402 Dahlia
Corona del Mar, CA 92625

$2,099,000 | Condo | Active
3 bedroom | 2.5 Bath

Relax into the Corona del Mar lifestyle in this custom home built in the early California style. Configured to showcase stunning views of Newport Harbor from multiple levels, this home remains casual and comfortable with its Santa Barbara style, but its substance is fully 21st century. From its private patios which seamlessly integrate breathtaking views into the indoor living space, to a kitchen equipped with all the necessities, everything is in just the right place and built for today’s premium living.

Amenities:

• Stunning harbor view patios and decks
• Retractable floor to ceiling tri-fold windows allowing for maximization of view and opening to outdoor living decks.
• Private garage plus covered tandem parking space
• Custom cabinetry and woodwork throughout
• Hand distressed premium birch dark wood flooring
• Limestone flooring entry area
• Pre-wired for surround sound, home network, satellite TV and plasmas
• Surround sound speaker grates
• Recessed lighting throughout
• Washer/dryer hookups
• Multiple fireplaces
• Coffered ceilings
• Authentic custom wrought iron stair railing
• Oil bronzed hardware
• Hand packed Spanish Tile Roof
• Solid hardwood doors

Kitchen:

• Viking appliances
• Fully equipped "cook-ready" kitchens including refrigerator, oven, and microwave.
• Early California style cabinetry
• Seagrass limestone counters
• Oil rubbeed bronze features
• Custom hand-tiled counter to ceiling backsplashes
• Stainless steel farm house sink

Green Features:

• Tankless water heaters
• Double paned insulated windows
• Energy Star appliances

Amenities are deemed reliable but may not be accurate. All square footages are approximate and not to be considered a representation of the actual square footage. Based on information provided by developer. Buyer to verify if factor in purchase.

Co-listed by Julie Secrist and Stacey Harmon at Surterre Properties

Interested in learning more about life in Corona del Mar?

Meet Julie, Corona del Mar Village Resident:

Following Julie around on a Saturday will keep you moving. This fit gal makes the most of her Corona del Mar neighborhood and the lifestyle it offers.

Status: 40-something single professional living on Dahlia
CdM Resident: 6 years
Pets: Abby, the black Lab
Favorite part about CdM: "That I can walk everywhere. I can go the whole weekend without ever having to get in my car!"

Julie’s Saturday:

7:00 am: Wakened by Abby who insists it is time for her first walk of the day. Peak outside and see it is going to be a gorgeous, sunny day!

7:30 am: Walk Abby to Begonia Park then along Coast Hwy and along all the Village shops. Along the way, Abby sniffs hi to Beau, her black lab boyfriend and plays with Magnus the Pug.

8:30 am: Before heading home with Abby, I stop by the farmer’s market to pick up some Gerber daisy’s for the living room and organic lettuce and tomatoes for the kitchen.

10:15 am: Meet up with George at Peet’s Coffee in Corona del Mar Plaza. Have an iced coffee and chocolate croissant while catching up.

10:45 am: Give George a hug goodbye and head over to run some errands at the shops in Corona del Mar Plaza. Pick up some cute workout wear at Lucy, a heart cookie and toy for Abby at Three Dog Bakery, a pair of summer sandals at Antoinia’s, and round out my grocery shopping at Bristol Farms.

12:30 pm: Head a mile down the road to Fashion Island. Pick up a quick lunch at the hotdog cart in front on Macy’s - got a turkey-dog, of course! Did some shopping at Neiman’s and Anthropologie.

3:00 pm: Took Abby out for her afternoon walk. Walked to Marguerite to visit my favorite Realtor (Stacey) at her Open House and say hello. Walked home via Ocean Blvd and the beaches and took a stop at China Cove Beach so Abby could cool off and play in the water.

4:30 pm: Fed Abby dinner and gave her the new toy and treat I bought earlier in the day.

7:00 pm: Walked up the street to the Wine Gallery where I met Leezette and enjoyed a tasting of a new Merlot at the wine bar before heading across the street to Gulfstream. Had a drink at the outside patio under the strings of white lights, ate a grilled artichoke appetizer, and flirted with some cute guys. Ate dinner alfresco style and enjoyed the warm spring evening. Tried to get a cupcake dessert at Sprinkles but they had closed at 7:00. Maybe I’ll try again tomorrow.

10:00 pm: Gave Abby a pet and turned in for the night. Need to rest up for tomorrow when I’ll be walking the 3 miles to Crystal Cove State Park and will meet up with friends at the Promenade for coffee and pastries at Pacific Whey. Goodnight!

Are you interested in also living the Corona del Mar lifestyle? For further details on the community, lots of community photos, residential home prices, and the state of the market, click here, and for more information about purchasing property in Corona del Mar, please contact Stacey Harmon of Surterre Properties at 949.885.6497

For incoming UCI Merage MBA students interested in renting in Coastal Orange County, Jonathan Lasner of the Orange County Register had an interesting blog post reporting on the local rents and vacancy rates in various cities around Orange County.  As excerpted from his post, the average rent in those cities most convenient for Merage MBA students at UC Irvine is as follows:

If you are looking to save a few hundred dollars a month, and will have a car during your time at the Merage School of Business, both Costa Mesa and Aliso Viejo offer more affordable rental options while still being very convenient to campus.  They are definitely cities to consider in your rental search.  Costa Mesa in particular is half way between the Merage School of Business and the beach - hard to get much better than that!  Several of my classmates (myself included) resided in Costa Mesa as graduate students.

For more information or assistance in renting an off-campus apartment or condo during your MBA experience, please contact Stacey Harmon at 949.885.6497.

A common question received from clients and those I meet at open houses in Corona del Mar is about the zoning of Corona del Mar.  The Village area is a bit unusual in that it is dominated by R-2 zoning, resulting in a large percentage of duplex living.  I estimate that about 75% of the Corona del Mar Village is zoned R-2 with the remaining 25% zoned R-1.  So, the next question is where is the R-1 and R-2 zoning?  I put together this map in order to illustrate the zoning of the Corona del Mar Village.  If you find it helpful, please let me know.  If you require further assistance in locating a property in Corona del Mar, I’m happy to help.

Corona del Mar Village

As I sit here on this sunny Saturday afternoon at my listing that I am holding open in the Corona del Mar Village, I’m reminded how much I love it here! And what is not to love? In my first post highlighting communities in Coastal Orange County, I begin with Corona del Mar, specifically, the Village, one of several neighborhoods that you’ll find in the area, and very distinct from its fellow Corona del Mar neighborhoods of Shorecliffs, Cameo Shores, Cameo Highlands, Jasmine Creek, Jasmine Park, and Sailhouse.

Located half way between Los Angeles and San Diego at the coast, Corona del Mar (Spanish for Crown of the Sea) is an annexation of the City of Newport Beach. Located on the South side of the city and neighboring Newport Coast’s Crystal Cove on the North, Corona del Mar is home to approximately 13,000 people and 6,800 residential households (according to the 2000 census).

Once you experience the Corona del Mar Village lifestyle, you are not at all surprised by the desire to live here. Corona del Mar has become one of the most coveted communities in Coastal Orange County attracting an affluent and professional resident with its charming Village area filled with chic shops, hip restaurants, quaint gathering places, and established community events such as the CdM 5K and the annual Christmas Walk. In a community where summer barbeque’s and block parties are the norm, this social community is known for its pedestrian way of life where residents walk their dogs and stroll along the tree-lined residential streets, grassy ocean top bluffs, and sandy beaches. Weekend activities include a trip to the Village’s farmers market or a stop at Peet’s Coffee for a favorite espresso drink and a hello to friends. Brunch at Panini’s or Zinc Café might round out the morning. Situated in the distinguished Newport Mesa School District, and minutes away from the professional centers of Newport Center and Irvine, Orange County’s John Wayne airport, and world class educational resources such as UC Irvine, it is no wonder that Corona del Mar has become one of the most recession proof communities around! This community has it all…except for land. Yards are hard to come by, instead replaced by sunny patios or rooftop decks perfect for Adirondack chairs, flower pots, and a barbecue - all that is needed for outdoor entertaining, a way of life in the Village.

Here is a visual tour of the Corona del Mar Village area, its amenities: 

Here is a visual tour of the Corona del Mar beaches: 

Corona del Mar Village is densely populated with about 75% of the Village being condo ownership and about 25% single family residences. The Village is divided by Pacific Coast Hwy (PCH) and you either live on "North of PCH" or "South of PCH". Village streets are named after flowers and are (more or less) alphabetically arranged from Avocado to Poppy. The South Side of PCH is generally more coveted as you don’t have to cross PCH in order to get to the beach, however, it is never more than a mile walk to the beach from anywhere in the Village, and North of PCH is a fantastic place to live. All Village property on the North side of PCH is condo living as all lots are zoned R-2 and duplex living dominates the terrain as a result. You will run across ½ addresses (ex: 402.5 Dahlia) in order to express the back unit address found in duplex listing. "Front Unit" and "Back Unit" descriptions in real estate listings are common as a result. Duplex living also creates lots of "mini-HOA’s" in Corona del Mar, made up of two owners who share the ownership and cost of common area items such as landscaping upkeep and roof maintenance.

South of PCH you find a mix of single family and duplex zoning, sprinkled with a few rare pockets of mixed zoning where you’ll find the occasional 4-plex or 6-plex. A typical lot size is 30′ x 118′ however, it is possible to find some lots up to 45′ wide. You’ll find properties from duplexes to beach bungalows to mansions.

Here is a visual tour of residential living in Corona del Mar: 

Pricing Summary (as of April 12, 2008):

• Condo:
  • Entry level pricing is about $700,000 for a 1 bedroom condo.
  • The most expensive Village condo currently listed is $2,499,000. That gets you 4 bedrooms and harbor views.
  • More typically (based on MLS Sales data since 1/1/08):
    • A 2 bedroom condo will run an average of $1,150,000.
    • A 3 bedroom condo will run an average of $1,400,000
• Single Family Residential:
  • Entry level pricing is about $1,500,000
  • The most expensive property currently listed is $14,495,000. That gets you unobstructed ocean views, a private staircase to the beach, with 2 bedrooms and 4 baths.
  • More typically (based on MLS Sales data since 1/1/08):
    • The average sales price of a single family home is $2,200,000

State of the Market (as of April 12, 2008):

What a time to buy in Corona del Mar! Lots of choices to move to or buy a second home in the best neighborhood in Newport Beach. Pricing discounts aren’t hitting this coastal community as strongly as its inland neighbors and property in Corona del Mar is selling (see the Market Condition Report for Coastal Orange County), but if you can afford to move to the beach, this is the time to do it. Appreciation has been flattened, while the location and desirability of the neighborhood has not changed. This community is a superb investment and you’ll enjoy Village life while the market picks up steam. An added bonus is the strength of the rental market in Corona del Mar - lots of qualified professionals look to live in Corona del Mar. It is one of the best rental pools around offering a strong investment option for the long term.

Condos:

• 61 listed
• 9 in escrow
• 15 sold to date (as of 1/1/08)
  • Average list price: $1,425,000
  • Average sold price: $1,350,000
  • Average time on market: 4.5 months

Single Family Residential:

• 46 listed
• 3 in escrow
• 13 sold to date (as of 1/1/08)
  • Average list price: $2,250,000
  • Average sold price: $2,200,000
  • Average time on market: 1.7 months

If you would like more information on buying or selling a home in the Corona del Mar Village, please contact Stacey Harmon. I’ve sold three homes in the Village in the last 6 months, have two in escrow, and two more available (402 Dahila and 327.5 Marguerite)! 327.5 Marguerite is truly a Corona del Mar Best Buy - listed at $699,000 it is the most affordable property in the Village with the best styling and finishes. Totally rebuilt in 2007, there isn’t a better way to get into the Corona del Mar lifestyle.