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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
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
417 Paseo de la Playa, Redondo Beach 90277 MLS PV17206016 The most expensive residential property ever sold in Redondo Beach went for $6.5M in 2012 and was actually sold as part of a bankruptcy proceeding. The next highest priced sale was $6.35M in 2015. After that we have $5,920,000, 2 others at $5.3M and then we're into the $4Ms with 7 sales, and then there are 21 sales over the years in the $3M range. t least as recorded in the MLS, not counting "off market" and private sales. Now we have a Paseo de la Playa listing at $25M and yes it is a very unique property but bear in mind that the top 4 sales ever recorded in Redondo Beach total $24.07M. And for good measure let's throw in that the top sale ever in Manhattan Beach was $21M. Hermosa Beach tops out at $15M. Highest price I... Continue reading
Posted Sep 10, 2017 at Redondo Beach Real Estate
JUST LISTED IN HERMOSA BEACH 1630 Monterey Bl, Hermosa Beach 90254 MLS SB17207841 Have it all in the heart of Hermosa Beach on an oversized lot with 4 bedrooms (each with their own ensuite bathroom), a lower level media room that opens to a grassy backyard featuring a 25' wide waterfall that cascades over a natural stone wall. The top floor is where life happens in a beautifully equipped gourmet kitchen with 5 skylights that pour sunshine in from above and opens to the great room with ocean views. From the great room step out to the large west facing deck through any of the 3 sets of french doors to enjoy the ocean views and breeze. This home has speakers throughout, central AC, Vantage lighting system, closed circuit security system, 2 fireplaces, 5 balconies, 3 stop elevator, parking for 8+ cars, huge rooftop deck with Malibu to Catalina views...just... Continue reading
Posted Sep 8, 2017 at Hermosa Beach Real Estate
My Buyer clients recently closed escrow on an over size SFR on Avenue D in South Redondo Beach for $1,851,000. This transaction is a good example of no deal is easy and how easy it is for transactions to get off track as they get more complex. Its also a great example of how a few times a year I am fortunate enough to meet clients with incredible positive energy committed to making things happen no matter what. I'm going to discuss a lot of parts of this one and we'll take a look at relocations sales, contingent sales, contingencies, buyer defaults, special recordings and more. All in all a great example of why experience counts. 1021 Avenue D Redondo Beach CA MLS OC17159660 My Buyer clients had a number of specific requirements. After driving around and looking at a number of listings I had put on the tour, they... Continue reading
Posted Sep 8, 2017 at Ellis Posner Real Estate
Redondo Beach Esplanade Real Estate Listings As you go south of the Redondo Beach Pier the westernmost street running along the ocean is The Esplanade. Unlike the Strand in Manhattan Beach and Hermosa Beach, there are still affordable ocean view properties on the Esplanade. But, not all properties have ocean views with many of the homes on the east side of the street being blocked the further north you go. On the flip side you don't have hundreds of people walking past your home as the beach sits further down from street level. The following are some of my favorite currently active listings on the Redondo Beach Esplanade. 1000 Esplanade # A, Redondo Beach 90277 MLS SB17088225 Enjoy a coastal contemporary lifestyle in this 1,828 sf, 2 bedroom 2.5 bathroom, luxurious ocean front condo, Unit A. The open floor plan, tall ceilings, and wide corridors maximize the ocean views and... Continue reading
Posted Aug 23, 2017 at Redondo Beach Real Estate
Although I usually spend most of my blogging time looking at hyper local markets and then drilling down even further, sometimes I like to stick my head up and see what's going on nationally. At the end of the day there is more than just a passing correlation. According to the recently released National Association of Home Builders (NAHB) / Wells Fargo Housing Market Index, builder confidence is back on the rise after some concern over construction labor problems in the last report. The index rose 4 points from its July reading to 68, beating analysts’ consensus predictions of 65. “The fact that builder confidence has returned to the healthy levels we saw this spring is consistent with our forecast for a gradual strengthening in the housing market,” said NAHB Chief Economist Robert Dietz. “GDP growth improved in the second quarter, which helped sustain housing demand. However, builders continue to... Continue reading
Posted Aug 21, 2017 at Ellis Posner Real Estate
ELLIS POSNER SELLS REDONDO BEACH There's a reason that Zillow and other sites consistently rate me as one of the top Real Estate agents in Redondo Beach: I sell a lot of properties there representing both Buyers and Sellers. And I have a lot of reviews. It's that simple. My listing at 1733 Aviation just closed escrow. The property is located right at the corner of Artesia Blvd and Aviation Blvd and we knew that the main challenge would be to get people in. The unit itself was very well maintained and not anywhere as loud as you might expect based on the location. Here's how I described it in the MLS: "Don't miss out on this beautiful end unit townhome situated in the rear of a private gated Mediterranean style complex located at the border of Redondo Beach and Manhattan Beach. Flexible 3 bedroom floorplan with two bedrooms including... Continue reading
Posted Aug 18, 2017 at Ellis Posner Real Estate
2824 Hermosa Av, Hermosa Beach CA 90254: MLS SB17058726 Brand New Development by ROC Ventures: A Stunning Coastal Farmhouse with a few modern twists. Built by RJ Smith with interior designs by Kate Lester, this 4,600 Sq Ft custom ocean view home has raised the standards of Hermosa Beach constructoin. From the moment you enter the home through the 8-foot Mahogany pivoting door you notice the attention to detail - Limestone Chevron Pattern Flooring, Ship Lap Siding, 7-inch white Oak Hardwood Floors with Custom Stain Color, Ann Sacks tile, Waterworks Plumbing Fixtures, Ashley Norton Door Hardware, Antique Pendant Lighting, Wolfe and Sub-Zero Appliances, 3 Stop Elevator, A Custom Lighting System, High Velocity Heating and AC, Lutron Shades, Vantage Lighting System, Nest Thermostat Controls and all controlled by an Apple based easy to use Savant Home System. This home has everything and more you would expect from a custom home, including... Continue reading
Posted Aug 16, 2017 at Hermosa Beach Real Estate
Imagine my surprise when I showed up for a Teles management meeting to hear from the CEO that the firm had entered into an agreement to be acquired by Douglas Elliman out of NYC. It was one of the few times I was relatively speechless, but not for long. Truthfully, in some ways I consider myself to be "OE" as in original Elliman being very familiar with the brand having grown up in NYC. Maybe even the first real estate brand I was exposed to. Then and now they had a predominant market share in Manhattan. Here's how all this was rolled out to the public. There's more but of course nothing I can say publicly here at this time. "Douglas Elliman announced today that it will buy Los Angeles-based brokerage Teles Properties, making Douglas Elliman the second largest non-franchise brokerage firm in California. The deal, expected to close in... Continue reading
Posted Aug 1, 2017 at Ellis Posner Real Estate
One of the hottest neighborhoods right now is ThreeSixty at South Bay. This is a desirable gated community with amazing amenities including numerous pools (lap pool, plunge pool and spa pool), a high-tech fitness center, a BBQ area, sport court, pool/cabanas with spa tub, a peaceful Zen garden, a newly designed dog park and a children's playground. The community is pet friendly and the homes are new and affordable. At least by LA standards. Its an overused phrase but this is truly resort living. My buyer client just had an offer accepted on one of the best 2 bedroom floorplans located in a great location overlooking the pool and community center. 5419 Strand Unit 103 is a 2 bedroom that is move-in ready with nice tree, pool and cabana views. This unit is south facing and has a sunny open floor plan with elegant finishes. The chefs kitchen has top... Continue reading
Posted Jul 26, 2017 at Ellis Posner Real Estate
Do Open Houses Sell Listings? Five years ago I would have told you that Open Houses are a great venue for Listing Agents to meet new buyer prospects but not that useful for Sellers. Scratch that. Because of the persistent low inventory, Open Houses have become a crucial part of the sales process and should be a key component of any listing agent's marketing strategy. While this might seem somewhat counter intuitive in the age of the mobile app, Real Estate is still a very physical business in the aspect of you have to go out and see properties in person. Really. Over the years I have held hundreds of Open Houses and attended many more with my Buyer clients. I've met 1000's of people at opens. Surprisingly, after all these years, the 3 most common questions I receive are: How long has it been on the market? Why are... Continue reading
Posted Jul 18, 2017 at Redondo Beach Real Estate
For 62 straight months, Southern California home prices have gone in one direction. Up. In the South Bay, the median price of a single-family home topped $1.1 million in May, according to the South Bay Association of Realtors. That’s a 15 percent increase from one year ago, when the average hit $1 million for the first time since the association began tracking such records, and a 25.6 percent increase from May 2015. The average price of a town house or condominium in the South Bay went up 10 percent to $733,224 this May compared with last, according to the association. Five years ago, you could snatch up a median-priced condo in Orange and Los Angeles counties for about $280,000, 76 percent less than today’s prices. A median-priced house cost $323,000 in L.A. County five years ago, about $260,000 less than today’s prices. That was then. What should a buyer do... Continue reading
Posted Jul 18, 2017 at Ellis Posner Real Estate
1733 Aviation Blvd | Golden Hills Townhome Over the past 18 months the Redondo Beach Golden Hills located in North Redondo Beach has been one of the hottest neighborhoods with rapid price escalation. The area is comprised mostly of Single Family Residences and many of them on rather small 2500 Sq Ft lots. The typical house that sold for $900K-$1M just 18-24 months ago might fetch $1,250,000 in the current market. Really. Unlike other North Redondo Beach neighborhoods there are very few Townhomes particularly in the "Golden Triangle" neighborhood near the border of Manhattan and Hermosa Beach. I have a new listing coming out on July 12 at 1733 Aviation Blvd. Don't be fooled by the address, this is a quiet rear unit. Beautiful end unit situated in the rear of a private gated Mediterranean style Townhome complex located at the border of Redondo and Manhattan Beach: Aviation Villas. Flexible... Continue reading
Posted Jul 9, 2017 at Redondo Beach Real Estate