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

In this series we’re taking a look at homes sold at various price points in the second half of 2017. Inventory remains low and bidding wars the norm so we’ll be focusing on selling price rather than asking price. What will a budget between $600,000 and $700,000 buy you on LA’s Eastside (and beyond)? Read below to find out:

4129 South Bronson Ave

4129 South Bronson Ave
2bd, 1ba, 1,468 sq ft in Leimert Park
Was asking $640,000 and sold for $665,000

This dreamy Leimert Park spanish home has vintage details throughout: original hardwood floors, arched doorways, 12-foot ceilings, a tiled fireplace, wrought iron details, and a spectacular picture window. It even has it’s original art deco tiled bathroom with a separate tub and shower (my heart be still)! All this plus easy accessibility to Liemert Park Village, Baldwin Hills Crenshaw Plaza, and the brand new Crenshaw netro line.
What’s the catch: Not much of one with this place, other than a somewhat small backyard. This home wins best mix of location, character, and size for this price point by a mile.

2687 Carleton Ave

2687 Carleton Ave
2bd, 2ba main house + 1bd/1ba guest house, 1,232 sq ft in Cypress Park
Asking $669,000 and sold for $700,000

This adorable remodeled 1915 farmhouse in up-and-coming Cypress Park has what every buyer right now is looking for – a garage converted into a bonus living space complete with a kitchen, bedroom, and bathroom.
What’s the catch? The garage conversion likely isn’t permitted and all that concrete around the backyard and sides of the home lends a bit of a cold feel to an otherwise warm vintage vibe.

553 Neva Pl

553 Neva Pl
2bd, 1ba, 952 sq ft in Highland Park
Asking $599,500 and sold for $695,000

This great little 1926 character bungalow has gleaming original hardwoods, woodwork, and vintage details to spare plus spectacular views. Located in a great corner of Highland Park close to the action on both Fig and York.
What’s the catch? Small rooms and not much square footage, some deferred maintenance, and a terraced backyard. Still a gem though!

719 Sierra Bonita Ave

719 Sierra Bonita Ave
2bd, 1ba, 1,113 sq ft in Pasadena
Was asking $595,000 and closed for $670,000

This 1924 bungalow is in a great pocket of Pasadena. Featuring a Batchelder fireplace, hardwood floors, original casement windows, and French doors opening from the master to a lovely brick patio.
What’s the catch? This home is on a small lot with a very small patio as a backyard, but depending on the level of maintenance you prefer and outdoor space you need this could also be seen as a bonus.

154 Mendocino St

154 Mendocino St
2bd, 2ba, 976 sq ft in Altadena
Was asking $619,000 and sold for $660,000

This lovely Altadena bungalow sits on a lush private lot, gets great sunlight, and has nicely sized bedrooms with a private master bath. Bonus points for being a couple of blocks away from beloved neighborhood eatery Lincoln!
What’s the catch? Altadena is still considered too tucked in for some buyers, but some may see that as a bonus.

What to expect with a $600,000 – $700,000 budget: This price point is the entry level for many first-time homebuyers making it one of the most competitive in Los Angeles. Most homes will be hovering just above or below 1,000 sq ft and will likely need a little work. It looks like bidding wars in areas like Pasadena and Altadena have picked up but not quite to the frenzied level of the Eastside (yet).
It’s not unusual for homes to go $50,000 or more over their asking price. Depending on the level of finishes and what neighborhood you’d like to be in, it’s safe to shop about $50,000 – $100,000 under budget to give yourself wiggle room for bidding wars ,closing costs, and unexpected repairs. 

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Summer 2017 Market Update: Homes Between $800k – $900k

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 $800,000 – $900,000 get you on the Eastside and what kind of process should you expect? Read below to find out.

1055 Alta Pine Dr

1055 Alta Pine Dr: This 1952 Altadena mid-century post & beam was designed by Case Study architect Kemper Nomland (but is not a Case Study home). This home was very well-preserved overall but needed some work & updates. Walls of glass bringing the outdoors in and a thoughtful layout are hallmarks of these incredible homes. Was asking $769,000 and sold for $900,000.

2303 Riverdale Ave

2303 Riverdale Ave: Frogtown continues to be one of the hottest hoods in LA. This 2bd, 2ba, 1,100 architect-designed Spanish home comes complete with restored hardwoods, central heat & air, solar panels, a remodeled kitchen, a full garage, a deck, and a meandering garden path leading to a pergola. Was asking $749,000 and closed 3 weeks later for $849,000.

3937 Roderick Rd

3937 Roderick Rd: Enter this 1,486 sq ft Glassell Park Spanish home through a private courtyard and walk up the steps to panoramic views. This home features all the things we appreciate of this style and era – the hardwoods, arched doorways, and tilework – with the added bonus of a location right in the middle of the Eastside action. Was asking $749,000 and sold for $825,000.

1720 Winmar Dr

1720 Winmar Dr: This Glassell Park home was a hot commodity and it’s no wonder, look at that yard and those views! The home was only 1,074 sq ft (though felt a little bigger due to high ceilings and it’s hillside perch) but the massive 7,694 sq ft completely enclosed lot is a rarity in this area, featuring both a flat grassy area and multiple decked hillside areas with views. Fully remodeled and sitting pretty on the edge of Glassell Park and Mt Washington, this home was asking $649,000 and went $181,000 over asking closing for a whopping $830,000!

4126 Sea View Dr

4126 Sea View Dr: A great middle-ground between square footage and location, this 3bd 1,680 sq ft home sits on a super-private portion of Sea View Ave (one of the most sought-after streets in Mt Washington) and is walkable to coveted Mt. Washington Elementary. It could use some small updates but still has large bedrooms, nice hardwood floors, and a huge 8,914 sq ft lot. Was asking $799,000 and sold for $890,000.

Altadena Craftsman

931 New York Dr: This Altadena Craftsman is the perfect level of “needs some work but not too much work”. Keep the hardwoods and built-ins and put a pool in that huge backyard so you’ll have a place to relax after a long day ripping out that carpet upstairs. 2,701 square feet to spread out on 1/3 of an acre 5 minutes from the mountains and 15 minutes to downtown – you really can’t go wrong. Was asking $849,000 and sold for $865,000.

6309 Meridian

6309 Meridian: For a buyer wanting to be in the middle of the Highland Park action and also make some rental income, this 2,036 sq ft duplex hits all the marks. Classic character, built-ins, gleaming hardwoods, and moderately-updated kitchens/baths plus a nice backyard to round it all out. Was asking $799,000 and closed for $865,000.

683 E. Pine

683 E. Pine St: Another great “live in one and rent out the other” opportunity in Altadena – this one is 2 separate homes totalling almost 2,000 sq ft on an exceptionally large 11,730 sq ft lot with fruit trees and vegetable gardens. The front house is a precious 1904 Victorian with great light while the back house is a 1bd/1ba lofted space with a lovely deck. Was asking $699,000 and sold for $800,000.

Montecito Heights Craftsman

526 E. Avenue 39: This 2,180 sq ft Montecito Heights Craftsman makes my heart sing. It might just be all that colorful Jonathan-Adler-inspired staging mixed with the classic cool solid wood front door (thank you dear flipper/homeowner for keeping that original door!), fireplace, hardwoods, and built-ins or it might be the decking, the views, the terraced yard, or the bonus space. Or maybe it’s that green kitchen tile. Either way, I’m into it. Was asking $849,000 and sold for $869,000.

Pasadena Spanish

400 Carmelo Ave: This quintessential 3bd, 2ba California Spanish home is a great mix of the right amount of updates and the right amount of original character. Tucked into a quiet pocket of East Pasdadena, yet still a relatively close distance to tons of shopping and restaurants. Flat lot with mountain views. Great yard, yet not needing too much maintenance. This is the Goldilox of houses. Was asking $813,000 and sold for $836,000.

This price point has so many great homes I actually had a hard time narrowing down what to feature. From this compound in Pasadena, to this ultra-modern small-lot home in Echo Park, to this well-rounded Victorian in Highland Park, to this well-situated South Pasadena loft (or this South Pasadena townhouse) there is literally something for everyone.

What to expect with a $800,000 – $900,000 budget: This price point has a little something for everyone. You can be in a smaller but nicely updated condo or home in the hottest area, get a little more square footage for a slightly less-updated home in a great area, or go another 5-10 minutes out and get a large home with a mix of updates or even 2 homes on a lot.
Though this price point has plenty of options, it also has plenty of competition. It’s not unusual for homes to go $100,000 or more over their asking price. Depending on what level of finishes and what neighborhood you’d like to be in, it’s safe to plan on shopping about $100,000 – $200,000 under budget to give yourself wiggle room for closing costs, bidding wars, and unexpected repairs. 

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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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SOLD: 2621 E. Glenoaks, Glendale

Huge congrats to my buyer on this incredible Glenoaks Canyon Spanish home! What a score – we looked for months, seeing every home in a 15 mile radius but none checked all the boxes like this one.

This buyer wanted a character home with enough space to host guests, but not so much space as to be high-maintenance to furnish and maintain. He wanted a great pocket with tree-lined streets and a somewhat central location, something with hardwood floors throughout, and most importantly (and surprisingly most difficult to find) a home with a large private grassy backyard for his 2 very rambunctious dogs to play in. You’d be surprised how many homes in the $900,000 price-range have very little yard space, an abundance of concrete (not good for doggy hips), no fences, or no privacy. This yard issue was proving to be more challenging than we thought!

I reached out to some other local agents and found out that this lovely character home – which seemed like it could be perfect on paper – was hitting the market in 2 weeks. I was able to arrange a showing before it went on the market and my buyer immediately fell in love. We wrote an offer within the next hour, opening escrow the next day and closing in less than a month. Win-win for everyone involved – and just look at that yard!

I popped in last weekend to check in and see how things were going and we sat in his new magical backyard, listening to birds chirp and watching the pups play on the beautiful green turf he has since had installed. I’ll have to go back and grab a photo to post in this blog as the yard is somehow even prettier now than it was before & definitely worth showing off.