There's been a lot of buzz over the years about disruption in the real estate industry and how technology will one day replace agents. Full disclosure: I'm an agent I have a vested interest in the outcome I've spent a lot of time thinking about this Recently there have been huge inflows of VC money to fund real estate tech startups, brokerages masquerading as tech companies and other "disruptors". For example, Softbank for one, has a $100 billion fund that is in large part focused on companies "revolutionizing" the real estate industry. In fact, a few weeks ago they made investments of over $800 million into just two firms. The general thinking is that the industry has been operating on the same business model for so long and that there is so much money generated through commissions that the process can be automated, overhead cut, and still a lot of... Continue reading

Finally hit a milestone I was striving for: 100 Five Star Zillow Reviews. You can read them all here. The last four came in recently for Redondo Beach. In honor of the client who put me at 100, I have pictured his home I listed and sold in the picture above. To everyone who has helped me over the years reach this milestone, thank you very much. "If anyone is looking to buy or sell in SouthBay California, specifically the Redondo Beach, Hermosa Beach or Manhattan Beach areas, Ellis is your man! Top notch service, expertise, attention to ALL details & very responsive when it came to any forms of communication. Play-By-Play, he follows up with text messages, emails & phone calls. Ellis has definitely has perfected his profession in real estate, but more importantly I also believe he's perfected the art & science behind helping people. Helping people &... Continue reading

As noted on this site and elsewhere, I try to stay away from political comment unless it is hyper local politics and related to either a) what are our homes worth and going to be worth, and b) how enjoyable is it to live around here and what are the amenities. There's a few stories in the news lately that could affect Redondo Beach home values and overall quality of life so I am writing about them all in one place for my loyal readers who may want to know my thoughts and position on such things. Before I get into what's trending, a few comments. Since I am going through this exercise I also will state my position on each topic. If you disagree with me, I respect your right to do so. Let's all debate the issues and be kind to each other. So, in no particular order:... Continue reading

Hard to believe but eight months of Redondo Beach Real Estate sales are in the books for 2018 and as we head into the final months of the year, what is the market telling us and what do you need to know if you are a Buyer, Seller, or Investor? January - August 2018 Redondo Beach Sales Through the first 8 months of 2018 there have been 577 closed escrows in Redondo Beach with 263 in South Redondo and 90277 and 314 in North Redondo Beach 90278. The year over year comparison to the same time period in prior years is: 2015 Total Sales 658 South 289 North 369 2016 Total Sales 635 South 309 North 326 2017 Total Sales 628 South 272 North 356 So the trend line for overall sales is definitely down and you may very well have read elsewhere that this trend is true throughout CA... Continue reading

Probably one of the most common questions I hear from Sellers these days is "how do I buy when I have to sell my current home?" And, with the persistent low inventory we have been experiencing, it is understandable that no one wants to sell their home and the wind up without a place to live - or wind up going from one AirBnB to another while driving the kids to school. Getting outbid in multiple offer situations or just not finding the property you want is a real consideration for most. When you need the proceeds for your down payment or have to remove the mortgage payment from your credit report to qualify for the new loan (and for many it is both), you have to make you offer to purchase contingent on the sale of your current home. You can also make the sale of your current home... Continue reading

When I first started speaking to my Buyer and Seller clients about wire fraud as relates to Real Estate transactions a few years ago, they looked at me as if: a) I had two heads. b) Had gone off the deep end of conspiracy theories. c) Had been watching too many episodes of Homeland or 24. Seriously. And truthfully none of the above applied. But wire fraud is really a "thing" and everything can seem to be on the up and up. But if you are not very, very, careful your funds may not wind up where they are supposed to be. That's why the WFA C.A.R. form (see below) is now considered a critical part of all Real Estate transactions. Unfortunately, it is one that not enough Buyers and Sellers pay attention to in my humble opinion. FULL DISCLOSURE: I have never had a client lose any money in... Continue reading

For the first time since January, home prices in Los Angeles County fell month-to-month in July after LA’s all-time price record had been shattered in each month leading up to July. In the South Bay we are seeing a similar trend in that many homes are not selling now for prices they may fetched last Spring and early Summer. In my mind, there's littel doubt that the real estate market is going through a periodic shift. Sellers can no longer just assume that their home will sell for more than the most recent comparable sale. Buyers are just saying no to over priced properties, homes needing lots of updates and properties that are just weird. A little balance in the market isn’t entirely a bad thing. Many Real Estate "experts" have predicted that Southern California’s hot real estate market could be cooling off. A recent analysis from Zillow found that... Continue reading

Some of the best values in Redondo Beach can be found in the "El Nido" neighborhood which is just north of 190th Street, on both sides of Inglewood Ave and extending east to the Torrance border. In fact, some of the homes are actually in Torrance although they have North Redondo Beach mailing addresses. The neighborhood gets its name from El Nido Park located just east of the train tracks. In the MLS, El Nido is area 153 which has the lowest turnover of homes in Redondo Beach. This is a similar to what we see in South Redondo Beach in the Hollywood Riviera where some homes have South Redondo Beach mailing addresses but are actually in the City of Torrance. What that means is that you get Torrance services - schools, fire department, and police rather than Redondo Beach. As for value, some properties in Torrance will sell at... Continue reading

With the median price of Single Family homes in Redondo Beach now firmly fixed over $1M, let's face it, many people are simply priced out of what previously was considered an affordable beach market. Or at least affordable compared to Manhattan or Hermosa Beach SFRs. I wouldn't be doing my job if I didn't share some ideas with you, particularly since it is another one of my listings I just sold and another home my team represented the Buyer on. Yes, I do have business outside of Redondo Beach although RB is about half of my sales and listings. 1902 Trudie Drive Rancho Palos Verdes Looking for a turn key SFR in a great school district under $1M? How about under $800K? Check out the Eastview neighborhood of Rancho Palos Verdes which is located on both sides of Western Ave on the other side of the hill from South Redondo... Continue reading

1615 Armour Lane Redondo Beach One of the most desirable neighborhoods in Redondo Beach is the Golden Hills which is found in North Redondo 90278 north and south of Aviation Blvd. There are two factors which draw people to the area: Jefferson Elementary School and proximity to the Hermosa Beach and Manhattan Beach border. In fact, many homes in the "Triangle" section of Golden Hills are further west than many homes in East Manhattan Beach. And as we know, the further west you are - i.e closer to the beach, the more expensive the land. And a lot of homes are an easy bike ride or jog down to the sand. Speaking of land, while this neighborhood is comprised of more Single Family Residences (houses) than other parts of Redondo Beach, many of them are found on 2500 Sq Ft lots and are 2 story buildings often referred to as... Continue reading

12922 Union Av # 402 Who needs to go on vacation when you live at ThreeSixty South Bay. This gated community is really like a resort, featuring an amazing pool, lap pool, spa, cabanas, basketball court, paddle tennis court, BBQs, a dog park and a children’s playground. The homes are modern and new - well at least by Southern CA standards. And the location is great, on the Manhattan Beach-El Segundo-Hawthorne border. There are 610 units ranging from flat condo style properties, Townhomes in every size and shape you can think of, and a handful of Single Family Residences. I just listed 12922 Union Av # 402 which is a top floor end unit Plan 8 in "The Flats". These rarely come on the market and sell quickly when they are available. Open floor plan great room concept with 2 bedrooms, 2 full bathrooms, laundry room, tankless water heater, A/C... Continue reading

721 Esplanade Unit 605 If this one looks familiar, it is because I listed it for lease a few years ago and now that tenant has moved out as they (almost) always do. If you are not familiar with the Esplanade, think Strand but in South Redondo Beach. Well even better from some people's perspective because the ocean side homes sit very high above the path and the beach with just endless forever views. Kind of like being on vacation year round. You can live the Beach Cities lifestyle in this oceanfront condo featuring staggering endless views from the 6th floor of the Oceana on the Esplanade, the best street in Redondo Beach. Hear the waves, see the whales and dolphins and enjoy breathtaking sunsets with a direct western exposure. The location is A+, literally steps to the ocean and conveniently located between Riviera Village and the Hermosa Beach Pier.... Continue reading

You can move right into this turnkey Single Family Residence located high on a corner lot with peek-a-boo views of the Harbor and Vincent Thomas bridge. Updates and improvements in the recent past include new: Boral Spanish Tile Roof, which exceeds Energy Star efficiency requirements, Energy Star Water Heater, Low-E Andersen Dual Pane Windows, Front Door, Electrical/Panel, Central AC/Heating System, Energy Star Appliances, Refinished Floors, Remodeled Kitchen, Remodeled Bath, Recessed LED Lighting/Fans, Interior/Exterior Paint and a New Main Sewer Line. On the grounds you'll find a Drip Irrigation/Sprinkler System and Drought-Tolerant Landscaping. This home is perfect for enjoying the indoor/outdoor California lifestyle or viewing fireworks from the neighboring cities with both an upper and a lower patio with newer pavers. Detached 2 car garage, which is rare in this neighborhood, could be a perfect "man cave” with its own driveway. Need more space and another bathroom? The current owners already... Continue reading

Here's a Redondo Beach listing that's actually in Torrance. What am I talking about? Glad you asked. There are some properties in North Redondo and far more in the "Hollywood Riviera" section of South Redondo that have Redondo Beach mailing address but are in Torrance meaning Torrance PD, FD, schools etc. It has to do with where the post office were a long time ago in a galaxy far away. The ones in 90278 are south of 182nd and east of El Nido Park and west of Hawthorne Blvd. So a very small area. There's a smattering of SFRs, detached Townhomes and condos. It's always a bit of a challenge to price properties there because there might be a premium for the Redondo Beach name and it is as far west as you can get in North Torrance but on the other hand, some parents value the Redondo Schools more.... Continue reading

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

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

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

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

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

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

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

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

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

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

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