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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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