Category Archives: Open House

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

Sometimes My Imagination Do Go Wild

Posted on June 13, 2016 by admin.

Years ago I had the opportunity to produce some videos for a lovely lady with big ideas. English was not her first language and she had surprising and fun ways of expressing herself. After we completed the first project, she emailed me with grandiose ideas for the next one. She concluded the email with something of an apology/explanation for her ramlbings, saying: “sometimes my imagination do go wild.” Despite the grammar, it has been one of my favorite sayings ever since, although usually just inside my head.

Which houses make your imagination go wild? You know the ones, where you just can’t stop visualizing what it could be? Sometimes it’s not even realistic, the dreams you dream, but you let them roll around in your head anyway.

A project is a project and not everyone is down for that. I always love the idea of it though. because it usually means you’re getting a better price than a place that’s move-in perfect, and it means the final product is something that you’ve chosen, something that you dreamed up (perhaps with the help of a professional), and something that works for your life, not the last owner’s. I am forever moving walls in my mind and every time I see a tile kitchen I get out my mental safety goggles and sledgehammer.

It’s not every house that makes my imagination go wild; they have to have the potential to be fantastic when I’m finished with them. One of my current favorites is 2100 Baycrest Road in Newport Beach. Oh, the potential! Part of the appeal is that the current owners weren’t afraid to take chances and there is already a great deal of quality finishes and exciting features in the house. Dark floors and walls, high white-beamed ceilings, interesting light fixtures, great artwork, and a gorgeous huge pool in the backyard. Tops on the list of “to do” at this house is increasing the size of the kitchen. It’s a 2,158 square ft house, but the kitchen is proportionally quite small, perhaps 12′ x 12′. Personally, I would annex the formal dining room and be able to double the size of the kitchen! The “informal” dining room has a spectacular beamed ceiling and is big enough for even a Thanksgiving dinner, so in my world, a formal dining room, which is around the corner from the kitchen and kind of a long trek to make with dishes of food, is just not necessary. Next on my list of “to do” involves what I thought were some arched windows on the front of the house, giving a somewhat dated appearance. It turns out the windows are actually square, and the arches are part of a sort of portico in front of the house. I see great potential for doing something awesome here, but I’m not sure what. (This is where the professional comes in…) There is a cool 70’s-looking arched fireplace that sits on an angle between the formal living room and the (soon-to-be only) dining room and is shared by both rooms. It could use some updating, but is a nice feature of interest. There is apparently a cool office/studio in the attic, but the day I visited the house I was wearing a skirt and chose not to climb the ladder to see it! I am intrigued by the online pictures, however, as it certainly appears to be a full-height room. The house is on the corner of Irvine Avenue and Baycrest Road. Unlike every house I’ve looked at that fronts to Irvine Ave., you barely knew that road was there. There is a large hedge between the driveway and that street, and the garage is the only part of the house that is close to Irvine Avenue. With the front door open, as it is in an Open House, you could hear the road, but with it closed, and even in the backyard, I wasn’t aware of traffic noise at all. The great thing about 2100 Baycrest Road is that it is totally ready-to-go, and it’s possible to move right in and make those changes as the inspiration strikes.

Currently, I would give the house 7 hearts, but potential and neighborhood bring it up to 8 hearts out of 10 ❤️❤️❤️❤️❤️❤️❤️❤️

the front of the house, as viewed from Baycrest Rd.

fireplace from the dining room side.

the lovely-but-small kitchen

beautiful huge pool and still room for barbecue and al fresco dining.

the formal dining room that I would sacrifice for a bigger kitchen. you can see here that the windows are square and the arches are several feet away.

that ceiling, though! and a great light fixture over the informal dining room table.

Another house that makes my imagination go wild is 16802 Channel Lane in the aquatic paradise of Huntington Harbor. This one is far more of a project but has so much potential! A true mid-century modern, this house has glass right up to the ceiling (aaaahhhhh!) on a corner lot on Admiralty Island. There is a channel (hence the name: Channel Lane) in front of the house that could be viewed from an easily-added roof deck. There’s also water behind the house, but the lot does not actually touch the water because of it’s corner location. It could probably also be viewed from a 2nd story or roof deck. There was easy access out to Pacific Coast Highway, but no noise from the highway. The house is older, and currently being rented out, so there are tile floors throughout. I have my mental sledgehammer out already! The kitchen appears original as well, with old cabinets and tile countertops. It’s a great size already, but could be enlarged if you wanted a really huge kitchen. The house feels bigger than its’ 2423 square feet. My favorite part is the courtyard/backyard with the pool, which the living room, dining room, and master bedroom all have access to. This would be a serious remodel, but could be spectacular when completed! Visions of white walls, wood floors, and turquoise or orange mid-century accents all swirled in my head for days on end after viewing it. I mentally built a spiral staircase up to a roof deck with a modern glass railing all around it. In the long-term, I would love to have a sumptuous master suite up there with views of water in two different directions. I also went so far as to let my imagination smooth out the stucco exterior to have smooth plaster. I imagine great indoor/outdoor parties and keeping the doors open for breezes without worrying about the cat getting away because of the high wall around the whole “compound”.

If i give out hearts purely for potential, it would probably be 8.5-9, but because it would take quite a bit of effort to get there (effort = dollars), i’ll keep the hearts to 8 ❤️❤️❤️❤️❤️❤️❤️❤️

pool with nice pavers all around

super original and mostly cool master shower. love the terrazzo, wouldn’t mind replacing the glass and the shower head.

master bedroom with a view of the pool

living room with the entry beyond

Stay tuned because next week’s entry is more of what makes my imagination go wild… this time for a different reason – they are complete FANTASY houses! Listen to your imagination this week and ask yourself: What makes your imagination 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

Heaven help a fool who falls in love…

Posted on May 29, 2016 by admin.

I’ve been in love 3 times now. The kind of love that makes you want to change all your plans, move in, and live happily ever after. You dream about sunny mornings and quiet evenings, you imagine perfect holidays, and all of your vacation plans turn into staycation plans.

It didn’t work out for me, any of the 3 times. The timing was off, or someone else got in the way, or we just couldn’t quite come to an agreement on the purchase price. But those 3 houses captured my heart in a way that none have since, despite the constant search.

I love houses. Real Estate sites are my Tinder, and I search endlessly for the right one to “swipe right” on. 1:00 to 4:00 on Saturdays and Sundays are the golden hours, the kid-in-a-candy-store times. Sometimes I go with a plan, sometimes I just drive and see where the signs take me. Open Houses are a chance to see if the pictures online were just a tease or couldn’t begin to do it justice.

I never know when I will fall in love again. It could be right around the next corner, or it could be hundreds of open houses away. There will be crushes in the meantime, and the looking is half the fun. What kind of house turns your head? Which ones make you weak in the knees? Have you ever gone around the block just to take a second look?

Sunshine is a major contributor to my love for a house. My current home is shady all day and I long to have sunlight streaming in the windows while I make coffee in the morning, or the beautiful glow of late afternoon sun on the patio. One of the houses I saw this weekend leapt past my expectations simply because it was sunnier than it’s online pictures. 2594 Willo Lane is in Costa Mesa, but very close to the Newport Beach border. It’s location is super convenient to the Irvine Ranch Market, the 73 freeway, and trails around Back Bay. It does suffer from jet noise, as all the homes do in this area. This newly completed home is built around a central courtyard that gets lovely morning sun. There is a big grassy backyard in addition to the paved courtyard with plenty of room for a pool if you wanted one, which I definitely do. Beyond your back fence is a Montessori School, which may be a source of noise during school days. The street itself is a quiet cul-de-sac and this house is one of the nicest on the block. Inside it was impeccable, with all of the finishes I love: wide-plank white oak floors, crisp white walls with high ceilings, grey quartz counters in the huge white kitchen, and a giant glass-walled shower in the master bath. The laundry was next to the master suite, which is a huge plus on my check list. The master suite opened onto the courtyard, as did the family room, dining room, and kitchen. There was a ton of storage and a big pantry. I loved the floor plan and the finishes. Detractors for me were the school behind the house, the proximity to the airport, and the fact that the street is spelled Willo, not Willow! What’s up with that?

I give it 6 hearts ❤️❤️❤️❤️❤️❤️ out of 10.

Entry. Great stonework!

formal living room

view from the entry toward the huge kitchen

Things I love in a master bath: big shower, sunlight, and a separate toilet compartment

My second pick of the weekend is more of a project, but not a difficult one. You know when someone has a few self-esteem issues but you are sure that love and a positive influence will turn it around and they’re just so darn nice that you want to take on the project? 1912 Highland is like that. Located in the Baycrest neighborhood of Newport Beach, with wide streets and beautiful homes, it is far enough from the airport to pretend to ignore the airplane noise, or at least get used to it. This one has clearly been well-loved. Carpets in the bedrooms could use replacing (or removing, although I am one of those people who doesn’t mind carpet in bedrooms.) There is also carpet in the added-on-at-some-point family room, but again, I’m fine with that. Sometimes you want to sit on the floor or play with the cat, and an area rug just doesn’t offer much padding. There is a lovely small-ish pool in a slate-covered backyard with a nice jacuzzi. The bedrooms are a little small but workable. The kitchen layout was a little wonky, as they’d obviously done the best they could to expand the kitchen without completely taking over the living room and moving load-bearing walls, but it does have nice pantry cabinets and a sub-zero refrigerator. My favorite parts of this house were:

the wood floors (well… “wood” floors) and the stone mosaic backsplash in the kitchen
the backyard
the curb appeal (shingles with white trim) and the craftsman dutch door where the top opening is only 1/3 of the door instead of 1/2. This feels more secure to me (no one can just reach over the top to open it from the outside, and it keeps the cat in) but can still be open for those ocean breezes. This door was red, but in my head I’ve already painted it turquoise.
the price for a pool home in this neighborhood. I’m surprised no one has snapped this one up yet.

The house itself earns about 4-1/2 hearts, but it’s potential and price/neighborhood bring it up to 6 hearts. ❤️❤️❤️❤️❤️❤️

So picturesque! Wouldn’t you love to call this home?

Kitchen backsplash (with a view into the living room)

Wood floors with character

Pool with raised jacuzzi. Nice slate patio with room for a table and chairs or (my personal favorite) a fire pit!

If you aren’t yet an Open House aficionado, give it a try this weekend! Perhaps you are no longer head-over-heels for your current house, or maybe you never were. Take a look, there’s no commitment. and you might just fall in love!

Ophelia

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Category Archives: Open House

Touch of Botox or Complete Face Lift?

Wild Imagination, part II

Sometimes My Imagination Do Go Wild

The After-Burn

Heaven help a fool who falls in love…

Moved Permanently