Irvine CA Orange County 3 Bedroom 2.5 Bathroom Single Family $1M-$2M Northwood Pointe Lanes End Cul-de-Sac Walk to Schools Private Yard Family Home Listed by Liang Li VVS CAPITAL REALTY, INC.

CompCasa valuation analysis

Estimated market value

$1,635,000

Low $1,550,000 · Midpoint $1,635,000 · High $1,720,000

Confidence65%Sales comparison approach

Last recorded sale$1,630,000Mar 11, 2026

CompCasa estimate$1,635,000Mar 14, 2026

Estimate vs. last recorded sale+$5,000 / +0.3%

$1,550,000$1,635,000 midpoint$1,720,000

Price / sq ft$716

Median sale price$1,250,000

Avg days on market30 days

Inventory2.5 months

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.

About the property

Cottage-Style 3BR on Quiet Cul-de-Sac — Walk to Top Schools

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.

Property details

A 1998 cottage style on 0.08 acres.

Building

Year built1998

ConstructionStucco Over Wood Frame (Typical Southern California Tract Construction)

Site & utilities

Lot size0.0838 acres

GarageNot listed in MLS; no garage recorded in supplied data — confirm on-site. Driveway and street parking are present.

Stories2

ConditionGood

BasementNone

FireplaceNo

Improvement notesInterior described with granite counters, center island kitchen, travertine primary bath and walk-in closet. Private backyard with white picket fence. Two-story cottage-style floorplan typical of Northwood Pointe.

Lot area3,650 sq ft

TopographyLevel

ParkingDriveway|On Street|Null

Parking notesMLS data lists no garage; likely driveway and on-street parking available on a cul-de-sac end lot. Verify garage presence in-person or with county records.

AccessPrivate residential street on a cul-de-sac; easy neighborhood access to local collector roads.

WaterDistrict/Public

SewerPublic Sewer

ElectricMunicipal/Investor Utility (Likely Southern California Edison) Verify

GasLikely Natural Gas Connected Verify

Location & nearby

Northwood Pointe (Lanes End)

Researched nearby locations

William R. Mason Regional Park (approx 1.5-2.5 mi)

Irvine Spectrum Center (approx 6-7 mi)

Location

46 Middlebury, Irvine, CA 92620

View map

View in Google Maps

Editorial neighborhood context

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.

Nearby access summary

Strong access to community pools, neighborhood parks and walking trails; larger regional parks and bike routes are a short drive away.

ElementaryCanyon View Elementary (IUSD) — rating approx. 9/10

Middle schoolSierra Vista Middle School (IUSD) — rating approx. 8/10

High schoolNorthwood High School (IUSD) — rating approx. 9/10

School districtIrvine Unified School District

Market context

A factual market snapshot around Middlebury.

Median sale price$1,250,000

Avg days on market30 days

Inventory2.5 months

1-year appreciation400.0%

5-year appreciation2400.0%

Editorial market perspective

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.

Zoning & land use

Single-family residential zoning permitting detached single-family dwelling consistent with Northwood Pointe community standards.

Zoning

Zoning codeR1/Single-Family Residential (likely)

DescriptionSingle-family residential zoning permitting detached single-family dwelling consistent with Northwood Pointe community standards.

JurisdictionCity of Irvine

Current useResidential

SetbacksSubject to City of Irvine R1 setback requirements and community design guidelines. Verify exact setbacks with city parcel map.

Research-indicated uses

Single Family Detached Residence
Accessory Uses Per City Code (ADU Subject To Permit)
Home Office Per Municipal Regulations

Verify with the jurisdiction: Zoning, setbacks, and allowed-use summaries are research indicators—not legal advice or a determination that a specific use is permitted.

Tax & sale history

Assessment data and recorded transactions.

Assessed value is kept visually separate from the CompCasa market-value estimate.

Sale history

2016-05-31$893,000

2014-09-29$939,900

2011-12-13$820,000

1998-05-29$280,000

2026-03-11$1,630,000

Research findings & due diligence

What the research supports — and what is still worth verifying.

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).

Highlights & features

What stands out about this property.

01End-lot family home in Northwood Pointe

02Walking distance to Canyon View Elementary and Northwood High

03Granite kitchen with center island and travertine primary bath

04Private backyard with white picket fence

05Community pools, parks and sports courts

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

Research transparency

Sources & research confidence.

See where the property research came from and how confidence varies by field.

View sources & confidence

Redfin (scraped JSON)View source

CRMLS (as posted in listing history)

Important: This analysis is AI-assisted using pre-scraped listing data and model knowledge. It is not a formal appraisal. Verify all critical facts before making decisions.