Silver Lake Area Real Estate News And Information: California: Los Feliz

Fabulous mid-century modern home in Los Feliz

I honestly can't believe this house is still on the market. When it was first open some 70 days ago, I expected it to be sold in no time flat. It was my hands down favorite new listing at the time.

Apparently, I wasn't actually wrong that it would get offers quickly. Seven days after this beauty at 4349 Cedarhurst Circle in Los Feliz  went on the market, the status was changed to pending. I don't know why this property fell from grace but it was back on the market as of November 11 and still it sits. I can only think this is a case of not enough people seeing it in person or that unfounded fear that "there must be something wrong with it" since it's still available.

Behind a private gate on a small street in the Franklin Hills lies this oasis from the city.  The walk down the path past the pond and fountain in the front yard sets the calming and welcoming mood.  What a terrific property!  A true 1951 gem with great light, layout and indoor-outdoor floor done up to today's standards. 1,852 of living space with 3 bedrooms, 3.5 baths a fabulous double sided fireplace and a great vibe.

Listed at $1,100,000, this Los Feliz beauty is defnitely worth checking out. If you've been looking for your own zen retreat in Los Feliz, this may be the ticket. Take advantage of the low interest rates while they are still around.

For more information on this property, Los Feliz, Silver Lake, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Looking for a Distressed Sale in Los Feliz?

Most of the bank owned and short sale properties in Silver Lake and Los Feliz have been in the lower price ranges.  If you have been looking for a great deal on a view home in the Los Feliz hills, this might be the opportunity you have been waiting for. This is a short sale with two loans but both with the same bank.  There is no reason to fear a short sale. The patient buyer could end up with the best deal in Los Feliz.

4020 Woking Way is a charming character traditional in the prime Los Feliz Hills with spectacular views of the city and mountains.  The 2100+ sf of living space consists of 3 bedrooms , 2 baths, kitchen, dining and living rooms on the first floor. The lower level family room with fireplace accesses the back yard and patio.

The home has a nice layout but the views are the real selling feature. I might even ENJOY doing dishes with a view like that above the sink!

Last sold for $1,100,000 in May of 2008, the current asking price of $899,000 is bound to bring many offers. It's rare to see a Los Feliz home of this quality for less than $1,000,000. There's not much time to see it before offers are submitted to the bank.  See it today from Noon-3PM and 12/20 1PM-4PM or call me and I'll schedule an appointment. But hurry!  All offers will be reviewed 12/21/2009 at 5PM.

For more information on Los Feliz, Silver Lake, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Get into the holiday spirit with Los Angeles DWP Annual Holiday Lights Display in Los Feliz's Griffith Park

Thanksgiving is behind us and Christmas is fast approaching.  The 14^th annual Holiday Lights Festival is off to a ‘green' start.  Opening on December 3^rd for bicycles and pedestrians, this year's display is vehicle-free through Dec 17.  The annual lights consist of a mile's worth of light displays on Crystal Springs Dr. in Griffith Park with lights sparkling from 5 to 10pm nightly.  Cyclists and walkers are encouraged to take advantage of the festival, unencumbered by autos.

The Department of Water and Power display includes festive music, static and animated displays using more than 500,000 bulbs. Many scenes depict famous Los Angeles landmarks like the Griffith Park Observatory and the Hollywood sign. The holiday display is free to the public and a big hit for all ages.

Starting December 18th , the festival will be open for those that prefer to drive through. People may still walk on the walking path, or grab a shuttle from the zoo parking lot through the end of the display on December 30.

For  more information on Los Feliz, Silver Lake, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Charming Los Feliz Bungalow north of the Blvd just over $700k!

Can you believe it?  A 3 bedroom, 1 ½ bath California bungalow north  of the blvd in Los Feliz listed for only $719,000?  This place is full of charm, clean bright and ready to move in.  If you have kids or are planning to have them, there's the added advantage of being in the Franklin Elementary School district. 

This house exudes charm warms and charm and is only minutes from the Village of Los Feliz, Griffith Park and all the area has to offer. 

The first public open house is scheduled for tomorrow, Sunday 11/15 from 1-4.  If you have been looking for a well-priced home in Los Feliz, I highly recommend you stop by and check it out.  Listed by a couple of my favorite Sotheby's agents, you are sure to get a warm greeting.  If you'd rather see it another time, give me a call at 213-215-4758 and I'll be happy to show it to you.  In any case, don't way- this one is bound to sell in a hurry.  He property is located at 2312 Nella Vista Ave in Los Feliz.

For more information on Los Feliz, Silver Lake, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Fabulous mid-century modern home in Los Feliz

 Yesterday I went out to take a look at the area homes that came on the market this week. Hand down my favorite was 4349 Cedarhurst Circle in Los Feliz.  Every so often I see a home that makes me what I would have to do to move into the place myself.  This is one of those houses.

Behind a private gate on a small street in the Franklin Hills lies this oasis from the city.  The walk down the path past the pond and fountain in the front yard sets the calming and welcoming mood.  What a terrific property!  A true 1951 gem with great light, layout and indoor-outdoor floor done up to today's standards. 1,852 of living space with 3 bedrooms, 3.5 baths a fabulous double sided fireplace and a great vibe.

Listed at $1,100,000, this Los Feliz beauty is sure to be gone in a hurry. It will be open this Sunday from 2-5pm or give me a call and I'll arrange a showing. If you've been looking for your own zen retreat in Los Feliz, this may must be the ticket.

For more information on Los Feliz, Silver Lake, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Cool Mid-century California Ranch house in the Los Feliz Hills

4042 Farmouth Dr. in Los Felizis a prime example of a cool Mid-century California Ranch house that practically erases the lines between indoor and outdoor living. The large living room has walls of glass that open to a great outdoor entertaining area with sweeping views from the Observatory and the rolling hills from Griffith Park to the San Gabriel Mountains.  It actually took my breath away when I walked into the living room with it's high ceiling and fabulous views that seem to go on forever.

The home is a spacious 3 bedroom, 3 bathroom of with almost 3000 square feet of living space but what is remarkable is the practically flat lot in excess of 10,000 square feet. This is something that is just not commonly found in the hills of Los Feliz.  Most large lots in the hills tend to have a lot of unusable space this Los Feliz treat is more of a gated compound and respite from the rest of the world.

This Los Feliz home will no doubt be gone in a flash but you still have time to see it if you are around this weekend. There is a public open house scheduled this Sunday from 2-5pm. I recommend you come by and take a look. This house is a great for entertaining or for shutting out the rest of the world. Believe me, I am tempted myself!

To see this fabulous Los Feliz home listed by Richard Stanley for $1,499,000 or for more information on Silver Lake, Los Feliz, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

Los Feliz Real Estate Market Update: September 2009

Low priced Los Feliz real estate is selling relatively quickly, however there is a relatively large inventory homes for sale in the area right now. The mls show the current active listing inventory in the 90027 zip code to be 67 homes. The follow chart shows Los Feliz Real Estate Market activity for the Month of September, 2009.

Now let's take a look at some year to date figures from January 1, 2009 through September 30, 2009. These figures are for single family homes in Los Feliz (zip code 90027) only and to not include Los Feliz condos or income properties.

Los Feliz Home Sales Year-to-date from January 1st, 2009 through September 30, 2009

• Number of Single Family Homes SOLD: 80
• Highest price - $4,000,000
• Median price -$968,750
• Average price -$1,219,791
• Lowest price - $391,500
• Average Days on the Market - 59
• Average Square footage 2,642.92 sf
• Average price per square foot- $467.87

According to the information provided in the MLS, of the total number of single family homes sold in Los Feliz so far this year, 16 where short sales and 11 where bank owned, meaning approximately 34% of the total where distresses sales.

Los Feliz prices vary by location, school district, property size and condition.  The following chart shows that the majority of sale of Los Feliz single family homes this year have sold between $750,000 and $1,000,000.  If you have been hoping to find a house in Los Feliz for $500,000 or less you'll see that relatively few homes have sold in that range.  This price range is not only very competitive, but the majority of the properties are major fixers, very small, and/or in less desirable areas.

For more information on Los Feliz, Silver Lake, Echo Park and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

VIVE Los Feliz! - Small Lot subdivisions taking off in Eagle Rock, Silver Lake and soon to be in Los Feliz as well

Back in 2005, Los Angeles passed the Small Lot Subdivision ordinance which allows for the creation of a unique housing option. Rather than build condominiums, developers can subdivide multifamily lots and commercial parcels into smaller parcels and build individual homes on them. These homes have smaller lots than traditional single family homes, but generally come with smaller price tags as well. There are no home owner association dues per se, but owners are typically prohibited from making significant changes in the appearance of the building's exterior. 

Perhaps you are familiar with Eagle Rock's Rock Row.

 
Rock Row is a small lot subdivision on Yosemite Dr. in Eagle Rock developed by Heyday Partnership. Hayday is a a develop-design-build firm founded by brothers Kevin and Hardy Wronske in 2001.   The 15 individual units priced between $442,000 and $569,000 sold out in just four weeks.  These units are said to be Leed Certified- environmentally conscious. The units were crawling with buyers from the first day the models were open. Apparently Angelinos think such homes are a great condo alternative.

Other developers are taking advantage of the ordinance to build such homes like Modative's Fay Avenue Art District Dwellings- a collection of 7 homes in Culver City. There are other small lot subdivisions springing up throughout the county in Venice, Marina Del Rey, Sherman Oaks and across the map.

With little vacant land available for new construction. Small lot subdivisions allow for increased housing density without contributing to urban sprawl. 

Silver Lake has it's own small lot subdivision, Auburn 7.
These units were completed in 2008 and many were sold during the preconstruction and construction phases. Tax records show the last units closing as late as June of this year.

All 7 homes have 3 bedrooms and 2.5 baths with square footage of 1900-2859sf.  These homes sold from $799,000- $930,000. Not cheap, but for new constructions, lots of living space and being located in the Silver Lake's popular Ivanhoe School district, it's not all that surprising. They're also just a hop, skip and a jump from Silver Lake's Edendale Grill with easy access to both the 5 and 2 freeways.

So what's coming our way next? You guessed it, Los Feliz is about to get its first small lot subdivision as well. 

The new project, VIVE, is a set of 6 modern, eco-friendly "vertical environments" (a term coined by the project's architect/developer, Ric. Abramson) currently under construction on Rowena Avenue, south of Los Feliz Blvd.  VIVE stands for VI V. E. as in "6 vertical environments"- slick, eh?

VIVE features contemporary design and environmentally friendly landscaping. There are 3 floor plans to choose from (See artist rendering below from the developer's site), each featuring 2+ bedrooms, high ceilings, large private outdoor living spaces that open to the kitchen and living room. 

The buildings are constructed from recycled metal with high-end interior finishes and energy efficient Bosch appliances.  The homes are expected to be completed in the late fall with prices starting in the $800,000s.

With such high price tags, I don't see many Silver Lake or Los Feliz area first-time homebuyers being able to afford one of these homes. Even so, such developments will no doubt continue to spring up in the area. They do increase neighborhood density but I think most neighbors would agree they are more welcome than apartment buildings or conventional condominium projects.  I, for one, am looking forward to seeing the finished project!

For more information on Silver Lake, Los Feliz, Eagle Rock and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com

The Vista Theater in Los Feliz, one of Los Angeles' great remaining single screen theaters

When you think of going to see a movie, no doubt you think of the local multiplex, with multiple stadium seating theaters.  When I was growing up in L.A., I was lucky to live in a neighborhood with two old single screen theaters complete with neon marquis and mosaic tile flooring out front around the ticket booth.  Unfortunately, both of those theaters are gone now. They left the façades in place but the buildings now house business office rather than carrying the air of warm popcorn.

Folks living in Silver Lake and Los Feliz are lucky to still have a great single screen theater.  The Vista Theater at the corner of Sunset and Hollywood Blvd in Los Feliz is a piece of living history that's still going strong today.  Originally opened in 1923, the Vista Theater was home to vaudeville stage acts. It now plays first run movies and many local folks will tell you it's miles above seeing a moving at any of the myriad choices in the area.

 The exterior of the Vista Theater is most certainly Spanish, in style but the ticket booth and interior are Egyptian-inspried with carved Egyptian maidens and serpents, most likely to compete with Grauman's Theater in Hollywood which was built around the same time period.

Though Los Feliz has a few theaters, none compare to the Vista Theater. This is a true gem, not only for its history and terrific architecture, but ticket prices are really reasonable and the legroom is fantastic.  When the theater was remodeled back in 2002, every other row of seats was pulled out. If someone has to walk by you, you barely have to move your feet. There is more legroom in this theater than you'd ever dream of. The space between the rows also makes it more comfortable to watch a movie without having to hear the people behind you chatting or unwrapping their chocolate bars.

The Vista Theater is the oldest movie theater in Los Felizbut when it was refurbished, it was also updated with all the sound and electronic gizmos you'd find in a fancy new theater. It's just a much more elegant place to see a movie.  The theater has no parking lot, but don't let that stop you from enjoying the next block buster there. You'll find plenty of places to park along Hollywood and Sunset and walking a few blocks after the movie might make up at least a little for that large popcorn you'll enjoy!

 For more information on real estate in Silver Lake, Los Feliz, Eagle Rock and surrounding areas, contact Jenny Durling at 213-215-4758 or check out LApropertySolutions.com  

 Broker Associate
Keller Williams Realty, Los Feliz
213-215-4758
http://www.LApropertySolutions.com