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.

This week, I decided to check out an older house with lots of upgrades to see how it compared to the newer homes I have seen recently. I went to 6 Urbino in the Windstream neighborhood in Northwood. The homes in Windstream are among the biggest and nicest in the older part of Northwood.

The basics:

Asking Price: $948,888

Bedrooms: 4 + Large Bonus Room

Bathrooms: 2.5

Square Footage: 3,268

Lot Size: 5,500

$/Sq Ft: $290

Property Type: Single Family Home

Year Built: 1979

Community: Northwood, Windstream

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

Leading up to the home is a pretty walkway with bright flowers and a nice overhang. I entered the house and was met with dark wood floors and a larger than expected living room. This model originally had a small retreat area within the living room that was a few steps lower than the rest of the room. In 6 Urbino, the area was filled in to create one large room. The house flows much better this way and I think it creates more uses for the space. They also filled in a garden area under the stairs to create additional storage and a small nook (big enough for a table but not for a sitting area). I really liked these changes and think they make the space feel much more modern.

The dining room is adjacent to the living room and has French doors leading out to the backyard. The backyard is fully hardscaped, with an in-ground jacuzzi, built-in BBQ and an island with seating for six.

The kitchen is behind the dining room and was beautifully remodeled in 2002. It has a small island, with room to seat two, stainless steel appliances and lots of counter space. A garden window looks out to the backyard and brings in a lot of light. It is an eat-in kitchen with room for a table of six. Beside the table are additional built-in cupboards with counter space and a wine rack. This is a great use of the space.

As I moved through to the family room, I saw that they had created a space for a built in desk. I really liked this feature, as I always wish I had a good place downstairs to collect mail, bills, and more. The family room has tile floors, a fireplace, and a built-in unit with cabinets on the bottom and shelving with glass doors on top.

Upstairs, all the rooms come off one long hallway. At one end is a bonus room; at the other is the master bedroom. The bonus room is a big, square room that can be used for pretty much anything. It is just a big open space with hardwood floors, a high ceiling, and several windows.

The master bedroom has a small retreat in it, just a few steps down from the main part of the room. It is the perfect set up for a small office, reading nook, or even a fitness area. The master bath was nicely redone with two sinks separated by a vanity, a large tub, and an average-sized shower. There are two mirrored closets, one with three doors and the other with two.

All three secondary bedrooms are a good size. None has a private bath, but they share a nice bathroom with two sinks and a shower/tub combo separated by a door. Each bedroom has a standard closet.

The home features three fireplaces, downstairs laundry room (with a laundry chute upstairs), recessed lighting and ceiling fans in most rooms.

Overall, I really liked the upgrades on the home. Everything seems to be very well maintained and the rooms are all very spacious. While it lacks some of the special touches of newer homes like arched doorways and rounded corners on the walls, it does have crown molding, granite counters and hardwood floors. It also comes with a lower price tag and no Mello Roos.

Discuss below or on Talk Irvine.

A Winning Viewpoint: 10 Windflower, $1,350,000

In my last two Open House Reviews, I visited million dollar Turtle Rock properties and I wondered how a third property might compare. I found an intriguing answer at 10 Windflower.

Last week I saw the possibilities of 11 Bethany with a 90% remodel and quality upgrades. The week before I saw the potential in 18762 Via San Marco with a 10,000 sq. foot lot and multi bay window views of a private green hillside.

Now, as I walked up to 10 Windflower, I was looking for a competing viewpoint.

The house has a substantial presence from the street. Inside a bright inviting living room with a custom fireplace is on the right and a formal dining room is off to the left. Continuing through the home, a large kitchen with a butler area is on the left. There’s a breakfast nook in the center and a large family room on the right.

But when you reach the back of the house you really begin to appreciate what this home offers. Positioned on one of the highest points in Turtle Rock, one view after another blends into a panorama overlooking Shady Canyon, Bommer Canyon and Turtle Ridge. Morning light over coffee, afternoon breaks, glowing sunsets, and evenings skies are all part of the package here. A fire pit and Jacuzzi complete the backyard refuge.

The floor plan and the overall finish of the house have a clear, direct feel, but the view confirms the property’s appeal. For the right buyer this is perfect solitude or really great entertaining, made to order.

Oak flooring, new sisal like carpet, strategic skylights, the butler service area off the dining room, a good sized computer area near the kitchen, and three custom fireplaces round out the house’s appeal.

A custom staircase leads to four bedrooms and 2 baths upstairs. All are well done, but the master bedroom is a stand out. That same view so nicely framed downstairs has been reframed in the master bedroom with a sitting area, dual walk in closets, French doors, fireplace and master bath.

According to the agent, there was a fire at this property in 1993 which resulted in the new custom four bedroom, 3.5 bath floor plan and complete rebuild in just under 3,000 square feet. Now the home is new to the market and is being sold with or without furnishings.

Specifics for this Two Level Traditional:

• Bedrooms(s): 4
• Bathroom(s): 3.5
• Square Ft: 2,956
• $/Sq. Ft: $457
• Lot Size: 5,046
• Property Type: Single Family Home
• Year Built: 1978. Complete rebuild: 1993
• HOA Dues: $99 month
• Central Air
• Two Car Garage
• Price Per SqFt: $437
• Irvine School System
• No Mello Roos Tax

Who will opt for this property? A family who enjoys backyard space and entertaining will be attracted to the prime hilltop location with its panoramic view. A couple who frequently entertains and often has overnight guests might choose this home. Other families will be attracted to the very functional floor plan, and outstanding Turtle Rock schools and parks.

Considerations and Comparisons: All bedrooms are upstairs, which might be a problem for buyers with older family members. Some buyers might be looking for more kitchen upgrades and additional patio accessories for entertaining. In comparisons with the other two properties, the wood floors in 11 Bethany excel and the multiple bay windows and French doors score at 18762 Via San Marco. But in the final vote, I would choose 10 Windflower with its sublime hilltop views. That, of course, is a very subjective choice. As individual buyers pencil out the costs of assets versus final price, they will have to decide what it costs and what really counts for them. Nearby, 14 Elderberry is pending at $1,050,000 with 3 bedrooms and 2.5 baths and canyon views. And 24 Southern Wood is listed at $1,198,000 with 4 bedrooms and 3 baths and canyon views.

Discuss below or on Talk Irvine.