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

Silver Lake California's Sunset Junction

Silver Lake Calfornia's Sunset Junction is the place to be.  When people talk about buying real estate in SilverlLake, it used to mean "prime Silver Lake"- the area nearest the reservoir and the hills known as the Moreno Highlands.  That area is still plenty popular but the price of homes there can be pretty high. Over the past few years, another part of Silverlake known as Sunset Junction has become the hot topic.

Sunset Junction is literally the place where Santa Monica Blvd. intersects with Sunset Blvd. The name is a carryover from the days of the old Los Angeles "red car line", Pacific Electric Railway Company's passenger service.  Rail service was discontinued in the mid 1950's but the Sunset Junction name stuck.  Silver Lake visitors and residents alike enjoy the variety of shops and eateries for several blocks of Sunset Blvd in this area. Demand for homes within walking distance of Sunset Junction has increased dramatically in recent years, prompting the development of the popular live/work Lofts at 4111 Sunset Blvd.

Less gritty than in past years, Sunset Junction boasts a large selection of cafes, shops and restaurants.  The building that once housed a carniceria  is now home to the Silverlake Conservatory of Music- a non-profit organization that offers reasonably priced music lessons and grants scholarships to children in need.  In the same building you'll find the hip coffee bar, Intelligentsia with its outdoor tables and umbrellas, The Cheese Store of Silver Lake, and Café Stella, a lively French Bistro. Right at the corner is a shoe store called Kicks.  This isn't your grandfather's Silver Lake!

Housing south of Sunset Blvd and within a short jaunt to Sunset Junction has become increasing popular, no doubt due to the plethora of things to do and see in the area. Recently a storybook cottage at 970 Maltman garnered a lot of attention and received multiple offers within days of going on the market and last week a 3 bedroom, 2 bath craftsman at 1401 Edgecliff Dr. also collected multiple offers in just 4 days.  It looks like Sunset Junction has finally come into its own.

For more information on  Sunset Junction, Silver Lake, Los Feliz, 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

Copyright © 2010 By Jenny Durling *All Rights Reserved * Sunset Junction - Silverlake Ca

New Silver lake Library Grand Opening on Monday, November 16

The wait is almost over! Yes, Silver Lake's new, LEED certified library is set to have its grand opening and ribbon cutting celebration on Monday, November 16 at 10:00am.  Special guests will include Los Angeles Mayor Anotnio Villaragosa, Los Angeles City Coucil President Eric Garcetti, Councilman Tom LaBonge and the Citiy Library Martin Gomez.

If you can't make it to the ceremony on Monday morning, you'll have another chance to cebrate on the weekend.  The Friends of the Silver Lake Library who have been instrumental in getting this library built, are hosting a Silve Lake Community Open House.  This Celebration will take place on Saturday, November 21st from 10 am to 5 pm. There will be music, food, and fun for everyone.

Parking is limited so this is a great opportunity to get a little fresh air and walk or bike to the event.  Maybe take a trip around the the reservoir first so you can burn off some of the to-be-eaten goodies at the event!

The new Silver Lake Library is located at 2411 Glendale Blvd at the corner of Glendale Blvd and Silver Lake Blvd.  See you there!

for more information on Silver Lake, Echo Park, 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

3 Bedroom, 2 baths in Silver Lake's Ivanhoe School District less than $520K?

You'd love to buy a home in Silver Lake CA but what can you get in the $500,000. range that's more than 1,000 square feet, has 3 bedrooms and to top it off, is actually in Silver Lake's coveted Ivanhoe School District?  If you said "nothing", you're right that you're not going to find a house that fits that description but what about buying a Silver Lake condo?  If you've never considered it, this could be the perfect time. Condominium living offers all the benefits of home ownership, without the hassles of yard care or exterior maintenance.  You may think you want a big back yard and a grassy front lawn but do you really have the time or inclination to mow it, and how much would you actually use it?

With Single Family home prices in this neighborhood of Silver Lake still out of reach for many buyers, it might be time to check out some condos.  I've talked about condos for sale in Silver Lake CA in a previous post, but a small, 6-unit complex on Auburn suddenly has two units available.  I saw both of them on Sunday and if you like clean, contemporary lines these units are a real treat!

The condos are located at 2714 Auburn between Rowena Avenue and Waverly Dr..  This 6-unit complex was originally built as apartments in the early 90's and converted to condos just a few years ago.  The complex is in a great location. You're right across from Ivanhoe School and just a short walk to Edendale Grill, Blair's and The Coffee Table. Less than a mile and you're at Gelson's and Trader Joe's.  That's nothing to complain about!

Unit 4 is and upstairs light filled 3 bedroom, 2 bath of 1100sf with a balcony in the living room and one in the master bedroom. It's a front unit with stylish finishes including bamboo floors and stainless steel kitchen appliances. You also have inside laundry and central heat and air. What's not to like? This unit is currently listed for $539,000.
 

If you prefer to live downstairs and farther off the street, unit #3 is another option.  At 1140sf it is slightly larger than the upstairs unit and it's got a smaller price tag at   $519,000.  This unit shares the same bamboo floors, modern kitchen with Bosch appliances and butcher block countertops, inside laundry and central heat and air.  HOA fees are a mere $289 and you get two parking spots with either unit plus an onsite gym.  Honestly, they are both so nice I would have a hard time choosing between the two of them myself!

To see either or both of these units 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

Silver Lake CA's Moreno Highlands Streamline Moderne hits the market in Ivanhoe School District

If you've been looking for a good sized home in Silver Lake California's Ivanhoe School District, your wait may be over. A 3 bedroom, 4 bath, home of 2600+ square feet just came on the market in Silver Lake CA.

Located at 2336 Moreno Drive, this 1940 Silver Lake CA home was designed and built by noted architect Harry Hayden Whiteley.  It's one of few examples of Streamline Moderne architecture on this side of the Silver Lake Reservoir. The design emphasizes long horizontal lines and curving forms noted in the entry way and balconies. There is also the somewhat nautical feel expected in this architectural style found in the porthole -like windows and original magnesite spiral staircase.

 Besides a superb location, this home offers a lush back yard, green houses, gleaming hardwood floors and a view of the Silver Lake Reservoir and the hills beyond. Better hurry, this Silver Lake CA home might go fast!

If you're interested in this home or would like more information on Silver Lake, Los Feliz, 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

The Cheese Store of Silver Lake - A great place to shop  for cheese, wine and other tasty treats in Sunset Junction in Silver Lake

Sure, you can get a variety of cheese, wine and gift basket fare at Trader Joes, in Silver Lake, but for a true gastronomical experience, you should really check out The Cheese Store of Silver Lake. Chris Pollan, the store's proprietor, decided that after 25 years managing music tours, it was time for a change. He spent three years working with a friend at The Cheese Shop of Beverly Hills and decided he'd found his life long passion. So with a sense of adventure, he opened The Cheese Store of Silver Lake in November of 2002. It's pretty obvious from the crowds the shop gathers that this well kept secret is not such a secret any more!

Most local folks are familiar with the great little grouping of shops at the Corner of Sunset Blvd and Sanborn Avenue in the Sunset Junction area of Silver Lake. Pollan was somewhat of a pioneer when he open The Cheese Store of Silver Lake in what had been a veterinarian's office tucked behind a carniceria facing Sunset Blvd. Honestly, when the Cheese Store opened in 2002 I knew change was coming to the area in a big way. The carniceria is no longer, and that building now houses  Silver Lake's hugely popular Intelligentsia Coffee Bar. Just to the right of the Cheese Store you'll find Café Stella with it's patio dining. Apparently Pollan's crystal ball was working perfect in 2002- talk about picking the right location at the right time! (Speaking of crystal balls, if witchcraft and fortune telling are your thing you should check out  Cauldron Kitty in Silver Lake).

The Cheese Store of Silver Lake is 1000 square feet of some of the most fabulous cheese, salamis, wines and accoutrements anyone could ask for, but cheese is definitely the staring attraction.

The Cheese Store of Silver Lake carries alot of domestic cheese in order to support American producers but you'll also find array of cheese from all over the world. The staff is knowledgeable and happy to let you sample before you buy. When I stopped in the store on Sunday I picked up 3 delicious and incredibly different cheese: Raw sheep Manchego from Spain, some incredibly soft and yummy raw Cow Gorgonzola Dolce from California and what turned out to be out favorite- Midnight Moon goat cheese from Holland California. Needless to say, we were delighted with our selections and at the rate we're going we'll be due for another visit  to Sunset Junction next weekend!

The atmosphere at the Cheese Store of Silver Lake is casual and friendly but business is definitely brisk these days. Our last visit was certainly different from the first time we'd been in there. The store was brimming with people eagerly sampling cheeses, asking questions, and checking out the selection of crackers, olives, oils, vinegars, pastas and locally made confections. I had a hard time staying away from the very tempting home made marshmallows near the cash register!

If you're having a house warming party or heading to an evening at the Hollywood Bowl, The Cheese Store of Silver Lake is a great place to get what you need. Besides their selection of fresh breads and Panini sandwiches, you can order picnic baskets and party platters of meats, cheese, fruits and antipasto and grab some crackers to go with it. Need a special gift? The Cheese Store of Sliver Lake can help you with that too. They sell gift certificates and can put together marvelous gift baskets to fit your taste and your budget! Check the chalk board for daily specials.

The Cheese Store of Silver Lake is located in Silver Lake's Sunset Junction at 3926 W. Sunset Blvd with parking behind the store on Sanborn Ave. Open daily, there's someone there to help you Monday - Saturday 10am - 6:30pm and Sundays from 11-5. I think I may just swing in there for lunch one day soon and grab another wedge of that fantastic Midnight Moon Goat Cheese!

For more information on Silver Lake, Los Feliz, 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

Silver Lake Real Estate Market Update: August 2009

Well priced Silver Lake real estate is selling relatively quickly.  There is not a particularly large inventory homes for sale in the area right now. The mls show the current active listing inventory to be only 37 homes. The follow chart shows Silver Lake Real Estate Market activity for the Month of August, 2009.

Now let's take a look at some year to date figures from January 1, 2009 through August 31, 2009. These figures are for single family homes in Silver Lake only and to not include Silver Lake condos or income properties.

Silver Lake Home Sales Year-to-date from January 1st, 2009 through August 31, 2009

• Number of Single Family Homes SOLD: 111
• Highest price - $1,890,000
• Median price -$735,000
• Average price -$733,989
• Lowest price - $172,000
• Average Days on the Market - 61
• Average Square footage $1,737.24
• Average price per square foot- $425.06

According to the information provided in the MLS, of the total number of single family homes sold in Silver Lake so far this year, 7 where short sales and 16 where bank owned, meaning approximately 20% of the total where distresses sales.

Silver Lake prices vary by location, school district, property size and condition.  The following chart shows that the majority of sale of Silver Lake single family homes this year have sold between $700,000 and $1,000,000.  If you have been hoping to find a house in Silver Lake for $500,000 or less you'll see that 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 Silver Lake, Los Feliz, 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

Buy Income property in Silver Lake or Echo Park and get help paying your mortgage.

Owning in a home is still the American Dream, but it's tough to be able to afford your dream home right off the bat.  If you are currently renting a 1 or 2 bedroom apartment in Silver Lake or Echo Park, do you really need a view mansion in the Hollywood Hills to live comfortably?  Why not start off with an income property instead of a single family home and stop throwing money away on rent?  As long as you buy 4 units or less, you can still qualify for conventional financing.

Beautiful, but does this have to be your FIRST home?

 Not to be one to give advice I wouldn't take myself, this is exactly what my husband and I did when we bought our first property.  We wanted to live in Silver Lake and realized that rentals near the Silver Lake Reservoir were commanding great rents.  Why not buy ourselves a place to live that would also help our bottom line? We lived in our duplex for 5 years before buying a house and that Silver Lake duplex is even a better investment for us now than it was when we bought it.

 I've heard the "I don't want to deal with tenants" line a million times.  Well, if you are currently renting you are a tenant. Would you not be willing to rent to someone like yourself?  When you buy a house, you don't get to choose your neighbor but if you buy a duplex you actually DO!  How many rowdy or unmanageable renters would be interested in living downstairs from our next door to their landlord? Personally, we never had issues with any of the tenants who ended up being our closest neighbors. 

Silver Lake and Echo Park are great places to own income property. The neighborhoods command great rents and nice rentals are in high demand.

Talk to your tax advisor about the benefits of owning income property. You already know the tax benefit of writing off mortage interest.  Did you know that income property can be depreciated as well?  That's right. When you buy income property and only ower-occupy a portion of it, there's the added tax benefit of of being able to depreciate the part of the property you are renting out. That can offset the taxable income from the rent you receive.  Your tax advisor can fill you in on all of the details. We were able to depreciate half of our Silver Lake duplex  while we lived there, and now that we rent out the other half as well, we can depreciate the entire buidling.  It's a huge tax advantage that many would-be buyers are simply not aware of. 

If what I'm telling you gets you at all excited about the possibilities, then read on!  Here are but a few Silver Lake area properties worth checking out.  They'll get you out from under paying rent, help you build equity and provide tax benefits you may not even have been aware of before.  Silver Lake is under Los Angeles Rent Control so the following properties are especially good choices since at least one unit will be delivered vacant and ready for you to move in without having to pay relocation costs to existing tentants. If you'd like to see any of these, give me a call on my cell and I'll make arrangements! I can also supply you with information on the most current rent control laws in Silver Lake, Los Feliz, Echo Park, Eagle Rock and other parts of Los Angeles as well as help you determine cities in Los Angeles County that do not currently have rent control.

  This Spanish duplex is listed in the mid $7's.  Each unit is more than 1800 sf of living space. There are no Silver Lake houses for this price offering that much room and you get income for the second unit on top of that! Just a block away from Sunset Blvd and close to both Silver Lake and Echo Park restaurants and shops. 

 This triplex is within walking distance to Sunset Junction and one of my favorite haunts, The Cheese Store of Silver Lake. You can live the 3 bedroom, 2 bath house and get rent from the duplex in back. The house can be delivered vacant.  It's a great buy at $699K. 

 Talk about a real bargain - this Echo Park duplex is a steal at $495,000. Both units will be delivered vacant so you can choose your tenant and set your own rent.  At 2 bedrooms each, maybe you could buy this one with a friend and both of you can stop paying someone else's mortgage.

These are just a few of the currently available Silver Lake area income properties you might consider. For a complete list of available properties and more information on owning income property in Silver Lake and surrounding neighborhoods, give me a call. It would be my pleasure to start you on your way to owning investment property.

For more information on Silver Lake, Los Feliz, 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

Silver Lake Wine is a great place for wine tasting, meeting and mingling in Silver Lake

Opened in 2004, Silver Lake Wine seems to be going strong and its following is steadily growing. I wanted to stop in for a bottle last weekend and couldn't find a place to park! That's what happens if you don't make a reservation for one of their very popular tastings.

An unpretentious little neighborhood wine shop, Silver Lake Wine is located around the corner from Silver Lake Reservoir and just up Glendale Blvd from where the new Silver Lake Library is being built.  They carry a variety of wines from all over the world and have recently added liquor to their offerings. The store is owned and operated by Geooge Cossett, Randy Clement and April Langford and the focus on small production, high quality wines from around the world as well as microbrews and sake. This store was a welcome addition to the trendy Silver Lake neighborhood.

The staff  of Silver Lake Wine is experienced and knowledgeable and takes pleasure in sharing that knowledge with their growing customer base. Unlike some wine shops, there is no air of stuffiness about the atmosphere and it's a comfortable place to meet and mingle with other Silver Lake folks out for a fun evening.

There are three specific days/times for  wine tastings and they are all the rage with the Silver Lake crowd. If you're looking for something to do on a weekend afternoon, check out Sundays at Three. The Sunday tasting features four ones and one aperitif. The wines are each paired with an hors d'doeuvre that compliments it by the region.  How can this NOT feel like a party and for $20 per person, how can you go wrong?  This is a pretty popular event so call ahead for reservations if you are planning to attend.

If you prefer your wine in the evening, you might stop by on Monday or Thursday between 5pm and 9pm.

• Blue Monday is held every Monday from 5pm-9pm.  Silver Lake Wine serves 3 different wines accompanied by farmhouse cheese, olives and an LA favorite- La Brea Bakery Bread. If you're a cheese fan, you'll have to check out The Cheese Store of Silver Lake too, but that's a different story.
  
• Thursday Night Flights, also held from 5pm-9pm will get you a sampling of 3 wines. The wines are categorized by winemaker, grape or region and you can choose from white or red or why not both?

Reservations are not required for either of the evening tastings  at Silver Lake Wine and at $12 a pop it's cheaper than going to the movies. (Particularly if you like to munch on popcorn and candy while you're there!)  You can also leave the store with a bottle or two of your favorites from the tasting menu and get a bit of education in the process.

Silver Lake Wine is also involved with the Barndsale Art Park Foundation.  Fridays at 5:30 during the summer you can do your wine tasting at Barnesdale Park and take a tour of Frank Lloyd Wright's Holyhock House in Los Feliz.  This event has proved to be so popular that tickets must now be purchased in advance and are no longer available at the door.

So if you've been looking for something different to do in or around Silver Lake and you've yet to stop in at Silver Lake Wine, make it a point to drop in for a tasting one day soon. I'm sure you won't be disappointed.

 For more information on 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

Caldron Kitty in Silver Lake for witchcraft, pagan and spiritual supplies

I've seen a lot of movies and TV show that have stores where you can buy notions and potions, spell books and ingredients like "eye of Newt", but I was surprised to find we have our own witchcraft supply store right here in Silver Lake!

Caldron Kitty sells ritual tools and supplies, hand crafted wood and crystal wands, chalices, jewelry and a great line of hand poured candles.  This Silver Lake shop hosts classes and public rituals, provides Tarot card, Runes and Ogham readings and complete astrological chart- no new age stuff but serious witchcraft!  Lest you think this is some sort of gimmick; the knowledgeable staff actually helps patrons with magic and guidance in spell work.

I had driven by this Silver Lake shop many times but had never thought much about it until early last year. One of my clients had called to tell me there were weird paranormal things happen in her condo: doors slamming by themselves, lights flickering, the TV turning on and off, missing items showing up in their correct places weeks after they disappeared. Her mother was staying with her at the time and was awakened at night by static like sound and she saw some sort of apparition in her bedroom doorway! 

I'm not exactly a chicken, but I have to admit my client is a lot braver than I would be in that situation. Courtney found these experiences to be strange but not really frightening and would try to recreate the odd occurrences to see if she could find a rational reason for the things she was experiencing. When she decided there was more to it than a breeze or electrical short, Courtney stopped in at Cauldron Kitty in Silver Lake for some advice. The knowledgeable staff listened to her story and came up with a spell they thought would alleviate the problem. 

 The helpful Cauldron Kitty staff sent her on her way with Frankincense resin, Rosemary oil and instructions for cleansing, blessing and clearing the condo of negative energy.  Courtney tried the ritual on her own and it appeared to solve the problem. Shortly after performing the ritual she called to recount her experiences.  Thinking it was pretty weird but being intrigued, I told her to call me if the problems reoccurred and she wanted to repeat the ritual.  The Caldron Kitty staff had told her it might be necessary to perform the spell more than one time.  Within a few weeks, odd things began to happen again and I joined her to go through the ritual a second time.

Obviously you have to have an open mind to try something like this and I was game.  Courtney lit the incense and we went room by room, spreading the smoky air and invoking the help of Saint Michael to protect and cleanse the home.  It's been more than a year since we went through this ritual together and apparently it worked like a charm. All is now quiet in her home!

Prior to this experience I might have thought the whole idea was preposterous. Let's just say I have a new respect for magic, witchcraft, spells and the staff of Caldron Kitty who really know their stuff.  I highly recommend stopping by their shop in Silver Lake to check out their wares and see if there isn't a spell that can improve whatever situation you may find yourself in! As they say on their website, "why not stop in for a spell? It may change your life!"

Caldron Kitty is located at 2818 Rowena Ave in Silver Lake, just down the street from The Edendale Grill in Silver Lake. They are openWed - Fri 12:00PM - 8:00PM, Sat 11:00AM - 7:00PM and Sunday 11:00AM  to 5:00PM.

For more information on Silver Lake, Los Feliz, Echo Park and to buy or sell area real estate, 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 Edendale Grill in Silver Lake - dinner and drinks in a restored  1920's fire station

Back in the days of silent films, Hollywood had yet to be born as "the movie capital of the world". At that time, the keystone cops and westerns were being filmed in parts of  Echo Park and Silver Lake once known as Edendale. It was here that trick rider and silent western star Tom Mix  filmed his first of many movies in 1910, later developing Mixville- his 12 acre western town and movie Studio. Not much is left of Edendale but a few buildings that still carry the name such as The Edendale Branch Library and  Edendale Post Office in Echo Park and The Edendale Grill in Silver Lake located just down the street from where Tom's Mixvill once was.

The Edendale Grill opened in 2002 by Patti Peck and Melanie Tusqeullas in former Los Angeles Fire Department Station 56.  It took these dedicated women more than two years to restore the 1924 abandoned firehouse to its pristine condition with its hardwood floors and original tin ceiling.  The restaurant offers both indoor and patio dining and is a popular spot for Sunday brunch for the Silver Lake  crowd.  The attached Mixville Bar with its long mahogany bar, stools and comfy club chairs once housed the station's fire truck. 

 
Edendale Firestation circa 1920. The area on the left that once housed the firetruck
is now The Edendale Grill's Mixvill Bar.

Rstored Tin ceiling in the Mixvill Bar

The Edendale Grill offers a varied menu including their delicious Tarragon Blue Cheese Fries, fresh salads, sandwiches, dinner entrees and desserts. One of their suggested cocktails is the Pimm's Cup- a concoction of James Pimm's created in 1840 as a digestive aid made with Pimms # 1 Cup, ginger ale, cucumbers and citrus.  Of course you can order your regular favorite if you're not feeling particularly adventurous!

Tom Mix and Tony the Wonder Horse

The reception area of the restaurant is a virtual historical museum of Edendale with framed photos of famous silent movie stars and filming locations in Silver Lakeand Echo Park.  Go to The Edendale Grill to check out the cool architecture of the restored firehouse and check out the movie history photos and articles on the walls, but definitely stay for dinner and a drink.  It's a Silver Lakefavorite.

The Edendale Grill and Mixville Bar is located at 2838 Rowena Ave. in Silver Lake. It is open daily for dinner and drinks with Brunch served on Sundays  from 10am until 3pm.

For more information on Silver Lake, Los Feliz, Echo Park and to buy or sell area real estate, 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