multiple buyers were seeing the house for the second time.

When you walk in, the living room is immediately on the left, with several windows, a vaulted ceiling and a burnt reddish/orange carpet that is found throughout the house. Immediately behind it, and separated by a railing, is the dining room, which also has vaulted ceilings. I didn’t care much for the carpet color, but the rooms are nice otherwise.

The family room features a small walk-in bar area and, like the living room, a brick fireplace. It has recessed lighting and speakers in the ceiling. Off the family room are a small laundry room (with a sink) and a half bath.

The kitchen has dark red tile countertops that look to be original from 1979, as well as original cabinets. The stovetop is in the peninsula and there is a double oven. Some appliances are stainless steel, but the fridge is black. The ceiling still has the old fluorescent panel-style lighting. There are new porcelain tile floors in the kitchen, matching those in the hallway, bathroom, and laundry room. The kitchen also has a large eat-in area and a sliding door out to the backyard.

The yard is all hardscaped with a nice patio cover over half of it, a small waterfall and a gas fire ring.

Upstairs, there are three bedrooms. The master is right at the top of the stairs. It has vaulted ceilings and a large retreat area. The bathroom also has high ceilings with many windows. There is a sunken tub and small stall shower, both with older red tile and gold fixtures that match the two sinks and vanity. There are two large mirrored closets.

Down the hall are the two secondary bedrooms and another full bathroom. The bath has two sinks and a shower/tub combo, again with older tile (though newer looking floor tiles). The bedrooms are large, with multiple windows and mirrored closets. Even the hallway has multiple windows to keep it bright.

7 Aldea is a great floorplan and Windstream is a wonderful neighborhood. While the house is in good condition and very well maintained, it lacks major upgrades in the kitchen and all bathrooms. I also really dislike the carpet that is found in almost the whole house. Being situated next to the entry gate and backing to Hicks Canyon make the location rather undesirable.

There are other comparable homes on the market with either lower prices or more upgrades (or both). 6 Urbino, just around the corner from this one, is a much bigger model with a lot more upgrades. It sold in July for $922,000. At $282 per square foot, that is a much better deal than the $347 per square foot that 7 Aldea is asking for (based on the $849,900 asking price). Since the realtor mentioned that she expected several offers on the home this week, I don’t think it’s worth trying to get in on this one.

Discuss below or on Talk Irvine.

In stark contrast to the overpriced house I saw last week at 71 Festivo in Westpark, I found a house today that is by far the lowest price per square foot I have seen. 18 Deerwood East comes in at a surprising $251 per square foot. This remodeled home is 3300 square feet (700 more than 71 Festivo) and priced at only $829,777. While it isn’t as nicely upgraded as the Westpark home, this Deerfield house has some improvements and is in move-in condition.

The basics:

Asking Price: $829,777

Bedrooms: 3 + den

Bathrooms: 3

Square Footage: 3,300

Lot Size: 8,050

$/Sq Ft: $251

Property Type: Single Family Home

Year Built: 1976

Community: Deerfield

HOA dues are $225 per month and there are no Mello Roos taxes.

I think this house is a steal and can’t understand why it has been on the market for 67 days (per redfin). At this price, buyers can afford to do additional upgrades and still come in below the asking price of other comparably-sized homes. Upgrades already done to the house include a solar energy system and new windows in 2008, granite countertops in the kitchen, wood floors in some rooms, and the addition of a huge bonus room, loft and full bathroom upstairs (it was originally a one story house).

While I don’t find the front of the house too attractive, I really liked the giant tree (perfect for climbing) and large patio. I entered the house and immediately noticed the large windows in the living and dining rooms which, along with the vaulted ceilings, made the room feel very bright and open. The entryway and dining room have tile floors, while the living room is carpeted. I loved the large window seat in the living room.

Just to the left of the front door is an office that could easily be converted into a bedroom, though it is a tad small. It doesn’t have a closet, but has a cutout designed for one, so it really only requires buying doors.

Beyond the dining room is a kitchen, which was expanded by several feet a few years ago. The room is long, with u-shaped granite counters and black, Kenmore Elite appliances. The layout is a bit awkward, with the fridge and double oven at the entryway to the kitchen and the sink at the far end, but it wouldn’t take long to get used to it. There is one full wall of pantry-height cupboards, plus plenty of additional storage space. The cupboards have not been updated, but there is a newer hardwood floor.

A breakfast bar in the kitchen overlooks the family room and space for a casual dining table. These rooms have the same wood floors and matching crown molding, as well as access to the large backyard. They were also expanded by several feet.

For me, the backyard is the highlight of the house. With wraparound patios, a large grassy area, and a built in bbq, it really is a great space for entertaining, relaxing, and playing. The whole yard is beautifully landscaped and has several kinds of fruit trees. A semi-private patio to one side can also be accessed from the master bedroom.

The master bedroom and two additional bedrooms are downstairs. The master has vaulted ceilings and newer-looking carpet, but definitely looks a little dated. It has two somewhat small standard closets with gold-rimmed sliding doors, flowered wallpaper on one wall and a sky scene painted on the ceiling. The master bath is also fairly small, with two sinks (not upgraded) and a shower/tub combo.

The other two bedrooms downstairs also have standard closets and are average sized. One has a window seat looking out to the backyard and a nice set of built in cabinets and shelves. These rooms share a full bathroom (the only downstairs bath aside from the master). There is also a small laundry room downstairs as well as two storage closets and row of linen cupboards.

Upstairs, the owners added a huge bonus room – the biggest I’ve ever seen – with stained glass windows and a double window seat in one corner. Beyond that is a loft overlooking the living room, complete with multiple skylights and a couple of other small windows. The loft is only accessible by going through the bonus room. A full bath with a shower/tub combo and one sink complete the upstairs addition to the home. They really did a wonderful job with this addition and it adds a lot of versatility to the house. The realtor mentioned that there is an extra four feet of storage space behind the bathroom, though currently there isn’t a door to access it.

I am surprised this house is still on the market. At $829,777 I would certainly make an offer. I would want to remodel the bathrooms and replace the gold fixtures and closet doors with something more modern, but none of this has to be done. New cabinets in the kitchen would also be nice, but again aren’t necessary. The original owners have kept their home in great condition and clearly are looking to sell at a very reasonable price. The realtor said that they are already in escrow on another home, so they are probably eager to sell. A motivated buyer can get in quickly and be settled just in time for the new school year.

I ventured out to a new neighborhood again today and toured a house in Westpark. While Westpark itself is about 15-20 years old, it was the first time I had been inside a home there. I visited 71 Festivo, a corner lot directly across the street from Plaza Vista School, a K-8 facility.

The basics:

Asking Price: $975,000

Bedrooms: 4 + office (listed as 5 bedrooms)

Bathrooms: 3

Square Footage: 2,616

Lot Size: 5,116

$/Sq Ft: $373

Property Type: Single Family Home

Year Built: 1995 (per redfin) 1997 (per realtor)

Community: Westpark

HOA dues are $47 per month and Mello Roos taxes are about $3,200 per year (expected to end in 11 years).

Let me start by talking about the asking price. It has been on the market for about three months and was recently lowered from $999,800 to $975,000. While there were several offers at the original asking price, the owners didn’t feel any were high enough. The price has since been lowered, but is still much higher per square foot than many comparable homes in Irvine. The house was remodeled beautifully about a year ago, but I don’t know that it warrants the price.

When I entered the home, I was greeted by an attractive spiral staircase with iron railings and wood accents. I also saw the living room/dining room combo, which has lots of tall windows, making great use of the vaulted ceilings. The floors downstairs are all tile, which isn’t really my style, but is something I see a lot.

To the left of the entryway is an office. While the listings call it a fifth bedroom, it lacks both a closet and a door. It is a nice room though and is a perfect space for an office or playroom. Also, while there is a full bath downstairs (with very nice tile work), it isn’t adjacent to the room, as bathrooms usually are when the room is intended to be a bedroom. There is a laundry room next to the bathroom; both are off the family room.

The family room is one of the biggest I’ve seen, with enough space to actually divide it into two separate living areas if you desired. The way it’s set up now, the couches seem awfully far from the TV. Rather, they are situated across the room in front of the fireplace in a cozier setting. There is also a cutout space in the wall for a small display area.

The kitchen has been fully remodeled with granite countertops, stainless steel Kitchenaid appliances, and espresso-colored cabinets. There is a five burner stove and plenty of storage. There is an eating area between the kitchen and family room with room for a six person table.

Upstairs, there are four bedrooms. The master is at the top of the stairs and is quite large. While it doesn’t have a retreat, it does have room for a comfy chair. It also has slightly elevated ceilings, making it feel even bigger. The master bath has a separate tub and nice-sized shower, as well as separate sinks, one of which has an attached vanity area. The bathroom has two large windows and a smaller window in the shower, so it’s very bright. There is a walk-in closet as well.

On the other side of the stairs, there is a full bathroom with two sinks and a tub/shower combo, plus three bedrooms all clustered together. I generally prefer a little more space between the rooms so there aren’t noise issues and so many shared walls. All three bedrooms have standard closets with two sliding doors and high quality beige carpet (the master has the same carpet). Each room is a good size, not huge but certainly not too small, with plenty of room to arrange the furniture.

I thought the home was beautiful. It is in wonderful condition and doesn’t need much, if any, work done to it. It has a nice backyard with a patio and large grassy area, as well as a big front yard since it is on the corner. My concern is with the price, since it doesn’t sound like the owners are willing to consider offers much lower than the asking price. There are plenty of other 4-5 bedroom houses in Irvine with similar upgrades for a much lower price. While I liked the house a lot, I wouldn’t make an offer on it at this price.

Discuss below or on Talk Irvine.