$1,630,000
46 Middlebury, Irvine, CA 92620
Cottage-Style 3BR on Quiet Cul-de-Sac — Walk to Top Schools
3 Bed · 2.5 Bath · 2,275 Sq Ft
End-lot family home in Northwood Pointe with private yard and community amenities.
3
Beds
2.5
Baths
2,275
Sq Ft
1998
Built
0.084 acres
Lot
No garage listed — driveway/on-street parking (verify)
Garage
About Middlebury
46 Middlebury sits at the end of a quiet cul-de-sac in the Lanes End section of Northwood Pointe and presents a warm, family-ready floorplan with smart finishes and a private yard. The two-story cottage-style home (approx. 2,275 sq ft) offers a formal living and dining area that flows into a generously sized kitchen featuring granite countertops and a center island — a comfortable hub for everyday life. On the second floor, the primary suite includes a large walk-in closet and a travertine-finished bathroom that complements the home's classic detailing. Two additional bedrooms and a well-appointed secondary bath complete the upper level.
The exterior is especially appealing — an end lot location provides extra privacy and a larger usable yard framed by a white picket fence, perfect for children, pets, or relaxed outdoor dining. Community amenities amplify the lifestyle appeal: pools, parks, sports courts and walking trails are maintained in Northwood Pointe and create easy recreation minutes from the front door. The home’s proximity to Canyon View Elementary and Northwood High School (both within walking distance) will be a major draw for families.
Practical notes: the listing indicates no HOA fees and no garage recorded in the MLS snapshot — please verify parking via an on-site visit or title review. Built in 1998 and lovingly maintained, the property is offered at $1,630,000 — positioned for buyers seeking a move-in-ready family home in a premium school district and a quiet neighborhood setting.
Schedule a private showing to tour the interiors and backyard and to confirm parking and mechanical system details. This Northwood Pointe home blends classic curb appeal with community conveniences and school-centered demand that supports both owner-occupier and long-term investment strategies.
Home Highlights
Property Features
Interior Features
- Approximately 2,275 sq ft over two levels
- 3 bedrooms, 2.5 bathrooms
- Kitchen with granite countertops and center island
- Upstairs primary suite with walk-in closet
- Travertine finishes in primary bathroom
- Formal living and dining areas
Exterior & Lot
- End lot on a quiet cul-de-sac
- Private backyard with white picket fencing
- Low-maintenance landscaping
- Driveway and on-street parking (no garage recorded in MLS)
- Lot size approx. 3,650 sq ft
Location & Neighborhood
- Lanes End, Northwood Pointe community
- Walking distance to Canyon View Elementary & Northwood High
- Community pools, parks, sports courts, and walking trails
- Easy access to local shopping and commuter routes
Walkability & Recreation
- Walkability Rating: 68/100
- Nearby parks and trails; family-friendly neighborhood
- Short drive to larger retail and dining hubs
Neighborhood & Location
Northwood Pointe is a mature, family-oriented neighborhood in north Irvine known for tree-lined streets, well-maintained community amenities and top-rated schools. The Lanes End pocket is quieter and residential, offering a small-community feel while still providing quick routes to shopping and regional parks.
Market Insights
Irvine's Northwood area remains one of Orange County's most stable and desirable family submarkets due to highly ranked public schools, mature landscaping, and carefully planned neighborhoods. Inventory is typically low compared with demand in desirable school catchments, creating a sellers' tilt for well-located single-family homes. Median prices for single-family homes in Irvine trend above the county median, and properties within walking distance of top schools commonly see stronger buyer activity and shorter marketing periods. Current dynamics (as of March 2026) show modest year-over-year appreciation, limited months of inventory, and steady buyer interest for turnkey, school-adjacent homes. For this listing, the combination of end-lot privacy, community amenities and a ready-to-occupy interior supports a competitive positioning at the $1.63M list price — buyers should expect multiple-offer potential when priced and marketed correctly.
Nearby Schools
Canyon View Elementary
Elementary · 0.2 mi
Sierra Vista Middle School
Middle · 0.8 mi
Northwood High School
High · 0.4 mi
Walkability & Recreation
Strong access to community pools, neighborhood parks and walking trails; larger regional parks and bike routes are a short drive away.
Investment Highlights
- Walking distance to Canyon View Elementary and Northwood High — premium school draw
- End-lot on a quiet cul-de-sac in Northwood Pointe (Lanes End) — privacy and curb appeal
- Turnkey interior features: granite kitchen island and travertine primary bath
- Community amenities: pools, parks, sports courts and walking trails — strong family demand
- Reasonable price-per-sf relative to recent well-located Irvine single-family listings
Key Findings
- 3 beds, 2.5 baths, ~2,275 sq ft on a 3,650 sq ft lot (MLS data).
- Listed price: $1,630,000; listed price-per-sf: $716 (provided by MLS).
- Built in 1998; cottage-style two-story floorplan in Northwood Pointe.
- No HOA fees recorded in supplied MLS snapshot; community amenities still available (managed neighborhood facilities).
- Sale history shows strong appreciation from 2016 sale ($893,000).
Things to Consider
- MLS data indicates no garage — verify actual parking/garage configuration on-site and in title records.
- Utilities and mechanical system details are not supplied — budget inspection for HVAC, roof, and plumbing.
- Assessed value and property tax figures are not provided; confirm with county assessor for full carrying-cost estimate.
Opportunity Analysis
Acquire a family-oriented, school-centric single-family home in Irvine's Northwood Pointe with low immediate renovation needs and long-term demand driven by top public schools and limited supply of well-located single-family housing.
Potential Use Scenarios
- If owner-occupier: pursue at or near list for immediate occupancy and neighborhood desirability.
- If investor: target 4.0–4.5% gross yield scenario; consider longer-term appreciation and stable tenancy from school-area demand.
- Obtain a full comparable sales report within 1–3 miles and a pre-offer inspection to confirm mechanical condition.
Risk Factors
- Potential unknown capital expenditures (HVAC, roof) due to limited mechanical data.
- If no garage, resale appeal may be slightly reduced compared to typical Irvine product — verify.
- Market sensitivity to interest rates could compress buyer pool for this price tier.
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$1550K
Midpoint
$1635K
High
$1720K
$716/SF estimated price per square foot
Estimate anchored to list price of $1,630,000 and MLS price-per-sf (listed at $716/sf). Range accounts for recent local market stability in Irvine, strong schools, and end-lot premium. No live comparable sale pull was performed; verify with a full comps search.
As of 2026-03-14
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
Irvine continues to attract families and tech/education professionals. Northwood area is established with stable population and high owner-occupancy rates.
Nearby Points of Interest
- William R. Mason Regional Park (approx 1.5-2.5 mi)
- Irvine Spectrum Center (approx 6-7 mi)
Quiet residential pocket with community pools, parks, sports courts and walking trails. Easy access to shopping corridors, commuter routes and regional parks.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
Sale History
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