you can be snarky if you want, however you might want to open your eyes before you lose money.
You're mistaking the lower median $/sf price of a different product mix and thinking that means they're selling for less in West Irvine than Northpark. They're not. Over-all sales are very low, but when you comp like to like, you don't see a price disparity, you just see noise fluctuations.
A 3/2.5 in Northpark for $346/sf. Two sisters units sold for
$364/sf and
$373/sf
A 3/2.5 in West Irvine for $387/sf. It's sister unit went more cheaply at
$357/sf
Not much price premium there, IOW none, given they're bigger and more nicely appointed IMHO.
Similarly, here's a roughly 1600sf detached 3/2.5 condo
Northpark $395/sf
This listing you reference is in Northpark Square. Here are 2 examples within Northpark: Meadow Valley $411/sf and
Arcata $418/sf
West Irvine $391/sf
If you move over to true SFRs on small lots, well, still a pretty small pool. Again looking at 3 bedrooms between 1750-2250 sf, on smaller lots,
West Irvine has 2 sales,
$388/sf and
$385/sf
Northpark has three, two of which are on the very top end of that range and have the optional bonus room/4th bedroom. Prices are
$344/sf which is the closet comp, IMHO. And
$403/sf and
$438/sf Obvious quality and add-on disparity self-evident along with basically a fourth bedroom.
Northpark square had one sale,
$367/sf and that's for a one story on a 4800sf lot.
As you move up to 4 bedrooms, you need to control for lot size and house size. Northpark you see numbers like $356/sf, $372/sf, $381/sf, $415/sf, $420/sf, $421/sf and an odd $458/sf (highly upgraded it is)
West Irvine, $356sf (obviously gut job needed), $368/sf, $378/sf, $383/sf, $416/sf...
enough said.
