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Irvine Housing Overview: Condos and Houses—June 2014

Posted: 30 Jul 2014 04:00 AM PDT

Below are numbers provided by Redfin ( for Irvine’s June housing market. The numbers are broken down so that the statistics for condos and houses can be seen. As has been true for recent months, the number of homes on the market in Irvine during June is continuing to rise. However, the number of homes sold shows a more mixed outcome.

Also note that Altos Research states that the Market Action Index (MAI) for Irvine’s single-family housing market was 35.82 on July 25, 2014. According to Altos, above 30 indicates a sellers’ market, below 30 indicates a buyers’ market.

Following is Irvine’s 2014 housing market data as provided by Redfin.

Type List Price/# Homes Listed Sold Price/# Homes Sold List Per SF Sold Per SF % Chg Y-O-Y Sold Price/SF
14-Jun $1,050K/379 $932K/98 $440 $433 4.60%
14-May $1,060K/334 $895K/100 $444 $448 8.50%
14-Apr $1,096K/270 $900K/97 $447 $440 11.70%
14-Mar n/a n/a n/a n/a n/a
14-Feb $1,090K/203 $905K/57 $451    $420    10.50%
14-Jan $1,082K/170 $832K/62 $461    $429    22.20%
14-Jun $599K/381 $558K/130 $416 $403 3.30%
14-May $590K/332 $570K/125 $413 $402 5.20%
14-Apr $590K/310 $550K/125 $411 $394 4.50%
14-Mar n/a n/a n/a n/a n/a
14-Feb $599K/248 $560K/80 $406    $395    13.50%
14-Jan $603K/226 $626K/58 $406    $392    20.60%
14-Jun $775K/832 $677K/257 $422 $412 4.30%
14-May $788K/704 $722K/238 $422 $421 7.40%
14-Apr $778K/618 $678K/247 $425 $409 7.60%
14-Mar $799K/487 $680K/na $435    $407    n/a
14-Feb $745K/479 $665K/145 $421    $400    10.50%
14-Jan $412K/422 $688K/130 $422    $412    23.40%

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Open House Review: 11 Glenhurst

Posted: 29 Jul 2014 04:00 AM PDT

Woodbridge Upgraded Townhome in Outer Loop
11 Glenhurst #8  $614,900

Turning off of East Yale Loop onto Briarwood takes you to this two level, end unit, 3 bedroom, 2.5 bath townhome on Glenhurst.  In June it was listed for $628,888. Now on the market just over 40 days, the price has been reduced to $614,900.  Over the weekend the home was attracting a fair amount of traffic with people lingering to ask questions. The home’s closeness to the lake and sleek upgrades will be noted.  

Significant Numbers: Built in 1979, this 1,601 sq. foot, two level townhome is $384 a sq. ft.  HOA dues are $348 a month.

Close up: As you pull into Glenhurst there is a rather snug feeling in this nest of townhomes and the front landscaping could use some upgrading. But the feeling of space and overall appeal Improves when you open double doors and step into the Travertine entry and then down to the Berber carpeted living room with custom fireplace and cathedral ceilings. 

Straight ahead the carpeted formal dining room is ringed with shuttered windows overlooking the patio.

To the left, the kitchen has breakfast bar, garden windows and laminate flooring. Otherwise, the kitchen looks to be original in appliances with tiled counters. More upgrades would be welcome.

Left of the kitchen the family room has a practical laminate flooring for lots of family use. The area accesses the garage where there is more storage and the laundry. (A sign indicates inside laundry is planned in a space opposite the powder room.) Sliding glass doors open to the patio.

The patio is nicely tended and relatively private with room for dining and relaxing. 

To the left of the entry there is access to the family room on the main floor, and steps leading to all of the bedrooms. The upper hall has built in storage.

The master suite has two large closets, mirrored doors, high ceiling, oversized spa shower and dual sinks.  There are two more fairly small bedrooms and another full bath.

In upgrades, Berber carpeting in the bedrooms, living room and dining room, Travertine tile, plantation shutters, wood blinds and recessed lighting work well for this home.


More specifics:
End unit
Bedrooms, 3
Baths, 2.5
Attached, one common wall
Attached two car garage
Two parking spaces
Central furnace, central air
Laundry in garage
Association pool, spa
Irvine Unified School District

What should be considered? Buyers will be weighing the costs and benefits of townhome versus single family, and outer loop versus inner loop locations along with closeness to the lake in this property. They will also be assessing upgrades.  There are more that could be done, but the ones applied are effective. Woodbridge’s rich array of recreational assets, including North and South Lakes, beach lagoons and boat docks will give this property an edge in Irvine added to Irvine’s usual top schools at all levels.

Who will move in?  With all of the bedrooms upstairs, this home could attract younger families and working couples looking for a first home in Irvine.  Woodbridge’s strong community appeal and excellent setting make it an investment possibility too.

Recent nearby listings:  8 Greenwood, $685,000;  5 BlackOak $670,000
Recent nearby sales: 144 East Yale Loop, $685,000; 33 Orangegrove, $675,250

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Open House Review: 14 Delamesa West

Posted: 28 Jul 2014 04:00 AM PDT

Today I saw a two level, 4 bedrooms and 2 ½ bathroom home.  It is nicely located on a quiet cul-de-sac street with Santiago Hills Elementary School’s green soccer fields just a few steps away at the end of the cul-de-sac.  In March I reviewed the same model at 2 Entrada West.  This home’s location is far superior to Entrada West’s although it is not as upgraded.  2 Entrada West ended up selling in May for $392 per square foot at $817,500.


The basics:
Asking Price: $843,888
Bedrooms: 4
Bathrooms: 2.5
Square Footage: 2,088
Lot Size: 4,357
$/Sq Ft: $404
Days on Market: 24
Property Type: Single Family Residence
Year Built: 1976
Community: Northwood – Park Paseo

HOA dues are $85 per month and there no are Mello Roos taxes.

With it being on a zero-lot-line there are no windows on one side of the home.  This house has hard wood flooring and Spanish tile throughout the first floor.  The staircase and bedrooms have carpet.  The home has scraped ceilings, clean interior paint and a remodeled kitchen.  The windows, parts of the bathrooms and some of the lighting are still original.

Without needing to cross any streets, the community amenities and elementary school are just steps away.  

The front door is located on the side of the home.  Upon entry, a short hallway and the stairs are directly in front of you and the living room is to the left.  To the right, behind the open door, is the dining room, which fits a decent size table.  The living room and entrance have vaulted ceilings.  There is plenty of light in the rooms. 

The kitchen and family room are at the back of the house.  The kitchen was remodeled with new cream cabinets and granite countertop.  The appliances are stainless steel.  The old panel lighting still shines down from the ceiling and the kitchen lacks a pantry, although it has plenty of cabinets for storage. 

There is a small casual eating nook that can fit a small table and a couple of chairs in front of a large kitchen window looking out to the backyard.  The window runs up the wall and continues up, becoming a windowed ceiling in the eating nook. 


The rectangular family room is pretty standard.  The original brick fireplace has been painted white and is located next to the sliding door leading out to the backyard.  In the opposite back corner is a small wetbar. It is a bit dated, but has a sink and lower cabinets. 

The backyard is a nice size with a lattice covered wood deck surrounded by grass.  The wood deck looked a bit worn but the yard is nice and flat with space to for kids or pets to play. 

The half bath downstairs is located at the back of the family room, next to the garage entrance.  It has a newer sink and the original cabinets have been stained and updated with hardware.  A hall closet is found under the stairs.

Upstairs, there are four bedrooms.  A set of linen cabinets sits outside of the master bedroom.  The master is located at the front of home, above the garage.  It’s a decent size room with cathedral ceilings.  Two sets of large windows bring in an abundance of light.  The bathroom is located through a large opening and has two sinks and plenty of counter space. The fluorescent lighting is original and the carpet runs up to the vanity, but the sink area is in great condition.  To the left is a walk-in closet.  To the right is the separate shower with plain white tiles and a toilet.  There is no tub in the master.   


The shared bathroom located outside of the master bedroom has newer sinks but the cabinets look original.  There is plenty of counter space and the lighting has been updated.  The tub/shower combo looks original. 

The other three bedrooms are average in size and have carpet and clean paint.  Two of the bedrooms appear slightly larger with a larger closet.  The original windows have film on it which hinders the view into the backyard. 

14 Delamesa West is a terrific home for a family.  The home is in a prime location on a short cul-de-sac street and steps away to the schools and community amenities.   The home has a mix of original and some upgraded features, but in comparison to the upgraded model at 2 Entrada West, this location is much more desirable with respect to privacy, noise and children’s safety when playing in the front yard. 

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