Westside Story

Where was I?

2011-04-21T21:15:00.001-07:00

It's been a while. The kids were all enrolled in the local 900 API schools. They are responsible for getting themselves there and back by foot. We shop at the local Sunday Farmers Market, eat in the village restaurants and generally don't leave the area in a vehicle more than once a week. In all, we are happy here.

About our purchase, we were able to refinance our 2008 mortgage to a 30 year fixed 5.75% in 2011. The process was long, painful and fraught with missing or lost documents, multiple employees, 3 mergers and finally a brilliant loan officer at Surety Financial who managed to close in 45 days.

140 boxes and we are IN!

2009-08-19T21:20:00.000-07:00

the move happened smoothly, only one vase and my camera are toast and there are a few weeks left before school. All is well.

And the fence comes DOWN!

2009-07-28T11:03:00.000-07:00

Friday the construction fence comes down!. A new record-breaking almost whole house remodel.
We took possession in January and we are moving in in less than a week.

Our thanks to a stellar architect- Oscar McGraw who navigated the Palisades Architectural review and the city permitting process with aplomb and alacrity

and to John Byrne Construction- a general contractor with our budget and timeline firmly in mind

it has been a pleasure to work with these talented gentlemen.

Pictures coming soon.

Now I need a landscape planner to turn our new front and back yards into water-wise and properly draining beds and we will be in business!

A tub with a view

2009-06-21T22:46:00.001-07:00

The new soaking tub roughed-in, with a view of the rooftops and telephone wires.

I'm seriously NOT complaining. This spot used to be counted as a bedroom.

House progress!

2009-06-13T22:47:00.001-07:00

Doors and Landscaping next!

Wall closing day

2009-05-26T12:26:00.000-07:00

is scheduled for FRIDAY!

Electrical walkthrough was this Saturday and the new subpanel is in. The low voltage stuff and cable runs are happening today and tomorrow. It won't be the fanciest house on the block, but I'm going to have a real network!

Habitat for Humanity ReStore=WIN

2009-05-19T15:02:00.000-07:00

1139 Summit Drive, bel Air is undergoing a little demolition and has donated tens of thousands of dollars of custom cabinetry and stuff to HFH. 23 pieces of the custom kitchen- $4,400, a marble countertop $40, a gorgeous vessel sink on an antique table conversion $200.

If only I was ready for these things now!

School enrollment and construction

2009-05-18T23:08:00.000-07:00

Mission accomplished- class orientation is June 3.

Construction is moving apace. Foundation and framing are mostly done. Our new windows arrived and are currently stacked in the dining room.

I'm having fun picking tile and fixtures now

Annoying the neighbors

2009-04-27T18:32:00.000-07:00

We owe the neighbors liquor, lots and lots of it. The construction fence went up and demolition commenced at 7am Monday. IT WILL CONTINUE 6 DAYS A WEEK. To meet the timeline, we need to do work six days a week, maximum hours.

So sorry neighbors about the jackhammers on Saturday morning. We will try to get this part over with as quickly as possible.

Hello chain link!

2009-03-30T19:05:00.001-07:00

The construction fence is supposed to go up today!

2009-03-13T20:52:00.000-07:00

The soon to be demolished architectural amenities. See that fascia board? Leaf debris built up behind it and caused the gutters to back up and seep under the eaves. The wood wicked the moisture to the plaster.

Oh and that stop sign of a window way up high leaks air like you wouldn't believe. It may actually be sealed with playdoh.

Permit Process- day 410

2009-03-02T12:31:00.000-08:00

Ok, I'm exaggerating. But this process grinds so slowly and the go-go days of construction are OVER. A monthfor the architect and engineer, a month for the civic league, a month for the permits. Sheesh! Just rip out those bushes, cut a hole in the roof and build me my bedrooms already!

Rain Gutters in California- whoda thunk it?

2009-02-23T14:47:00.000-08:00

Note to self: check rain gutters periodically. Conifer debris and other random stuff fills the gutters pretty quickly and this has a poor effect on actual drainage. I now have a lovely pink plaster line where the water seeped back under the eaves at the roofline and soaked into the fabulous coved ceiling plasterwork. Sigh.

PPCL- it pays to be nice to your neighbors

2009-02-17T20:06:00.000-08:00

PPCL requires copies of your remodeling or construction plans along with landscaping plans to be distributed to your surrounding neighbors for comment before a brief hearing for approval. The approval in necessary before the LA building permit is issued- in fact, it is prudent to get PPCL approval before getting engineering and building permits.

We passed first time through. Hallelujah! We won't be cutting down any trees, but we will be losing green lawn in the front and gaining some landscape along the side and back. We are estimating at least a month for permits, then demolition and concrete.

Happy 2009!

2009-01-01T20:21:00.000-08:00

Moving is happening just swimmingly- although there are some plumbing issues to correct before we move in for good.

Anon- we are very thankful that we can move in- we weighed the costs and it makes sense for us now, not two years from now.

As for Westside Story- I'll update everyone when we start the process of negotiating with the PPCL regarding remodeling. I wonder how they feel about gargoyles and a moat?

It's all ours!

2008-12-19T10:49:00.000-08:00

OK, really, it's 1/3 ours and 2/3 the bank- but hey! we are moving into the new neighborhood like the Beverly Hillbillies.

To comment on http://westside-bubble.blogspot.com/ both of the homes noted (Not selling in the Palisades) are severely flawed and just not attractive values.

Thanksgiving

2008-11-24T08:24:00.000-08:00

This holiday season, we are thankful to just be employed.

2008-11-10T12:58:00.000-08:00

A new home for the swingset of doom. My kids will be in LAUSD, but the catchment area is all top notch schools- and that was top priority. I'm still going through the motions of applying for magnet programs and such, but it will such a relief to simply toss them out of bed and out the front door (or back door for the high school)

Pointing and laughing

2008-11-06T20:24:00.000-08:00

For the people who have screamed out about "catching a falling knife", I hear ya, really I do. But the uncertainty of living in a rental or buying at a (what we consider a reasonable price) greatly reduced (think early 2004) price in a superior school district at 6.5% interest on our loan really influenced our decision. We will be in a neighborhood that we love (even at night) with parks, superior schools and a grocery store within walking distance. The backyard has room for the swingset of doom. The guest room is sufficiently removed from the rest of the house so my mother in law doesn't have to listen to my children at odd hours of the day and night.

A home in a good school district

2008-11-04T19:47:00.000-08:00

Cue the theme from "The Jeffersons". We made an embarrassingly low offer through our no frills discount broker and were rejected out of hand over a year ago. We made an offer last weekend for less this year, using a full-service broker and were accepted. It's a fixer-upper and easily the ugliest on the block, but it's about to become ours for an amount less than the 2004 lot value. I'd put a picture of it up, but it's so hideous that people are bound to recognize it. Let's just say that rose tulle should NEVER be a primary decor feature.

What was that whistling sound?

2008-10-20T10:01:00.000-07:00

Ok, it's been an entire YEAR of this nonsense and we are just beginning to see some significant "come into the light" moments on the parts of the sellers. Crappy houses in crappy areas- 50% down, check. Nice houses in crappy areas down 45%+ check. Now crappy houses in nice areas are having a hard time.

We spent the day in Pacific Palisades- 720 Almar was gorgeous and the builder did a very nice job. $3.9 million is pricey for the market these days- who's going to get a loan on that- and there are three other houses in the 'hood undergoing that level of construction. There's a teardown just down the street at 522 Almar that has a nice lot, but is $1.8 really the lot value? How about 401 Almar with the gorgeous views and the Deasy/Penner mini mansion overlooking the entire house?

Hello 7500!

2008-10-10T13:39:00.000-07:00

So the Dow has lost 6000 since last year and most people's retirement portfolios look like Swiss cheese. It's a great time to buy!

Make offer now!

2008-10-03T09:20:00.000-07:00

Yeah...

1135 Berkeley has chased this market downward for two full years now. I bet those offers of $1.8 million look good now. $1.4 is about right now.

I'm seriously thinking $1.1 by the time the sellers really want to leave.

1001 Stanford is quite lovely, but I think $1,995,000 is excessive. $1.6 is realistic but might not get interest now and $1.4 would sell it tomorrow.

1024 Princeton is smoking something serious $1,499,000 was top of market for a teardown LAST summer. $1.2 is my guess now- again $1.1 by the time the sellers decide thay want to move on.

Waiter! the check please.

2008-09-29T20:23:00.000-07:00

There have been some intriguing REO properties (if anyone says "propertunities" within the range of my throwing arm, watch out) creeping into the neighborhoods we are looking in... Unfortunately the game has been tossed awry by the lack of trust in the market. Super jumbo loans are difficult to find- even if you have cash in hand and income. When you do find a loan, the rates are rapidly approaching the levels I remember from the 80's

Sigh.

There's a house on Gretna Green in Brentwood that I love, love, love. Another on Via de La Paz- and not a chance that either of those properties will close unless I can scrounge up cash to buy them outright.

Summer's over- let the price chops begin!

2008-09-02T16:28:00.000-07:00

Hi 11244 Sunset- still not sold after 160 days? Your sister at 11150 Sunset is now asking $1,689,000 (down from $2,350,000)and isn't looking much better- and I'm not so sure I'd offer $1.2 million anymore.

The kids are in school and we've sent the exchange student home- so the pressure is off. We are seeing some movement, but there are still some exemplary holdouts- a new favorite is 2267 Roscomare- on the market 270 days now and still playing the lower price by $5000, raise price by $5000 every week or so.

1135 Berkeley is still hanging around- now with a call from the agent asking if we would consider paying full price if the owners put in a full bath upstairs. Ummm no. We have a hard time conidering $1.6 million, no matter how much cheap granite you toss in.

If anyone is still reading, we have:

5 beds, 3 baths, a 4400 sq. ft fenced flat grassy back yard, a reasonably safe, convenient neighborhood and a lousy (really lousy 89% ESL, API score 703, Greatschools 4/10) + 3 school age kids currently in private school.

we want:

at least 4 beds, 3 baths, at least 2000 sq ft fenced flat grassy back yard, a reasonably safe, convenient to Santa Monica and Hancock Park neighborhood and neighborhood public schools with at least 750 and 8/10.

Oh and we'd like to spend less than $1.5 million

Nothing interesting here... just keep looking

2008-06-19T09:54:00.001-07:00

I'd like to point out that 11150 Sunset is still not selling. $1.2 million and I'll take it

Slowly, slowly, slowly said the sloth

2008-05-27T12:15:00.000-07:00

With apologies to Eric Carle

Declines in Santa Monica and Pacific Palisades are happening, but there are some significant holdouts who still think it is 2005. You'd think after 170+ days on the market the message would be clear. We've stopped actively looking for a house, but I have alerts set up for my favorite areas so I can watch the shenanigans. My new favorite house is 11124 Sunset Blvd- just down the street from the highly overpriced and still not selling 11150 Sunset Blvd. One is billed as "move-in ready" the other is a "developer dream". When it hits $1.2 million, call me

The exchange student leaves in July, so the bedroom situation won't be so crowded soon. My mother-in-law is coming, but I'm tempted to stuff her under the swingset of doom.

This is a stand-off

2008-05-14T18:10:00.000-07:00

Sellers aren't selling or coming down in the areas we want- and so we aren't buying. Nyah-Nyah-nyah.

Watching the Westside Crumble soooo slowly

2008-05-05T22:59:00.001-07:00

I'm beginning to see homes that were previously waaaaaay out of our range come tippy-toeing closer, but there still isn't a house big enough for all of us, with decent schools and a decent commute for us for less than $1.2 million.

There are now quite few available for $1.7 million that are just perfect (and a few dreamers who still think $2.2 million is just chump change), but we really don't want to pay more than $1.2 million.

Hello 11150 Sunset Blvd, 90049- I'm talking about you.

We offered for you in May 2007 and were rebuffed in favor of a developer who thought it would be a quick flip.

It's still on the market...

Writing the big check

2008-04-19T20:37:00.000-07:00

It's killing me, but we are dropping out of the house hunt until we see clear evidence that the homeowners who are selling in the areas we like are starting to get the message. No more multiple bids on the lone house in the area willing to sell.

Tuition payment for next year... $24,600 plus I need to pay for uniforms, books, field trips and the mandatory fundraisers. Plus afterschool care and once a week transportation for early dismissal day and I don't get home from work in time.

Welcome back 866 Stanford!

2008-04-15T09:55:00.000-07:00

So really, $2,095,000? I love pre-war construction for its solidity and your 8,000 sq ft lot is prime for Santa Monica. But you've been so long on the market and now sadly left at the altar. So is there a price chop coming or is this the swan song of the listing?

Cough! Choke!

2008-04-13T20:44:00.000-07:00

No, I'm not making any sort of statement about your price 1101 N. Kenter Canyon. A $200,000 price chop always looks good to me.

I am allergic to nuts and someone or something has filled my lungs with the trigger. I have crushed 4 Benedryl and rinsed my aching nose and throat with saline. I'm still breathing, but ohhhh it hurts.

Is that the Expo line in your backyard?

2008-04-08T09:24:00.000-07:00

Hello 10631 BRADBURY RD , LOS ANGELES 90064

Your newly reduced price of $1,599,000 is truly impressive considering that your lot size is the minimal Cheviot Hills/Rancho Park 6,600 sq ft.

Your close cousin on Dunleer Place (with a bigger lot) is now listed at $995,000 and still not moving, so perhaps the value is a touch inflated.

Really, how much is it worth to you to have commuter train hurling through your back yard on its way to Santa Monica and back?

Cracks in the foundation

2008-04-07T08:25:00.000-07:00

We are beginning to lean towards a new tactic- regardless of listing price, we make an offer.

$2,195,000 with 170 days on market? No problem. We will offer you the $1.6 we think it is worth...

Now if only we had an agent willing to comply... I swear I am going to start copying off a set of offers and just pasting in the particulars...

One cranky husband and three sweaty kids on Sunday

2008-04-04T14:49:00.000-07:00

"Before we get out of the car, what are the rules?"

(chorus) Don't touch anything!
(teenager) unitelligble grunt
(husband) what is the list on this one?

OK, we are here- Hubby, go get the set up and sign in
(one small person) I neeeed to use the bathroom

OK, surly teenager please take small person to the bathroom

Didn't I say don't touch anything?

Back in the car, drop surly teen off at mall, get snacks, potty and then back on the road

Repeat process.

This has been the routine for nearly a year. Everyone is invested in the process because everyone would like a bedroom.

Same tired listings, same tired price

2008-04-04T08:47:00.000-07:00

Dear sellers, please for the love of all that is great and holy, start reading these blogs.

I've been watching the same set of houses in Santa Monica, Bel Air and Westwood bob along in the the downward torrent without any downward movement whatsoever. Here's a clue- if you couldn't get your price last summer, it still isn't going to move THIS summer at that price.

11150 Sunset
1135 Berkeley
2267 Roscomare

YOU ARE NOT SPECIAL

Hopes dashed AGAIN!

2008-03-31T21:39:00.000-07:00

Our price range keeps creeping up and so do our expectations. Sunday we went to see yet another house- this time in lovely Sunset Park in Santa Monica. $1,695,000 is asked for a "custom remodel" on busy 34th st. The location is ideal as we could place a large rubber band in the back yard and slingshot the primary breadwinner into his work parking lot, but OY! the house is one of the strangest remodels I've ever seen. No thought was given to maximizing the lot, so the house kind of rambles over the 9600 sq ft lot, leaving the back yard dedicated to driveway. Landscaping seems intended specifically to hide the children's play area from the watchful eyes in the living room at the back of the house. The center of the house is a laundry room/office combo with a long, narrow galley kitchen to one side. The original living room and dining room remain at the front of the house.

We were prepared to walk in with an offer, but the layout was so odd and the traffic so depressing that we went back to the car post haste. For $1,695,000 we need the house to have superior schools, great commute, flaws that can be corrected by paint and drapes and a yard big enough for birthday parties.

Realtors worth the money?

2008-03-27T11:49:00.000-07:00

Background- I really like Propertyshark, Redfin, Ziprealty, Catalist, Cyberhomes, Trulia, Zillow, et al. I like doing my own homework and visiting open houses. I always sign in as having no agent. I understand this woman's plight- she only gets paid when she writes an offer and it is accepted.

An agent sent me a house to see and I requested that she only send houses that she is personally listing. Here's her reply (edited to protect her identity)

Thank you very much for your quick reply. I greatly appreciate it. I will remove you from my list since I only work with clients who only work with me. I have just emailed my other three buyers *** Street, who will also be seeing it on Sunday. Since I have an open house on Sunday myself, I will be previewing it prior to Sunday's open house.

Lastly, I only provide my own buyers with my pocket listings. That's one of the reasons why they work with me and only me.

I have three pocket listings in Cheviot Hills as of yesterday. One couple is out of the country, so I will preview it upon their return. 3 bedrooms + office plus 2.5 baths (approx.2,400 sq. ft.) on a 7,390 sq. ft. lot with pool. Price: $1.45 million range.

Two others I have already previewed are off Forrester: 3 bedroms + office plus 3.5 baths (approx. 2,424 sq. ft.) on a 8,750 sq. ft. lot with pool. Price: $2.0 million range. 4 bedrooms + office plus 3.5 baths (approx. 2,800 sq. ft.) on a 8,750 sq. ft. lot with pool. Price: $1.85 million range.

I walk various neighborhoods a few times a week and talk to the residents, pass out my cards, discuss my clients' needs. That takes time and a great deal of effort. I hit at least 200 homes per week.

2009 Fairburn

2008-03-24T21:08:00.000-07:00

It's famous- it's been on tee-vee

It's still a well-stuccoed crackerbox on a teensy lot. Has anyone noticed the funhouse mirror-style photos? I had no idea that you COULD curve a counter or ceiling in that manner.

Quick review of priorities

2008-03-18T14:10:00.000-07:00

1. Commute
2. Neighborhood safety (bars on window count negatively)
3. Schools including high school
4. Yard or proximity to safe, usable park
5. Number of bedrooms
6. Ditto bathrooms

Pin the price on the property

2008-03-18T13:38:00.000-07:00

Listing History for 1135 Berkeley:

7/8/05 $2,799,000 108 days on market

11/3/05- $2,679,000 209 days on market

6/21/06- $2,190,000 110 days on market

2/1/08 - $1,995,000 46 days on market

So really- there are are currently houses listed in this little microneighborhood from $1,995,000 all the way to $3,150,000. They aren't moving.

What would be a fair offer today?

What about 6 months from now?

Guesses?

Purely delusional in Santa Monica

2008-03-17T12:55:00.001-07:00

Yesterday's adventure was visiting homes south of Montana, north of Wilshire (Franklin School). Great lot sizes- 7800-8000 sq. ft. The traffic is a little off-putting though. The hiss of the deflating market has not yet reached the ears of the sellers. We visited two homes that are listed at $1,995,000 and $2,075,000 respectively. Apparently they are priced for people who are incapable of reading the news.

1135 Berkeley is calling itself 5 bed, 3 bath with new upgrades and asking $1,995,000 at 41 days on the market. One thing, it's been on and off the market since 2005- starting near $3 million and drifting downward ever so slightly. The owner recently went all ugly and put in some cheap marble tile, granite counters and fancy stainless steel in the kitchen. The actual bath count is not 3, but is 1 + powder room in a closet upstairs and a 3/4 down. The title indicates 5 bed, 1 bath. From satellite photos, the flat roof has some water pooling issues. No A/C. ancient floor and wall furnaces and some really bad re-muddling of what should be a nice 1926 Mediterranean home. Zillow says $1,557,000. My $/sq ft calculation indicates $ a touch lower.

The other house is only a short block & a half away and features a newer, more tasteful remodel (2003), a nicer yard and comparable living space. It's still too small for us, but it's useful to know that the market doesn't think that it is a $2 million house either.

Now for Something Different- from Craigslist

2008-03-13T11:38:00.000-07:00

Please help! After two long years of being on a waiting list for a dog, we have been notified by breed rescue that, at long last, our number has come up and ... WE ARE HAVING A PUPPY! We must get rid of our children IMMEDIATELY because we just know how time consuming our new little puppy is going to be and it just wouldn't be fair to the children. Since our little puppy will be arriving on Monday we MUST place the children up for adoption this weekend! They are described as: One male -- his name is Tommy, Caucasian (English/Irish mix), light blonde hair, blue eyes. Four years old. Excellent disposition. He doesn't bite. Temperament tested. Does have problems with peeing directly in the toilet. Has had chicken Pox and is current on all shots. Tonsils have already been removed. Tommy eats everything, is very clean, house trained and gets along well with others. Does not run with scissors and with a little training he should be able to read soon. One female -- her name is Lexie, Caucasian (English/Irish mix), strawberry blonde hair, green eyes quite freckled. Two years old. Can be surly at times. Non-biter, thumb sucker. Has been temperament tested but needs a little attitude adjusting occasionally. She is current on all shots, tonsils out, and is very healthy and can be affectionate. Gets along well with other little girls and little boys but does not like to share her toys and therefore would do best in a one child household. She is a very quick learner and is currently working on her house training. Shouldn't take long at all. We really do LOVE our children so much and want to do what's right for them. That is why we contacted a rescue group. But we simply can no longer keep them. Also, we are afraid that they may hurt our new puppy. I hope you understand that ours is a UNIQUE situation and we have a real emergency here! They MUST be placed into your rescue by Sunday night at the latest or we will be forced to drop them off at the orphanage or along some dark, country road. Our priority now has to be our new puppy.

Cross your fingers...

2008-02-13T13:46:00.000-08:00

4 bed, 3 bath currently in multiple offers and we actually made the cut this time.

It is the ugliest and most charmless house on the block and the yard is smaller than we are used to, but the schools are excellent up to high school. The park, library and school are all within walking distance. The commutes are acceptable.

There are enough bedrooms, even a guest room if we convert the ridiculous double-deep his & hers walk-in closets back to a bedroom.

New year, new offer.

2008-02-13T13:38:00.000-08:00

Why hello 11150 Sunset Blvd, 90049! You know, we thought you were worth no more than $1.3 million on July 4, 2007. Look at you now- a new coat of paint and some carpet and you are suddenly worth $1,795,000. Your kitchen is still the hall of doom and your drainage issues look uncorrected.

I think your current owner paid $1,650,000 cash in July.

We are considering making an offer. Do you think $1.1 million is fair?

Houston, we have an offer

2007-12-05T08:55:00.000-08:00

In sum, we have cash and loans adding up to $1.1 million. You have a house we want, on a piece of land we want, in a neigborhood we want.

You seem to feel your house is worth $1.5 million

Zillow seems to feel your house is worth $1.3

We feel that your house is worth $1.1 to us.

It's been 100 days. We will make this offer again in 30 days- but the amount will go down again.

$1,279,000 Teardown in Cheviot Hills

2007-11-28T08:29:00.000-08:00

Great neighborhood, good elementary and middle schools. Odd existing house that faces backwards. Living area, backyard and kitchen are downstairs. Bedrooms, entryway and garage are upstairs. Subterranean water damage and some visible termite damage indicate that the house has some pretty severe deferred maintenance issues.

So now we are divided between offering on two houses- 10,000 lot and teardown house in lower Bel-Air or 6,600 lot in Cheviot Hills. I prefer the commute from Cheviot, the breadwinner prefers the quiet of Roscomare Rd.

House Perfect

2007-11-19T13:44:00.000-08:00

Great house on Greenfield Ave- Westwood Charter, Emerson Middle. Good floorplan, 4 bed 3 bath, good sized kitchen- problem? 6,000 sq ft lot with 3000 sq ft house and just about 1000 sq ft dedicated to driveway and front yard. Asking price is $1.8 million, but I think the market has made room for negotiation.

BUT- the swingset of doom will take the entire green space.

2155 N. Beverly Glen- listed $995,000 sorry, no sale

2007-11-10T22:41:00.000-08:00

There's a big difference between 5000 sq ft and 7500 sq ft.
There's a big difference between 4 bed, 2 bath and 2 bed 2 bath.

It's a million dollar shed with stainless appliances, marble tile baths and a 100 year old oak going through a portion of roofline.

Pass.

A commenter via Westside Bubble

2007-11-09T08:46:00.000-08:00

Rosebud says-
There was a comment about rich people all sending their kids to private schools, ergo the quality of schools didn’t factor into this discussion… think the same poster said that the schools were good, but not great. The best school in the district is in Northern SM, which is in the top 1.5% of all elem schools in the state. Top 1.5% is great not good. I’ve said it before, this is a huge factor when deciding where to buy for those that have kids or are thinking about it. With the top private schools costing 3k per month, per child, a family with 2 kids can afford nearly $1MM more on a mortgage by sending kids to the great public schools. Even if you feel you need to send them to a private high school, you rack up significant savings beforehand. The rich pay for their kids’ education out of the same account that they pay their mortgage.

For those counting, this is OUR deciding factor. We currently have a house that meets our needs for shelter, but is too small and is in a LOUSY school district. We could build onto the house, we have the land space BUT adding tuition to the local parochial school (not one of the highest priced options) would be $24,000 a year plus all the "extras". If we wanted to compete with the truly rich, private school tuition for three kids could set us back close to $60,000 or more a year.

So on we hunt for a bigger house in a better school district.

Is it 1989 all over again?

2007-11-06T08:01:00.000-08:00

Instead of the sudden exit of aerospace contractors in a softening market, we have the sudden cessation of all movie and tv production and allied trades. What is this going to do?

No writers= no shows, and the news writers are scheduled for November 15, the actors for this summer.

No shows or movies = no best boys, gaffers, studio runners, producers, etc. No marketing, no advertising, and most importantly, no lunches at Craft or Mozza. No Starbucks, no dry cleaning, no dog-walkers or daycare for those affected by the production stop.

I just sold my house in September to a lovely couple who toil in special effects for television. Unless they have considerable assets banked that are not currently in the house, I fear the bank may end up with that house within a year or so.

Is it still 2004?

2007-11-04T19:38:00.000-08:00

It seems that Cheviot Hills is in some sort of time warp. Ok, there was a house on Dunleer Drive (not to be confused with Dunleer Place). I say WAS because Broker's Open was Tuesday and the house was already in multiple offers over asking by Friday. It was close to perfect. Great public schools, 10,000 sq foot lot, big house (although the bedroom situation would have required some work.)

Sigh.

Onward...

Fire in them thar hills!

2007-10-23T10:20:00.000-07:00

OK, the fates have narrowed the field for our house hunting. 520 Thrift and its neighbors on Birdella- we loved those houses. Big, big yards, lots of house, great schools. While the neighborhood is currently OK, the narrow switchbacks and roads greatly hamper fire personnel. Also, there's no ingress or egress untill all the road closures are lifted.

If you live in one of these areas, it is certainly tempting to invest in the services of a gel company to come and spray your property if the fires get close. It costs about $50,000 to buy a truck rig and about $2000 per property to spray. It's a bit like slime. There are home kits for the do-it-yourselfer, but if a fire is that darned close, it may be the very last thing you do.

So fire clearance is now on the list of mandatory requirements for our home. No narrow streets, no neighbors with overgrown brush, no shake roofs, no overhanging trees that happen to be oaks (since oaks require permits to be cut down). It's a good thing that our requirement for a large play space is essentially a fire defensible zone. Wet close-cropped turf slows down embers.

What's YOUR story? - please re-post

2007-10-18T10:38:00.000-07:00

There’s no baby like your baby. Every baby is different, and every baby’s parents have a story. The March of Dimes cares about ALL babies – those born healthy and those that need our help to survive. You and your baby can show your support for the March of Dimes by telling the world your story on the Every Baby Has a Story Bus. Farmers has pledged $20 for each person who climbs aboard the Story Bus and tells their story.

The Story Bus is traveling across the country, gathering baby stories. It’s equipped with "story stations" where you can tell your baby story via video or type it in. You can even add your baby’s story from your own computer. When you’re done, you can see your story and other baby’s stories online or send a link to share with others.

Not every baby’s story starts with "Once upon a time," but with the help of the March of Dimes, every baby has a chance at a "Happily every after."

Check out the Story Bus at www.everybabyhasastory.org

OK Moms and Dads- tell your story and please re-post!

It breaks my heart

2007-10-17T11:30:00.001-07:00

The house on Dunleer just wasn't too be. The fact that the house itself was a tear down wasn't so bad... but the incredible noise of a future COMMUTER TRAIN passing through the back yard on a daily basis every 15-30 minutes plus the traffic noise currently experienced was a deal killer.

I'm beginning to really like the Cheviot Hills/Rancho Park area. The schools within walking distance are good, the high school is the music magnet, the lots below Pico are large and homes are sized for larger families. At 5 PM on a weekend there were families in the front yards washing cars, riding bicycles down the sidewalk and tossing footballs. We haven't seen that in Bel-air.

Hi Hector!

2007-10-16T09:06:00.000-07:00

So nice to hear from you today. Yes, we are still looking for the perfect house and of course we will call you up to start the loan docs the minute we see something. By the way, I hear that Countrywide Bank is offering 5.7% on their 6 month CD's. What's your current rate?

http://www.bankrate.com is my new friend. I just found a local credit union with a 1 yr "special rate" CD of 6.02% Might as well park a portion of the house proceeds in a decent yield.

Just in time for Halloween

2007-10-11T16:41:00.000-07:00

This house meets none of our criteria- except perhaps aesthetic.

1. Size- it's 2 bed- 1 bath

2. Geography- it's in WeHo

3. Yard- there isn't one

4. Schools- 4/10 Greatschools

However, I always wanted to live in Dracula's castle.

7924 ROMAINE ST
http://www.redfin.com/stingray/do/printable-listing?utm_source=myredfin&utm_medium=email&utm_campaign=listings_update&utm_nooverride=1&listing-id=752903

Erudition

2007-10-10T08:33:00.000-07:00

er·u·di·tion [er-yoo-dish-uhn, er-oo-] –noun
knowledge acquired by study, research, etc.; learning; scholarship.

Find a place, study the heck out of it, then go see if we can have a meaningful relationship.

Our subject today- 2720 Dunleer Pl, 90064 asking $1,150,000

Big, big yard- needs some landscaping and fruit trees, but plenty of room.

Beds: 3
Baths: 1.5

Small and dated floor plan. Needs updating and probably a second floor for us.

Area: Cheviot Hills - Rancho Park

Some of the best public elementary schools and middle schools in LAUSD. Excellent GREATSCHOOLS scores.

Backyard backs up to the old Exposition Blvd train right of way and the school parking lot. House andard are bordered to the west by busy Overland Blvd.

30 days on the market

Sales pitch:

Great opportunity on cul-de-sac in Rancho Park - charming 3 bedroom, 2 bathroom home with beautiful landscaping and HUGE backyard. This house has an ideal layout. Large living room with fireplace and French doors to patio and backyard. Kitchen opens to side patio great for al fresco dining. Inside laundry, attached 2 car garage and tons of storage. Lot is over 12,400 square feet (per assessor) and approved Tentative Tract Map for lot split is available separately

Sales History :
05/17/2005
$808,000

11/14/2000
$420,000

05/06/1994
$244,000
--

We are inclined to think that $1,150,000 is a pie in the sky price. At top of market, the current owners paid $808,000. I wonder how insulted they would be if we offered slightly below that?

Amended 10/15- we visited the open house yesterday- one of three names on the sign in sheet and we arrived at 4:30pm. We won't offer. It was simply too noisy and the photos don't do justice to the fact that stainless appliances don't make up for poorly installed parquet tiles, crooked counters or bedrooms that are actually pass-through hallways. Even the agent showing the house felt that an asking price of $800,000 was more in the ballpark.

Bleahhhhhh

2007-10-08T11:08:00.000-07:00

Sorry, no open houses this weekend. The six humans had a miserable case of food poisoning. I'd love to blame the realtor sandwiches, but the kids didn't go on the Tuesday tour with us. The latest suspect is homemade cantaloupe ice.

Not a Soviet Housing System

2007-10-05T10:14:00.001-07:00

The beauty of this market is that we CAN be picky, picky, picky. Yes, we are currently in a too small space with a set of lousy schools, but we own this house (no, it doesn't own us) and we like having our own yard for the kids.

We have set a price limit and expectations and are now waiting for a seller to meet those expectations. The house we want for the price we want is somewhere out here. It took me nearly 7 months to sell my house (over a year if you count my listing, then de-listing) so I know that there will always be more options.

Just say no- really

2007-10-04T13:23:00.000-07:00

Here's a home another annoyed Realtor thinks I should see. It has 4 bedrooms, three baths and shares the 90077 Bel-Air zip code. Asking$1,019,999

3,820 sq ft steep incline lot with 1,975 sq ft of house. "Plenty of room for a garden"In a pot?

I think the green hedge is the only open area. The door on the lower level is a "small studio easily converted to additional parking" so an illegal conversion.

Bye Bye House

2007-10-03T20:33:00.001-07:00

Goodnight little house, goodnight mouse

Goodnight stars, goodnight air

Goodnight noises everywhere.

That was a great party house. Hopefully the new owners won't do anything too evil like painting it pastel pink and adding lace curtains.

Perfect spot-if it wasn't going to slide into the yard below

2007-10-01T20:33:00.000-07:00

Maybe we are overthinking the process, but we try to get inside the seller's heads before we make an offer on a place. Both of us have experienced home ownership, I've now sold two homes that I loved. Just like buying a house is a deeply emotional financial decision, selling a home is just shy of parting with child or pet. There's always the pull of every significant event that happened in the backyard, the fireplace where you lovingly restored each precious Batchelder tile and the spot in the kitchen where you were standing during earthquake in 1994. Those memories have a value. I know they have a value because the house I just sold would have sold for nearly $125,000 more if I had been able to take what was offered in 2005. I held out for $25,000 more and took the house off the market. It is now 2007 and the house sold for $125,000 LESS than the last offer in 2005.

Now I'm the buyer. There is this crazy Ed Fickett home with a decent enough addition that is the perfect size, location and school district. The current owner purchased in 1982, so she has raised her family in lots of love and architecturally significant surroundings for something less than the cost of a brand new Hyundai per year. There was recently a death in the family, so I guess there's a reason to downsize.

We got close enough on this house that we ordered geo reports and had the home quietly inspected. There's about $40,000 in mostly cosmetic fixes and nearly $300,000 in ground stabilization that needs to happen. The owner wasn't willing to repair or come down in price, so we stopped there. The house is on it's third or fourth agent now and has been listed since at least February without a significant price reduction. At what point do agents declare a property to be "toxic"?

An annoyed agent has my number.

2007-09-28T16:06:00.000-07:00

This from an agent trying to sell me a $1.9m top of hill in Mar Vista...

"from where I stand the Real Estate market is humming along and although the pace may have slowed there are plenty of willing buyers and willing sellers. Many people in the Los Angeles area are buying upwardly and using the equity in their existing homes as their deposit or have saved over the years. I think this speaks to what most people hope and strive for and that is their own home. Because to most people a home is a commodity like no other and is more than just an investment it is an investment in the future as well as a place where people build and make their lives and memories. Also, in relation to the house on Inglewood and what a good opportunity this could be, a developer built the beautiful Craftsman in the 3700 block of Inglewood earlier this year. It sold within two weeks for just about $2 million. Can you see the potential and possible opportunity?"

Am I really missing something? From where I sit, the reason that we are even considering purchasing a new home is the breathtaking tuition bill for three children in private schools. The LAUSD elementary serving Mar Vista is better than the 98% English Learners/ 90% transiency of the school currently associated with our home, but not at the cost of a $7,000 monthly mortgage payment.

We've been to this house. Love the neighborhood and its proximity to good Japanese groceries, a bowling alley and to our respective jobs. I have serious misgivings about the lack of a park within walking distance combined with the postage stamp of a backyard (no room for the enormous swingset) and living on a street used as a shortcut to Santa Monica. If the house were one street over and about $989,000 less, it would recieve consideration.

There's actually a house 2 streets over on Grand View - a faux Tuscan-villa that would be more suitable, but the play area would be in the front yard because the developer put the house all the way to the back lot line. The house is listed for a ridiculous $1,850,000 though.

The story thus far...

2007-09-27T22:17:00.000-07:00

I'm not pretending to represent ALL house hunters, I'm just representing OUR family. For those of you who are curious or confused, my husband and I each have a previous marriage and we are now consolidating two households into one large home. My much loved house with the unusual roof line is now sold and we are now all sharing my husband's house. The schools attached to this house are fractionally better than the schools near my little gray cottage but still leave much to be desired.

Our personal banker called this week (we never knew we had one). Apparently, when you have enough money in the bank, you get someone who wants to help you invest it. Back when I was turning in my $500 paychecks I couldn't get lousy overdraft protection, but now that I've deposited the money from the sale of my house "Hector" is always available to assist us with our banking needs.

OK Hector, does "Fells Wargo" want to prequalify us for a loan? What a surprise! So we are on the free cookies and bottled water tour of available houses this weekend. Just tell us which places have the best refreshments.

Places to go, people to see

2007-09-27T11:02:00.000-07:00

Thanks to the hundreds of real estate sugggestions from LA Land helping us search for a new home, here are the latest prospects...

11821 Wagner: 4/2 $789K- teeny, tiny yard and all of it is in front!

3900 Stoneview: 4/3 2440 sq.ft., pool, city view $989K- used up the entire yard for the pool- no room for swingset

9059 Carson: 4/2.5 $875K same problem as Wagner

3329 Sherbourne: Spanish,4 bdrm + guest house $999K- non permit rental unit in back, teensy yard, 1920's Spanish with bad re-muddling (no that isn't a typo) that removed the front door and replaced it with access from the driveway only.

9833 Vicar 4/3 $1.299M , MLS #: 07-215595

9066 Airdrome 6/2.5 1$.329M , MLS#07-201985

3121 Castle Heights 5/3 $1.315M MLS#07-203231

3159 Purdue 5/3 $1.495M MLS# 07-181923

2720 Dunleer Pl 3/2 $1.150M http://www.redfin.com/stingray/do/printable-listing?listing-id=1119343 - The yard is perfect! The house is too small. The price is laughable considering the current owner purchased in 2005 for $808,000 and the owner before purchased in 2000 for $420,000. Schools (up to high school anyways) are some of the best LAUSD has to offer.

Oh the Pain...

2007-09-26T12:59:00.000-07:00

TUITION PER STUDENT (private highly competitive)

Pre-K
Full Day(2:30 p.m. dismissal) $18,800
Short Day (1 p.m. dismissal) $18,100

Elementary
K-1-Level 5 $20,745

Middle School
Level 6-Level 8$22,075

Parochial (local Catholic)

$7,700 + books and participation

uniforms, lunches, transportation- all extra...
sports.... extra
art, music, drama... extra

Location, location, location-

2007-09-25T22:29:00.000-07:00

Why the Westside? Because the person with the highest paying job and the most erratic hours wants to spend the maximum number of non-work hours with his children.

After a long and painful conversation with our friendly banker and a decision to sell my much beloved house in a lousy school district (a place with a Great Schools score of 2/10 that was NEXT TO MY JOB) we started the process of narrowing the search area. We used the search tool at http://www.greatschools.net/ to find schools of the type we wanted within 5 miles of each of our jobs, then we used the intersection of the two sets (think Venn Diagram for those with kids) to narrow us down to a subset of neighborhoods. Then we tossed in the price filter, number of beds and baths and size of yard. There are tradeoffs- if the price and the lot size are right, we can go with a smaller house and add on. If the house is perfect and there's a park close by, then we could trade off lot size. School quality and commute time are non-negotiable.

My dream yard has room for at least one large avocado tree, some citrus, and the ridiculously large swingset/sandbox/clubhouse given to the kids by their doting grandparents. Now attach a 4 bed 3 bath home in a superior school district, in our price range and geographic desirability and you will have a deal!

Reverse Creationism- thanks LA Land

2007-09-25T22:18:00.000-07:00

Someone wanted to know what kind of buyers pay $1 million for a lousy post-war box on a postage stamp... well that would be us. While we both understand that we could live in Olathe, Kansas or somewhere off of U.S. 1 for less than a quarter of what we pay here, our jobs, families and friends are located in Los Angeles and here is where we are staying until our jobs move elsewhere. We both purchased homes we loved in our single years and now that we are married with kids, those homes in lousy school districts and "transitional" neighborhoods with no parking and endless parties are not exactly the place for us.So my house is currently in escrow for what feels like the 170th day for $50,000 less than asking price and the ten of us -- my husband,three children, one exchange student and four cats -- are crammed into one of those 3 bedroom 1 bath post-war boxes in Culver City that everyone seems to love.We are seeking a home within a 30 minute commute of Santa Monica and Larchmont Village with decent schools, close proximity to a park, at least 4 bedrooms and 2 1/2 baths and most importantly a grassy backyard with room for the enormous swingset/playhouse that was a gift from the kids' grandparents. Price must be less than $1.5 million. Far less.We have looked at houses in and around Larchmont, Pacific Palisades,Santa Monica, Culver City, Brentwood, Bel Air, Westwood and a few dozen other places. We use a discount agency and research the bejeebus out of houses before we even visit. We've made an offer on exactly ONE. We were outbid by nearly $600,000 by a flipper who currently has "our" house listed for $2,350,000. It's been listed nearly 45 days now, so at some point we will find out which of us had a better idea of the value.