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Open House Review: 10 Palmatum

Posted: 23 Jun 2014 04:00 AM PDT

Last week I reviewed the same one level floor plan at 38 Christamon West, which sits across the street from Santiago Hills Elementary School.  This week I am visiting 10 Palmatum which sits across the street from the back of Santiago Hills Elementary School.  Although the model is the same, 10 Palmatum kept the original layout inside the home while 38 Christamon restructured the kitchen and dining room area. 

Asking Price: $835,000                                        
Bedrooms: 3
Bathrooms: 2
Square Footage: 1,664
Lot Size: 5,663
$/Sq Ft: $502
Days on Market: 12
Property Type: Single Family Residence
Year Built: 1980
Community: Northwood – Park Paseo

HOA dues are $89 per month and there are no Mello Roos taxes.

Prices in Northwood have been on the rise.  The average price for properties sold in the past 3 months has been about $383 per square foot.  However, one level homes have definitely sold at a higher price per square foot.  This home advertises for $835,000 versus Christamon’s $875,000 and while the price difference is reasonable, I wonder if either justifies the higher square footage price of over $500?

Directly across the street is the end of the elementary school’s large green soccer fields.  Upon entry, the flooring has new tile which looks like wood.  The tile flooring continues throughout the dining area, back through the kitchen and family rooms and down the hall and into both bathrooms.  The step down living room and the bedrooms have clean neutral carpet.    Unlike 38 Christamon West, this home still sports the original windows.  The smooth ceilings are cathedral height and the lighting has been updated with recessed lights.  There are plenty of windows which bring in an abundance of natural light

To the right, the step down living room is a decent size.  The dining area can fit a good size dining table. 

On the other side of the dining room wall are the kitchen and family rooms.  The kitchen counter is in a U-shape with the refrigerator and gas stovetop to the right.  At the end of the U is a large window looking out to the side of the home, with the sink and dishwasher below it.  The counter wraps around to a peninsula with bar seating and an open view to the family room.  There are overhead cabinets and at the end of the peninsula is the built-in microwave and oven.  A potential pantry sits in the wall across from the kitchen, but is located more on the family room side so I am not sure if it is meant as a pantry or storage for the family room.  The space was used as an entertainment center in 38 Christamon West.   All of the home’s cabinets are original but have been stained a dark brown and fitted with new hardware.  The appliances are white, apart from the stainless steel refrigerator and the countertops have been remodeled with black granite.  There are plenty of cabinets for storage and countertop space. 

The family room has windows in two of the corners plus a large window above the sliding glass door.  At the end of the kitchen peninsula, on the other side of the microwave/oven is a built-in bookcase with a couple of cabinets.  A nicely remodeled fireplace sits to the right of the sliding glass door. 

Outside of the sliding glass door is a covered patio. The concrete area extends out further and wraps to the left to a small in-ground Jacuzzi.  There are some larger trees lining the back wall which takes up space in the yard but provides privacy.  The side yard is landscaped with some fruit trees.  It is still private, but much smaller than the yard on Christamon.

The hallway leading to the bedrooms and garage is lined on the right with upper and lower wood cabinets.  On the left is a large coat closet with folded sliding doors. 

The first secondary bedroom has double doors leading into the room.  It is carpeted with double sliding closet doors.

The middle bedroom is similar in size and is outfitted with double mirrored sliding closet doors.  It too, is carpeted.

The shared bathroom sits across from the bedrooms.  It has a single sink with a granite countertop, updated mirror, lighting and tile floors. The tub/shower combo looks original and has the original 4x4 tile wall surround, but it is in very clean condition. 

The master bedroom is located at the end of the hallway, with a sliding glass door leading to the backyard. The view looks out to the Jacuzzi.  With cathedral ceilings and multiple windows, it creates a light and spacious feeling.  The same neutral carpet is found in all of the bedrooms. The bathroom is located through an open doorway.  Without a privacy door, the lights and noise from the bathroom area may affect someone who is still in bed in the mornings and evenings.  The master bathroom has cathedral ceilings which creates a spacious feel.  The dual sink area has the same original cupboards which have been stained.  The mirrors and lighting have been updated.  To the left t is the separate toilet and tub.  The original tub is sunken in the ground and completely lined with the original 4x4 tiles.  It is dated and may want to be upgraded, but again, it is in very clean condition.  A large window sits above the tile surround.  On the opposite side of the vanity is the large walk-in-closet which is furnished with an organizer. 

10 Palmatum is clean and move-in-ready.  The yard is private, but I was surprised that the kitchen lacked a pantry and the bathrooms needed new tubs. Although I feel the price may be high, I think the price difference between the two properties is justified due to the upgrades and backyard.  Having the luxury of an open green field across the street and the community’s pool and tennis courts just steps away, makes it a nice location.  Children can go to the elementary school without crossing the street since Palmatum is a cul-de-sac street, and the middle school is also within walking distance.  One level homes are highty sought after and rare in the neighborhood.  

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