
42 Christamon West, Irvine, CA 92620
42 Christamon West, Irvine, CA 92620
Property Description
Rarely Available Park-Facing Home on a Private Cul-de-Sac! Located on one of Northwood's most desirable streets, this exceptional home enjoys a premium private cul-de-sac location directly facing the park and elementary school—with no homes or neighbors directly in front. This is a rare combination of privacy, space, and an enviable Irvine location. Lovingly maintained by the same owners for nearly 30 years, this spacious 4-bedroom, 2.5-bathroom home with a large bonus room is offered for the first time in almost three decades. The front yard features mature palm trees, professional landscaping, and low-maintenance turf. Inside, the living room opens to the formal dining room with custom built-in cabinetry. The upgraded kitchen features solid wood cabinetry, granite countertops, stainless steel appliances, self-closing drawers, polished nickel hardware, a glass canopy range hood, and a custom granite-topped center island that also functions as a breakfast table. The kitchen opens to the family room with built-in cabinetry and speakers. The backyard features a swimming pool, covered patio, BBQ area, and mature landscaping, creating a private retreat for relaxation and entertaining. Upstairs are four spacious bedrooms, a large bonus room that can easily be converted into a fifth bedroom, and a primary suite with dual vanities and a remodeled walk-in shower. Additional upgrades include plantation shutters, dual-pane windows, hardwood flooring upstairs, newer air conditioning, and a finished attic for additional storage. Located within the award-winning Irvine Unified School District, the home is directly across from the elementary school and within walking distance of the middle and high schools. Park Paseo Association amenities include a pool, spa, clubhouse, tennis courts, basketball court, playgrounds, BBQ and picnic areas, greenbelts, walking trails, and year-round community events. Conveniently located near Northwood and Northpark shopping centers, Orchard Hills Shopping Center, Zion Market, H Mart, Irvine Spectrum, parks, Hicks Canyon Trail, restaurants, and easy access to the 5 Freeway. Low HOA dues, low property taxes, a premium park-facing cul-de-sac location, and outstanding Park Paseo amenities make this an exceptional opportunity in one of Irvine's most desirable neighborhoods.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Irvine · Single Family Residence
Listed 5.3% above the median closed sale of $1,900,000. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 41 Hermosa | Irvine | 1980 | 4 | 3 | 2,476 | 5,775 | $831 | $2.06M | 50 | 80 |
| 8 Ribera | Irvine | 1981 | 4 | 3 | 2,476 | 4,750 | $706 | $1.75M | 11 | 80 |
| 60 Edenbrook | Irvine | 1996 | 4 | 3 | 2,633 | 5,293 | $831 | $2.19M | 6 | 79 |
| 16 Alegria | Irvine | 1977 | 5 | 3 | 2,864 | 5,150 | $680 | $1.95M | 158 | 79 |
| 114 Meander | Irvine | 2016 | 4 | 3 | 2,486 | 3,574 | $843 | $2.10M | 2 | 73 |
| Total: 5 · Average | 4.2 | 3.0 | 2,587 | 4,908.4 | $778.2 | $2.01M | 45.4 | |||
| Median | 2,486 | $2.06M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 13 Recodo | Irvine | 1982 | 06/18/2026 | 4 | 3 | 3,264 | 5,100 | $2.16M | $2.00M | $613 | 0.93 | 131 | 89 |
| 3 Christamon | Irvine | 1984 | 01/23/2026 | 4 | 3 | 2,673 | 5,096 | $2.00M | $1.95M | $730 | 0.98 | 148 | 79 |
| 15 Ensueno | Irvine | 1978 | 06/09/2026 | 4 | 3 | 2,400 | 5,200 | $1.96M | $1.90M | $792 | 0.97 | 54 | 79 |
| 26 Alegria | Irvine | 1977 | 08/18/2026 | 4 | 3 | 2,400 | 5,400 | $1.95M | $1.89M | $785 | 0.97 | 29 | 79 |
| 27 Campanero | Irvine | 1977 | 09/15/2026 | 4 | 3 | 2,086 | 4,770 | $1.85M | $1.73M | $829 | 0.94 | 70 | 78 |
| Total: 5 · Average | 4.0 | 3.0 | 2,564.6 | 5,113.2 | $1.89M | $1.89M | $749.8 | — | 86.4 | ||||
| Median | 2,400 | $1.90M | $1.90M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.