irvinehomeowner
Well-known member
With the magic of Scott Gunther's (IrvineRealtor) wonderful email updates and Redfin, I am going to track 3-car garage homes that I would be interested in. There may be some outside of Irvine but this will be mostly focused in Irvine.
The parameters are simple, 3br+, 3-car garage and under $1.1m. I may skirt that price range but personally... I wouldn't want to pay more than $800k for a 3-car garage house.
These first 3 are in Westpark II (as detailed in my Westpark House Battle thread), an area that was built out in the late 90s , and are dear to me because when I owned one there, this was the floor plan I really liked (Vintage Plan D):
5 Cipriani, 2750sft, $1,050,000
http://www.redfin.com/CA/Irvine/5-Cipriani-92606/home/4626422
7 Santa Eulalia, 2750sft, $995,000 (in escrow)
http://www.redfin.com/CA/Irvine/7-Santa-Eulalia-92606/home/4628045
22 Santa Rida, 2750sft, $1,100,000 (new listing)
http://www.redfin.com/CA/Irvine/22-Santa-Rida-92606/home/4626578
Floorplan (same for all 3)
http://floorplans.irvinerealtorsite.com/WestparkII/Vintage/VintageD2750.JPG
Of the 3, I like Santa Rida the best due to the location and lot size.
Also a new listing, in no_vas' favorite area, Columbus Grove:
54 Desert Willow, 3168sft, $950,000 (new listing)
http://www.redfin.com/CA/Irvine/54-Desert-Willow-92606/home/7215161
Floorplan
http://floorplans.irvinerealtorsite.com/ColumbusGrove/Alexandria/AlexandriaC3168.jpg
Despite being in CG, I really liked this floorplan the best out of the Lennar homes that used similar layouts in Rossmoor and Villa Rosa at Woodbury. The 3rd garage was an L garage (not tandem) and the master bedroom had a retreat. The location is a corner lot and far enough from Warner and Harvard but it does side one of the main entry streets for the neighborhood (Juneberry). There are no pictures yet but it's described as being very upgraded. This is $300 per sft which is very cheap for a newer house in Irvine but recent closings in the neighborhood have been low. A similar plan closed in September for $920k but it backed Harvard:
http://www.redfin.com/CA/Irvine/26-Desert-Willow-92606/home/7219438
So $950k may actually be the correct price point (kudos to the listing agent for not trying to ignore comps).
Another newer home in Portola Springs:
30 Gray Dove, 2717sft, $909,000
http://www.redfin.com/CA/Irvine/30-Gray-Dove-92618/home/7203699
Floorplan
http://floorplans.irvinerealtorsite.com/PortolaSprings/LasColinas/LasColinasA2717.JPG
This is the Plan 1 in Los Colinas and of the 4 they have, I like this one and the Plan 4. They are the only ones that have upstairs laundry. Just 2 years ago, Los Colinas were listed at 1.2m or higher so the fact that these are selling (and have closed) at $900k is a bit telling. The added cost of Mello Roos (approx $8000 per year) may be a factor of why these have dropped versus the other homes in Irvine. But Westpark II MRs are around $2800 per year so I can't understand why they are listed so much higher.
So what about those homes less than $800k? I have two:
7 Roanne Circle, 2225sft, $750,000
http://www.redfin.com/CA/Irvine/7-Roanne-Cir-92604/home/4680931
Floorplan
http://floorplans.irvinerealtorsite.com/ElCamino/Ranch/RanchF1950.JPG
It's listed as 2225sft but the floorplan is only 1950sft so they may have done some remodeling for that extra footage. This is an older home (built 1971) in the El Camino / Ranch area bordered by Irvine Center Drive, Jeffrey and Walnut. I actually like the area and this one is located on the end of a cul-de-sac siding a greenbelt. The lot is 7700sft which is pretty big by Irvine standards. But this is a short sale so who knows when this will sell and for how much.
The other isn't actually in Irvine but it's aggressively priced even though it's in Tustin Ranch and most 3-car garage newer homes in that area have typically been above $800k. This one is located in a small gated community called Sedona just off of Jamboree and Tustin Ranch Rd:
11605 Maynard, 2400sft, $777,777
http://www.redfin.com/CA/Tustin/11605-Maynard-Ave-92782/home/4764510
Floorplan (IR2 doesn't have it on his site but he did post it once on the IHB forums... last plan down)
http://www.irvinehousingblog.com/forums/viewthread/2591/#123848
I like this floorplan, has an upstairs laundry, 3-car wide garage, a vaulted ceiling and in addition to the 4 bedrooms, a downstairs den/home office and an upstairs loft area.
The bad news for this listing is the same exact model closed for $685k last week:
http://www.redfin.com/CA/Tustin/2942-Humeston-Ave-92782/home/4764589
It looks like Humeston was a Short since it originally listed in July for $699k so I can't imagine a normal sale would have taken that long to close. It does back Tustin Ranch Road but I'm not sure if that's enough to justify a $90k difference in price. I like the lucky number 7 listing price though.
So that's it for now, this was a long post but it was fun analyzing these homes.
The parameters are simple, 3br+, 3-car garage and under $1.1m. I may skirt that price range but personally... I wouldn't want to pay more than $800k for a 3-car garage house.
These first 3 are in Westpark II (as detailed in my Westpark House Battle thread), an area that was built out in the late 90s , and are dear to me because when I owned one there, this was the floor plan I really liked (Vintage Plan D):
5 Cipriani, 2750sft, $1,050,000
http://www.redfin.com/CA/Irvine/5-Cipriani-92606/home/4626422
7 Santa Eulalia, 2750sft, $995,000 (in escrow)
http://www.redfin.com/CA/Irvine/7-Santa-Eulalia-92606/home/4628045
22 Santa Rida, 2750sft, $1,100,000 (new listing)
http://www.redfin.com/CA/Irvine/22-Santa-Rida-92606/home/4626578
Floorplan (same for all 3)
http://floorplans.irvinerealtorsite.com/WestparkII/Vintage/VintageD2750.JPG
Of the 3, I like Santa Rida the best due to the location and lot size.
Also a new listing, in no_vas' favorite area, Columbus Grove:
54 Desert Willow, 3168sft, $950,000 (new listing)
http://www.redfin.com/CA/Irvine/54-Desert-Willow-92606/home/7215161
Floorplan
http://floorplans.irvinerealtorsite.com/ColumbusGrove/Alexandria/AlexandriaC3168.jpg
Despite being in CG, I really liked this floorplan the best out of the Lennar homes that used similar layouts in Rossmoor and Villa Rosa at Woodbury. The 3rd garage was an L garage (not tandem) and the master bedroom had a retreat. The location is a corner lot and far enough from Warner and Harvard but it does side one of the main entry streets for the neighborhood (Juneberry). There are no pictures yet but it's described as being very upgraded. This is $300 per sft which is very cheap for a newer house in Irvine but recent closings in the neighborhood have been low. A similar plan closed in September for $920k but it backed Harvard:
http://www.redfin.com/CA/Irvine/26-Desert-Willow-92606/home/7219438
So $950k may actually be the correct price point (kudos to the listing agent for not trying to ignore comps).
Another newer home in Portola Springs:
30 Gray Dove, 2717sft, $909,000
http://www.redfin.com/CA/Irvine/30-Gray-Dove-92618/home/7203699
Floorplan
http://floorplans.irvinerealtorsite.com/PortolaSprings/LasColinas/LasColinasA2717.JPG
This is the Plan 1 in Los Colinas and of the 4 they have, I like this one and the Plan 4. They are the only ones that have upstairs laundry. Just 2 years ago, Los Colinas were listed at 1.2m or higher so the fact that these are selling (and have closed) at $900k is a bit telling. The added cost of Mello Roos (approx $8000 per year) may be a factor of why these have dropped versus the other homes in Irvine. But Westpark II MRs are around $2800 per year so I can't understand why they are listed so much higher.
So what about those homes less than $800k? I have two:
7 Roanne Circle, 2225sft, $750,000
http://www.redfin.com/CA/Irvine/7-Roanne-Cir-92604/home/4680931
Floorplan
http://floorplans.irvinerealtorsite.com/ElCamino/Ranch/RanchF1950.JPG
It's listed as 2225sft but the floorplan is only 1950sft so they may have done some remodeling for that extra footage. This is an older home (built 1971) in the El Camino / Ranch area bordered by Irvine Center Drive, Jeffrey and Walnut. I actually like the area and this one is located on the end of a cul-de-sac siding a greenbelt. The lot is 7700sft which is pretty big by Irvine standards. But this is a short sale so who knows when this will sell and for how much.
The other isn't actually in Irvine but it's aggressively priced even though it's in Tustin Ranch and most 3-car garage newer homes in that area have typically been above $800k. This one is located in a small gated community called Sedona just off of Jamboree and Tustin Ranch Rd:
11605 Maynard, 2400sft, $777,777
http://www.redfin.com/CA/Tustin/11605-Maynard-Ave-92782/home/4764510
Floorplan (IR2 doesn't have it on his site but he did post it once on the IHB forums... last plan down)
http://www.irvinehousingblog.com/forums/viewthread/2591/#123848
I like this floorplan, has an upstairs laundry, 3-car wide garage, a vaulted ceiling and in addition to the 4 bedrooms, a downstairs den/home office and an upstairs loft area.
The bad news for this listing is the same exact model closed for $685k last week:
http://www.redfin.com/CA/Tustin/2942-Humeston-Ave-92782/home/4764589
It looks like Humeston was a Short since it originally listed in July for $699k so I can't imagine a normal sale would have taken that long to close. It does back Tustin Ranch Road but I'm not sure if that's enough to justify a $90k difference in price. I like the lucky number 7 listing price though.
So that's it for now, this was a long post but it was fun analyzing these homes.