2760 Pelham Place,
Hollywood Hills
Every so often a Hollywood Hills Post and Beam hits the market. Some of them mid-century homes need alot of work and others are ready to move right into. This 3 bedroom, 2 bathroom gem definitely fits into the latter category! Located up a long drive at the end of a cul-de-sac on a knoll providing panoramic views from downtown to Catalina Island.
Light spills into the living room, dining room and back bedrooms through walls of glass opening onto a flat yard and lovely views. The floorplan is open with the post and beam ceiling and corner fireplace serving to divide the living room from the dining room. Beyond the dining room is the updated kitchen, separated by a breakfast bar, making this Hollywood Hills post and beam home a perfect place for entertaining.
The kitchen has been updated with slate floors and stainless steel appliances and includes a built-in eating corner eating area with under-seat storage. Plenty of windows provide natural lighting in addition to the recessed lights.
The house itself is 1,757 square feet of living space. However, the property includes a second, flat lot totalling up to 14,510 square feet. That's plenty of room to expand the house, add a pool or simply just enjoy as it is. The outdoor entertaining area also brings in the city view and provides a feeling of privacy and seclusion.
That same spot provides this breathtaking view of the L.A. skyline and city lights below. I would certainly have no trouble living here myself! The home is currently listed with Deasy Penner & Partners for $1,249,000. Call me at 213-215-4758 if you'd like to see this love Hollywood Hills post and beam.
Jenny Durling
Broker Associate
LA Property Solutions
Jenny@LApropertySolutions.com
Copyright © 2012 By Jenny Durling * 1950's Hollywood Hills Post and Beam*
Originally built in 1931, the house contains three bedrooms and 3 bathrooms. Outside and down the stairs is a separate guest suite and wine room. There’s a bedroom, bath and bar with the bedroom currently being used as a sound studio. This separate space over look the lovely rear garden and pool are. Equipped with a sound system, BBQ/Dining area,fountain, outdoor shower and deck there’s nothing missing but the guests!
There are several reasons why - the first being that Los Feliz agents with buyers who haven't yet found the perfect home are searching the listings, looking for new possibilities. When those agents see your new listing, they'll examine the photos and read the descriptions. They'll check your square footage and amenities. They'll consider your neighborhood. Then they'll weigh all those elements against the requirements of their buyers who are looking in your price range. If your home looks promising, they'll schedule a showing. As a result, a home for sale will often see the most activity in the first couple of weeks after it comes on the market. It's true that those first buyers may not be "the ones," but if your home makes a good impression on the local agents who show it, they'll be back with other buyers. On the other hand, if they believe it is over-priced, they'll avoid showing it. Agents don't want to waste their time. Next, both buyers and agents search within price ranges. Buyers who can pay up to $600,000 generally don't even look at homes priced at $675,000, nor do their agents. And buyers searching for higher priced homes may want more square footage, more amenities, or a different location. So while sellers may have the idea that they can price high and come down when there's an offer, chances are there won't be any offers. An overpriced house is simply being seen by the wrong buyers.
We've all had clients who are looking for more than they can afford. Normally these buyers come to realize that their first home will not be their dream home and they will have to make some concessions. That 3,000sf home with the pool will have to wait until they are able to trade up somewhere down the line. The issue I'm having lately is the number of leads that come through that don't realize they do not have enough buying power to buy anywhere even close to the vicinity they are interested in.
I have a couple of potential clients like this right now. They are nice, sweet folks and I would love to help them. Unfortunately I simply cannot conjure up buying opportunities that do not exist. One couple is looking for a 2-3 unit property for $250,000 or less in an area where they'd be lucky to find a run-down single family home for $100,000 more than they can afford. I've tried directing then to other neighborhoods where there is a miniscule possibility of finding SOMETHING they could buy, but they will not budge from their position. Another young couple is just starting to look for homes but their price point is so low that I couldn't even find them a condo- assuming there are any FHA elgible buildings anywhere near the vicinity they are looking.
So, what do you tell a person whose buying power is more than $50,000 lower than the cheapest shack you've seen on the market in years? Do you flat out tell them that unless they have a rich relative, they need to continue to rent (for as little as possible) and get to the business of saving up some money? I don't want to be mean and this has nothing to do with "I only sell homes to people who can afford 'X' ". I will help anyone I possibly can! These would-be buyers simply cannot afford to buy property anywhere in the county that would make sense for them based on their needs, lifestyle and the amount of distance they would have to commute to there jobs. If someone wants to buy a car, they see the prices and can easily determine if a car is in their future or not. Yet somehow, many buyers believe that a property they can aford will magically appear and they will soon become happy home owners, regardless of the evidence that this is not the case. 
Now That You Have Seen Your House From a Buyer’s Perspective, Make a Plan
Replace missing and broken pavers. If you have space, you can all a row of bricks along the edge or plant bright season blooms along the edge to create interest and draw the eye towards the front door. Speaking of doors, a fresh coat of paint on just the front door can make a huge difference in the way your home appears. I have clients who have already told me the first thing they are going to do when they buy a house is paint the front door red! Red may not be your thing, but a bright or contrasting color will definitely add interest and is an inexpensive ‘fix’. Add a nice, new welcome mat and you are good to go.
Agreed, the backyard has nothing to do with curb appeal, but as long as your are working the garden you might as well put some energy in the backyard as well. In Southern California, most people think of the backyards as an extension of their living space. If you have the space and don’t already have one, plant a citrus tree. The Meyer Lemon is a favorite and they grow pretty quickly. I can’t imagine living in L.A. without a lemon tree- it’s almost a requirement! A small tree will grow pretty quickly and won’t cost a whole lot. It will definitely be worth the investment.
[/caption] Franklin Avenue Elementary School in Los Feliz has been honored by the Department of Education for 2 years running for significantly increasing the academic achievement for all students. At Franklin Avenue Elementary, students have at their disposal a School for Advanced Studies (SAS) program. The faculty receives specialized professional training, to develop a curriculum that engages bright minds and challenges the students. Franklin’s advanced studies program is designed to meet the needs of the gifted and high achieving students at the school. Regular assessments help teacher recognize the childrens’ special strengths and talents allowing students to enter the program at any grade level in whatever content area is best for them. Open Court Language Arts and Harcourt Math Series serve as a basis for the program but team teaching strategies introduce subjects beyond the core curriculum, allowing children to grow in the directly of their interest. More information on the 
