Mid Century Marvelous

Posted on November 28, 2016 by admin.

I recently fell down the extremely enjoyable rabbit hole of researching this piece and after reveling in all that is Mid Century for several weeks, hardly know where to begin.

As a teen and young adult, the style was not high on my list of favorites. Two or three decades after it’s heyday, it just looked “old” or “dated” and perhaps something my parents might have liked. But “sooner or later, everything old is new again.” and I’ve come to love the mid-century style. Walls of glass, clerestory windows, flat planes, the blurring of lines from indoor to out, and organic materials in the open spaces all beckon to me as a place where I’d want to live. The style is iconic but far-reaching, and many different tastes can be satisfied within this style of homes built primarily between 1940 and 1970. Many Mid-century houses utilized then-groundbreaking post and beam architectural design that eliminated bulky support walls in favor of walls seemingly made of glass. Mid Century Modern is not just a trend popularized by Mad Men, although the show definitely sparked new interest as well as reminding many of their love for this style. It is a significant design movement, propelled by the amazing minds and talents of designers and architects such as Charles & Ray Eames, George Fred Keck, his brother Willam Keck, Henry P. Glass, Ludwig Mies van der Rohe, and developer Joseph Eichler. Oh, so much to share with you, so much to learn! If you have a few weeks to spare, I highly recommend venturing into your own research of this style.

A house properly designed will have a certain intangible “feel” to it. When the proportions of a room are correct, you know it without knowing it. When the site is thoughtfully considered to the building itself, it makes such a huge difference as opposed to “Plan B-reversed” plopped down every 4th house, regardless of where the sun rises or the breezes come from. One home that I really enjoyed spending time in recently was 44 Palermo Walk on Naples Island in Long Beach. Designed by architects Power and Daniel, this original Mid Century is elegant by design. The clean lines and soaring great room ceiling have the perfect feel to them. The house is on a slightly wedge-shaped lot, which adds interest to the focal-point courtyard. The house is L-shaped with the garage at the rear, accessed by an alley. The water is super close and there’s a little park just a block away as well. The neighborhood is typical beach-tight but missing all of the frantic-ness of a tourist-destination type of beach. Inside the house or in the courtyard, all you feel is a peaceful oasis. The lack of clutter, both architecturally and possession-wise is refreshing and calming. I loved the bar and it’s original accouterments (built in blender base!) and immediately began planning my next cocktail party, but I would want to change out the countertops and appliances. The layout was great, with the kitchen accessible and open to the great room, but just a little tucked away in case it isn’t super tidy. One wall of the kitchen was a sliding glass door to the courtyard, making barbecues a breeze. One of my favorite features of this house was the bigger of the two master suites upstairs. This room could look over the great room in a loft-style way, or have privacy simply by sliding the built-in shoji screens to open or close one wall of the room! I loved this feature! If I had a magic wand to wave to make this home a perfect 10 hearts, I’d be adding a fireplace in the living room, bringing the laundry in from the garage (there’s a perfect storage hallway behind the kitchen right next to the downstairs bathroom). updating the kitchen counters and appliances, and modernizing some of the behind-the-scenes things like plumbing and electrical, just to ensure a long and happy future with this dream home of the 60’s. As it currently stands, 44 Palermo Walk is a swanky 8-1/2 hearts.

two story great room. sliding screens can open up or close off the master bedroom above.

another view of that fabulous feature

everything in the right proportions, including the artwork

love this bar at the side of the kitchen!

beautiful display cabinet for a well-stocked bar or just display

peaceful and private courtyard

built in dressing area in the master bedroom

the “second master” with it’s spacious deck

striking in it’s simplicity

Mid Century Modern homes do not have to be campy time capsules, full of shag carpeting and kitchens wallpapered with pictures of mushrooms or sunbursts. True, some are lovingly preserved in their original splendor. That seems especially prevalent in areas where there are entire tracts of these architectural gems and the owners tend to fiercely protect the originality of the home and the neighborhood, such as the Cliff May Ranchos in Long Beach or the Fairhaven Eichlers in Orange. MCMs who don’t share that same safety in numbers are often more updated over time to keep up with the Joneses. They keep their mid-century roots but may be more modern in amenities or finishes. Many are fresh, crisp and feel as new as the day their first family pulled up in a brand-new 1964 Plymouth station wagon.

Below are a few of my favorite Mid Century Moderns on the market today.

31741 Grand Canyon Drive in Laguna Niguel. Very classic, well maintained, and plenty of room in the price to do even more updates.

2867 Belden Drive in Los Angeles. Commercial-looking from the outside, (which I loved), modern, yet classic inside.

7536 Kimdale Lane in Los Angeles. Taking a page straight out of Palm Springs architecture with flat roof lines, a gorgeous yard and pool, and a fabulous turquoise front door. This house was a well-executed mix of current and classic.

4720 Cortland Drive in Corona del Mar. This home is has the classic clerestory windows to grab your attention from the street as well as a turquoise dutch door into the courtyard. Do you know what I love more than a courtyard? That’s right, a courtyard with a pool! This house has it all, with a fresh, fun, welcoming feel and abundant space and light.

Mid Century Modern is honest and sophisticated, but never pretentious. One of the defining tenets of this style of architecture is that a fulfilling, healthy life begins at home. The very design of the homes encourages you to connect with your environment as well as those you share the home with; ideas that may have been ahead of their time in the middle of the 20th century, but are so crucial to healthy happy living today.

I again urge you to learn more about this fabulous style. If you really want to bathe yourself in Mid Century Modern, look into Palm Springs modern architecture.

See you at the bottom of the rabbit hole,

Ophelia

Community spotlight: Corona del Mar

Posted on October 22, 2016 by admin.

A.K.A. a love letter to my town.

Ophelia has so many loves. One of them is the town of Corona del Mar in Newport Beach, California. Until the late 1920s, Corona del Mar was a tiny village, reached from the peninsula by small boat at high tide, or by a muddy dirt road that crossed over the Irvine Ranch. Now Corona del Mar, which means “Crown of the Sea” in Spanish, is part of the City of Newport Beach, but has it’s own zip code and it’s own Chamber of Commerce, as well as a representative on the Newport Beach City Council.

Corona del Mar is small, approximately 3 miles by 3 miles, fronting along the beautiful Pacific Ocean. I love how our beaches are backed by cliffs, providing spectacular views to those above.

One of the many reasons to love Corona del Mar is the spectacular weather. On average, there are 278 sunny days per year. The ocean breeze keeps us comfortable, perhaps too comfortable! Many of us are so spoiled by this perfect weather that a hot spell (90°!) for 3 or 4 days drives us indoors to our almost-never-used air conditioning.

The topography provides variety and interest. The village isn’t flat and boring. There are hills and slopes, as well as steep cliffs and canyons. At the base of the deepest canyon is Bayside Drive, which runs basically parallel to Pacific Coast Highway. Within the Village, there are 3 areas as far as real estate is concerned. North of the Highway (the inland side), South of the Highway (the ocean side), and South of Bayside (this basically means you are within 3 blocks of the beach.) The Village is also referred to as “The Flower Streets” and the streets are laid out in a basic grid pattern and botanically-named alphabetically from Avocado to Poppy, traveling East to West. Of course, we have our quirks (I’m a big fan of quirks), as there are 2 A’s, no E or K, and 2 M’s, and 2 P’s. We stop at Poppy but then add on Hazel. It’s all very fun, but personally I would have named that last street Queen Anne’s Lace or I would have skipped the Q and gone straight to Rose.

The houses aren’t boring either. Every one is unique and original. There are very few actual original cottages (less than 5, probably) built before the 20’s. The majority of what is considered “original” was built in the 40’s. Most of these have been developed into duplexes, with a “back unit” over the garage. Newer construction comes in all styles from Cape Cod to Mediterranean to Modern Farmhouse. Many of these homes also take advantage of the R-2 zoning prevalent in the village and are built as two units. Instead of remaining as a duplex where one party owns both units and rents one out, they have been turned into condominiums and sold off separately. Lot sizes are typically 30′ x 118′ and built out as much as the law will allow. Beach town living often means being 6′ from your neighbor’s kitchen window.

CdM is a walking village. The businesses are clustered along Coast Highway and nearly everything you need is within walking distance if you live in the Flower Streets. Banks, Coffee, Hair and Nail Salons, the Post Office, the Hardware store, the Grocery store, the Drug store, Real Estate offices, and of course, shopping and fine dining! You can grab a breakfast burrito, get your shoes re-soled, pick up your dry cleaning, scope out some flowers, admire some artwork or beautiful furniture, and make a stop at See’s before heading home. You can shop for a new cell phone, see your personal trainer, get frozen yogurt, or stop for wine and cheese – all without getting in your car. In the late 40’s, my mother used to work at the soda fountain in the town drug store. It was located right in the center of town at Marguerite and Pacific Coast Highway, where Berkshire Hathaway is now located. Her boss lived just a few blocks up Marguerite and she said that she and her co-workers could see him walking back down to the drug store after his afternoon nap and knew it was time to stop goofing off!

Of course there are other areas to Corona del Mar besides the village. Irvine Terrace, Cameo Shores and Cameo Highlands, Shorecliff, Jasmine Park, Harbor View Hills… These are beautiful neighborhoods in a more traditional “suburbia” kind of way. The lots are bigger, streets are wider, houses have a little more room to breathe, but you do lose the walkability. Residents here still benefit from the gorgeous weather and the close proximity to Fashion Island and activities of the village. And of course, all property owners in Corona del Mar enjoy a high return on their investment! Property values in Corona del Mar increase faster than other areas and hold their value better through the tough times. There’s definitely a wide variety of real estate here, from condominium complexes to front or back units in the village, to single family homes to breathtaking mansions, often all in one block! I think it’s the variety that I love the most. For this article, I searched high and low for my favorite property currently for sale in each of 5 different price ranges.

In the $1M – $2M range, I found that you can still have quality finishes and all of the benefits of CdM, but you may sacrifice a little in the “location” department. Especially in the lower half of this price range, most were back units or located extremely close to Pacific Coast Highway. I settled on 1433 Keel Drive as my favorite. Located in Harbor View Hills South, this lovely home was built in 1969 and has been tastefully remodeled into a beautiful and serene oasis. The neighborhood is quiet yet close to Fashion Island and convenient to either the beach or the freeway. I loved the leaded glass windows in the living room and the high ceilings. The house has an airy, spacious feel to it.

In the $2M – $3M range there was less disparity between the highest price one and the lowest price one than there was in the previous category. All were either lovely or a great opportunity, so it really came down to personal taste. 712 Fernleaf Avenue was my personal winner. I loved the modern, sleek appeal, the finishes that had been chosen, and the fabulous roof deck. No, I’m not a fan of the bathtub in the master bedroom, but I do love that the owner was true to herself and built it for the way she wanted to live. I would actually feel a little guilty changing it, but yes, I would change it. The back unit here (712 1/2 Fernleaf) is also for sale and I’d LOVE to have both.

Between $3M and $5M you can have your choice of styles and locations. You can be in the village or the neighborhoods and you will generally get over 3,000 square feet, unless you’re in a really, really prime location. There were so many gorgeous homes to choose from and a lot of variety. I found my favorite in the village, South of Bayside. 320 Iris Avenue is on a dead-end street, so it is a pretty quiet location, but still close to everything and only 2 blocks from the beach. This house has great architectural appeal. The rooms are interesting, not boring boxes. Finishes are high quality and well-thought out. One of my favorites was the brick wall behind the bathtub.

In the $5M – $10M range, I found myself gravitating toward Irvine Terrace. (I actually have one I love more down in ShoreCliffs but it’s already sold. You can read about it here.) There is, of course, a ton of luxury to be found in this price range, so it really does come down to personal taste. Dolphin Terrace is a coveted street, but the other side, with the ocean and harbor views, can be nearly twice the price per square foot. I fell in love with 1536 Dolphin Terrace, on the inland side of the street. This is a very current/fresh feeling modern farmhouse with glossy shiplap walls and reclaimed wood. In addition to an ideal neighborhood and tons of space, the outdoor space is SO inviting and so easily accessed from the indoors. One of my favorite features was the kitchen ceiling with it’s inset portion of reclaimed wood.

Finally, the ever-so-important category of $10M and up. Helloooooo, gorgeous! There are currently only 7 properties for sale in Corona del Mar with a price tag of over $10M. But that’s mostly due to the time of year. In this range, there are lawns that look like green velvet, Master closets that look like Neiman Marcus, bars that look like they belong in a hotel, and wine rooms straight out of my dreams. It was difficult to narrow these 7 down to just one winner. The most expensive one ($24.7M) was very tempting but I’d also want to do a great deal of updating. What it really had going for it was location and size. The “second cheapest” one (nearly $12M) had my favorite finishes and design, especially the bar and wine room. But my winner is 2735 Ocean Blvd. There was a great article written about this house a little over a year ago. The originality of design and the unparalleled location are what moved this house into first place for me. I’m fortunate enough to walk past this home a few times a week and one of my favorite features from the outside is also one of my favorite features of the interior as well – the natural limestone block walls. There are imprints of shells in each block and it is so perfect for the location, yet elegant and timeless. There is one factor, however, that seals the deal for me and firmly roots this home as my favorite in Corona del Mar. When the iconic “Chinese House”, for which China Cove was named, was about to be torn down in 1986 after watching over the harbor for 60 years, the owner of 2735 Ocean tried to get them to save it. When they demolished it anyway, he procured large portions and incorporated them into his own house. The Chinese house lives on at 2735 Ocean, with a tile roof, the wood corbels with gold leaf painted dragons and copper horns. I have great respect for a man who felt such a connection with a home in his community that he not only kept portions of someone else’s house, but also included an inscription about the history of China Cove for future generations to read and learn.

I love Corona del Mar and all it has to offer, and happily give this community 10 hearts out of 10. ♥️♥️♥️♥️♥️♥️♥️♥️♥️♥️

Below are some of my favorite CdM places.

little corona and arch rock.

tea in the courtyard of sweet lady jane.

the side door. charming english pub on the side of 5 Crowns

a bike ride to pain du monde is always a great morning

not technically in Corona del Mar, but the shops and restaurants of Fashion Island are part of what make CdM so great.

beautiful blue skies, flowering trees, and our statuesque palm trees

beautiful sunsets year ’round, but especially in December and January.

another perfect sunset

striking beachfront modern home

blooms. the perfect flower stand to pop into any time you feel a little happier

oh, these sunsets

a game of croquet in Begonia Park as the sun sets

goldenrod footbridge. always fun, but never a more welcome sight than if you’re running the Corona del Mar Scenic 5K. The finish line is just on the other side!

take a book, leave a book. positioned strategically around town.

Whenever I tell people I live in Corona del Mar, they always say “oh, I love Corona del Mar” and they don’t even live here! Imagine how much they’d really love it if they’d experienced the CdM life themselves. Are you ready to join us in paradise? Give Ross a call!

Ophelia

Champagne Problems

Posted on September 29, 2016 by admin.

I have a friend who calls them Champagne Problems. You’ll get all huffy and puffy, complaining about something that is ruining your day, or worse, “your life”, and he’ll shake his head and say “champagne problems”… and put you in your place. You know, when your cordless vacuum won’t hold a charge for more than 5 minutes or when your Apple Watch makes a rash on your wrist. Champagne Problems. When 3 days of hot weather “ruins” pumpkin spice season, or when the laundry is in the garage. Yes, Ophelia is guilty of complaining about Champagne Problems!

Really, aren’t we all lucky that we aren’t headed down to the river to wash our clothes on a rock? (I’m not even sure how that works, but I’ve heard stories that people do that) And when the dining room is “too far” from the kitchen, aren’t we lucky that both of those rooms exist and that the house is big enough to allow them to be so far apart? Real Estate is a rapidly appreciating asset, especially in our area! Even if our houses aren’t our ideal dream, they are increasing in value every day and are a roof over our heads every night. How lucky we are!

I’ve written about the deal breakers, but here’s the flip side. There are things that may seem like a negative feature but, really? If you take a step back, they’re really just Champagne Problems.

My first “Champagne Problems” house for the week is 2593 Willo Lane in Costa Mesa. Despite being located on a street with an odd spelling of a word we all thought we knew, this house has a lot going for it! It is spacious, spacious, spacious, without feeling cavernous or pretentious. The city is Costa Mesa but the property is a few blocks from the Newport Beach border, Back Bay, and all that area has to offer. The 8,400 square foot lot has a beautiful majestic tree that is the centerpiece of the backyard and was one of my favorite features. It is described as “Cliff May inspired” and the house holds great architectural appeal. The vaulted ceiling in the living room has clerestory windows that give both the living room and the upstairs master an open, airy feeling. So what exactly are the Champagne Problems? The biggest is that it is located under the take-off pattern from John Wayne airport. Was there noise? Yes, but the house was still oddly peaceful. I couldn’t quite understand the contradiction of this house so close to the airport having such a private and serene “feel” to it. It may have been that giant tree in the back yard that watches over the house with it’s long branches, stretching out for protection. The house has recently been updated and the cabinets and counter tops didn’t have the highest quality feel. That said, they are brand-new cabinets and counter tops, as well as appliances. It’s hard to complain about that. The master suite has a bit of a quirky layout, with some bright yellow and blue tile in the giant tub and separate shower. Champagne problems. It’s a huge tub, separate shower, has a great big closet, some built-in drawers, and a balcony off the bathroom! Yes, the laundry was in the garage. And there was no direct access from the garage to the house. I started making mental plans to move the laundry inside, perhaps up to the big quirky master bath, but until that happened, I could walk myself out to my clean, carpeted garage and be grateful that I wasn’t hefting my laundry bag over my shoulder and getting on the city bus to the laundromat with a sock full of a quarters.

I give 2593 Willo Lane an easy 7 hearts out of 10. It is welcoming, interesting, full of details and interest, and lives much larger than it’s 2182 square feet. ♥️♥️♥️♥️♥️♥️♥️

welcoming exterior

beautifully designed, drought tolerant front yard

kitchen with loads of counter space and storage

love this wet bar, close to the kitchen, dining, and living rooms

master bedroom is actually a loft, open to the living room below, with an ever-so-useful built in desk.

master shower and the edge of the coordinating tub

tub (yep, blue with a yellow racing stripe) with a private balcony beyond

view of the backyard, my favorite tree, and the little storage unit or cabana beyond

view from the master balcony of the backyard, my favorite tree, and the little storage unit or cabana beyond

The second house of the week that is experiencing a few Champagne Problems is 1535 Caribbean Way in Laguna Beach. This home is “contemporary ranch” style and holds great appeal for anyone who appreciates minimalism. Gallery white walls, polished concrete floors, an unexpected surprise pool in the front courtyard and serene ocean views from the other side of the house. One of my favorite features was the transom window above the front door that can pivot open with the door or swing independently if desired. At “only” 1524 square feet, it’s not for everyone (although most of our parents grew up in far smaller with plenty of siblings!) There were plans laid out in the kitchen for an expansion plan that capitalized on the hillside part of the lot, allowing the house to have a “proper” master suite, in case you were insulted by the current one. The minimal aesthetic meant that storage felt a little tight, especially in the kitchen, where there were no upper cabinets. An easy fix would be open shelving, but there was certainly room to install upper cabinets if you desired. Secondary bedrooms were on the “pool side” of the house, but only had windows in that direction. I’d love to have sliders out to the pool. The house was fairly high in the hills, up some windy roads, but did I mention the fabulous ocean views and breezes? And if I really wanted to nitpick the details, I would wish that the pool were on the side of the house that had the ocean views, but that is a definite Champagne Problem!

I give 1535 Caribbean Way 7 hearts. The house had a great feel, gorgeous views, a nice pool and jacuzzi, and some beautiful quality finishes and details. The exterior was somewhat nondescript and the floor plan didn’t hold any real excitement but it didn’t have any glaring flaws either. ♥️♥️♥️♥️♥️♥️♥️

surprise pool. something of a rarity in Laguna Beach and completely unexpected behind the front wall and gate.

beautiful white-on-white kitchen

I love the thick edge of the counter top and the way the fridge sits into the wall

living room and view of the hills beyond

cool fireplace detail

oh, this front door!

lovely sunny patio right off the kitchen and living room. great place for dining al fresco

Despite the recent hot spell, Fall is here. Thanksgiving is approaching, but do we need to wait for the end of November to be grateful for all of the luxuries in our lives? If you are purchasing a home, any home, aren’t you already living the American dream? If you are reading this blog, you must have some sort of electronic device that allows you to do so – how lucky you are! If you have the privilege to be surfing the web on a personal computer or laptop, you are, indeed, more privileged than 95 percent of the world’s population. If you still aren’t convinced that you are lucky, here is another statistic for you: More than 80% of the world’s population lives on $10 a day. The next time your problems get you down, ask yourself if perhaps they are just Champagne Problems. Enjoy our lovely weather, hug a loved one, and have a great week!

Ophelia

Creatures of Habit

Posted on September 15, 2016 by admin.

Same place, same thing… If you’re old enough, you remember the commercial that chided us for being creatures of habit. If weren’t fortunate enough to experience this iconic commercial the first time around, here you go! Same place? Same place. Same thing? Same thing.

Sometimes after enough Open Houses, they all start to look alike. I found that I kept going to the same neighborhoods and seeing the same sorts of houses. Same place, same thing… It was time to break out of the rut! Last weekend I ventured beyond the Orange curtain, into Los Angeles and the Hollywood Hills. It was only an hour away, but oh-so different! The hilly terrain made for a different feel and added an extra layer of adventure as my navigation stopped working and I spent a good half hour lost in the Hollywood Hills. My reward for not giving up was a unique architectural gem on Hollywood Hills Road. 9044 ended up being situated on a quiet little cul de sac at the end of a long and winding road. Built in 1957 by a creative (but apparently not famous) architect, this house oozes with the love of it’s current owner and potential for future spectacularity. It is located on a huge and mostly un-tapped lot, surrounded by greenery and quiet. Everything about the house invited you to slow down and have a cup of green tea and just enjoy some solitude. How much work the house “needed” would depend completely on it’s new owner. As an Orange County girl. it was difficult to not want to completely refurbish everything. But for someone a little more laid back, it could be perfect in it’s current state. My sister-in-law lives in New Zealand and she immediately popped into my head as someone who would love the house exactly as it is. She is earthy and zen and very connected with her environment. She doesn’t need marble counters or fresh paint or brand-new appliances. The changes I was tempted to make could ruin the place for someone like her.

The enormous butt-glazed windows in the living room were certainly a prime focal point, but I loved the huge traditional window in the kitchen just as much. The secondary bedrooms were a little small but the master bedroom was a good size. Two of the bathrooms had completely unique bump-outs for the sinks that were just such a refreshing change from the “same place, same thing” doldrums. The dining room was immediately off the kitchen and floated out over the edge of the living room, enjoying all of that glass. This house could host lovely parties (especially with some work done in the backyard) but is equally as comfortable being a refuge of solitude and sunlight. For anyone looking for a unique house in this area, it is an easy 6 hearts out of 10. With a little sprucing up (perhaps some refinishing of the wood surfaces and repair of a cracked greenhouse window in the bath) 9044 Hollywood Hills Dr. steps right up to 7 hearts. ❤️❤️❤️❤️❤️❤️❤️

uniquely stunning corner window

both corners of the living room are wrapped in glass, inviting in sunshine and greenery

maybe it’s charming, maybe it needs a remodel, but there’s no debating how great this window is.

dining room that overlooks the best features of the living room as well

if you’ve got to have a bedroom hallway in your house, it’s nice to have high ceilings and clerestory windows!

tiny little claw-foot tub and a paint job you don’t typically see in the O.C.

master bath greenhouse bump-out!

bathroom off of bedroom 2 with it’s own greenhouse sink area

My second LA-adventure home was located in the Olympic Hills area, just above Sunset Blvd. 2416 Apollo Drive was a more typical modern home, but still possessed a certain LA flair. Perched on a hillside with vast sweeping views, this home had plenty of sophisticated square footage and a ginormous outdoor deck, almost half the size of the house itself! The primary architectural feature of interest was the staircase, just inside the front door. It was completely surrounded by simple-but-stunning 2×4’s, sanded down and spaced apart just enough to create an exciting visual effect. Sunlight streamed through, creating graphic-lined shadows, and views across the house both appeared and disappeared, depending on the angle you were looking through. Bedrooms were upstairs and my favorite part was the master closet that ran the entire length of the large bedroom and had doors on both ends. You could step into the closet just out of the luxurious bath, walk along dressing yourself, and emerge out the other end ready to go! The canyon views could be appreciated from all of the upstairs bedrooms and the master bath as well. Downstairs was an opportunity to be creative, with room for storage, laundry, office, potential wine cave, and full bathroom to go with a bedroom or home theater. On the middle level was the garage, living, dining, and kitchen. The kitchen was quite large in relation to the dining and living, which I really liked. There were interesting touches with a butcher-block wrapped island and eating counter. More of the spectacular views could be enjoyed from the kitchen sink as well as the living and dining rooms. The deck was the place to be, especially in the first part of the day, enjoying a ton of morning light, but evening gatherings would be lovely as well. Built in 1979 and remodeled quite recently, this house needed no changes or updates. It was ready to be enjoyed immediately!

I enjoyed this lovely home and didn’t want to change a single thing, but I did feel it was lacking a bit of je ne said quoi, so I simply can’t go above 8 hearts. ❤️❤️❤️❤️❤️❤️❤️❤️

sophisticated contemporary home

entry

staircase: a.k.a. my favorite feature

view toward the living room from the dining room

lots of space in the kitchen!

interesting butcher block “waterfall” on just one side of the island

master bedroom

the never-ending master closet

luxury master bath features

tub with a view

spacious deck and canyon views beyond

slightly quirky downstairs space, showing as a theatre but could make a nice bedroom too

It was nice to not be a creature of habit and get out and explore! I’d love to do it again, soon. Have you thought about expanding your horizons? You don’t have to go all the way to another county, but maybe you want to explore some new neighborhoods give something else a try for a change. You could pick me up some Del Taco while you’re at it!

Ophelia

Deal-Breakers

Posted on September 2, 2016 by admin.

Deal Breakers… You know, the non-negotiables. You’re on a first date and getting to know the person when they happen to mention that they stabbed their ex with a kitchen knife over a burnt piece of toast. Deal Breaker. Or you go to an Open House that you’re really excited about because it’s totally in the price range and the style of the house is just so you. But then you arrive and find out that the back yard is all of 5 feet deep and on the other side of that block wall is the 405 freeway. Deal Breaker.

I showed some pictures of a gorgeous kitchen to a friend of mine.

It was huge, with acres of quartz counter tops and a tiled-in brick arch over the expansive cooking area. She loves to cook and I thought she’d dig it. She agreed it was pretty but said “I can’t stand to have my back to everyone when I cook. I need to be able to see everyone.” What I thought was a selling point was actually a deal breaker for her.

For my father, noise is a deal breaker. If it’s too close to the flight path or a busy road, he’s out. For me, insufficient closet space or ill-placed laundry are certainly going to give me pause.

But in reality, actual Deal Breakers are few and far between. If you love the house enough, there’s are aspects you’ll overlook. Maybe it’s selling for a great price in that school district you’ve been dying to get into. You can probably live with the 80’s kitchen for a while if the other features are great. So what are they called if they aren’t Deal Breakers? Affection Dissipators? That doesn’t really roll off the tongue. Let’s call them Stumbling Blocks.

Your Stumbling Blocks will weigh into your overall feeling toward the house. If there are enough great selling points tipping the scales in the other direction, your stumbling blocks may feel minimized. In the “three I’ve truly loved“, two of them had laundry rooms inside, one did not. The one that didn’t had so many other selling points that I was willing to overlook it. The other two definitely checked the box of “inside laundry room” and one was such a dream (huge and right next to the master closet) that it was one of the positives tipping the scales away from any Stumbling Blocks. (For the record, I can’t think of a single Stumbling Block on that one. My father didn’t like the airplane noise but I was so enchanted I couldn’t even hear it.)

420 Osgood Court in Laguna Beach is a true charmer. Great style, wonderful location, quality finishes, interesting features… I’d seen the online pictures and thought “what a great price for a place so close to the beach in Laguna!” so I had to hit the Open House. I found Osgood Court, parked nearby, and instantly loved the exterior. Horizontal, varnished wood siding, with a concrete planter made it feel modern, clean, and well-executed. Inside was no let-down, either. The kitchen was white with marble counter tops, frosted glass doors, and a subway-tile back splash. The cooktop faced the living room and the farmhouse sink looked out a window. The house is small, but friendly and efficient. The house had a wonderful feel to it. Such an intangible, but so important. It was very peaceful and relaxing to be there. The current owners very cleverly turned a screen porch into an open-air office, and there was a small but private and tranquil outdoor space. Originally just a 1 bathroom, they carved out enough space to add a powder room. Phew! For me, a 1-bathroom is an actual Deal Breaker. I may still look at a 1-bathroom house, but if I can’t find a place to add at least a powder room, I’m out. Then, of course, I had to ask… “Where is the laundry?” The answer broke my heart a little. It was outside, facing the carport/parking space. They’d enclosed it nicely, with the same wood siding as the house. Truly, everything was well thought out and top notch on Osgood, but I just couldn’t with that. I had to move on. This house is a perfect vacation home, or great for a single person or couple who don’t share in my laundry hang-ups. The everyday living is relaxed but refined and I love the green walls. I loved the exterior, the obvious high quality work they’d put into the place, the floors, the kitchen… The scales began to tip a bit simply due to the small size (970 square feet) but the outdoor laundry (and literally no way to move it in) was unfortunately the deal breaker, and the heart breaker.

Cute little Osgood Court gets 7 hearts from me. ❤️❤️❤️❤️❤️❤️❤️

kitchen and front door beyond. great finishes and efficiency!

view from the kitchen into the living room and toward the yard.

the back yard. wonderful place to relax and barbecue

the bathroom. if there can only be one shower, it’s nice to have this kind of quality!

parking space and laundry behind those hinged doors. :-(

700 Poppy certainly did not have the issue of being too small! This is a gorgeous “modern farmhouse” home of nearly 2400 square feet. The Deal Breaker for me was the floor plan. I’d looked at this house online, loved it, and couldn’t wait to go through the Open House. It’s at the top corner of the village, backing to Buck Gulley, with views toward the ocean as well. Oh, I was so excited to see it in person! The house is 3 stories, with the garage being the middle level. As you enter from street level and a spacious front yard/patio, you find yourself in a huge and beautiful kitchen, with high ceilings. There is an eating bar for 3, which is where you would likely have 100% of your meals. The living and dining rooms were a half level above the kitchen! I cannot imagine anyone carrying their dinner up 7 stairs and running back down to get the salt, butter, or seconds. This was a huge design flaw, in my opinion. Also on the street/entry level were the powder room and (I think) the laundry room. I was so thrown by the inconvenient dining room that I wasn’t paying much attention to the laundry. (Weird, right?) Above the garage was a bedroom with it’s own bath. All of the highest quality finishes and capturing a nice view of the village. The master suite was a half level down from the kitchen and entry. Oh, the master suite! I would spend all of my time here. The bathroom was huge and luxurious, and not only was there a big tub (with a lovely light fixture above) in the bathroom, but there was a second soaking tub out on the balcony! The balcony called to me to spend endless hours out there, looking over the lower part of the yard and into Buck Gulley. On the lowest level was another bedroom, a great flat yard with adirondack chairs and a fire pit, and an office or sitting room. I was baffled by this. Why wasn’t it a bathroom? Whoever lives or stays in this bedroom has to come up 1-1/2 flights of stairs to simply use the powder room. If they want to shower, they have to go up another flight of stairs and through someone else’s bedroom! This made zero sense to me. Perhaps it’s an easy fix, to turn the office/sitting room on the lowest level into a bathroom for that bedroom. There’s certainly space for it. I just can’t understand why it wasn’t constructed that way in the first place. I wanted SO much to love this place – it was absolutely gorgeous, in a great location. But all of the ups and downs left me feeling down and the layout was just a Deal Breaker for me.

It’s difficult to assign hearts to Poppy because the location and quality are so great, but the layout is so inefficient if you have more than 3 people living there. It kills me to only give this beautiful house 7 hearts, but 8 just seems too high. 7-1/2 hearts for 700 Poppy.

beautiful kitchen. that backsplash!

living room with nice west-facing clerestory windows.

dining room. pretty, but unfortunately far from the food.

secondary bedroom at the front of the house

make a choice, master bath straight ahead or turn left for the balcony

make a choice, master bath straight ahead or step out onto the balcony

love the balcony bathtub!

the master suite balcony has a view of the yard below

What’s on your list of Deal Breakers and what’s just a Stumbling Block? What can you simply not live without and what would you rather not sacrifice? Share your thoughts in the comments below, or give Ross a call to discuss and let him find you a home where you won’t have to compromise!

Ophelia

Location, Location, Location

Posted on August 16, 2016 by admin.

Even if you are new to real estate, you are aware of the old adage: the three most important things in real estate are 1. Location 2. Location and 3. Location! Have you ever struggled with this? Have you ever loved a house that really wasn’t in a place you wanted to live? Did you try to fool yourself into thinking it would be okay? I have! Oh my goodness, sometimes a house will just make me weak in the knees and I have to give myself a serious talking-to. It’s easy to be swayed by lovely design and finishes. But once you leave the oasis of that dream home, what are you left with? Remember, you aren’t just buying a home, you’re buying a neighborhood.

Everyone has their own personal tastes and preferences. Some people think of their childhood home with a sense of nostalgia and seek to recreate that, some do not. My whole life, if my father said “that just screams 1923” I knew it was not a compliment. Why? Because the house he grew up in was built (by his father) in 1923. You think he would wax nostalgic for those vintage details but noooo. I suppose I can understand. I grew up in a mid-60’s tract home. My best friend lived at the end of my block in the exact same floor plan we had. Not exactly inspiring. I have a serious aversion to popcorn ceilings, boring boxy rooms, and cookie-cutter neighborhoods. I love unique one-of-a-kind houses in neighborhoods with interesting topography, lots of trees, and as close to the coast as possible! I don’t need (or even want) sand in my front yard, but to see or feel the ocean, or some body of water is a huge draw for me. I do not want the neighborhood I grew up in and houses of that era, unless lovingly restored, just scream “dated” to me. There’s no nostalgia whatsoever. I will occasionally get sucked into a lovely house in just such a neighborhood and it’s a struggle to remind myself: “buy a house for the things that can’t easily be changed.” What’s the hardest thing to change? Your location.

My house of the week this week is the smallest I’ve ever reviewed, just under 1000 square feet, but Oh, the location! 31731 Seacove Drive in Laguna Beach is an amazing surprise. The house feels bigger than it’s 993 square feet. The bedrooms aren’t as tiny as you’d imagine, there are 2 bathrooms (a must in my book), the kitchen has a great layout and plenty of counter space, the living room is quite generous (and smartly mirror-lined to reflect the amazing view), and the dining room is all you’d need on an every day basis. Where this house really captured my heart was what happened outside those living room doors. The ocean is literally one house away AND… drum roll, please… there is a pool! This is the dream scenario for me. Beach-close but still has a pool. I love to look at the ocean, walk along the sand, and squeal when it splashes my ankles. But I have no plans to swim in the ocean. I want to swim in a nice, clean, warm pool where I can see the bottom and no seaweed will wrap around my leg. The pool was 9 feet deep, giving away it’s age, they simply don’t make them that deep any more. You can lounge by your pool and see the ocean! If you’d like to visit that ocean, just walk out your side gate, walk past your neighbor’s house, and use your special key to unlock the gate to the famed Table Rock Beach. The location is so great, and so rare with it’s swimming pool, that I’d want to invite everyone I know to share in that unique experience, which could be a problem, given the size of the house. The lower level by the pool has a laundry room and bathroom of sorts, but it’s pretty primitive. I’d love to tear out the whole lower level and build a fabulous master suite on that level. There’s easily the room to do that, and it would bump this house into a whole new echelon of fabulous.

The house in it’s current condition was a 5.5, the location is a 10, and since the house is easier to change than the location, I give 31731 Seacove Drive 8 hearts out of 10. ❤️❤️❤️❤️❤️❤️❤️❤️

living room focal point, besides the view of the ocean, I mean.

good size kitchen

nice details and finishes in the kitchen

how could anyone resist?

laundry and sort-of bathroom next to the pool. this is the level I’d remove and start over to make a master suite.

hammock with a forever view

private staircase to Table Rock Beach

My next featured home is the exact opposite – where you love the house but don’t exactly get the feels for the neighborhood. This is not to say there is anything wrong with this neighborhood… What appeals to each individual is deeply personal, and one person’s dream-come-true is another person’s ho-hum. I’m not into tract homes and suburbia and strip malls. One woman at the Open House was raving about how this was the best street in the neighborhood and they all know each other and play golf together. That made me really happy to hear and I’m sure that this house will get snapped up by someone who feels it’s the whole package. For me, it was SO great that I really wanted to overlook the fact that it’s just not where I’d like to live, but if you listen to generations of real estate advice that have come before you, that’s just simply not the best idea.

1873 Tahiti Drive in Costa Mesa is spectacular. This property had so many features that I’m looking for in a house: entry courtyard (read: cat-escape-proof), a fire pit and water feature right in that front yard, crisp white paint throughout, including vaulted ceilings painted a glossy white. The floors were wide plank white oak, and there were 6″ (maybe even 8″?) baseboards. There was an abundance of light and sun, but the air conditioning was running on a very warm day and the sunlight was a welcome feature, not something to hide from. There were fun “porthole” details, including faux portholes (with mirrors in them) in the pantry door, and a genuine brass porthole in one of the showers. Hardware and handles were substantial and quality-feeling and light fixtures were top-notch choices. The bedrooms were all of a comfortable size and the master suite was downright luxurious, with a sitting area, a view of the beautiful backyard, and a master bath that checked ALL of the boxes for me. The kitchen was crisp and white, with tons of space and storage, and had a pot-filler above the stove and a great island with eating bar for 4 (across from each other in a friendly fashion instead of in a row). The backyard was spacious and had great details, including numerous sitting areas, raised vegetable beds, a big grassy area that would become my croquet court, citrus trees, and most impressive of all, a huge water feature. I had to ask myself if I really loved the house or I was just falling in love with the interior design, but I really did love the layout of the house, how it functioned, and it’s show-stopping backyard. It would be very easy to live in this house and love it every day. Perhaps Mesa Verde life would even grow on me.

This house is 9-3/4 hearts (I’d like the master closet to be a bit bigger) but the neighborhood (for me) is just a 6-1/2 or so. I’m going to average this house out to 8 mixed-emotion hearts. ❤️❤️❤️❤️❤️❤️❤️❤️

front entry, picture perfect

water feature in the front yard. makes a nice focal spot for the front bedroom as well.

the entry captures your heart right away

family room with it’s perfect ceiling

dining room with a view of the backyard. fun porthole pantry door on the left (if you follow my instagram, you’ve seen this pic already. if you don’t, you should! Look for OpheliaLovesIt on Instagram)

whimsical detail in one of the secondary baths

master suite, sitting area, great light fixture, unique barn door to the master bath

master bath walk in shower. so smart to put the controls out at the front!

massively impressive water feature in the back yard

so much space for creativity!

front yard fire pit with complete privacy due to the high fence around

What’s your ideal neighborhood? What location inspires you the most? Let me know in the comments below!

Have a great week!

Ophelia

Details, Details!

Posted on August 3, 2016 by admin.

When it comes to houses, there are the big things – like location, price, size, and floor plan – and then there are the details. Ah, the details. Small by definition, but they make such a big impact. There is the general rule of thumb that as the price increases, so do the details, so the exceptions to the rule are always a refreshing find in an open house weekend.

Have you ever just raced through an open house because there is literally nothing to look at? Square or rectangular rooms, flat ceilings, ho-hum closets, boring bathrooms… No chances taken anywhere, architecturally or design-wise. Maybe the materials are nice but the same in every room, and the same as the last house, and the one before. You turn corner after corner hoping for a bit of life, but… *sigh*… flatline.

By contrast, there are houses where you hardly know where to rest your eye. This doesn’t mean they are busy or even cluttered, it just means that there are details. Even in a sleek, modern design, there can be thousands of exciting details. When I fantasy shop (in the $38M range) (what, doesn’t everyone do this?) there are usually multitudes of heavenly details. Take a look at this listing for 1201 Laurel Way in Beverly Hills. Go ahead and try to pick a favorite feature. I dare you.

In a slightly more reasonable price range, I have two to share with you. (And again, if $38M is reasonable to you, call me, we need to hang out.) One property I visited that boasted great attention to detail was 3240 Broad Street in Newport Beach; two newly constructed townhomes, identical but reversed, in the Newport Heights area. These contemporary dwellings, designed and built by architect Renato Trotta, are each 1900 square feet of quality details. The materials used have variety, but a thoughtful repetition. For instance, the exterior window ledges match the patio below to give a sense of continuity. The kitchen has a limestone floor while the living and dining are both wood. They come together on a graceful angle, giving a feeling of “custom” not “builder”. There is a brushed marble hearth, raised to an appropriate sitting height (a must, in my opinion, so that you can sit right by the fire). This hearth shares that same angle, and actually “floats” a few inches away from the fireplace. The outlets in the kitchen are not in the backsplash wall, but are actually up in the bottom of the upper cabinets: convenient and accessible, but discreetly hidden from view. There are no baseboards in the house. The drywall hovers just above the floor. You simply can’t pull off this look unless your drywall work is of the highest quality! One of my favorite features in the house are the openings in the walls. At the end of the galley kitchen there is an opening to the staircase leading upstairs and toward the garage. It removes the “trapped” feeling one might experience at the end of the kitchen, and creates a feeling of connection to the rest of the house. Upstairs in the loft, there is a pony wall around the staircase coming upstairs, capped in the same light wood as the rest of the cabinetry in the house. This wall stops and becomes a metal railing for about 30 glorious inches, consisting of only vertical supports, no horizontal top! It’s delightful and unexpected and pops up in a few places throughout the staircase area. It’s difficult to do it justice in words. Be sure to check out the listing or this video. You will marvel at the detail in this home – variated ceiling heights, cut-outs in the drywall above each and every stair, showers with a gentle slope toward a stepped-down drain, the raised walkway in the garage toward the hidden laundry. You know how I feel about garage laundry, but they did the best they could in this situation. Because of the orientation of the laundry, and the smartly placed wall, you don’t feel that you are really in the garage doing laundry, and when you drop your clean socks on the way back in the house (arghhh!) , at least they aren’t on the garage floor.

I love the feeling of quality in this home. I love the surprises and the details. I wish it were just a tiny bit bigger, if for no other reason than to get the laundry inside (and possibly upstairs). There’s a little bit of up and down with the layout of the stairs between the garage and powder room and the rest of the house, and the neighborhood is a bit transitional (but still boasts a fabulous ocean view) but those were really my only drawbacks. The two homes really are spectacular and special and unique. You don’t often find quality like this in new construction unless you’ve built it yourself. I give these Broad Street townhouses 9 hearts out of 10. ❤️❤️❤️❤️❤️❤️❤️❤️❤️

living room fireplace and floating hearth

you can see a speck of the wall-opening toward the entry area at the end of the kitchen

you can see a bit of the wall-opening toward the entry area at the end of the kitchen

master bath. there are these wood-capped ledges throughout the house. great details.

loft area and stairs up to the roof deck

skylight-lit stairwell down from the ocean-view roof terrace to the second floor loft and bedrooms.

The second house of the weekend whose details drew me in was 2633 Orange Ave. in Costa Mesa. Built in 1999 and impeccably maintained, this home is the epitome of move-in ready. There are designer touches throughout and the outdoor space is incredible. There are 16 feet of slate walls of water and greenery covering every other surface. The family room glass pocket doors vanish, causing indoor and outdoor to easily mingle. If you want a screen to keep bugs out or pets in, one appears from the ceiling like magic. The kitchen has a great layout, with room to work, lots of counter space, a walk-in pantry, and room for two people to cook. The surfaces chosen are surprising and interesting. There’s nearly a cacophony of patterns with the dotted backsplash, the unique circle-pattern granite, and the multi-color “mardi gras” floor, but somehow it all works. There are leather-wrapped cabinet pulls and a wavy glass door on the pantry. Every bathroom except the master had the same layout, but each had it’s own unique materials. Downstairs the sink was very dramatically lit from inside, causing the stone to glow! This glowing stone was also featured in an eating bar between the kitchen and the dining room. There was a beautiful carved door into the garage as well. It is evident from the neighborhood that the nine houses on this cul-de-sac were all built at the same time, falling into that “builder home” category. Once inside this lovely home, it feels completely custom, adored and celebrated by it’s owner.

I loved the layout of the home and the well-chosen, high quality details. If I were making wishes, I would wish it were a little farther from the airport, with a little more exterior space in both the community and the yard, and I wish the exteriors weren’t quite so… “faux mediterranean”. They aren’t un-attractive, but it’s not my favorite style. I would also wish for a fireplace, although there is a gas fire pit outside. Even with my wishes un-granted, it earns an easy 8 hearts. ❤️❤️❤️❤️❤️❤️❤️❤️

leather-wrapped cabinet pulls!

appliance garage in the cabinetry. pantry with custom glass door

viking stove, surrounded by exciting finishes

lit-from-inside stone eating bar

custom carved garage door

upstairs bathroom. they chose a seafoam green for the shower wall that perfectly compliments the mosaic tile floor

upstairs bathroom. they chose a seafoam green for the shower wall that perfectly picks up the bits of green in the mosaic tile floor

the design of this backyard off of the family room effectively doubles the living space.

downstairs bath has the most dramatic sink with an equally impressive faucet.

the master bath had two separate opulent tile countertops with gold vessel sinks.

What details have you seen that have caught your eye and stayed in your memory? Let me know in the comments below! And remember, as Charles Eames said: The details are not the details. They make the design.

Have a lovely week,

Ophelia

Yearbook Superlatives

Posted on July 25, 2016 by admin.

With the rapid approach of my high school reunion (never mind which year), I have been strolling down memory lane and marveling at the simplicity and innocence that life once had. How was it that we were able to sum up our classmates in just a few words? How did we choose, in a graduating class of over 500 people, who had the “best eyes” and who were the “most likely to succeed”? And what does that even mean? In high school, future success was definitely equated with a beautiful spouse, a fast car, and a killer house. Well, I can’t help you with the spouse or the car, but I can tell you about a few killer houses, in high school yearbook terms.

Best Smile You know the category – maybe it’s “Best Eyes” or “Best Legs”, but it’s the idea that you have one feature so great, you should be in the yearbook for that accomplishment. In theory, someone could actually have the ugliest legs but the best smile and still be featured for that spectacular smile alone. Of course, it never really worked that way, and if you saw the pictures without the captions, you wouldn’t really know which of the superlatives they captured. This week’s “Best Smile” house is 17271 Chatham Lane in the Brightwater area of Huntington Beach. The standout feature of this house is the outdoor space: the backyard and side courtyard. This particular housing tract doesn’t have the most plentiful outdoor space, so it’s even more impressive what they’ve done with this yard! The whole house is nice, well-decorated, and very livable, but probably wouldn’t win Best Anything in your high school yearbook. But when you combine an attractive home with a Standout Backyard, you suddenly have everyone wanting your autograph. In this backyard, there was a pool with a baja shelf, a spa with a waterfall into the pool, a built-in barbecue with an eating bar, a lowered fireplace area with built-in seating, and the side courtyard had a built-in raised table, with a fire and ice bowl in the center, and water that cascades down the sides of the base. Impressive! If outdoor living is a priority for you, you enjoy entertaining, and want an extremely low-maintenance exterior, this is your home!

I wish this home were just a tiny bit bigger, with just a bit more space in the side yards between houses, but for the price, I think it is a spectacular buy. I give it an easy 7 hearts out of 10, plus the award of “Best Feature”. ❤️❤️❤️❤️❤️❤️❤️

built-in barbecue and raised eating counter to the right

a beautiful nook to enjoy an evening by the fire

swimming pool and raised spa

rich espresso cabinets pair nicely with the stainless steel appliances

sitting room just off the entry

a quintessential “house” house; the kind you drew in kindergarten whenever you drew a house and long to call home.

Most Likely To Succeed Does this honor ever go to someone who hasn’t already succeeded? After all, isn’t past success the best indicator of future success? So the “weird” guy that no one really understood but everyone said was super smart is far less likely to have his picture in the yearbook than the kid who was class president for 3 years running and was captain of the debate team. 3181 Remora Drive in Huntington Harbor is already a winner. It’s on the water with a 40′ boat dock and is in immaculate condition! However, what really sets this property head and shoulders above the rest is the incredible potential for the price. Someone is absolutely going to snap this home up and turn it into a masterpiece. This is a lovely home, with lots of outdoor space for entertaining or relaxing. The bedrooms are all upstairs, two with high ceilings and a direct view of the water. The kitchen could use updating, but really has some exciting potential. This house was sparkling clean and appeared to be in excellent condition. I need to make friends with whoever latches onto this success story. I’d love to spend some time on that deck, enjoying the water and watching the boats go by.

I give this house 7-1/2 hearts, many of them for pure potential for Success. I would have gone up to 8 if the neighborhood weren’t so tight, and the guest parking situation were a bit easier.

view beyond your own boat dock

fire ring and barbecue on the side patio, off the kitchen

master bedroom fireplace

living room

view from the living room, through the screen door, out to the waterfront patio. this place could be so spectacular!

Best Dressed Ah, my favorite… best dressed. This one is controversial because it’s a matter of taste and one person’s Gucci may hold absolutely no appeal for someone else. That kid in Junior High who got “Best Dressed” was soooo preppy (::eye roll::) and all of the surfers were not having it! I am a huge fan of gallery white walls. White, white, white with pops of color totally makes my day. I was walking through a boring (in my opinion) taupe-y home with my dad and he said “This is a nice color. At least it’s not that ‘punch-you-in-the-eye white’.” and I was thinking “this just looks dirty”. So to each his own. You can’t please everyone. My winner for Best Dressed of the weekend is 1001 Hampshire Lane in Newport Beach. I adore absolutely everything about this house, but I really admire that they didn’t “dress it down” for sale and take away the exciting and different touches that make it unique. If someone doesn’t like a feature, they can change it once they own it, but in the meantime, lets all enjoy the daring unique style of this masterpiece. I encourage you to look at the listing for the professional shots of this one. My snaps don’t do it justice. It has bright white walls, dark floors, touches of gold, and really daring wallpaper! Some of my favorite features are the niche for the firewood behind the fireplace, the all glass front door and ingenious front “doorknob”, the onyx fireplace surround (so intriguing you can’t help but touch it), and the spectacular dream backyard.

I love this one immensely, and if it were in my price range I would live there without any hesitation whatsoever. I give Hampshire Lane 10 hearts out of 10 ❤️❤️❤️❤️❤️❤️❤️❤️❤️❤️

yes, boys and girls, this is the front door!

view from the top of the stairs, across the sunny living room, and out to the pool

pool + jacuzzi + fire pit = heaven

way cool kitchen

view from the kitchen, past the firewood storage and stairs, toward the front door

I love this living room so much – the high ceilings, the mcm light fixture, the glass railings above, and all of that sunlight!

upstairs bedroom with cool wallpaper and groovy lamp

What sort of personality traits does your house show? Is it winning any awards? Is it time to look around for one that does? Give Ross a call!

Have a good week and get lots of signatures in your yearbook! I hope you’re having the best summer ever! Stay sweet,

Ophelia

Wine Tasting

Posted on July 18, 2016 by admin.

ZD Winery

In early July, for the first time in a LONG time, I had a weekend that did not involve any Open Houses. Of course, that didn’t stop me from looking at properties! I was in Napa for a lovely weekend of wine tasting, but as I drove through the scenic countryside, I couldn’t help but stopping and wandering around the sprawling grounds of a few different properties for sale. What I took away from that weekend (besides the goal that I WILL have a house in Napa one day) was how the concept of wine tasting applies to House Hunting.

When I looked at houses this weekend, I applied the 4 steps of wine tasting.

appearance
aroma or “bouquet”
mouth feel
finish

How do these apply to houses? The first one is a no-brainer… appearance. Perhaps you’ve already seen pictures online or maybe you’re just driving by and see the sign, but either way, that house’s appearance from the street is going to leave an impression in your mind. Does it change when you get inside? Are you impressed or disappointed? Perhaps some of each? Aroma or “Bouquet” doesn’t necessarily just apply to the way the house smells (although that does matter!) but involving all of the senses. How do the floors feel under your feet, how does the light come through the living room windows? Would there be too much sun in the morning? Is it too warm? Too cold? Is there a nice breeze or a chilly draft? That brings us to #3: Mouth Feel. I’m not recommending licking any houses (although there have been a few that I wanted to give a big hug), so what in the world would this mean? For me, it’s the livability of the house. Just as you would let a wine roll around on your tongue, let the house roll around in your mind. How does it feel? Different areas of the tongue are meant to taste differently, just like different areas of the house are meant to live differently. I’m looking for privacy in a bathroom, but not in a kitchen! I don’t like to feel isolated from the rest of the house when I’m cooking, but I am looking for some alone-time in the bathroom! I don’t like the laundry in the garage (as I’ve mentioned numerous times) but in the kitchen isn’t much better. Say it with me: “the laundry should be where the clothes are kept!” I like a kitchen sink with a view and a living room with a focal point. I like an office that hides clutter but isn’t too isolated. In addition to the layout of the house, there is that certain intangible aspect: how does it feel? If you’ve been to as many Open Houses as I have, you’ve felt it all. The good, the bad, and everything in between. How awesome it is, when a house not only functions the way you want it to, but it just feels good? And finally, the finish. After you’ve rolled it around on your tongue and consumed it, what are you left with? What are your thoughts as you drive away? What’s the lingering taste in your mind?

One of my Open Houses this weekend that passed the Wine Taste Test with flying colors was 2588 Fairway Drive in Eastside Costa Mesa. The appearance grabbed me right away. I’m a sucker for a craftsman, and one that appears new, fresh, and in pristine shape is a winner right off the bat. It was just as cute and personable in person as the online pictures. The house engaged all of my senses – it felt clean and well-built. Nothing was shoddy or of questionable quality. There was good light from all of the skylights without any glare or heat. The layout was excellent, with a laundry room near the bedrooms and a master that opened right onto the backyard. I especially loved the one upstairs bedroom – what a perfect guest suite to give your guests some privacy and a nice view of the lovely yard! The ceilings were high enough to give a feel of luxury, but not a cold intimidating volume of space. The finish was excellent on this home. I drove away saying “I love this house!” Among the features that stuck with me were the adorable inglenook in the entry, the ginormous kitchen island, the upstairs guest room, and the vast potential in the back yard. While the neighborhood was nice, it is pretty close to the planes taking off out of John Wayne, so there was some definite noise. Fairway is an easy 8 hearts out of 10, and would be even higher if it weren’t for the location. ❤️❤️❤️❤️❤️❤️❤️❤️

charming exterior

welcoming front porch – i love square columns and quality stonework!

high quality kitchen with a huge center island. love the black subway tile behind the stove! the train station clock is an added bonus.

the family room is open to the kitchen and has a cozy fireplace of it’s own

master bedroom with a nice vaulted ceiling, ceiling fan, and the inviting back yard beyond.

centrally located laundry room with storage! ahhhh!

in the foreground, peaceful patio seating, right by the built-in barbecue. at the other side of the yard is a shady cabana and a valuable storage shed.

this is the spot! If this were my backyard, I would open that '06 pinot that I just bought and enjoy it with someone who has been promising me that such a day will come!

this is the spot! If this were my backyard, I would open that ’06 pinot that I just bought and enjoy it right here with someone who has been promising me that such a day will come!

My other favorite tasting of the weekend was a masterpiece in the Westcliff neighborhood of Newport Beach, 1201 Blue Gum Lane. Appearance: stellar. Loved the varied roof lines, and the simple but interesting detail of the curved wall in the front yard. Once you open the leaded glass front doors, there is the instant “wow” of a vaulted ceiling, punctuated by glorious skylights, and a truly opulent great room. The high ceilings, natural light, and wide open spaces made the living space richly satisfying. The master bath and closet were true highlights, as was the well-manicured back yard – complete with koi pond! The kitchen was a little closed-off from the rest of the house and the laundry, while inside, was still pretty far from where the clothes are kept! Neither of these aspects were a deal breaker, in a space this wonderful. One of the features that left the best taste in my mind as I went on about my day, was the white carrera marble bar at the end of the spectacular entry hall. What a perfect spot for my wine collection!

Blue Gum receives 8-1/2 hearts out of 10.

front yard with easy, yet elegant landscaping

the view from the front door!

there could be some wonderful wine tastings at that bar!

fireplace in the great room, dining room in the foreground

if there’s room for a huge ottoman in your bathroom, you’re doing pretty well.

master shower features

lovely, low maintenance backyard.

What have you tasted recently? What resonates with you and makes you crave more? Please your palate at an Open House this weekend!

Cheers,

Ophelia

Fantasy or Reality?

Posted on July 4, 2016 by admin.

I create plenty of fantasies in my head, and tend to shop for houses to accommodate them. I’ve pictured friends coming in the side door to the kitchen for coffee in the morning, and searched Open Houses for sunny nooks to curl up with a good book. I envision friends and their children splashing in the pool and imagine tranquil midnight swims by myself. I wonder if dining rooms are big enough for a spectacular Thanksgiving and I mentally fill the guest rooms with fresh-cut flowers for all my visitors. Except that I’ve never cooked a turkey, I don’t own a coffee maker, and the last time I had time to read a book was on a plane.

The big unknown is this: would my life transform to fit my house, if I had the right one? Would I volunteer to host Thanksgiving if I had that 6-burner stove and double oven? Would “pool party at Ophelia’s!” become the Saturday afternoon battle cry? The ideal balance is a house that fits my reality, but still indulges some fantasies.

Once upon a time, I considered building instead of buying and got fairly deep into the design process with a talented, but temperamental architect. I loved the sleek modern design he had created but I was dying for more storage. He looked with disdain around my tiny 1100 square foot cottage where I had skillfully stuffed about 4000 square feet worth of ‘stuff’ and said “you’re going to need to throw some things out.” No duh, but I’m not throwing out my vacuum or my suitcases. Where do those go? My reality is that I need Storage (with a capital S). The majority of my clutter is due to the fact that things don’t have a place to go, so they end up on my desk or the dining room table or the floor of my closet or… I can’t be alone in this. There are huge storage facilities every 6 blocks in Orange County and people pay for a place to keep their stuff! Most Americans “need to throw some things out.”

My reality house for the week is 17021 Westport in the Huntington Harbor area. A little dated, but mostly easy fixes, and So. Much. Storage! It’s a big house for the price and has plenty of architectural appeal. Clean lines, high ceilings, big windows, and room to stand and spin like Julie Andrews in The Sound of Music in the middle of every room. The beautiful saltwater pool & jacuzzi and hardscape in the back were huge selling points for me. I’ve never had a pool, but I imagine that I would love it. There was an outdoor fireplace next to the built-in barbecue and my fantasy-life began to kick into high gear. There were real hardwood floors inside and a floating staircase just begging to be updated, perhaps with walnut treads and glass railings. All three bedrooms were upstairs and HUGE! One was two bedrooms remodeled into one, another was the former master and they had turned the original bathroom into a never-ending closet. The “new” bathroom for that bedroom had a sauna! The new master bedroom is at the back of the house and has a balcony with a Catalina Island view. There are 3 mirrored closets in the bedroom (along with a fireplace, built-in cabinetry, and a view of the pool), and there is a huge wall of storage/closet in the master bath as well! The master bath had oceans of white marble, a separate tub and shower, more counterspace than most kitchens, a drop-down ironing board from one of the cabinets, and more of the Julie-Andrews-Spinning-Space. Everywhere you looked there was built-in storage. Cabinets the entire length of the upstairs hallway, built-in’s in the dining room and family room, and oodles of kitchen cabinets. I took some friends with me to see this one and they imparted two bits of wisdom/advice to me. 1. People who live in houses with stairs live 7 years longer than those who don’t. 2. That 14 -foot long, 4 foot deep upstairs hall closet could totally be a wine cellar! It would vent right to the outside! (Genius! This is why I take them places!)

This house would literally have a place for every single thing I own and could transform from “nice” to “wow” quite easily (especially once the wine cellar is installed!) Westport is around 7-1/2 hearts out of 10, but I’m bumping it up to 8 for that extra 7 years of life it’s giving me.

❤️❤️❤️❤️❤️❤️❤️❤️

front of the house and it’s beautiful roof lines and clerestory windows.

privacy wall and landscaping between the living room and the driveway

vaulted ceiling in the master bedroom

master bath

storage in the master bath. the ironing board lives in that cabinet on the far left.

saltwater pool, jacuzzi, and fountain

outdoor fireplace by the pool. built-in seating along that wall.

And now, to the fantasy. This house went on to become someone else’s reality after it was my fantasy, so there is no listing to share any more (single tear) but it’s still worth telling you about. Peach Tree Lane was one of my true loves. So much so that I completely overlooked all reality. I was trying to make bedrooms out of small glass offices, move a 10′ tall glass front door that had already been so carefully placed, add closets to bedrooms that apparently were too sophisticated to have them, and figure out a way to keep the cat in the yard so that I could keep the beautiful sliding glass doors open whenever I wanted. I was researching how to take care of Carrera marble while simultaneously wondering where I would possibly put the cat box in a house like this. I would have done anything for those floor-to-ceiling walls of glass, the sleek lap pool in the front courtyard, the master closet the size of a bowling alley, and the wall of water that graced an entire side of the living room. There were shades that appeared from nowhere at the touch of a button to provide privacy in the most elegant way possible, then disappear back into the ceiling upon command. There were heated floors in the master bath and an open, airy white kitchen with a front-row-view of the wall of water and light streaming down from above. I was so in love that I was willing to overlook the laundry in the garage (that’s a tough one for me to swallow) and I even pretended that I was going to learn to mow a lawn so that I could maintain the front yard myself (I wasn’t). But when push came to shove, I had to admit that it wasn’t the house for me. The floor plan just wasn’t right for my life and the house was SO sleek and open that I didn’t know where I would put any of my stuff! Even the office was made of glass and was the first thing you saw upon entering the courtyard. One out-of-place piece of mail would ruin the vibe. Try as I might, I’m just not a minimalist, and did not want to ruin this masterpiece. On one of the several visits to this heavenly abode, the agent commented on how “sexy” the house was. I looked at my mother, clomping across the polished Brazilian hardwood floors in her Kmart tennis shoes, and thought “uh oh. we have a mismatch here. some of us are not sexy.” I had to move on, but Peach Tree Lane still holds a piece of my soul, and in my fantasy world, is absolutely worth 10 hearts.

❤️❤️❤️❤️❤️❤️❤️❤️❤️❤️

the glass office and front entry gate outside

oh, that kitchen!

the wall of water. open to the sky above and can be completely closed off from the living room by disappearing glass doors that slide on the tracks at the bottom of the photo

focal point of the living room. doors on both sides open completely to let the outdoors in. the wall of water is on the right, the “back” patio, complete with built in barbecue is on the left.

view from the master bedroom out to the pool. a fireplace is built into the wall on the far left of the photo

master bath details. carrera marble extends from the counter top into the shower stall.

the lap pool and the entry gate beyond

When you house-shop, do you look for a home to accommodate the life you wish you led? Or the one that you really do? Have you ever followed your heart just to find out that it actually knew what it was doing? What is it about your house that’s keeping you from living the life you dream about? Is it time to start looking for a house that gets your fantasies and realities into alignment? Let’s go shopping!

Ophelia

Moved Permanently

BLOG

Ross St.John Armstrong Real Estate

Blog

Mid Century Marvelous

Community spotlight: Corona del Mar

Champagne Problems

Creatures of Habit

Deal-Breakers

Location, Location, Location

Details, Details!

Yearbook Superlatives

Wine Tasting

Fantasy or Reality?

Moved Permanently