A Condo with Connections on Quail Hill 47 Duet, $475,000

This is the second condominium that I have seen in Quail Hill, and it reinforces my impressions from last week’s Open House at 243 Terra Cotta.

Quail Hill has several worlds to offer. If you want immediate access to Southern California’s urban swirl, and the ability to make a quick retreat to your own park like lair, this condo/shoe fits perfectly.

Just minutes away from the 405 Freeway, and Laguna Canyon, Quail Hill condos and homes seem to thrive in a green world, right next to 600 acres of permanent open space. Check the Irvine Natural Landmarks website for more information on the nature trails available here.

Then factor in the Irvine School System, with outstanding elementary schools within walking distance. Finally, add hiking and equestrian trails, pools, gym, tennis courts, and the village shopping center and this area invites inspection.

Looking further, I visited 47 Duet, part of the Ambridge Community, and found a 2 bedroom, 2 bath condo with a double garage on the ground level.

I went up the flight of steps from the main entrance into an open floor plan with the dining room, living room, and kitchen all playing off of each other. A cutout window wall neatly intersects the living and dining areas. The kitchen with breakfast bar is on the opposite side across from a built-in desk unit.

Listed as a former model, this home has that put together feeling. It has built-in bookcases, crown moldings, a slate fireplace, stone-like tiles, plantation shutters, coffered ceilings and custom designer window coverings. The space is not huge, but the overall feeing is one of comfort and ease.

The owner, who is also the realtor for the property, was on hand with her two mixed poodles acting as greeters. I thought they were the perfect reflection of the mood of this condo. I could picture comfortable daily patterns happening here with meals being prepared, shows watched, and dinner served, all in one relaxed open space.

The condo furnishings, which really make the most of the space, are available as a separate negotiation.

The kitchen fits right in. It has been remodeled with granite counters, a six burner cooktop, stainless appliances, and a convenient breakfast bar.

Down the hall there is a second bedroom and bath. In this condo the bedroom has become a home office, neatly done, just right for a little work on the weekend away from the rest of house traffic. There is also a laundry room off of this hall.

Next level up, the master bedroom and bath are an attractive retreat. There is a walk in closet with organizers, custom tile accents, double vanity, and a separate tub and shower.

The property also has a surround sound speaker and security system, and epoxy floors and built in storage in the garage.

Specifics for this Two Level Condo:

Bedrooms: 2

Bathrooms: 2

Size: 1,447 sq ft

Lot Size: Not applicable

Price/sqft: $328

HOA Fee: $207 monthly

Year built: 2005

Central Air/Central Furnace

Double Garage, Epoxy floor

Two parking spaces

Irvine School System

Has Mello Roos Tax

Neighborhood: Quail Hill

Considerations and comparisons: This condo is sleek and inviting but a bit snug. Outside private patio space would be welcome. The other consideration is individual identity. Inside, identity is well established, but from the outside, the area blurs a little as you see the many matching brown stucco buildings lining the street. This is softened by well cared for foliage and flowers, but for some there might still be that impression of row upon row of very similar, all attached, living spaces. As always, the appeal here depends on the individual buyer’s priorities, living patterns, and budget.

The property is listed as a standard equity sale and is quite new to the market. Public records show it was sold in 2005 for $576,000 and in 2008 for $525,000. On the same street I found 91 Duet listed at $435,000. A quick look revealed it to be a short sale, empty, and, at a glance, desperately needing new carpet. Just across the way, 354 Quail Ridge is listed at $475,000.

Who will choose to move in? An individual, couple, or possibly a young, small family, who want to be close to everything, but not too close, will appreciate this property. The wrap around park atmosphere, numerous outdoor activities and community facilities will have a strong appeal for active individuals. The excellent schools available add to the property’s value. This contained, secure condo will also work for busy people who travel frequently, dine out a lot, and keep a busy schedule. They really can just lock the door and go.

Discuss below or on Talk Irvine.

Of all the Irvine villages, West Irvine real estate can boast the reputation of having seen it all during the Housing Depression of our times. Prices appraised more than twice the original purchase price during the bubble, and then came sliding down. The houses are getting a little old, and the school district is Tustin Unified even though they have Irvine physical addresses. But the schools are excellent, shopping district is close by, and major freeways are easily accessible. Then why the price drop?

Today we will look at two single family homes on Proclamation Way in West Irvine. Both have the same square feet area, but one of them has a bigger lot size than the others. The property with the smaller lot size has a bigger price tag though. Let’s see if the price tag is justified.

12 PROCLAMATION WAY, IRVINE CA 92602

Listing Price: $799,000

Beds: 5

Baths: 3

Sq. Ft.: 2,268

$/Sq. Ft.: $352

Lot Size: 3,332 SF

Property Type: Residential, Single Family

Style: Two Level, Mediterranean

Year Built: 1999

Community: West Irvine

Builders Tract Name: Heritage

Builders Tract Code: HERI

Builders Model Code: D

Monthly expenses:

HOA Dues: $0/month

Property Tax ( 1.0595%): $ 8,465 Annually

Mello Roos: $1,147 Annually

Monthly Property Tax+ Mello Roos: $801

Monthly Mortgage (30 YR Fixed, 3.625%): $2,915

Pricing History:

Apr 20, 2011 Listed (Active) $799,000

Jul 08, 2004 Sold (Public Records) $814,500

Jan 27, 1999 Sold (Public Records) $319,000

Monthly Fixed Expenses: $3,761

17 PROCLAMATION WAY, IRVINE CA 92620

Listing Price: $738,000

Beds: 5

Baths: 3

Sq. Ft.: 2,300

$/Sq. Ft.: $321

Lot Size: 4,494 SF

Property Type: Residential, Single Family

Style: Two Level, Mediterranean

Year Built: 1998

Community: Northwood

Builders Tract Name: Heritage

Builders Tract Code: HERI

Monthly expenses:

HOA Dues: $0

Property Tax ( 1.0595%): $ 7,820 Annually

Mello Roos: $1,147 Annually

Monthly Property Tax+ Mello Roos: $747

Monthly Mortgage (30 YR Fixed, 3.625%): $2,693

Pricing History:

Jun 28, 2012 Listed (Active) $738,000

Jun 28, 2005 Sold (Public Records) $785,000

Apr 19, 2001 Sold (Public Records) $425,000

Jan 27, 1999 Sold (Public Records) $322,000 — Public Records

Monthly Fixed Expenses: $3,440

Which one would you buy?

When you scan through the MLS pictures, you will notice that 12 Proclamation is upgraded to suit today’s homes, but 17 Proclamation could use some upgrades. Would you rather buy a house with a bigger lot size for cheaper and upgrade it yourself, or buy a house that is already done?

Discuss below or on Talk Irvine.

It is rare to come across a six bedroom home under $1,000,000, but I found one today at 8 Brena. While the house originally had four bedrooms and a bonus room, the bonus was converted into two additional bedrooms. Having been in the original floor plan numerous times, I was excited to see how this one was changed.

The basics:

Asking Price: $949,900

Bedrooms: 6

Bathrooms: 4

Square Footage: 2,955

Lot Size: 5,000

$/Sq Ft: $321

Property Type: Single Family Home

Year Built: 1978

Community: Northwood, Woodside

HOA dues are $97 per month and there are no Mello Roos.

Upon entering, the living room is to the right and the dining room to the left. Both are pretty standard for a late 70’s home. They are nice rooms, but don’t really have anything remarkable about them. The kitchen is through the dining room and has been nicely remodeled. There are granite countertops, stainless steel appliances, updated cabinets and a newer tile floor. While the kitchen doesn’t have a built-in island, the current owners have a free standing butcher block in the center of the kitchen to provide extra counter and storage space. It makes a nice addition. The kitchen also has a breakfast nook surrounded by windows that look out to the backyard.

The yard is fully hardscaped, but is a good size and has a gate out to the greenbelt. The home is located just steps from the bridge that connects to the Hicks Canyon trail.

Also downstairs is a pretty family room with hardwood floors. A bar area was converted to an office space, which is much more functional and modern. Beyond the family room is a downstairs bedroom. This one is on the smaller side and rather dark, as it only has one small window facing the house next door. The closet doors have been removed and replaced with large, dark, heavy curtains. There is a full bath across from the room, but it hasn’t been updated.

Upstairs there are five rooms. One room currently doesn’t have a closet or doors to the hallway (curtains separate the room from the hall), but it could easily be converted back to a standard bedroom. While there used to be a full bathroom off the hallway, it has been converted so it’s now inside one of the bedrooms. While it’s nice to have another en suite bathroom, I like to have at least one bathroom accessible from the hallway. Again, this bathroom has not been updated. The room it’s attached to is good size with a ceiling fan and mirrored closet.

As I mentioned earlier, the bonus room was converted into two additional bedrooms with a Jack and Jill bathroom. Both bedrooms are a good size, with mirrored closets, high ceilings, and a lofted storage space. The connecting bathroom has two separate pedestal sinks and, while it’s newer than the other bathrooms in the house, it still seems old and in need of updating.

The last room upstairs is the master bedroom. It has a fireplace and a gorgeous view of the greenbelt and Hicks Canyon trail. It has two large mirrored closets, two sinks, and a separate tub and shower. The bathroom has not been remodeled.

The carpets upstairs had many visible stains and dark spots, with the exception of the master bedroom, where the carpet was newer. That, along with the older bathrooms, gives the house a bit of a tired feel. While the kitchen and family room are both nicely redone, the other rooms don’t match up. However, though it could be nicer, it certainly can be lived in and a family could move in today without making any of the changes.

I don’t think it’s as nice inside as the other two homes of the same model that have recently sold (23 Alegria for $850,000 last month and 31 Abeto for $912,000 in early 2011). The asking price of $949,900 is too high. This home does have one more bathroom than the others, and two additional bedrooms instead of a bonus room, but it needs more work than the others, which both had fully remodeled bathrooms and newer floors and carpet throughout. Overall, it’s a great floor plan and would be a wonderful home for a large family, but the price needs to come down so the extra money can be put into new carpet and remodeling all four bathrooms. I’m very curious to see what this one sells for as compared to the other two.

Discuss below or on Talk Irvine.

Condo Contrasts on Quail Hill 243 Terra Cotta, $769,000

As I exited the San Diego Freeway and made my way up Quail Hill my first impression was how remarkable the contrasts are in this community. Moving off the packed lanes of the San Diego Freeway, I drove past rolling open fields, and then approached the door of a sleek condominium at the end of a quiet cul de sac.

For some this could be the best of several worlds. Quail Hill offers access to 600 acres of permanent open space with first rate hiking trails, the convenience and ease of upscale condos or homes, and quick freeway access to work, entertainment and other nature and art communities like Laguna Canyon.

Quail Hill has over 1,650 homes and condos in a secluded community with pools, shopping, outdoor fireplaces, tennis courts, playgrounds and Irvine’s quality schools. At the foot of Quail Hill, the 2.8-acre Quail Hill Trailhead connects to southern Irvine’s extensive trail network. Located at the end of Sand Canyon Road it marks the beginning of the Quail Hill Loop Trail, an easy two-mile natural surface trail open to the public from dawn to dusk. Check the Irvine Natural Landmarks website for more nature trail information.

Inside 243 Terra Cotta I found all the flair and function of a well planned condo. This detached and dramatic condo is a nice contrast to its rustic surroundings. As you enter, to the left there is a small but impressive formal dining room. To the right the living room is contained but quite dramatic. The high ceilings, designer draperies and rich colors all work well with plantation shutters, ceramic tile, wood and carpet floor areas. The multiple window and balcony views are beautifully treated with faux draperies.

Over $86K in custom upgrades by the previous owner have resulted in a sparkling gourmet kitchen with granite counters, island, and walk-in pantry, plus a remodeled master and guest baths with dual granite vanities and stone sinks.

Moving down the main hall. which really serves as the spine of the house, the kitchen is on the left with a small family room on the right. Upstairs the master bedroom and bath echo the downstairs theme with designer draperies and rich colors. There are three bedrooms and two baths with a loft, optional for a fourth bedroom, and laundry room upstairs.

Private outside space is snug, but the closeness to the rolling fields beyond is a particular delight on the patio at the end entrance. One has the feeling some morning as you sit there and sip your coffee you might look up to find a jackrabbit watching your every move. Just a few feet from the patio, the open grillwork fence frames the green fields. The front patio is equally inviting, small but comfortable, nice for relaxing, great for summer suppers, or late night astronomy sessions.

There is a double garage with an epoxy floor, and 2 more parking spaces are available.

Specifics for this 2 Level Modern Condo:

Beds: 3

Baths: 2.5

Sq.Ft: 2,100

$/Sq.Ft: $366

Common Walls Detached/No Common Walls

Cooling: Central A/C

Wood Fire Place/Gas

Garage Spaces Total 2, 2 parking spaces

Heating Type: Forced Air

Association Pool

Roofing: Spanish Clay Tile

HOA Dues: $220

Mello Roos Tax: Yes

Considerations and Comparisons: The floor plan is efficient and functional, but for some the space may feel a bit confined. Outdoor private space is limited, but nicely balanced with the closeness of the open rolling fields and the quiet end position in the cul de sac. On June 4 the price was reduced $5,900. In 2008 the property sold for $843.000. Nearby properties for sale: 127 Tall Oak condo is listed at $669,000 with 3 bedrooms and 2.25 baths, 91 Canopy is listed at $749,000 with 3 bedrooms and 2.5 baths.

Who will be the next occupant? A small family who likes to hike and explore nature and values quality schools could be happy here. A professional couple or an individual who spends weekends outdoors and wants quick access to work, entertainment, and dining spots will find this condo very workable. Another couple or family who works or spends time in Laguna Canyon and other coastal spots might be comfortable here.

Discuss below or on Talk Irvine.

Is it enough if a school has a API rank of 10, or do growth scores govern the home prices of the school’s boundaries? Today we look at two properties in two different villages of Irvine. Both have API 10 schools, but one has better growth rate than the other. Both properties have a good walk score to the assigned schools. But for the same listing price, one of them has listed a single family home with four bedrooms and the other one is a detached condominium with three bedrooms.

10 MINERAL KING, IRVINE CA 92602

Listing Price: $699,800

Beds: 4

Baths: 2.5

Sq. Ft.: 2,477

$/Sq. Ft.: $283

Property Type: Residential, Single Family

Style: Two Level, Other

Year Built: 2000

Community: North Park

Builders Tract Name: Evergreen

Builders Tract Code: EVRG

Builders Model Code: 4

Monthly expenses:

HOA Dues: $328/month ($183+$145)

Property Tax ( 1.0595%): $ 7,414 Annually

Mello Roos: $1,631 Annually

Monthly Property Tax+ Mello Roos: $754

Monthly Mortgage (30 YR Fixed, 3.625%): $2,553

Pricing History:

Jun 04, 2012 Price Changed $699,800

Feb 21, 2008 Sold (Public Records) $700,000

Feb 27, 2006 Sold (Public Records) $875,000

Mar 13, 2002 Sold (Public Records) $472,000

Jun 30, 2000 Sold (Public Records) $406,500

Monthly Fixed Expenses: $3,635

In the North Park area, there were 53 homes for sale in May 2012, with a median list price of $799,000 ($321/SF). The most expensive property on the market in North Park is 39 Vacaville at $1,499,000. The least expensive property on the market is 305 Terra Bella at $315,000. Even though the house comes under Tustin Unified School District, it has excellent schools.

Assigned schools:

Hicks Canyon Elementary (K-5)

API rank 10

API Score of 942

Orchard Hills (Middle School 5-7 for 2011, K-8 planned)

API rank 10

API score of 952

Arnold Beckman High School (9-12)

API rank 10

API score of 866

154 KINGSWOOD #117, IRVINE CA 92620

Listing Price: $685,000

Beds: 3

Baths: 2.5

Sq. Ft.: 1700

$/Sq. Ft.: $403

Property Type: Residential, Condominium

Style: Two Level, Other

Year Built: 2001

Community: Northwood

Builders Tract Name: Arden Square

Builders Tract Code: ARDS

Builders Model Code: 1

Monthly expenses:

HOA Dues: $118/month ($78+$40)

Property Tax ( 1.0595%): $ 7,258 Annually

Mello Roos: $2,481 Annually

Monthly Property Tax+ Mello Roos: $812

Monthly Mortgage (30 YR Fixed, 3.625%): $2,499

Pricing History:

Apr 19, 2012 Listed (Active) $685,000

Nov 12, 2004 Sold (Public Records) $620,000

Monthly Fixed Expenses: $3,429

In the Northwood area, there were 103 homes for sale with a median list price of $739,000 ($333/SF). The most expensive property for sale in this zip code is 75 New Dawn at $1,829,000, and the least expensive property is 2118 Timberwood at $265,000. Northwood homes also have the best Irvine schools. Irvine School District recommends calling the district office to confirm the schools, but these are the tentatively assigned schools for the property.

Canyon View Elementary

API Rank: 10

API Growth: 966

Sierra Vista Middle School

API Rank: 10

API Growth: 948

Northwood High School

API Rank: 10

API Growth: 908

Which one would you buy?

If both the houses are built around the same time, and both are in safe/ non-hazardous areas, would a ‘better’ school force you to buy a smaller detached condo vs. a single family home?

Is $400+/SF price justified for the Northwood condos?

Discuss below or on Talk Irvine.