This week we will look at two houses in North Park Square, the sister of the guard gated North Park community without the gates and guards. They have the same floor plan, they are on the same street, and none of them back major streets like Bryan or Culver. Both are standard sales, and both are in great condition. They are walk-able from Beckman High School, and Hicks Canyon Elementary. Orchard Hills Middle School would probably call for a bike though. The Market Place is within a mile.

Both are “Rutherford” homes, in a different shades of beige.

35 Bella Rosa, Irvine CA 92602

41 Bella Rosa, Irvine CA 92602

I love the main entrance via Porch. As you enter, the office is on your left, followed by the powder room. The living room comes next, and on your right is the entry to the garage, laundry room and staircase to the bedrooms. The Dining room has access to the courtyard as well. Then comes the kitchen and breakfast nook, followed by the Family room. The Master Bedroom is the last room, and on the second floor we have the other two bedrooms with a small desk area. Personally, the layout is a long and boring to me. The powder room opens in the entry area. The laundry room and dining room share a wall. The breakfast nook and shower share a wall. So, unless you are one of those people who don’t like the thud-thud of jeans load while you eat, or the white noise of a shower on the other side of the wall, it will be hard to eat in peace.

Here is a quick comparison of the fixed monthly costs of owning one of the Ruth homes:

Which house would you buy?

What are your views about the floor plan?

Is the $60,000 price difference justified?

If the lower priced property sells first, will the buyer for the other house have a hard time acquiring a good loan?

Share your views below or on the Talk Irvine Forums.

Today I visited a home in the Bella Rosa community of Northpark Square. This gated community is quiet and nicely maintained. The realtor described the home as “perfect for empty nesters,” so I went into it with that in mind. Here’s what I found…

The basics:

Asking Price: $979,800

Bedrooms: 3 (plus office and den)

Bathrooms: 2.5

Square Footage: 2,600

Lot Size: 4,831

$/Sq Ft: $377

Property Type: SFR

Year Built: 2003

Community: Northpark, Bella Rosa

There are two sets of HOA dues, for a total of $217 per month, plus Mello Roos.

Downstairs, I found the rooms to be mostly light and bright, with pretty hardwood floors and lots of windows. The den at the front of the house is perfect for a home office, as it is somewhat secluded from the rest of the rooms. Moving down the hall, I passed a formal living room and dining room. I then came to what appeared to be a second dining room, but is actually the breakfast nook, set across from the kitchen in an alcove large enough to be its own room. The kitchen is large, but lacks many of the features that are common in newer homes. It doesn’t have an island and the appliances are white, rather than stainless steel. On the plus side, it does have a double oven, a pantry, and lots of cabinet space. The kitchen opens to a large family room with a full wall of built-ins and several big windows.

As with all of the homes in the Bella Rosa tract, the master bedroom is downstairs. This is why the home is considered ideal for empty nesters. Pros: The room is large, with a nice-sized bathroom and closet, but not as outrageously huge as the masters in many other new homes. There is very little wasted space. Cons: the bedroom is right next to the family room, so noise would be a factor if one person is still up watching TV when the other goes to sleep. It also didn’t feel as bright as the other rooms downstairs.

Moving upstairs, there are two average-sized bedrooms and a top-of-the-stairs den/office area with a built-in desk. The rooms share a full bathroom. If you are an empty nester, the upstairs suite is the perfect place for your children and grandchildren when they visit. The setup will also work for a family where the children still live at home, assuming the parents are comfortable sleeping on a separate floor.

This home has both a courtyard and a backyard. Both are paved, with no grass. As with the home I toured last week, I would rather have had one large backyard than two smaller outdoor spaces. The courtyard was empty, proving that there is little use for it.

After viewing the entire home and considering it both for a family and for empty nesters, I can honestly say that I don’t know think it’s the ideal setup for either one. For a family, I prefer the master bedroom to be on the same level as all or most other bedrooms, and to have a large backyard with a grassy area. For empty nesters, it seems too big and too expensive, unless they have very frequent overnight visitors. If I was going to buy a 2600 square foot house, I would rather get one just across Culver from Northpark Square in Northwood. The same size house comes with a bigger yard, lower HOA dues, no Mello Roos, Irvine schools, and a lower price tag.

Discuss below or on Talk Irvine.

Start with a prime location, then pick a skilled artist to interpret the setting. That was my take on Sunday’s open house at 3 Whitewater #2 ($510,000). From the outside, this townhome blends right into the natural hillside surroundings in a secluded area of Turtle Rock, just minutes from the University of California Irvine.

But as you step inside, be prepared to be intrigued. The home is meticulous and the added detail in art is extensive. The open loft floor plan lends itself to the strategic placement of art and the owner, who has lived here 17 years, has obviously enjoyed the space and made the most of his surroundings.

The den has become his studio, and his three dimensional art work has been used to advantage throughout the home. Most of the effects are from the artist’s perspective, and the results are dramatic.

It was definitely my cup of tea, but you have to see it to make your call.

Farrow and Ball organic paint has been used with hand done sealed floors. Plants, fabrics, individual pieces of art, special door treatments, musical instruments, and dividers all make the most of the high ceilings, art lights, clerestory windows, and added special lighting.

Natural Assets and Updates: This place has “good bones,” no matter what your artistic leanings. A very appealing floor plan, desirable end location, and an inviting natural setting set the tone.

• The home was built in 1977 and has 1,648 square feet with views from the windows, patio and two balconies. The upstairs has a large den/studio/second bedroom with patio and a master bedroom with a sitting area, balcony, updated bathroom, and two walk-in closets.

• The kitchen has been remodeled with new appliances, white cabinets, tiled floors, counters and recessed lights. The formal dining room has an art treatment floor and hill views that open to a private yard. The living room has high ceilings, fireplace with an upgraded mantel, and patio access. There are art lights everywhere.

• Hardware has been replaced throughout. The two car attached garage has a new epoxy flooring. There is a newer water heater and plumbing, newer air conditioning and a new roof in 2011.

Detractions: The wood stairs are creaky. The overall space is a little tight. This is made less apparent by all of the open light and outside views. But I still found myself wishing for a little more patio space, another bedroom.

Location: The community is prime Turtle Rock with 142 detached homes, 198 condominiums and townhouses. There are walking, biking, hiking trails, pool, tennis courts, and the investment enhancing overall halo effect of Turtle Rock. The seclusion achieved in a gated community exists here, with the bonus of easily reached urban connections like South Coast Plaza, and the Irvine Spectrum, award winning schools, and a thriving academic community nearby. Association dues are $498. There is no Mello Roos Tax.

Recent Sales Comparisons Nearby in Turtle Rock:

• Across the way off the central courtyard, 6 Whitewater is listed as sale pending at $528,000 with backup offers accepted. Three bedroom, 2.4 bath, 1961 sq. feet. HOA dues $495. Split level with city lights and hill views.
• Listed as just sold May 1, 34 White Water, 32 Cool Brk, $640,000 – 3 bedrooms, 2.75 baths, 2077 sq. feet. HOA: $500. Hill, tree top views.

What seals the deal? Who belongs here? This could be a welcome retreat for active people who treasure their solitude, outdoor time, and natural surroundings. For an individual or couple who travel frequently, it would be very workable. They could just lock the door and go. Writers, artists, and professionals who need a home office, could tailor the space to fit.

Discuss below or on Talk Irvine.