Because it shouldn’t be any other way!
RSS icon Home icon
  • Redondo Beach Listing of the Week

    Posted on July 17th, 2014 acimetta No comments

    2117 Huntington Lane, #A
    My favorite new listing this week is 2117 Huntington Lane, #A. It’s an attached, front unit townhome. It was built in 2007 and has a refreshing floor plan. It gets great light and has a lot of living space. And it should at over 2700 sq feet. It shows beautifully and has been well maintained by the original owner.

    For those of you who are cost per square foot conscious, it’s less than $400 per square foot which is great in this market. (Although I would argue that this measurement is not a reliable benchmark when buying a home.)

    It’s priced well at $1,079,000.

     

     

  • New Listings in North Redondo Testing Market’s Upward Trend

    Posted on March 20th, 2014 acimetta No comments

    A couple of new listings that came on the market this week in North Redondo Beach have set price tags that are pushing the envelope. It will be a great litmus test to see if the market is in deed still climbing at a steady pace as we move into the heart of 2014.

    2022 Warfield Ave, #1 is a corner, detached townhome. These corner units are extremely popular because they feel like single families with their own, private driveway and what feels like a defined space, separate from your neighbor who shares the lot with you. The townhome on Warfield has a lot of space. The floor plan is not cookie cutter, and the kitchen has been updated. On the other hand, there is carpet throughout instead of hardwood (albeit, new carpet), and the bathrooms are original. This is a 1990 build. No other corner townhomes, built from 1988-1995 with less than 2600 sq feet have sold for more than $836,000, according to the MLS. This was the sales price for 2509 Phelan Lane which sold in October 2013. However, 2023 Nelson Ave, also a corner 1990 build, went into escrow after 12 Days on Market with an asking price of $899,000. This townhome also has an updated kitchen, but bathrooms.

    Then we have 2114 Huntington Lane, #A. This is a detached front townhome that was built in 1990 as well. It has the older floor plan with the living room, family room, formal dining room and breakfast nook. The bathrooms haven’t been updated in this one either. The kitchen has granite counters, and laminate floors were installed  throughout the downstairs. The home does have a nice feel. It gets good light. The seller is asking $849,000. The last attached townhome that sold with similar condition and square footage was 1908 Havemeyer Lane, #A which sold for $830,000 in June 2013.

    The trend is becoming clear. Buyers are spending more money and getting less. If you want to buy a newer townhome or one with an upgraded kitchen and bathrooms, you will be easily pushing $900,000. Case in point, 2517 Huntington Lane, #A is a 2005 built, detached townhome. It shows very well with some nice upgrades. However, it’s only two blocks from Inglewood Avenue. This property still got 7 offers, at least a few of them were over the asking price of $899,000.

    If inventory stays as tight as it has been, prices will continue to rise. What you could buy for $905,000 today could be $935,000 a few months down the road.

    Once this listings close, I will circle back around to this analysis and confirm if the trend is still moving on up.

  • Which Inspections Should I Do When Buying a Home?

    Posted on March 17th, 2014 acimetta No comments

    In a typical real estate transaction in southern California, the buyer has 17 days to do all their due diligence. This includes hiring inspectors to evaluate the condition of the home. Here are some of the inspections that you can consider doing:

    Home Inspection
    This is the bread & butter of inspections. Everyone should have a home inspection. This is a generalist who will assess the following: foundation, roof, plumbing, electrical, appliances. This inspector is not a specialist in any of these areas, but will be able to tell you the general condition of these items and point out any safety concerns and recommended upgrading. The home inspector will recommend you seek an expert in any of these areas if there is some concern about the condition of these items. For instance, if the inspector sees droppings in the attic, he will recommend a termite inspection. If the inspector, sees moisture under a sink, he will recommend a plumber for further investigation. But often,  a buyer can base his Request for Repairs on the home inspection report. Keep in mind, that not all home inspectors are created equal. Make sure you use an inspector who is licensed and bonded. Also, it’s a good idea to use someone that either your agent or friend/family member has had experience with.

    Mold Inspection
    Mold inspections are not done as regularly as home inspections. But they should be! I always insist that my clients get a mold inspection. Water is a homeowner’s worst enemy and often water damage can go undetected, wreaking havoc behind the scenes. A good mold inspector helps give you a more well-rounded picture of your soon to be new home. And often it can save you from walking into some nightmarish repairs.

    Video Sewer Line Inspection
    If you want to know the condition of your sewer line, you can have a plumber or sewer line specialist come to the property and put a video camera into the sewer line. You will be able to see if there are any blockages in the line or possibly even tree roots that are impeding the sewer line. I usually recommend this to people who are buying older homes with mature trees on the property.

    Roof Inspection
    If you have any questions about the condition of the roof that your home inspector can’t answer or if your home inspector recommends further investigation by a roofer, it’s a good idea to bring someone out who can quote you the cost of a new roof or needed repairs. Often, you can get a roofer to come out for a free estimate.

    Foundation Inspection
    If you are concerned with some visible cracks or the home inspector thinks there could be some foundation issues, it can be a good idea to hire a foundation inspector. I think it’s helpful to find a foundation inspector who’s also a structural engineer.

    Geologic Inspection
    Depending on where this house is located, a geologic inspection is something you may want to consider. If there’s concern with the soil or condition of the land, this can be a worthy investment. Areas like Malibu would be a good place to do a geologic inspection.

    Termite Inspection
    Normally, the seller will pay for a termite inspection. This report will show signs of termite damage, termite infestation, and dry rot. Keep in mind, when a Wood Destroying Pest Addendum is included in a contract, the lender will require that all termite work be done prior to funding the loan. Typically, a seller will agree to pay for these items. It’s just a matter of coordinating the work prior to escrow closing.

    These represent a good number of inspections that you can do as a buyer. Basically, if you have any questions or concerns, you can always bring in an expert for further evaluation. The money you spend on inspections can add up, but it’s a good insurance policy against purchasing a home that will be a money pit of repairs.

  • New Listings in Hermosa Beach on Brokers Open

    Posted on March 14th, 2014 acimetta No comments

    Brokers Open today in Hermosa Beach had a strong showing. There were a handful of great properties that just hit the market and are sure to fly off the shelf. My favorite was 1018 17th Street in the Hermosa Hills. It’s a townhome built in 2005. I’m dying to know who the builder is because it has a unique look and feel rather than the typical cookie cutter floor plans and generic finishings. There is a master bedroom and 2nd large bedroom on the entry level. Two more bedrooms and bathroom and are located on the lower level. Then on the top floor you have the Great Room. It’s all open but you feel like each area gets its own space rather than all being jam packed next to each other. Well placed skylights keep the room light and airy. The balcony offers an intimate setting for outdoor entertaining with new ocean views.

  • Upcoming Listing in Redondo Beach

    Posted on October 8th, 2013 acimetta No comments

    I have a listing coming up in North Redondo. 2215 Curtis Ave, #A is a front unit on a two-on-a-lot. It will be on the market the first week of November.

    It’s an adorable 3 bedroom detached townhome built in 1984 with 1923 sq. feet. There are hardwood floors throughout the downstairs. The kitchen has newer stainless steel appliances and granite counters. There is a breakfast nook, separate dining area and living room. When you walk in, you feel like you’re in a traditional single family home. All the bedrooms are upstairs. The master bedroom has been remodeled. There are all new interior doors. There is a large upstairs deck, front balcony, a back patio and a fenced front yard.

    This home is located in the Madison Elementary school district. It’s walking distance to Anderson Park and it’s located in a great neighborhood.

    Photos coming soon!

  • Redondo Beach / Area 151: Home Sales August 2013

    Posted on September 19th, 2013 acimetta No comments

    North Redondo Homes Sales August 2013

    Seventeen homes sold in August 2013 in Area 151 in North Redondo. This is 2 less than the number of homes sold in July, and 4 homes less than sold one year ago in August 2012. In most cases, it has continued to be a sellers’ market although buyers still have the advantage of buying homes at prices below the peak of the bubble and at low interest rates.

    New construction is still a good buy considering you can spend the same (and even more money, in some cases) and get a town home that is up to 7 years old. Most homes are still selling quickly… many within the first week. And this translates into offers coming in immediately followed by a couple of days of negotiations before an offer is accepted.

    One of the sales that really surprised me is 2144 Perry Ave. It’s a single family that had an addition. It does have a lot of square footage, but there is only a one car garage and it’s lacking in the quality department. this one sold for $1,115,000. This surprised me and many of my colleagues, but it showed that buyers are still feeling that desperation to get in the market and ultimately willing to pay a premium.

    Address Sq Ft. Lot Year B/B DOM Sold Price Original List Diff
    2219 Curtis Ave, #C * 1,060 7,499 1975 2/2 7 $464,000 $499,000 -7%
    1900 Voorhees Ave, #B * 1,471 1987 2/3 6 $553,000 $495,000 +12%
    2512 Gates Ave, #B * 1,610 7,526 1999 4/3 48 $667,500 $663,999 +.5%
    2811 Barkley Lane 1,064 5,872 1947 3/1 21 $669,000 $669,000
    2225 Mathews Ave, #C * 1,718 14,687 2000 3/3 8 $700,000 $649,000 +8%
    2223 Voorhees Ave, #B * 1,955 7,504 1981 3/3 8 $708,000 $700,000 +1%
    2415 Thomas Ave 1,590 6,550 1945 4/2 49 $722,150 $724,900 -.4%
    1918 Ruhland Ave, #B * 2,477 7,513 1987 3/3 0 $725,000 $725,000
    1921 Nelson Ave, #A * 2,054 7,480 1990 4/3 56 $750,000 $775,000 -3%
    2116 Plant Ave, #A * 2,050 6,655 1989 3/3 5 $817,500 $799,000 +2%
    2205 Nelson Ave, #B * 2,387 7,495 1986 3/3 34 $820,000 $769,000 +6.5%
    1913 Nelson Ave 2,180 1959 4/3 49 $828,000 $859,000 -3.5%
    2003 Curtis Ave, #A * 2,085 7,501 1990 4/3 9 $830,000 $779,000 +6.5%
    1914 Ernest Ave, #A * 2,300 7,500 2004 4/3 1 $910,000 $910,000
    2109 Plant Ave, #B * 2,357 7,504 2006 4/3 11 $930,000 $929,000
    2021 Gates Ave, #B * 2,508 7,481 2013 4/4 1 $959,000 $959,000
    2204 Plant Ave, #A * 2,500 6,645 2007 4/3 6 $959,900 $959,900
    2144 Perry Ave 3,134 7,509 1947 5/4 14 $1,115,000 $1,150,000 -3%

  • Just Sold: 602 S Broadway, #A Redondo Beach, CA 90277

    Posted on August 1st, 2013 acimetta No comments

    Just got an accepted offer on 602 S Broadway, #A! It’s a custom built townhome in South Redondo just a few blocks to the beach and close to Riviera Village! It has 3 beds and 2.5 baths with 2,355 sq. feet. There are 18″ ceilings in the living room. This home is light and bright and feels welcoming the moment you step inside.

    602 S Broadway, #A Custom Built Townhome

  • Taking the Real Estate Market’s Temperature: A Seller’s Market

    Posted on June 25th, 2013 acimetta No comments

    For the past several months in the South Bay, we’ve been experiencing a frenetic market where listings are sold in days, if not hours. If you blink, you miss them. Multiple offers on properties have effectively pushed prices up quickly. And there is no sign of a slow down yet. With that being said, this is a great time to be a seller. If you’ve been thinking about selling, you may want to take advantage of this climate: very little competition and desperate, aggressive buyers.

    If you wait too long and put your home on the market when everyone else does, then buyers will have their pick of their homes and prices will begin to stabilize. However, if you remain ahead of the curve, you will benefit from this buyer frenzy we are experiencing.

    If you would like to discuss your options in more depth, don’t hesitate to contact me at 310.542.9054.

    The chart above represents the Properties for Sale vs. Sold Properties vs. Properties in Escrow (pending) in North Redondo (zip code: 90278) for the time period of December 2012 – May 2013. You can clearly see that the number of homes for sale have not been able to keep up with the homes sold.

     

     

  • South Redondo Surprise

    Posted on June 13th, 2013 acimetta No comments

    723 N Paulina in South Redondo Beach is still on the market after two months. It was originally priced high in the $3.2 ballpark, but was reduced to under $3 million and will be reduced again shortly. This property offers a rare opportunity in this crazy market to get a deal. The home is beautifully appointed; the details are exquisite. The layout uses the 4,200 sq. feet exceptionally well. But what makes this home special are the views from both the first and second levels. And it gets even better from the rooftop deck. Because of the incline on the 700 block of North Paulina, these homes are a walk to the beach, but still enjoy views that would make Malibu residents jealous. This is a not-to-be missed home.

    Spectacular view from the living room on the 2nd level. The view actually extends to PV all the way to Santa Monica.

  • Testing the Strength of the Redondo Beach Market

    Posted on May 16th, 2013 acimetta No comments

    Inventory in Redondo Beacn (as in all the Beach Cities) is still low. Multiple offers are running rampid. Prices are being pushed up. The question is how high will they go – or in other words, how desperate are buyers? There are certain properties that test the waters for us – that show that buyers have gone a little crazy, and the market is getting over-inflated. One of those properties is 2500 Ruhland. It’s a beautifully remodeled town home. It has 2800 sq feet with 4 bedrooms and 3.5 baths. With these stats alone, I absolutely agree with the price point of $899,000 in our current market with the most recent sales as comps. But the location is two doors away from the high tension power lines, locating it in the eastern most part of North Redondo. If this town home sells close to or above asking, I believe we’re experiencing an inflated market that will later be referred to as another bubble, albeit, a smaller one. Another town home that’s pushing the envelope is 2204 Plant Ave, #A. It’s an attached town home built in 2007. With 2500 sq feet and 4 beds, 2.5 baths, it’s a nice property that shows well. It’s potential downside is that it’s located across from Lincoln Elementary. The street gets congested with the loading and unloading of kids every day. Again, I like this property; It shows wells. But keep in mind, it sold in May 2008 for $830,000 and now they’re asking for almost a $100,000 more at $924,500. We’ll see if they get it, and if it is, this market may really be out of wack. There is always the possbility of sustainability in the market, but I think that the current pressure buyers are feeling right now are and the low supply is propelling the market at a much faster rate than what the industry experts were expecting for the next several years. One last property to earmark is 1933 Gates Ave, #B with the asking price of $949,000. I will keep you posted as additional data becomes available and I can further analyze which way this market is trending.