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Summer 2017 Market Update: Homes Between $700k – $800k

In this series we’re taking a look at homes sold at various price points around LA’s Eastside in the first half of 2017. Since homes in today’s market rarely sell at their asking price, we’ll be focusing instead on selling price. What will a budget between $700,000 – $800,000 get you in Eastside LA and what kind of process should you expect? Read below to find out.

839 N Avenue 64

839 N. Avenue 64: Be still my little vintage heart! This 888 sq ft Garvanza bungalow had me at hardwoods, arched doorways, casement windows, moulding, farmhouse sink, and clawfoot tub but that was before I went outside to the redwood decking, pergola, converted garage (oh those exposed beam ceilings!), and bonus studio. All this and it even sits right in the middle of historic Garvanza. Sigh. Was asking $585,000 and closed 3 weeks later for $760,000.

1167 montecito dr

1167 Montecito Dr: Who could resist this beautifully landscaped Montecito Heights gem with an enclosed private courtyard area, original hardwoods, fireplace, arched doorways, an updated kitchen, a lovely deck, and a huge yard with a bonus studio, and panoramic views? Buyers pounced on this one –  it got over 30 offers within it’s first week on the market and closed less than a month later. Was asking $625,000 and closed for $792,500.

4465 mont eagle pl

4465 Mont Eagle Pl: The photos don’t do this little English cottage in Eagle Rock justice. In addition to it’s curb appeal it’s got a wonderful light-filled living space centered around vaulted ceilings and a beautiful fireplace, not to mention some of the most epic views in Eagle Rock. Was asking $695,000 and sold for $711,000.

1608 Donaldson St

1608 Donaldson StThis little remodeled 796 sq ft home on a gated 1,996 sq ft lot doesn’t have a garage but it does have some fun tile-work, nice surface updates, and a cute greenhouse/bonus studio but perhaps best of all it’s tucked into a cute woodsy area of Elysian Heights with a downtown skyline view and walkability to numerous neighborhood eateries and coffee shops. Was asking $715,000 and sold for $720,000.

1401 1/2 5th st

1401 1/2 5th St: Transport yourself to a European hillside in this secluded 1,144 sq ft Glendale character home sitting on a long private drive (shared with a few other homes) and featuring dramatic exposed beam ceilings in multiple rooms, hardwood floors, dark wood accents, a fireplace, a loft space, terra cotta tiles, a brick patio, and a super-private lushly landscaped yard. Was asking $629,000 and sold for $718,000.

6301 Meridian

6301 MeridianThis 1924 craftsman in Highland Park’s coveted Garvanza pocket is the perfect fit for someone looking for a home with original character. Hardwoods, a fireplace, casement windows, leaded glass, period light fixtures, wainscoting, and crown moulding are just the tip of the iceberg with this vintage home sitting on a small but nicely-appointed private lot complete with a pergola, kid’s playhouse, and bonus studio space. Was asking $759,000 and closed for $765,000.

2229 Silver Ridge Ave

2229 Silver Ridge AveThis updated 934 sq ft Silver Lake Spanish home may be a little funky (no idea why the fireplace is shoved into a small corner area) but thankfully the flippers did keep the hardwoods, arched windows and doorways, coved ceilings, and some wall panels. Add easy access to the reservoir, Sunset, the 2, the 5, Atwater Village, and the new Whole Foods 365 and this one is a winner. Was asking $799,900 and closed for $795,000.

2823 w avenue 32

2823 W Avenue 32: For homebuyers interested in a bonus guest house for in-laws, friends, or potential air bnb income this character bungalow centrally located in Glassell Park hits all the marks. With 1,040 sq ft in the main house, 400 sq ft in the guest house, and a 200 sq ft office space there’s plenty of room to spread out not to mention restored hardwood floors, built-ins, and super hip gold accents throughout. Was asking $697,000 and sold for $775,000.

1521 Wellesley Dr

1521 Wellesley Dr: This dreamy Adams Hill home has plenty of character, a  great school zone, is centrally located near Glassell Park, Eagle Rock, Highland Park, and Atwater Village and damn if a tree growing through a deck doesn’t get me every time. I picture dinner parties, fairy lights, and maybe even a tree swing. Swoon! Was asking $698,000 and sold for $780,000.

What to expect with a $700,000 – $800,000 budget: As you can see with some of the rather drastic price jumps above, this price point is one of the most competitive right now. But the good news is there is plenty of inventory to choose from with updated character homes in wonderful pockets. For the most part you’re still hovering around 1,000 sq ft but you’re getting better locations and much better finishes than the price points below. If you want more square footage you can have it but you’ll need to make some concessions with finishes and location, depending on what’s important to you. 

Again, it’s good practice to set your search about $100,000 or more under budget, leaving some wiggle room for a potential bidding war, closing costs, and any unexpected repairs you may encounter. Ready to start looking? Click below to see what’s on the market now and click here –> to contact me today!

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Summer 2017 Market Update: Homes Between $600k – $700k

In this series we’re taking a look at homes sold at various price points around LA’s Eastside in the first half of 2017. Since homes in today’s market rarely sell at their asking price, we’ll be focusing instead on selling price. What will a budget between $600,000 – $700,000 get you in Eastside LA and what kind of process should you expect? Read below to find out.

708 N. Adams St

708 N. Adams St: This Spanish home in the Woodbury pocket of Glendale is about 100 feet from the highway and has 2 different apartment buildings staring down at it but if you can get past that it’s oozing with original Spanish character featuring a fireplace, leaded glass, hardwood floors, arched doorways, updated kitchen & bath, plus access to Glendale’s top-rated schools. Was asking $649,000 and sold for $669,000.

768 Museum Dr

768 Museum Dr: Attention tiny home fans! What this little 1bd 683 sq ft bungalow lacks in square footage, it makes up for in character, updates, and serene outdoor space. Sitting on a woodsy lot on the edge of Moon Canyon in Mt Washington, you’ll probably spend much of your time hanging out on the almost 400 sq ft of decking or gardening in your shaded yard. This sits in one of the most coveted school districts in LA, but would be a tight fit for kids. Was asking $525,000 and sold for $665,000.

4906 Granada St

4906 Granada StThis 2bd 926 sq ft Spanish bungalow on a corner lot in Highland Park has been updated with refinished floors, new appliances, marble countertops, new decking, and 2 bathrooms. Was asking $649,000 and sold for $670,000.

564 Meridian Terrace

564 Meridian TerraceThis 824 sq ft Highland Park Bungalow has been updated with modern finishes but also retains it’s original hardwood floors, built-ins, and vintage vibe. The xeriscaped backyard is crowned by a garage that’s been converted to a work studio with water, power, and casement windows. Was asking $659,000 and sold for $690,000.

3625 Edenhurst Ave

3625 Edenhurst Ave: This Atwater Village home comes tenant occupied and in need of updates and repairs but it’s walkable to dozens of great shops and restaurants and in addition to the 1,369 sq ft main house this one has an entire secondary structure behind it – just imagine the short-term rental income potential! Was asking $679,000 and sold for $655,000.

5970 Graciosa Dr

5970 Graciosa Dr: Yes you can still get a home in the Hollywood Hills under 1 million! It’s on a teeny-tiny steeply sloped lot and needs work but this 794 sq ft cottage comes with hardwoods, a bonus loft space, vaulted ceilings, and peek-a-boo views. Was asking $699,999 and closed for $685,000.

329 Vista Pl

329 Vista Pl: This 1,325 sq ft craftsman faces a lesser-known mostly unused walk-street and is accessible from the alley behind the home, which is technically Fisher St. That puts most guests entering the home through the back door and kitchen. If you can get past the backwards orientation it’s a great home in a historic pocket on a private lot with a ton of potential. Was asking $575,000 and sold for $605,000.

Birch St

2622 Birch St: This Alhambra Spanish character home could use a scrubdown and some serious updates but it’s got a massive 8,000 sq ft flat backyard with a pool, Batchelder tile, built-ins, and I would be willing to bet there are some hardwood floors under that old carpet. Plus it’s in a super family-friendly area with a great school district. Was listed for $510,000 and closed for $670,000.

What to expect with a $600,000 – $700,000 budget: This price point will give you plenty of options, depending on whether size, finishes, or location is most important to you. You can find a small updated home in a hot area or a larger home that needs some work in a more off-the-radar area.

Like the ones under it, this too is a competitive price point with multiple offers being the norm so it’s good practice to set your search about $100,000 under budget, leaving some wiggle room for a potential bidding war, closing costs, and any unexpected repairs you may encounter. Ready to start looking? Click below to see what’s on the market now and click here –> to contact me today!

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Summer 2017 Market Update: Homes Between $500k – $600k

In this series we’re taking a look at homes sold at various price points around LA’s Eastside in the first half of 2017. Since homes in today’s market rarely sell at their asking price, we’ll be focusing instead on selling price. What will a budget between $500,000 – $600,000 get you in Eastside LA and what kind of process should you expect? Read below to find out.

1747 N New Hampshire Ave

1747 N New Hampshire Ave: Another one for the tiny house lovers! This 480 sq ft Los Feliz home on a 1,912 sq ft lot is super small any way you cut it but who cares because it’s basically the most adorable house ever and just happens to be in one of the best hoods in all of LA. Seriously I don’t know what this person did to steal this house away at this price (I see by their quick close they likely paid cash, that’s a start) but BRA-VO. Was asking $539,000 and sold for $592,000.

219 E. Avenue 32

219 E. Avenue 32: This 740 sq ft 1910 bungalow has been tastefully updated with refinished hardwood floors and a pinterest-worthy clawfoot tub. It’s small but picture perfect and – what’s that I see – not one but TWO bathrooms?! Stop the presses. This Lincoln Heights darling is on a private street a stones throw from the Metro gold line, Highland Park, and Mt. Washington with easy access downtown via the 110. Was asking $499,000 and sold for $595,000.

4035 Verdugo Rd

4035 Verdugo Rd: This 1940s Glassell Park traditional is tucked right on the edge of Highland Park, Eagle Rock, and Glendale meaning easy access to all the shopping, food, and nightlife your little heart desires. It’s on a busy street but it makes up for it with 1,108 sq ft of interior space, arched doorways, a fireplace, hardwood floors, large bedrooms, and a huge detached 2-car garage with a bathroom that would make a great bonus studio space or mother-in-law apartment. Was asking $599,000 and sold for $586,100.

5036 Lathrop St

5036 Lathrop St: This remodeled 1920s El Sereno home features fancy new modern finishes, fancy new bamboo floors and a fancy new roof sitting on a massive ultra-private enclosed 6,629 sq ft lot with a fancy new deck overlooking the Montecito Hillside. The downside? It’s only 680 sq ft. But with all that fanciness who cares about the size? Was asking $499,000 and sold for $570,000.

5927 Piedmont Ave

5927 Piedmont Ave: This historic 1910 Highland Park craftsman sold as a probate went to a cash buyer so I’m hoping to see it pop back up as a super cute flip in the next year. It was filthy and in dire need of updates and repairs but what a sparking diamond in the rough with all those built-ins and original wood finishes, not to mention the awesome proximity to the Metro gold line Highland Park station and all the great shops and restaurants on Fig. Was asking $429,000 and sold for $555,000.

4339 Latona Ave

4339 Latona Ave: This 1958 Montecito Heights home looks small at only 756 sq ft but it’s big on Mid-Century vibes. Exposed wood vaulted ceilings, knotty pine kitchen cabinets, a clawfoot tub, a huge backyard, and even a private professional recording studio in the converted garage give you unlimited possibilities. Close to Highland Park and Mt. Washington with easy access to the 110. Was asking $499,000 and sold for $591,000.

7256 N. Figueroa

7256 N. Figueroa: It’s good to know buyers wanting lots of square footage and a hip neighborhood still have options under $600k. Sure this 1,348 sq ft home sits on one of the busiest streets in Los Angeles and has a bus stop literally 24″ away from it, and sure the layout is a little funky with the triangular lot and long narrow living room. But this Eagle Rock location right on the edge of both Highland Park and Pasadena might make it worth it for the right buyer. Was asking $589,000 and sold for $570,000.

1504 Mohawk St

1504 Mohawk St: There’s really not much to this little 780 sq ft Echo Park bungalow on a 1,966 sq ft lot. It has distant views of the Hollywood sign but no garage. It’s been recently remodeled but looks dated and could use a refresh to make it pop. A home at this price point in this pocket is hard to find these days so for a buyer wanting to be in this Silver Lake/Echo Park location, this would be a good deal. Was asking $599,000 and sold for $581,000.

What to expect with a $500,000 – $600,000 budget: This can be a challenging price point but as you can see, finding something great is totally possible as long as you’re patient in your search, aggressive in your offer, and willing to sacrifice some square footage. Most homes in this range are still small, but you’ll find them in better pockets and with better finishes than the ones at the $500,000 and under level.

This is a competitive price point with multiple offers being the norm so it’s good practice to set your search about $100,000 under budget, leaving some wiggle room for a potential bidding war, closing costs, and any unexpected repairs you may encounter. Ready to start looking? Click below to see what’s on the market now and click here –> to contact me today!

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SOLD: 1406 E. Mountain St in Glendale

Congratulations to Glendale’s newest homeowners Nate, Perrine, Julia, Elsa, and Charlotte!

Nate & Perrine’s Wishlist:

  • Glendale. Specifically Rossmoyne. Specifically the Rossmoyne Historic District and more specifically something walkable to Nibley Park.
  • A character home: Ideally a Spanish-style home, but definitely something with hardwood floors and character accents like wood moulding and coved ceilings.
  • 3 bedrooms: 2 bedrooms and a bonus room were a consideration, but with twins having 3 or more bedrooms would be ideal
  • Something needing a little work is ok. No major fixers but a home needing some kitchen/bath updates or some “weekend project” level updates is ok

Our first hurdle was timing; we started looking in the fall when inventory in Glendale was pretty low followed by the notoriously quiet holidays. Glendale has great schools and subsequently plenty of families with kids who aren’t looking to make any big moves after the school year begins. Thankfully Nate & Perrine were understanding and patient from the start, knowing that this search might take a minute and willing to wait if needed.

Finding a character home in Glendale is no problem. Especially Rossmoyne, which is almost exclusively gorgeous old Spanish style homes. The problem wasn’t finding a character home – it was finding one that was for sale then finding one for sale under 1 million. Families (rightfully) hold on to these homes for many generations, so as you can imagine when one hits the market it’s usually snatched up for a high price at lightning speed, often to a cash buyer with few to no contingencies.

This one was a challenge and I couldn’t be more grateful for Nate & Perrine’s patience and understanding as we consistently found ourselves outbid by cash buyers. They were putting in generous offers on homes that were technically too small for them but they were so desperate to get into something they wanted to give it a shot – and even then getting outbid by cash buyers.

The day 1406 E. Mountain St came on the market we all saw the listing and frantically texted eachother at the same time. I think this could be the one! It was perfect – it’s big with lots of character, it needed work but not too much work, and it’s walkable to Nibley Park. I went to every open house to make sure the listing agent knew us and would recognize Nate & Perrine’s names when they came attached to the offer. I texted him obsessively checking in daily (sorry about that Albert!). They wrote a love letter to the seller, offered significantly over asking, and were outbid by a cash buyer. Again.

But this story has a happy ending, because as you can see in the photo above there they are standing in front of their beautiful Rossmoyne Historic District home! Their offer didn’t initially get accepted but it did get them into backup position #1. I’ve said it before and I’ll say it again – 1/3 of homes fell out of escrow in the past year in Los Angeles. BACKUP POSITION IS AN AWESOME PLACE TO BE.  Turns out the original cash buyer never sent their deposit and the escrow rolled over to Nate & Perrine just a few days later. That was the best phone call I’ve made this year – I love a happy ending. Congrats again Nate, Perrine, Julia, Elsa, and Charlotte!