Three Level Homes

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elgringo

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Forgive me if this is a repeat topic.  I tried searching but may have missed it.

I've been noticing more three level homes in OC.  I've seen them in Irvine, Tustin, Costa Mesa, and Orange.  They usually have some kind of den/bedroom on the first floor with the garage (duh), the kitchen and maybe a bedroom or two on the second floor, and some kind of loft on the third floor.    While the homes look nice, I am a bit concerned about stairs.

Do any of you live in three-level homes?  I'd be interested in hearing your thoughts.
 
elgringo said:
Do any of you live in three-level homes?  I'd be interested in hearing your thoughts.
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Having a mix of 3-story homes in a community (with other 2-story homes) does make a community look more architecturally interesting from afar. That said, I've heard that the 3rd story is very hot in the summer. My current home is the first 2-story home I've ever lived in (grew up in a single-story and my first home purchase was a single story), and I'm not only surprised at how warm the second-story is, but at how difficult it is sometimes to cool it off, short of leaving the air-conditioner on all the time.
 
Typically 3 story homes yield a higher density to increase the denominator of shared land cost. A lower land cost per home translates into a lower value ratio where buyers benefit from a lower price point. However, you do get what you paid for such as a smaller parcel of land not big enough for living down. A bedroom down with a 3/4 bath is typical of this formula where the AC is zoned independently from the rest of the home. The benefit is a giant 10' loft like space at the mid level. I would not recommend units with a bedroom at the mid level where an entire wall of glass and ventilation is cut off then compromises the spacious loft feel. Most importantly there must be a spacious deck for outdoor seating, table and grille. This zone should be zoned with an additional thermostat in additional to the top level thermostat for a better temperature balance of heat gain at the to level due to the natural convection where hotter air rises. Ideally the top level should have 3 bedrooms just incase the family grows unexpectedly. I have seen dual masters at the top level because most consumers interested in this type of homes tend to be young families, singles, roommate or one child family. To see a fairly good example head over to California Pacific Homes' Luna in PS. Don't buy this type of homes if you see limited parkings along curbside. Most residents don't park their cars in the garage thus impact guest parking severely. I saw a driveway to the side if each home at Luna that may alleviate the problem.

An ideal solution would be a conventional house with livings down, all bedrooms mid level and a family/ bonus room in the attic. Homes with this set up tend to do very well in resale. Olivos in quail hills, campanile in NPS, and Portisol in Woodbury are some that i be seen.
 
While shopping for the house, I have checked a few "Irvine suburb skyscrapers". I guess it's ok for young folks with a lot of energy, but it may be not the best family layout. Just my opinion.
 
Thanks for the feedback.  I grew up in a three story house but the lowest level was the basement.  Half of it was finished as a family room that my parents used for parties while the remaining half was for a pantry and the utilities.    The garage, kitchen, living and dining rooms were on the first floor and the bedrooms were upstairs.    We only went down to the basement to get stuff out of the pantry.  Thanks for bringing up the matter of cooling.  I hadn't thought of that aspect.
 
3 level homes is nice, but not nice to live in. Just think the amount of stairs you have to go up and down. If you have older relatives that might live/visit - good luck with that. Even if there is a bedroom downstairs, they will complain that the kitchen is far away.

 
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