The Village of Turtle Ridge

Note by zovall: This post is written by my wife, Nilam. She took some pictures around Turtle Ridge and provided some thoughts on the area. We'd love to hear your comments on Turtle Ridge as well as her first post.

Located on the southernmost border of Irvine, Turtle Ridge is one of the city's few hillside villages. Unlike most areas of Irvine, Turtle Ridge does not have a commercial shopping center, nor does it have any office or industrial buildings. It is almost exclusively residential, with a few exceptions. Turtle Ridge's borders are Bonita Canyon Dr. and Shady Canyon to the north, the 73 Freeway to the south, and Bommer Canyon to the east. It neighbors University Hills, Turtle Rock, and Newport Coast, which means it has close access to UCI, Fashion Island and the beach.

Turtle Ridge contains several gated communities, the costliest being the guard gated Summit which is where the traditional single family detached homes are. Turtle Ridge is next to 735 acre Bommer Canyon, one of Irvine's nature preserves. No housing or commercial structures will be built on this land preserve. Additional gated communities, detached condos, are found off of Summit Park (Chantory and Arborel) and Shady Canyon (Canyon's Edge). The remaining ungated tracts (Ashton Green and Whispering Glen) are attached condos and are found off of Summit Park. Turtle Ridge was constructed in the mid 2000's and pretty much all homes are Tuscan style, regardless of whether the home is a single family detached home, condominium or apartment. While consistently attractive (to me, anyway), it does feel cookie cutter with Every…single…home…brown topped with red roof tiles.

The village has one apartment complex – you guessed it, Turtle Ridge Apartments, which is located at the very west part between the 73, Bonita Canyon Drive and Newport Coast Drive. The apartment community is gated and has tot lots and several types of floorplans including some that are townhome style. It's conveniently located right off of the 73 toll road and is an Irvine Apartment Community, which means it, like most apartments in Irvine, is owned by the Irvine Company.

Within the village is Las Lomas Community Park, a large municipal facility that includes soccer fields, baseball fields, a tot lot, basketball and tennis courts, and an indoor recreation center that can be rented for events. The community center also provides classrooms for courses offered by the city of Irvine. Las Lomas is gorgeous but the tot lot is not shaded and can get quite warm in the summer.

Next to Las Lomas Community Park is Vista Verde K-8 year round school, which formerly was located in University Park, off of Michelson. The school is a K-8 Blue Ribbon school and is an “alternative school,” meaning interested students from all over Irvine are welcome to apply. Students with siblings who attend the school are given priority and all others are given priority to enroll based on a lottery system. Apparently people really REALLY want their kids to go here.

Across the street from Vista Verde is the Samueli Jewish Campus which consists of the Merage Jewish Community Center and the Tarbut V'Torah school.

And just down the street on the other side of Turtle Ridge Drive is Mariners Church. Both facilities are incredibly large, attractive and impressive and offers schools and extensive facilities. Mariners Church is so large that the Irvine Police Department directs traffic every Sunday morning to ensure that the area doesn't become backed up.

Nestled between Merage JCC and Vista Verde school is Sepulveda Vista Point. The views from here are fantastic, especially on a clear, smog-free day. You can see a great deal of Orange County, and I'd say it's one of the best views in Irvine. It's kind of hidden, though, so you have to look for it.

A second lookout point (Bommer Canyon Vista Point) is located off of Summit Park. One of the great things about Turtle Ridge is that there are a lot of designated walking paths and since the area is hilly, you can get a decent bit of exercise walking/running/biking those paths. What's not so great is that there really is nowhere to walk to that's less than several miles away; no Yogurtland, no nail salon, no grocery store. Sure, you could walk to UCI or to Pavilions off of Bonita Canyon, but it's a bit of a hike. I suppose you could walk to Mariner's Church and have lunch or grab coffee at their cafe, but it's not the same as being able to walk to a center like Woodbury or University Town Center.

Most of Turtle Ridge is quiet. It does sit adjacent to the 73 but because the freeway is elevated in comparison to much of the community, you can't really hear the freeway too much. All in all, I'd say it's a nice community to live in. Do any of you live here? What do you like and/or dislike about it?

Closed Sales from 12/29/2011 to 1/4/2012

Today, I'd like to post a list of all closed sales in Irvine from 12/29/2011 to 1/4/2012. As a kid, I remember reading the newspaper to see what homes in town sold recently – yes, I've been interested in RE for far too long. Over the past few years, I've seen some sites that have posted weekly sales and I think I recall Erika Chavez's blog at the OC Register also doing so a while back. When reading these lists of addresses and prices of sold homes, I'm always wondering what neighborhood the home belongs to or how many bedrooms it has or how many square feet it has. All the data is out there but it is a challenge presenting it in a helpful way. I have some grand ideas on how I want to address that in the future.

But for now, I've compiled the list with a few columns I find helpful. The list is ordered by Area (MLS term that kinda sorta is like a village but not really) and then by the Date Sold. I've tried to clean up some data such as incorrect tract or area names. Redfin offers an awesome feature where they let you view the listing information for homes that have sold – most other sites do not provide this. So, I've added Redfin links to the sold properties so you can easily get even more detailed data on one of these sold homes. Instead of reading 123 Main St sold for $450,000 on 12/12/2011, you'll get a few columns of more info and a link to the actual listing on Redfin. Hope you think it is helpful – it sure was tedious! 😉

Date Sold Address Zip Code Tract Sold Price Beds SqFt
Airport Area
1/3/12 1420 Scholarship 92612 Avenue One $324,900 2 1213
1/3/12 3224 Watermarke 92612 Watermarke $190,000 1 635
Northwood
12/29/11 216 Timberwood 92620 Collage $393,000 2 1270
12/29/11 28 Streamwood 92620 Irvine Springs $149,000 1 639
12/29/11 3 Abeto 92620 OTHR $695,000 5 2864
12/30/11 15 E Delamesa 92620 Park Paseo $665,000 4 2088
12/30/11 5 Clear Crk 92620 Cristal $1,600,000 6 4250
1/3/12 8 Field 92620 Shadow Run $615,000 4 1891
1/3/12 10 Mahogany Dr 92620 Mahogany $1,430,000 5 4250
Orangetree
12/29/11 100 Orchard 92618 Patio Homes $323,000 2 900
12/29/11 40 Orange Blossom 92618 Lake Condos $223,500 2 956
12/29/11 124 Tangerine 92618 Patio Homes $411,000 3 1445
Portola Springs
1/2/12 153 Pathway 92618 Primrose $549,990 3 1873
1/2/12 175 Pathway 92618 Primrose $570,000 4 2056
Quail Hill
1/4/12 116 Capeberry 92603 Chantilly $1,178,750 4 3100
Turtle Ridge
12/29/11 22 Bower Tree 92603 Arborel $651,500 3 1665
12/29/11 71 Grandview 92603 La Cima $3,995,000 5 6070
12/30/11 29 Garden Terrace 92603 Botanica $1,875,000 4 3450
Turtle Rock
12/29/11 22 Morning Glory 92603 Ridge Townhomes $835,000 2 2021
12/30/11 5 Del Rey 92612 Pointe – Turtle Rock $617,000 2 1830
1/3/12 59 N Canyon Rdg 92603 Glen Garden Homes $520,000 3 1628
University Park
12/30/11 6 Camphor 92612 Terrace $400,000 3 1400
1/3/12 17 Eucalyptus 92612 Terrace $385,000 2 1184
1/4/12 21 Eucalyptus 92612 Terrace $550,000 3 1538
West Irvine
12/29/11 44 Copper Leaf 92602 Custom $575,000 4 1900
Westpark
12/29/11 117 Alberti Aisle 92614 Tiempo $235,000 1 830
12/29/11 164 Alicante Aisle 92614 Tiempo $300,000 2 1032
12/31/11 15 Del Carlo 92606 Positano $629,900 3 1500
1/3/12 106 Alicante Aisle 92614 Tiempo $252,000 1 830
Woodbridge
12/29/11 48 Silkberry 92614 Briarglen $555,000 3 1587
12/30/11 4 Claret 92614 Chateaux $299,000 2 1146
1/4/12 43 Havenwood 92614 Parkview $399,000 3 1399
Woodbury
12/29/11 75 Nature 92620 Four Quartets $480,000 3 1706
12/29/11 61 City Stroll 92620 Esplanade $550,000 3 2074
12/29/11 86 Hedge Bloom 92618 Ivy at Woodbury East $380,000 2 1180
12/30/11 84 Sarabande 92620 Garland Park $434,125 2 1357

Several of these are new homes – any ideas which?

Are you familiar with any of these homes or neighborhoods? OC Fliptrack ring a bell?

How much have they dropped from the peak?

Would you like to see a Buy versus Rent post on one of these properties?

Is this type of post helpful or interesting? Comment away…

Irvine addresses served by Tustin and Santa Ana schools

Note by zovall: This post is written by an IHB regular, Cubic Zirconia. Her writing has been featured on IHB in the past. She has put together some information regarding what school districts (there are multiple!) serve the city of Irvine and some helpful links. We'd love to hear your comments on the schools as well as her post.

Hello IHB readers,

This is Cubic Zirconia.

I was introduced to IHB in 2008 during my house hunting days. The market was going through a major correction, and nobody knew where the bottom was. MLS listings for short sales would generate interest with a teaser price that wouldn’t be approved by the bank and equity sales would list at an exorbitant price, still in denial that the market was under correction. That was not all, MLS listings would be full of misinformation, like an incorrect school district, the wrong amount of HOA dues, and very vague contact information if it was a short sale. Living outside Irvine and finding a house in Irvine wouldn’t have been easy for us, if not for IHB posts, then written by Irvine Renter. From someone who would religiously read Irvine Renter’s posts every morning to writing a post on IHB, it’s been a huge transition!

The great California sun shines on all of Orange County, but many prefer to buy in Irvine more than other places for two reasons – safety and schools. The public school system is one of the best in Irvine, with test scores higher than the state average, and almost every school with a perfect ten API ranking and Great school rating based on performance (www.greatschools.org).

It is natural to assume that the premium you pay for a house in Irvine will assure a spot in an Irvine school, served by the Irvine Unified School District (IUSD). Your Realtor probably didn’t tell you, and the seller’s Realtor boldly quoted an Irvine school in the MLS listing page, but it’s not so. There are some parts of Irvine that are served by schools with a physical Irvine address, falling under Tustin Unified School District. They are usually referred as the “other side of Culver” with Culver serving as the boundary line. Some even fall under the Santa Ana School District.

Here is the list of schools that fall under Tustin Unified School District, but serve North Park, West Irvine and other western/northern areas of Irvine. You will notice that even though these schools fall under Tustin Unified School District, they have the API ranks and scores comparable to any Irvine school. All of them have special education programs, GATE programs and afterschool programs as well as CDC. They have new and spacious school buildings, well planned and laid out. The teacher credentials and experience are also on par with Irvine schools.

1. Myford Elementary (K- 5)

Address: 3181 Trevino Dr., Irvine CA 92602

API rank 10, and API score of 951 for 2011.

Serves: West Irvine and some other parts of Irvine

For more information: http://myford.tustin.k12.ca.us/

2. Hicks Canyon Elementary (K-5)

Address: 3817 Viewpark, Irvine CA 92602

API rank 10, and API Score of 942 for 2011.

Serves: North Park and some other parts of Irvine

For more information: http://hickscanyon.org/

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

Address: 11555 Culver Dr, Irvine CA 92602

API rank not available (new school), API score of 952 for 2011.

Serves: North Park and some other parts of Irvine

For more information: http://ohhawks.org

4. Pioneer Middle School (6-8)

Address: 2700 Pioneer Rd, Tustin CA 92782

(This was the primary Middle School before Orchard Hills opened)

API rank 10, API Score of 939 for 2011.

Serves: Irvine falling under Tustin Unified School District and parts of Tustin

For more information: www.pioneerwildcats.com

5. Arnold Beckman High School (9-12)

Address: 3588 Bryan Ave, Irvine CA 92602

API rank 10, API score of 866 for 2011.

Serves: Irvine falling under Tustin Unified School District and parts of Tustin

For more information: http://beckman.tustin.k12.ca.us/

SAT Scores for 2011: Critical Reading 548 Math 588 Writing 571

In addition to these schools, there are also two magnet schools in TUSD.

1. Tustin Memorial Academy (K-5)

Address: 12712 Browning Ave, Santa Ana CA 92705

API Rank 10, API Score 962

2. Columbus Tustin Middle School

Address: 17952 Beneta Way, Tustin CA 92780

API Rank 7, API Score 819

A personal note about the magnet schools: Compared to the other schools that serve the area, I found that the two magnet schools fell short in terms of building, planning and parking. The API Scores for the elementary school are in the close range for both the magnet and the regular schools. However, when it comes to Middle Schools, Pioneer and Orchard Hills fare better than the magnet school. Pioneer Middle School was the #1 Middle School in OC in 2010. Also, the schools are further into Tustin, increasing the driving distance for Irvine homes. In my opinion, they are not worth the extra drive. All of the elementary schools in TUSD accepting Irvine kids are gated, with a very controlled exit system at dismissal. I can’t think of the advantage of the magnet schools over the non-magnet schools when it comes to TUSD.

So next time, when you look at a property, no matter what the MLS says, you can always check the school for any given address here:

For those under Tustin Unified School District: http://www.schoolsiteonline.com/schoolsitelocator/?districtCode=76529

Map of the area served by TUSD: http://www.tustin.k12.ca.us/html/schooldirectory/110824-tusd-district-map-e-c.pdf

TUSD Contact Information: 300 South C Street Tustin, CA 92780 • (714) 730-7301

For those under Irvine Unified School District:

http://www.iusd.org/asp-bin/whichschool/

Map of the area served by IUSD: http://iusd.org/enrollment/documents/IUSD_ELEMENTARY_ATTENDANCE_2011_2012.pdf

IUSD Contact Information: 5050 Barranca Parkway, Irvine CA 92604 • (949)936-5000

The story is a little different when looking at Irvine addresses which are served by the Santa Ana Unified School District (SAUSD).

Condos at The Plaza, Central Park West, The Marquee, The Metropolitan and some apartment buildings near the Airport area fall under SAUSD. Here's a glimpse at the portion of Irvine that is served by SAUSD:

To check if an address falls under Santa Ana School District : http://www2.sausd.us/maps/locator1.asp

Full Map of the area served by SAUSD: http://www2.sausd.us/maps/main-v3.asp

SUSD Contact Information: 1601 East Chestnut Ave, Santa Ana 92701-6322 • (714)558-5501

The Santa Ana schools that serve Irvine are:

1. James Monroe Elementary School (K-6)

Address: 471 East Central Ave. Santa Ana, CA 92707

API Rank 6, API Score 839

2. Douglas MacArthur Fundamental Intermediate School (6-8)

Address: 600 West Alton Ave, Santa Ana CA 92702

API Rank 8, API Score 849

3. Century High School (9-12)

Address: 1401 South Grand Ave, Santa Ana CA 92705

API Rank 1, API Score 615

The Santa Ana schools are no match to Irvine schools in the test stats. Not only that, the parent and Great Schools performance reviews also fall short. The teacher credentials and experience meet or exceed the state average, but the API leaves a lot to be desired.

Like I said before, often there is more than meets the eye, or in this case, more than the MLS states. Since one of the reasons to move to Irvine is to take advantage of the great public schools in the area, it’s good to tread with caution and see if the property you are putting an offer on falls under the school district you assumed it is in.

Was this information useful?

Are there any specific School District related topics that you would like to read on IHB?

Reports and analysis about each school in detail?

The review of special programs offered?

A post about Irvine Schools (IUSD)?

Please let us know!

Buy or rent at Sage in Quail Hill

On Monday I received an email from a reader who wanted to see a comparison between the monthly cost of buying a home to that of renting the same basic home. In this post I'm going to look specifically at the Plan 3 homes in the Sage tract at Quail Hill. Sage is a detached condo tract and the Plan 3 is a 3 bedroom, 2.5 bath, 1275 square foot home with an attached 2 car garage and a small private patio. These same, basically exact detached condo floorplans are also found in other villages in Irvine and in the future I may take a look at how pricing differs for the same plan across villages. Today, we'll see what it might cost to buy and rent a Sage Plan 3.

Currently, there are two Plan 3s for sale on the market:

103 Windchime at $529,000 – Listed on 1/2/2012

68 Duet at $450,000 (Short Sale) – Listed 6/20/2011

The actual closed sales for Sage Plan 3's over the last year are:

10/10/11 18 Duet $455,000
9/29/11 62 Duet (REO) $440,000
8/25/11 44 Duet $449,000
8/17/11 201 Dewdrop (REO) $445,000
6/23/11 84 Windchime $515,000
4/19/11 54 Reunion (REO) $455,000

Based on this data, I'm going to use a sales price of $450k. Here's my take on what the cost would be if one were to purchase at $450k and put 20% down.

Purchase Price $450,000
Closing costs $13,500 3%
Total price $463,500
Down payment $103,500 20%
Loan Amount / Percentage Of Price $360,000 80%
Interest Rate / Period (months) 4.00% 360
Monthly Yearly
Mortgage Payment $1,719 $20,624
Interest Component $1,200 $14,400
Property Tax $394 $4,725 1.05%
Special Assessments $194 $2,332 0.52%
Effective Tax rate 1​.57%
Insurance $50 $600
HOA 1 $116 $1,392
HOA 2 $120 $1,440
Cash Out $2,593 $31,114
Interest paid $14,400
Property tax $4,725
Total deductible $19,125
Tax benefit $398 $4,781 25%
Opportunity cost of down payment -$173 -$2,070 2%
Principal paid in mortgage payment $519 -$6,224
Total Adjustments $745 $8,936
Cost (Cash Out – Adjustments) $1,848 $22,178

20% down payments, low interest rates, tax benefits and the amount paid towards principal all bring the cost to about $1848/month. Please let me know if you think any of the inputs are incorrect or if you think the spreadsheet is missing something. Another tool is the NY Times Buy versus Rent calculator that takes into account many other details.

So, what is the cost to rent a Plan 3? There is one available on the market right now:

50 Duet – Available for $2450/month

Also, the last Plan 3 that was leased was 84 Windchime which was leased for $2600/month on 8/19/2011. Although these are all Sage Plan 3s, each unit is different and there are factors such as the condition of the home, the quality of upgrades, the location, etc which will all affect the price/rent. Based on the cost of owning versus that of renting a Plan 3, what would you do?

Let me know if you found this post helpful and if there are any other plans/tracts/neighborhoods that you'd like me to look into.

A review of Siena in Laguna Altura

Note by zovall: This post is written by Wendy Larson. She toured the models at Siena and has provided her thoughts on the community and floor plans. We'd love to hear your comments on Siena as well as her first post.

The Laguna Altura community (Overview PDF) is located where the 133, 405 and 5 freeways meet in Irvine. Situated just off Laguna Canyon Road, the property is surrounded by stunning canyon views, and is removed far enough from the freeways to still have the ambiance of a quiet nature retreat. There are four tracts in this development: Siena, San Remo, Cortona and Toscana.

The neighborhood has something to offer almost any type of homebuyer—particularly singles, couples and families. The community is perfect for people who enjoy spending time outdoors. There are three parks, pools and plenty of places to take your pooch out for a stroll. Be aware that you are in the canyon and there may be coyotes around, so keep your pets on a leash and indoors at night. Having an outdoor cat would concern me in this neighborhood.

Laguna Altura is convenient to many recreational amenities such as Laguna Beach, hiking and bike trails. The Irvine Spectrum is minutes away from the community, but there is no grocery store “just around the corner.” The closest shopping center is Quail Hill which offers the typical grocery store, pharmacy, and bank amenities. If dining is important to you, you’re limited to the Irvine Spectrum and Quail Hill. Laguna Beach and Aliso Viejo aren’t a far drive if you’re looking to expand your palate.

The Siena tract (Siena Overview PDF) is the smallest of the four communities. It offers 3 residences ranging from 1,618-1,788 square feet (Floorplans PDF). Each residence is offered in a Tuscan, Classical or Italianate style. The Tuscan style has the most charming appeal, featuring a partial rock surfaced exterior.

Phase 3 Pricing PDF

Pros:

  • New, gated community

  • Homeowners can customize property

  • Beautiful location

  • Private backyards

  • Attached garages

  • Build it Green™ certified

  • Energy efficient air conditioning, gas furnace and tankless water heater

Cons:

  • No fireplace

  • Small bedrooms

  • Inadequate closet space

  • High kitchen cabinets

  • Construction will continue for 2-3 years

General overview

In my opinion, the Siena tract is better served for singles and couples without families. My recommendation is based upon the size of the bedrooms, closets and backyards. The second and third bedrooms in the Siena tract are tiny. While they are suited for babies and small children, the space does not offer any room to grow. I can imagine a young boy playing with Legos in the room, but when he grows up to be a teenager, there’s no room for an Xbox. Let’s be practical. Your living room will become a game room before you know it.

Residences 1 and 2 offer a loft option as the third bedroom. I think the loft option makes the space more practical, adding a private seating retreat, but at the price of losing a bedroom. After viewing the small bedrooms and tiny closets, I determined that the only way to make these houses function was to turn one bedroom into a guest room and the other bedroom into an office. I couldn’t imagine anyone past the age of seven living and growing up in these bedrooms. Teenage girls need more closet room than Siena has to offer. In just a few years a family would feel the strain of needing more space.

For singles and couples, the space is ideal. The living area is large enough to feel comfy and there’s not much to clean or maintain. Create a separate space in the second and third bedrooms to give yourselves privacy, or use the bedrooms to make your house more suited and functional to your lifestyle. The Siena tract offers more workable space for singles and couples.

The Siena tract is currently in phase 3 of development, which gives original homeowners the ability to personalize their residence. This is a big bonus. New homeowners have the option to choose the interior design elements. The design consultants at the Irvine Pacific Design Center located in Woodbury Town Center will assist buyers in choosing cabinetry, countertop preference, tile, furnishings and any optional features.

Siena residents are part of the Laguna Altura Community Association. The proposed monthly HOA dues are $295.00 per month. An extra $300 a month tacked onto your mortgage may seem like a bit much to stomach, but the community is well landscaped, and you can be sure that it will always remain clean and appealing. The association dues are comparable to many properties in Orange County. The estimated property tax breakdown is as follows:

Base Property Tax: 1.03% of the sales price

AD Tax: $3,063 per year

CFD Tax (Mello-Roos): $1,700 per year

Other Taxes: $156 per year

Overall Effective Tax Rate: Approximately 1.8%

Below are reviews of each residence (in the order the homes were laid out on the model tour):

Residence 3

• 3 bedrooms

• 2 ½ baths

• 1,788 square feet

• Base prices starting from $630,000

Residence 3 opens to a small entry way, with immediate access to the stairs. You can access the garage from the entry way. There’s a powder room and a huge walk-in coat closet with extra room for storage.

Residence 3 features a large gourmet kitchen which overlooks the living room. The kitchen has an oversized island, ample storage and includes a stainless steel appliance package. The island can accommodate 3-4 barstools for extra seating. It houses the dishwasher and has a double wide sink, which will be much appreciated by those who cook and clean dishes often. The pantry and cabinets span the entire kitchen and it’s almost overwhelming. The homeowners have the option to build a glass display hutch which is a nice element because it breaks up a wall full of nothing but cabinets. The upper cabinets are quite high, making the top shelves difficult to reach. Luckily, there’s plenty of lower cabinet space available.

The dining area is an extension of the kitchen. The windows overlook the back yard and provide nice light, making the space seem airy and bright. You can comfortably seat 4-6 people around a table in this space, but squeezing anything past 8 people would be uncomfortable. It is a functional, not formal dining space.

The living room, or great room, is a decent size. There’s enough wall space to mount a large flat screen television and can accommodate larger furniture. There is no fireplace in this property. The living room contains a long built in desk with overhead storage. The only downside to having a desk located in the living room is that you must keep it free of clutter at all times.

The master bedroom is an adequate size. It can accommodate your typical bedroom furniture set and a king-sized bed. The master bedroom has large windows to let natural light through, making the space appear larger. The ensuite bathroom has a separate tub and shower, with double sinks. The toilet is in a separate room for extra privacy. The master bedroom has a walk-in closet, but it did not provide the “wow factor” I was expecting. Two people could easily fill up the closet space, and battle each other for more territory.

The second and third bedrooms were quite small. You could fit a daybed or twin bed with a dresser and possibly a night stand in each room. The closets in both rooms were disappointing.

The guest bathroom follows suit with a double sink vanity and separate room for the toilet. It contains a shower/tub combo. It serves its purpose. Near the guest bathroom is the laundry room which can accommodate a full washer and dryer. There’s overhead storage in this functional space.

The backyard is large enough to entertain 6-10 people. The backyards are not landscaped with the purchase of the house. The models showed brick and grass flooring. I believe that stone or brick would be the best option. Storing a mower for such a small yard would be a hassle. You can create a nice seating area facing the dining room and have extra space for an outdoor table and grill.

Residence 2

• 2-3 bedrooms

• 2 ½ baths

• 1,672 square feet

• Base pricing starting from $605,000

Residence 2 was my favorite floor plan. Perhaps it was the enlarged entry way that made the ambiance more inviting. Like its sister properties, access to the garage is off the entry way. There’s a powder room to the right and a coat closet. The coat closet is located off the stairs and does not have the storage space found in Residences 1 and 3. The downstairs layout of Residence 2 is reminiscent of Residences 1 and 3—except the kitchen and living room setup is flipped. The kitchen is considerably smaller, but the recessed lighting makes it appear larger. The homeowner has the option to build a home management storage cabinet into the full height of the pantry. This feature would maximize your space and keep your kitchen pantry organized. The kitchen has the same amenities as the other two kitchens—stainless steel appliances, island, ample cabinet space. The dining area is offset of the kitchen and offers a unique option to build a banquette with storage. This is a great feature that adds charm to the space, particularly because the banquette is built below the window, making it a delightful nook to read a book in.

As with Residence 1, Residence 2 has the loft option. This space is big enough for a bedroom, and you can have a nice set of double doors, but there’s no closet so you couldn’t even consider making it into a bedroom. Leave it as a loft or turn it into an office.

The master bedroom is adequate. The ensuite has the tub/shower combo option, or the homeowner may opt for a walk-in shower only. The toilet is sectioned off into a separate room, where you have the option to build extra storage. The dual sink vanity has enough his and her storage. The walk-in closet is standard regulation and two people could fill it up quickly. The second bedroom is big enough for a twin or daybed. The closet is tiny.

The laundry facilities are located on the second floor. However, there are two options:

  1. Stackable washer and dryer with storage and countertop

  2. Full sized washer and dryer with no storage

Residence 2 seemed less clinical out of the 3 properties. It felt more like a home than a house. However, it is the second largest of the Siena tract, but feels like the smallest.

Residence 1

• 2-3 bedrooms

• 2 ½ baths

• 1,618 square feet

• Base prices starting from $590,000

Residence 1, although smaller, features a similar layout to Residence 3. Upon walking through the door, you have immediate access to the stairs, the same walk-in coat closet, powder room and garage access. The difference between the two models can be felt in the size of the kitchen and living room.

The kitchen has an island that can accommodate 3 barstools. There is a double wide sink and a dishwasher. The cabinet layout is very similar to Residence 3. There is less cabinet space, but it is more than sufficient. You also have the option of adding the glass hutch. As with Residence 3, the cabinets are high, so keep a step stool handy or utilize the lower cabinet space first. The dining area is a replica of Residence 3, and I would say that you can have a 6 person maximum seated at your table.

The living room is smaller with less seating space. There’s not as much empty wall space, so an alternative would be to have furnishings that can fit your television. It’s still a comforting space with lots of light. The built in desk is noticeably smaller, but can accommodate a desktop computer.

At the top of the stairs is the optional loft. The homeowner can choose to build a desk and entertainment storage cabinets, which would make the space ideal for an entertainment room. The loft is spacious enough to fit a sofa and a couple chairs. The loft option is more practical than turning this area into a bedroom. Otherwise, you have another small bedroom directly at the top of the stairs.

The master bedroom has little space to spare. You can squeeze your king bed into this room with a dresser and nightstand. The bedroom does get a lot of light, so the tight space isn’t as noticeable. The master bathroom has two options:

  1. Enjoy a large walk-in shower without a tub

  2. Build a shower/tub combo

It’s disappointing that the master bathroom does not offer a tub and stand-alone shower. The vanity has double sinks with storage, but the space between the vanity and shower is cramped. The walk-in closet is standard size. The homeowner can elect to build the closet organizer storage drawers, which would maximize the space.

The remaining bedroom and guest bathroom are nearly identical to Residence 3. The rooms are small and the closets are inadequate.

Other than the magnificent views of the location, there were very few things that stood out within the homes that would justify paying the purchase price. In my opinion, the Siena tract is over-priced. If I’m going to spend upwards of $600K I’d expect to see larger bedrooms and practical closets.