Category Archives: beach home

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

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

Touch of Botox or Complete Face Lift?

Posted on June 28, 2016 by admin.

Aging gracefully is not easy. If you’ve waited until signs of age start to show, it may be too late! If you’ve been meticulous about upkeep from the very beginning, it’s possible to keep a house (yes, a house, what did you think we were talking about?) looking great into it’s later years, but this is truly a labor-intensive process and most people prefer to change at least some aspects of their home every few years to keep up with trends and current styles. Others may wait longer – 10 to 20 years, perhaps – but there still comes a time when a house is showing it’s age and a decision needs to be made, especially if it’s being sold… Botox or full-blown Face Lift?

Older houses have quirks and character. This may be part of their charm, or it may be exactly what you’re looking to eradicate! This week’s houses are both senior citizens, by California standards. One is nearing it’s 70th birthday, and one has already celebrated 100!

521 Seaview in Laguna Beach was built in 1915! For the most part, you would not guess her age! She has been lifted and tightened, spackled and sparkled within an inch of her life. Everything is new-new-new. You may guess it’s an older home from the smaller rooms and lack of garage, or the slightly quirky layout, indicating add-on’s over the years, but the floors, walls, ceilings, fixtures, and appliances are all new. They have cleverly done everything possible to make the most of the 1600 square feet, but it is still somewhat tight. This house is a beauty, with crisp white walls, a high-ceilinged living room, marble counter tops, ocean views, plentiful windows, and surprisingly efficient closets. For all her beauty, the thing that was missing for me was a sense of history. Most of the character was remodeled right out of her, which may be exactly what you’re looking for!

Seaview’s love-scale will vary wildly, depending on what you’re looking for. The location is fabulous if you like downtown Laguna, and the finishes are divine, but if I’m going to take on a Centenarian, I think I want more character, more of the original details, lovingly restored. I give her 7 hearts out of 10.

❤️❤️❤️❤️❤️❤️❤️

great finishes in this kitchen

view from the stair landing toward the kitchen and main-level bedroom

view past the eating bar toward the front dutch door

each bedroom had it’s own lovely bathroom

master bath – fabulous finishes throughout!

really fun floor in the laundry room!

2120 Seville Ave, on the Newport Peninsula, was built just after World War II ended, on the end of what was a much-quieter Newport Peninsula! Make no mistake, Seville Avenue itself is still quite tranquil, but you do have to drive through the congested part to get there, unless you take the ferry from Balboa Island. Seville has aged gracefully so far, and it’s up to the buyer what direction to take her! This house oozes history, charm, and potential. You can feel the stories all around you. There are pine-paneled built-in benches around 2 sides of the living room. In their day they were probably full of blankets and board games. The kitchen, while small, is nicely finished, but there is room in the layout of the flipped-plan upstairs to enlarge it to quite the chef’s kitchen! Seville is a quintessential beach girl, relaxed and friendly, encouraging you to invite friends over and cook out on the deck.

So what to do with her? Just a little botox? Freshen up some of the finishes, change out floors and countertops? Or go all out? Change the downstairs front bedroom with a fireplace into a den that opens onto a new front patio so that you can greet your new neighbors? Enlarge the kitchen? Change the location of the staircase? This house is a great size to offer some flexibility of floor plan and there are many inspiring avenues to choose from! I enjoyed my time in this house. I heard about her history and how she had grown and evolved over the years, as well as hearing some truly inspiring ideas of what could be done when a new family moves in. How would you help this house realize her full potential? I might go with the Botox option until I had a chance to get to know her better. Perhaps let her reach her 80th before going all out with a brand-new face. Check out the next Open House on Seville and see for yourself what could be done, as well as experiencing for yourself how nice it feels to be in a house with history.

Seville is an easy 7 hearts, with potential for much more!

❤️❤️❤️❤️❤️❤️❤️

welcome to 2120 Seville

structural elements made decorative with a nautical theme

downstairs bedroom with fireplace

marble mosaic floor in the bathroom. lovely!

spacious outdoor deck

warm and welcoming living room with windows to catch the breeze from the ocean, just a short stroll away

utterly charming window above the kitchen sink

What’s your aging strategy?

Ophelia

Wild Imagination, part II

Posted on June 20, 2016 by admin.

Last week I discussed properties with Potential, (that’s Potential with a capital P) and how sometimes, “my imagination do go wild” when I’m considering the Possibilities (also with a capital P). It’s really quite fun to see a place re-imagined in your head and all of the touches that make it work for your life.

You know what else is fun? Looking at houses that are Perfect the way they are! The ones that have ideas and features you’d never thought of and are so impressive that you start composing your first party invite as soon as you step in the door. This level of fantasy, by definition, requires that you go looking outside your price range. It’s not really about making your imagination go wild if it’s a legitimate contender. Most everyone has some sort of limit to their budget, so step beyond that and see what you see! And if you don’t have a limit to your budget, please call me, I’d love to be besties.

Anyway, don’t stress on being a lookie-loo. At a trophy property, there is a certain amount of that to be expected. Just behave yourself and don’t touch too many things! 🙂 There are always ideas to gather from these houses, and if you’ve seen it and are talking about it, then you are good PR for the property.

One property that recently sent my imagination into overdrive was 318 Morning Canyon in Corona del Mar. This beautiful property is in the Shorecliffs area of CdM, just south of the village. The house backs to a gully and offers spectacular views across the canyon and down toward the beach. At 4,870 square feet, the house is spacious and airy, and offers huge rooms for both entertaining and relaxing. It’s a tri-level house with an elevator to access it all. The house is clean and contemporary but warm and friendly. The ceiling in the living room stretches up to the heavens with tons of windows and a limestone fireplace that extends the whole way. The kitchen has bar-seating for 6 and I’ve already used the built-in espresso machine to make all 6 of those lucky friends an imaginary cappuccino while an imaginary chef whips us up some crepes. Downstairs is a bar/kitchenette to serve a huge family room. The deck on the lower level is even bigger than the one on the main level and has a spectacular outdoor kitchen. It’s impossible to pick just one favorite feature of the house, but one of my favorites is the view from the master suite. There is floor-to-ceiling glass, butt glazed at the corner of the room in order to not miss an inch of the view! A beautiful desk sits in front of that window, but it’s also the first thing you see from bed when you open your eyes in the morning. The master suite also has a limestone fireplace, a sitting area, a sparkling white bath, and copious amounts of closet space. This house is so big and has such separated and private bedrooms that I’ve already invited several (real) friends to (pretend) move in with me.

This house is completely spectacular, but I do wish there was a pool, or jacuzzi. Completely ignoring the reality of my budget, this house is nearly perfect! I give it 9-1/2 hearts out of 10.

the gorgeous staircase with it's glass jellyfish focal point next to the spectacular limestone fireplace

next to the spectacular limestone fireplace is the gorgeous staircase with it’s glass jellyfish focal point

this kitchen! clean-lined and anything-but-simple. easy to use for the lucky owner or her caterers.

this kitchen! clean-lined and simple-but-luxurious, easy to use for the lucky owner or her caterers.

downstairs area, well-equipped for the best parties ever!

rolling glass door on a secondary bathroom’s shower. there are so many high-end, interesting details in this house!

the master bath has fascinating angles and exciting textures

sumptuous master suite. there it is, to the left of the fireplace… the view!

that view! oh, the blogs ophelia could write from this desk!

The second of the properties this week that make my imagination go wild is located in Irvine Terrace, at 609 Malabar Drive in Corona del Mar. Even the street name gets my imagination going. “Malabar” has all kinds of real meanings, but somehow I picture some sort of chocolate delight with marshmallow. Perhaps that’s just me, but it makes me happy.

There was no marshmallow, (but plenty of rich chocolate brown) at this crisp, clean contemporary house. When I arrived, there was already a substantial pile of shoes outside, indicating that other buyers and dreamers alike had been anxiously waiting the completion of this house to see what was on the inside. This single story dream house just flowed, one room to the next, inside to outside. An entire wall of glass not only opened up, but vanished completely, making the house feel even bigger than it’s 4,579 square feet. The courtyard entry opened directly into the main living space. The living, dining, and kitchen were one huge room, but due to sheer size alone, each space had it’s own feel. The artwork was sublime and the finishes were exquisite. Wide (super-wide) french oak plank floors were a clean, warm backdrop for the other textures chosen. It was easy to pick my favorite feature of this house: the burled maple used on the impressively-long eating bar, as well as built-in storage in the eating nook and in the hallway to the master bedroom. This wood was so beautiful and different, it really set the house apart. The floor plan flowed well and there were plenty of skylights so that even long hallways had interest and light. There was a den area (with a GREAT light fixture), near the kitchen, but well-hidden so that you could live a little more casually here. When I walked through there were two little girls happily watching Shrek in the den. They were perhaps 5 and 7 and the younger one said to the older one: “this is a nice house.” The older one half-heartedly agreed but added “there’s no pool.” She was right (and perhaps she was hoping for marshmallow, too) but there was a substantial yard of “just” grass, serving as a blank canvas for all sorts of landscaping to come! The best of both worlds – perfect enough to send my imagination into “I wish I could move in today” but with future potential to put my own stamp on it as well! Pools, fire pits, cabanas, heat lamps, gardens, water features…. Sometimes my imagination do go wild!

609 Malabar gets 9-1/2 hearts (I’d love to have a little more of a view for my $5.2 Million dollars.)

courtyard entry to 609 Malabar.

huge viking stove (actual Vikings could feed their army on this!) and lovely marble behind.

huge viking stove (actual Vikings could feed their army on this!) and lovely marble counters and backsplash.

master suite with it’s own fireplace and view of the yard.

favorite touch – the eating bar against the huge kitchen island.

more of that beautiful wood, along the sky-lit hallway. who says storage can’t be beautiful?

the disappearing corner of the living room

You really have to check out the online pictures for this one. Look for the lush glassed-in courtyard in one of the bathrooms! There’s so much to see! Plus, I’ve been rambling on and on, but you know how it is… sometimes my imagination do go wild!

Ophelia

The After-Burn

Posted on June 6, 2016 by admin.

You know that feeling when you get too much wasabi? After you survive the initial bullet to your brain, you think you’re in the clear but then the burn continues to disintegrate the bridge of your nose and deter you from your hamachi for another ten minutes. You know what I mean? Yeah, I love that feeling!

On a grander scale, there are some houses that have The After-Burn. You see it and think “whoa, this place is great.” but then you find that you are still thinking about it, even three open houses later. You fall asleep thinking about a certain feature of the house and it creeps back into your thoughts during your morning commute. It may not even be the best house you’ve ever seen, but there’s something about it that continues to burn in your thoughts.

My After-Burn houses this week are quite different from each other, and in different cities. The first is in the Baycrest community of Newport Beach. 1915 Santiago grabbed my attention with it’s online pictures, but I thought the outside appeared a little dated. When the day of the Open House came, I was very pleased to see that the outside was actually very nice, with slate hardscape, a gorgeous round planter with succulents and a palm tree, and potential for an entry courtyard. The inside was just as gorgeous as I’d hoped, perhaps even more so. There was a mid-60’s sunken living room, but tastefully updated with great built-ins for the TV and books, a cool mid-century fireplace, and daring charcoal walls. Opposite the living room was a wall of glass that kept the whole room light and airy. This house had a wonderful floor plan and a big, open kitchen-dining-family room area. The bedrooms were generous, although I’m always in search of a bigger closet. To top it all off, 1915 Santiago had a big, beautiful backyard, with a grassy area, a variety of places to sit and enjoy the day, and a beautiful pool and jacuzzi! Every finish they chose was beautiful, from the wide-plank wood floors, to the clean white kitchen with light granite counters, and the zen-like master bath. But my absolute favorite detail was the white textured tile entry wall. The only drawback to this lovely home was that the laundry was in the garage, a personal downer for me. The features that continued to burn in my mind were that entry wall, the formal living room, the walls and walls of glass looking out to the lovely backyard, and the way the entire plan flowed.

I give it 8 hearts out of 10 ❤️❤️❤️❤️❤️❤️❤️❤️

stylish planter sits between the 3-car driveway and the walkway to the front door.

oh, this living room! i love the built-in for the tv that separates it from the entry but keeps it feeling open.

the kitchen looks out over the picturesque backyard and has easy access to the dining room.

the pool is nestled into the corner of the yard and has a jacuzzi and a little baja shelf. What could be more perfect?

The other burn-inducing house I had the privilege to visit this weekend was in Seal Beach. This was a typical narrow-lot (25′) beach dwelling on a quiet street in Old Town with an 84 walk score. Seal Beach is quaint and fun and cleaner and calmer than many beach towns. While I love the town, 242 5th Street was an atypical choice for me because of it’s exterior. I’m not a fan of mediterranean, tile roofs, or masonry balustrade railings. The interior, specifically the upstairs, won me over. This was a flipped floor plan, with living, dining, kitchen, family room, and a bedroom and 1.5 baths all on the second level! This was a smart way to address the small-footprint issues of these beach lots. By using the second story for these rooms, you can include square footage that you would have lost to the garage on the first level. The other huge advantage is that you can vault the ceilings and include skylights, which was far and away the feature that continued to burn with me the most. I simply couldn’t stop thinking about those ceilings! For me, a certain amount of after-burn was also triggered by the fact that there were cosmetic aspects that didn’t appeal to me, so I continued to think and think how I could make this house feel more contemporary. Different balcony railings as well as interior banisters would go a long way to giving the place an updated feel. There were many plusses to the house as well. There were great storage areas (big pantry in the huge kitchen) and a wonderful roof deck with outdoor kitchen. Each bedroom had it’s own bathroom and the master closet was Ophelia-Approved!!

This house would be a 6 as-is, or worth 7 hearts with some cosmetic changes. ❤️❤️❤️❤️❤️❤️

first floor view from the hallway toward the front door, master suite door, and stairs to the second story

the master suite is on the first floor at the front of the house and has a lovely fireplace.

the view across the dining room and spectacular two-story entry toward the living room. Oh, that ceiling and those skylights!

spacious and bright kitchen with a view toward the front of the house.

the family room has it’s own fireplace and is situated just off the kitchen and nook. stairs lead up to the 1,000 square foot roof deck!

What did you see this weekend? Which ones faded away and which continued to burn in your mind? Thank you for reading, I have to get back to my hamachi now.

Ophelia

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Category Archives: beach home

Mid Century Marvelous

Community spotlight: Corona del Mar

Champagne Problems

Deal-Breakers

Location, Location, Location

Touch of Botox or Complete Face Lift?

Wild Imagination, part II

The After-Burn

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