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Hermosa Beach CA
Call me at 310 975 5139
Interests: My passion is Real Estate. It is far more than just a career for me. I enjoy helping people complete successful transactions. What I try to do in this blog is share useful tips, listings and anything else real estate related that may be of value to my clients, co-workers, associates and the community at large. Peace
Recent Activity
815 N Las Palmas Unit 305 Hollywood CA MLS SB18115558 Here's a new listing I have in Hollywood. 815 N Las Palmas is a three story 2 bedroom condo with a loft and views of the Hollywood sign from the 2nd and 3rd floors. This super hip unit sits on a tree lined street in a great location near Hancock Park and just steps to Melrose.The main living area features wood floors and two story ceilings with large windows covered with plantation shutters and lots of wall space for the art collector or your large screen TV. There's recessed lighting and a Restoration Hardware chandelier accents the dining space. Like to cook? You'll love the remodeled kitchen with stainless steel appliances, subway tile backsplash, white quartzite counter tops, industrial sink and solid wood lacquered cabinets. Downstairs are two bedrooms that have just been re-carpeted. The master bedroom has an ensuite... Continue reading
Posted May 24, 2018 at Ellis Posner Real Estate
2107 Grant Ave Unit C Sold for $71,000 over the MLS List Price Patty Farnham of the Ellis Posner Group @ Pier to Pier Brokers sold this sunny and bright rear unit Redondo Beach Townhome for $820,000 after it was listed for $749,000. We received 8 offers and were truly astounded at the very positive market reaction and the up bidding. We had committed to the sellers that we would sell this listing for the highest possible price and we certainly outperformed the comps. Important point I want to make for anyone thinking of selling and interviewing Realtors. The real metric should not be how much over the list price ($71K) the property sold for but how it did compared to other comparable sales. Too many people are getting hung up with how much over the asking price something sold for. That doesn't really tell the true story though because... Continue reading
Posted May 23, 2018 at Ellis Posner Real Estate
El Nido | MLS Area 153 The "El Nido" neighborhood in North Redondo Beach is named after El Nido park which runs from 182nd St south along Kingsdale Ave to 186th St. On the western border it is bound by the train tracks. El Nido Real Estate is primarily made up of medium sized (three or four bedroom) to small (studio to two bedroom) single-family homes. There are a limited number of Townhomes and condos. Most of the residential real estate is owner occupied. Many of the residences in the El Nido neighborhood are older, well-established, built between 1940 and 1969. A number of residences were also built between 1970 and 1999 and then right before the housing downturn ten years ago we started to see larger very high end mansion style properties being built. The turnover rate, or sales, in MLS Area 153 is lower than other parts of... Continue reading
Posted May 22, 2018 at Ellis Posner Real Estate
JUST LISTED: 21216 Ingomar Ct, Canoga Park Your eyes are not failing you! Yes, I have a listing in the Valley. A few fun facts. When I first lived in Southern CA many years ago, before Manhattan Beach, Venice, Marina Del Rey, Hermosa and Redondo Beach I lived in Woodland Hills just off Topanga Canyon Blvd. Needless to say the area is much nicer now than it was back in the late 80's. But then I discovered the beach. Not all of my business is Beach Cities and Silicon Beach. It's LA. I have a car. there's the 405. I drive and sit in traffic. That's what I do. But only for long time clients and friends. Actually this property which I listed for $535,000 is already in escrow for a lot higher price with multiple offers after 8 days on the market. I did 2 days of open houses... Continue reading
Posted Mar 24, 2018 at Ellis Posner Real Estate
I had to get in on all the activity going on in Inglewood so when the opportunity came up to list one of my clients investments properties I jumped all over it. You can move right into this 2 bedroom end unit townhome. New carpet, just painted, smooth ceilings, recessed lighting, stainless steel appliances, 2 car tandem parking and a private patio. Conveniently located near the 405 freeway, LAX, shopping, entertainment the Forum and the new stadium being built for the Los Angeles RAMs. This is the standard 2 level townhome floorplan you see all over LA with two large bedrooms upstairs and the living room and dining room downstairs. Address is Inglewood but if it was on the other side of La Cienega it would be Westchester and close to double the list price of $349,000. MLS SB18065308. Continue reading
Posted Mar 23, 2018 at Ellis Posner Real Estate
Top Rated Redondo Beach Realtor Still trying to get to 100 Zillow reviews and just hit 97 of which 49 are in Redondo Beach. That's probably why Zillow and others recommend me as one of the top most active and successful agents in Redondo 90277-90278. Here's some other recent Redondo Beach reviews on Zillow. And here's a video testimonial. Continue reading
Posted Feb 6, 2018 at Ellis Posner Real Estate
121 S Helberta Ave Unit A My listing at 121 S Helberta Unit A, a fully detached 3 bedroom 2817 Sq Ft townhouse built in 1991 with a loft and an ocean peek from the upper deck closed escrow in January for $1,200,000 which was just slightly above the original MLS list price. I had it staged so it (mostly) looked great. Well the photos were great but it did need quite a refresh and some updates. It was literally in the same condition as when my Seller client bought it around 6 years ago. I should also add bought it for a lot less than he sold it for. A few observations about 2 and 3 on a lot Townhome pricing in North and South Redondo Beach. New Construction is hitting new highs. North Redondo Beach detached 2 on a lots are coming out at $1.4M to over $1.5M.... Continue reading
Posted Feb 2, 2018 at Redondo Beach Real Estate
With prices hitting all time highs in most parts of LA County and specifically in the Beach Cities, one of the questions I'm getting from both Buyers and Sellers is "are we in a bubble"? For Buyers the concern is obvious. No one wants to put down 20% or more to purchase a home and then see prices plummet 10%. Or more. For Sellers, particularly those sitting on the fence about listing, they want to know if we are at the top of the market because if so, get that yard sign out 5 minutes ago. Personally I don't think we are in a bubble per se although I do believe that the current pace of price appreciation is not sustainable. How that all plays out remains to be seen. My prediction, if I have to make one, is that we may hit a malaise where prices stagnate and it... Continue reading
Posted Jan 27, 2018 at Redondo Beach Real Estate
Redondo Beach Golden Hills Single Family Residence just steps to the Hermosa Beach border. Coming in mid February 2018 but you can see it pre-MLS if you contact me directly at 310 975 5139. This home has many upgrades including engineered hardwood throughout, granite counters, and completely upgraded kitchen and baths. This kitchen has tons of storage, extra counter space, and all the accommodations any chef would require. This 3 bedrooms and 2 baths retreat has an extra sitting area or office space and has all bedrooms are on the same upper level. This home features two large outside spaces for entertaining with an amazing deck that is great for happy hour or just enjoying the sun. The back yard is also great for entertaining and opens up from the living and dining area. With just around 1560 square feet, this home makes great use of the space and feels... Continue reading
Posted Jan 23, 2018 at Ellis Posner Real Estate
Median Redondo Beach Sales Price Increases for 5th Year in a Row It may seem to the casual observer that home prices in Redondo Beach have doubled over the last five years or so. Well in 90277 while that is not quite the case, but we are getting close and many are asking if we are in a bubble, is this sustainable, and whether this is a good time to but or sell. With 2017 firmly in the rear view mirror, let's take a look back at the year that was and see if we get a better idea of where we might be headed. South Redondo Beach recorded 412 closed transactions during 2017 which was a decline from both the 448 the previous year and the 421 during 2015. But prices were way up. By comparison, North Redondo Beach finished the year with a total of 519 sales, up... Continue reading
Posted Jan 14, 2018 at Redondo Beach Real Estate
As some of my friends, family and business associates already know, I just changed Real Estate firms and joined Pier to Pier Brokers in Hermosa Beach. It may seem like only yesterday, although it was three plus years ago, that I made my last move. Here’s what’s going on. I really don’t like changing employers but unfortunately the previous two firms I was with were sold. Since I prefer to choose the time and place of any major changes myself rather than have others make them for me, whenever I am in that situation I wait a few months and then ask myself the following questions. 1) Is this a benefit for my clients? Can I deliver the same level of customer service? 2) Does the change bring out the best in my creative entrepreneurial nature or stifle me? 3) Does the brand fit with my image and how I... Continue reading
Posted Jan 12, 2018 at Ellis Posner Real Estate
IT'S ALL ABOUT CHANGE Another year in the books and another 21 sales and leases - down from the prior two years which were in the high 20s. A brief foray (back) into management, more Zillow Reviews, Teles acquired by Douglas Elliman, new tax laws affecting Real Estate coming for 2018, and a year of many transitions personally and professionally. So that's what my world looked like. In no particular order I want to review some of my sales. There's a lot of anecdotes and behind the scenes discourse so you, my dear readers can get a better sense of what's really involved selling residential real estate. In other words, a lot more up close and personal than my usual blog posts which focus on the facts and just the facts. Here goes. 2017 Redondo Beach Sales & Listings Just about half my business, 10 sales were in Redondo Beach... Continue reading
Posted Dec 31, 2017 at Ellis Posner Real Estate
13700 Marina Pointe Dr Unit 1112 MLS SB17266987 Live the luxury coastal LA lifestyle in this west facing 1 bedroom plus den, 1.5 bath unit with sit down Marina, Ocean, and Mountain views in the full service Azzurra. Open floor-plan with breakfast bar, granite counters, stainless steel appliances, great natural light, floor to ceiling windows, large bedroom with walk-in closet, side by side washer-dryer and partially covered terrace. Resort-style amenities including 24 hour valet parking for guests, 24 hour front desk and security, concierge, rooftop spa and sky-lounge with panoramic views, outdoor kitchen with BBQ, pool & spa, media lounge, fine art collection, indoor-outdoor fitness center and more. Easy proximity to the Marina, beaches, bike path, dog walk, shops, restaurants, dine-in movie theater, Venice beach, Abbott Kinney, freeway access, LAX, and everything Silicon Beach has to offer. Don't miss out on this unique unit, price to sell quickly. Put it... Continue reading
Posted Dec 1, 2017 at Ellis Posner Real Estate
AES Site Update You may have read about this in the Easy Reader News or even on LA Curbed. At first glance it seems too good to be true so there has to be a catch, right? Let's take a deeper dive and see. Elected officials from the Redondo Beach City Council, the Los Angeles County Board of Supervisors and the California Assembly gathered recently at the site of the AES power plant on Harbor Drive to announce a joint effort to purchase the century-old power plant. The officials disclosed that the City of Redondo Beach and the County of Los Angeles have submitted a proposal to AES, the 18 year owner of the Redondo Generating Station, to purchase its 50 acre parcel and restore the saltwater wetland that the power plant sits upon. “I feel very optimistic. It’s been a long, hard road to where we’re standing now, there’s... Continue reading
Posted Nov 27, 2017 at Redondo Beach Real Estate
NEW LISTINGS WEEK OF NOVEMBER 13, 2017 Since Monday, 12 new listings came on the market; 7 in North Redondo Beach and 5 in South Redondo. Over the same 5 days 6 properties went into escrow and 12 closed escrow. As we head into the weekend Open Houses there are 39 active listings in North Redondo and 66 in South Redondo Beach. With the persistent low inventory in 90278, anything that shows well and is priced right will sell very quickly. South Redondo listings may linger on the market for somewhat longer. To get a instant snapshot of daily market activity, follow this link for the South Redondo Beach Market Report and click here for North Redondo Beach. Here's the properties that came on the market this week: Here's my picks of the week. 502 N Paulina Av, Redondo Beach 90277 MLS SB17257861 Sparkling South Redondo single family with great... Continue reading
Posted Nov 17, 2017 at Redondo Beach Real Estate
REDONDO BEACH MEDIAN HOME PRICES UP The good news for South Redondo Beach homeowners, whether they are choosing to sell or refinance or are just interested in their home values is the dramatic increase in median sales prices. Since 2015, with a median of $950,000 we saw an increase of $100K to $1,050,000 in 2016 and now have hit $1,200,000 through ten months of 2017. The flip side is that sales are just slightly down with 373 in 2015 and 375 in 2016 declining to 345 so far this year. If you are a Buyer, the silver lining in this news is that inventory has increased and there are some good deals to be had. OCTOBER 2017 Month in Review 31 closed escrows Median sales price $1,245,000 Average Sales Price $1,355,645 Average Days on Market 39 19 Listings in Escrow 30 Days or Less 16 Homes Sold At or Over... Continue reading
Posted Nov 8, 2017 at Redondo Beach Real Estate
HIGH END SOUTH REDONDO BEACH LUXURY HOMES FOR SALE Look no further than 400 S Gertruda for the state of the art in contemporary luxury new construction beach living. Situated on one of South Redondo’s most coveted streets, this contemporary, single family home offers space and style rarely found so close to the beach. This extraordinary home was designed by Jan Trobaugh and built by Ioda Construction using only the finest, most advanced materials. Enter the house through a 9 foot entry door and be greeted by soaring ceilings, a floating walkway and a 3-story wall of windows. Enjoy ocean views from the living room, dining room, kitchen and loft area plus two expansive decks. The kitchen boasts European cabinetry with lighted interiors and soft close doors, an immense center island with waterfall Carrara marble counters, professional appliances and a huge walk-in pantry. Smart-home technology, wide-plank hardwood floors, glass stair... Continue reading
Posted Nov 7, 2017 at Redondo Beach Real Estate
October 2017 Closed Escrows During October there were 18 closed escrows in Hermosa Beach CA 90254. Of these, 9 were Single Family Residences (Houses) and 9 were Condos / Townhomes. The blended median price was $1,399,250 and the average sale was $2,301,306. The main driver in the difference between the average and median was one sale for $9,200,000 which along with another sale for $7,050,000 have a distorting affect. The average days on market was 57. The median sales price of SFRs was $2,25,000 and the median for condo / townhome sales was $1,700,000. MLS Area 148, Hermosa Beach Sand, had 6 sales. MLS Area 149, Hermosa Valley had 5 sales and East Hermosa Beach (150) which some have started to refer to as the Hermosa Hills saw 7 properties close escrow. Year to Date and Year Over Year Comparisons Through the first ten months of 2017 there were 173... Continue reading
Posted Nov 6, 2017 at Hermosa Beach Real Estate
Tiny Homes Are a Hot Ticket Item I've been seeing this trend for a while now in the hipster Westside neighborhoods but not so much at the beach quite yet. What I'm referring to is ultra small houses (beach cottages) that optimize the space and sell for about the same (or less) than larger Townhomes or condos. One of the added advantages is that if the lot size would accommodate it there's always the opportunity to expand. A little background as to what is driving this. Baby Boomers and Millennial buyers dominate the real estate market. They are buying more homes than any of the other buying groups and they are driving the choices for types of homes in demand. These Buyers are excited about investing in homes that are more useable and versatile in lieu of being larger. Homes that have well-organized cabinet and storage space are in hot... Continue reading
Posted Oct 26, 2017 at Redondo Beach Real Estate
Here's seven pricing myths that often get in the way for listings. 1. It is better to price the home on the high side because the seller can always come down. The corollary here is that sellers mistakenly think if buyers are interested, they can make an offer. But that's not how buyer behavior is working today. With the current generation of buyers and particularly millennials, if a home is overpriced, the buyers will wait for a price reduction. (The same comment applies for presentation, condition and other factors all of which must be congruent in order to get the desired effect.) The asking price sets the stage and may invite or dissuade buyers. Just as you would painstakingly prepare your home for sale, you never get a second chance to make a first impression price-wise. That's why you see comparable Redondo Beach properties selling for $20-50K price differentials. 2.... Continue reading
Posted Oct 25, 2017 at Redondo Beach Real Estate
Ellis Posner Sells Redondo Beach Real Estate There's a reason that many public facing websites identify me as one of the top Realtors in Redondo Beach CA for both Buyers and Sellers and it's not only because I sell a lot of properties in 90277-90278. I'm able to drive results whatever side of the transaction I'm on and make sure that my client's interests are protected throughout. Here's a few of my most recent transactions. JUST LISTED: 121 S Helberta Ave Unit A Redondo Beach 90277 Detached oversized front unit with a unique floor plan you haven't seen before: family room, living room, formal dining room, center island kitchen, loft, 3 bedrooms, bonus room, 3 decks and an ocean peek. Use the space in any variety of ways. The downstairs bonus room which opens to the front garden can be your workout room or just a quiet retreat. The upstairs... Continue reading
Posted Oct 20, 2017 at Ellis Posner Real Estate
Just Listed 121 S Helberta in South Redondo Beach CA Detached oversized front unit with a unique floor plan you haven't seen before: family room, living room, formal dining room, center island kitchen, loft, 3 bedrooms, bonus room, 3 decks and an ocean peek. Use the space in any variety of ways. The downstairs bonus room which opens to the front garden can be your workout room or just a quiet retreat. The upstairs loft is perfect for a home office or meditation space. The soaring 2 story ceiling of the great room leading out to a balcony is the perfect space for entertaining or enjoying some quiet time in front of the fireplace. You will not find anything else at this price point like this completely detached 2 on a lot in prime location at the top of a quiet tree lined street less than a mile to the... Continue reading
Posted Oct 20, 2017 at Redondo Beach Real Estate
There's a lot of real estate data and news on the internet these days and much of it can be misleading at best. One of the stats I see floating around is that pending sales are down. Not sure exactly why that is news because with inventory down in many areas it only follows that pending sales are also down. What is also getting people confused is that in the midst of all this, prices continue to go higher. That's also a function of more buyers chasing fewer listings. So yes, on a national or regional basis we may see new open escrows and overall sales volume falling off which in a normal market would indicate a softening. But in this market it just means we are resetting expectations as to number of units sold. That being said, South Redondo Beach had a great sales month in August finishing with... Continue reading
Posted Sep 27, 2017 at Redondo Beach Real Estate
2004 Farrell Av # B, Redondo Beach 90278 A few years ago I pretty much committed to never launching a vacant listing or one needing painting, carpet, and some work done. Almost all of my listings had a very clean, pristine look and photographed well. My mantra has been presentation, presentation, presentation. Then along came 2004 Farrell and everything changed. For reasons I won't get into here, we just didn't have the opportunity to get the staging and work done. This property did not show well (see below). Surprisingly though, the home inspection was nowhere near as bad as expected. In fact, other better looking homes I've sold had more problems. Yes, there was a lot of deferred maintenance and systems at end of life but with one exception (that may turn out to be nothing) this one just needs a coat of paint, some new flooring and a bunch... Continue reading
Posted Sep 23, 2017 at Redondo Beach Real Estate
634 9th St, Hermosa Beach CA 90254 My buyer clients just opened escrow on 634 9th St in Hermosa Beach. This situation is the quintessential example of some advice I give to clients. For sellers, don't start at too high of a price and then chase the market down. For Buyers, don't just get hung up on looking at the latest listings. See what has been lingering on the market because that's more likely where you will find a deal. All I'll say for now is that the property is in escrow for less than the last MLS asking price of $1,699,000. As for how much less, I'll let you know when it closes. The property is listed at 2920 Sq Ft and has nice architectural touches plus ocean views and a great location west of PCH. Plus A/C and some extra off street parking. Here's how the listing agent... Continue reading
Posted Sep 23, 2017 at Ellis Posner Real Estate