Hollywood Riviera & South Bay Real Estate Blog

The ultimate question “What is my home worth in today’s real estate market?”  I hear it all the time and the short answer that is always true is that “Your home is worth the dollar amount equal to what someone is willing to pay for it and what you are willing to sell it for.”  That number is very hard to arrive at sometimes.

Here in the South Bay we have seen a softening of the real estate market…properties taking longer to sell, prices needing to be reduced, homes needing to be staged and then kept in “showing” condition for the duration of the “marketing period.”  This is no easy task. 

The hardest part of this softening market is finding a price that will attract a buyer.  Sellers that are looking back at what homes sold for a few months ago are looking the wrong direction.  Sellers need to look forward to what will make someone pull the trigger and write that offer.  We need to start seeing what Just Sold or Just went into escrow and then adjust accordingly and not equal to or above those prices…but slightly under those prices.  Properties not aggressively priced are not even getting showings - so those perfectly “staged” houses are not even making a dent.  This is why pricing is the number one key to getting people in your home.  Of course, after they are there it must show better than the house they just saw around the corner.  Buyers are looking at everything right now - they are looking for a deal. They hear words like “foreclosure, bank-owned, short sale” and think they want one of these deals.   They want to be able to tell their co-workers and friends what a great deal they got.

So, you still don’t know what your home is worth - we hope we will all find out soon!

“This is a great anecdote that I’ve heard before but just had the pleasure of seeing again the other day, so I thought I’d share it.”

A professor stood before his philosophy class and had some items in front of him. When the class began, wordlessly, he picked up a very large and empty mayonnaise jar and proceeded to fill it with golf balls.

He then asked the students if the jar was full. They agreed that it was. The professor then picked up a box of pebbles and poured them into the jar. He shook the jar lightly. The pebbles rolled into the open areas between the golf balls. He then asked the students again if the jar was full.  They agreed it was.
 
The professor next picked up a box of sand and poured it into the jar.  Of course, the sand filled up everything else He asked once more if the jar was full. The students responded with a unanimous ‘yes.’The professor then produced two glasses of wine from under the table and poured the entire contents into the jar, effectively filling the empty space between the sand. The students laughed.

‘Now,’ said the professor, as the laughter subsided, ‘I want you to recognize that this jar represents your life. The golf balls are the
important things; your family, your children, your health, your friends, and your favorite passions; things that if everything else was lost and only they remained, your life would still be full.’  The pebbles are the other things that matter like your job, your house, and your car. The sand is everything else; the small stuff.   If you put the sand into the jar first,’ he continued, ‘There is no room for the pebbles or the golf balls.

The same goes for life. If you spend all your time and energy on the small stuff, you will never have room for the things that are important to you.Pay attention to the things that are critical to your happiness. Play with your children. Take time to get medical checkups. Take your partner out to dinner. Play another 18. Do one more run down the ski slope. There will always be time to clean the house and fix the disposal. Take care of the golf balls first; the things that really matter.

Set your priorities. The rest is just sand.

One of the students raised her hand and inquired what the wine represented. The professor smiled. I’m glad you asked. It just goes to show you that no matter how full your life may seem, there’ s always room for a couple
of glasses of wine with a friend.

When things in your life seem almost too much to handle, when 24 hours in a day are not enough, remember the mayonnaise jar and the 2 glasses of wine.

Here were are and it’s already June 4th.  Summer is a few weeks away and many buyers are getting itchy in today’s market to make a play.  But is there anything “affordable” out there right now?  Let’s take a look at what’s for sale in the general Riviera/South Torrance/South Redondo Beach areas?

Hollywood Riviera  (Area 128) - Under $700,000

The Riviera boasts 5 properties under the $700K mark - one single family home located on Pacific Coast Highway (the service street) and it’s listed for $689K and has 1132 sq ft, 3 beds/3 baths.  There is one townhouse in the Village Palos Verdes complex (AKA - the “Brown Townhouses”.)  It’s a nice looking, clean, end unit w/ a view too - for $699K.  And last but not least, there are 3 condos - all located in the “Cote D’Azur” complex which is located right on the border between Palos Verdes and the Riviera.  They range in price from $540K - $599K (there are other units for sale in that complex as well that are more expensive - typically those units are completely remodeled and/or have terrific views!)  The complex itself offers a large pool, putting green area, underground parking areas, a private walk down to the Torrance…R.A.T. Beach.   It sits on the bluff above the beach there..it’s quite a lovely location.

South Torrance/Seaside Ranchos Areas (Area 129)  -under $700,000

In the Seaside Ranchos neighborhood there are 10 single family homes for sale under the $700K mark - a few of them are on Anza, a cute small one on Linda Drive and a few others.  2 townhouses - one for only $519,000 and has 3 bedrooms & 3 bathrooms.   The other is newer construction - 1999 - and is listed for $670K.  There are 5 condos in the South Torrance/Seaside area for sale all under $599,000. 

South Redondo Beach  (Areas 155-157) - Under $700,000

South Redondo Beach holds quite a bit of inventory under $700,000 - a total of 42 properties: 4 single family homes: $579K for a 1 bedroom/1 bathroom to a $699,000 2/1 on Sierra Vista.  6 townhouses range from $615K - $679K for a cute remodeled unit off of Opal.  The condo market holds quite a bit to choose from - 32 condos that range from $329K for a 1 bedroom/1 bathroom over in Brookside Village to a nicely updated 2 bedroom condo at Catalina & Torrance Blvd for $685,000. 

Looking for a simple, inexpensive upgrade to give your property a selling edge?
Try some lovely landscaping.
It doesn’t matter whether you are planning to sell this year or five years from now, beautiful landscaping will give you very high returns on your investment now and later.  And, with landscaping, the value usually increases with time and a little TLC.
For return on investment, landscaping rivals kitchen and bathroom remodeling, experts say, but a simple landscape upgrade can be done for much less than either of those interior upgrades.
According to Realtor Magazine, a minor kitchen remodel averages about $15,000 and returns than 98 percent of the cost.
Landscaping done well can return 100 percent to 200 percent of an investment and can be accomplished for an average of $5,000, according to Money Magazine.
Sources differ on the value beautiful landscaping adds to a home.  However, estimates range from a 10 percent to 20 percent increase in value. This Old House magazine (April 2003) puts the value at 20 percent. Smart Money magazine (March 2003) reports that if you spend 5 percent of the value of your home on landscaping, you increase the value by 15 percent.
Experts generally agree that landscaping should be modest.  Complicated garden designs and vegetation that requires a lot of tending won’t increase most home values.
Of course, landscaping alone won’t help sell a home in poor condition, but it will lift a home’s profile among similar properties.
Don’t confuse landscaping with simple exterior curb appeal.  Nearly any property can be made more appealing by keeping the lawns trimmed and mowed, removing lawn ornaments, and judiciously placing flowers. Landscaping  involves more permanent elements, such as ornamental and shade trees, flower beds, and water features.
If  you decide to improve your home’s landscaping, consider getting professional advice from a landscape architect or designer. Even if you do the actual installation yourself, getting professional advice can prevent some common landscaping errors that actually decrease the value of your home.
One typical error is planting pine trees too close to the home. The trees may look nice when they are small, but 20 years later an enormous pine tree can dwarf a home.  Planting the right trees can make or break your landscape.

The Hollywood Riviera has its own Garden Club by the way - The Riviera Garden Club.  Check out their website for more info  http://www.RivieraGardenClub.org

Broker’s Open House - what is it?

Broker’s Open House is one of the most important open houses a listing agent/seller can hold.  They are held during the week and during specific hours that are set by the local board of realtors.  For instance, in Redondo Beach, Hollywood Riviera and Torrance, Thursdays from 12-2 is the traditional time for broker’s to host their broker’s opens.  In Palos Verdes areas - Rolling Hills, Rolling Hills Estates, Rancho Palos Verdes and Palos Verdes Estates - broker’s host their listings open on Tuesdays from 11-1.  The other main South Bay broker’s open house day is Friday and that is for the Hermosa & Manhattan Beach areas….that is also usually from 12-2.  It’s nice when the broker’s make it from 12-2:30 (or 1:30 in PV area) as sometimes their is a lot of area to cover in a short amount of time.   That extra half an hour can make a big difference.

Real estate agents advertise their broker’s opens lots of ways…but the most economical (free) and the easiest way for agents to find out what houses are open is right through our Multiple Listing Service.  We can easily load the open house times into the MLS and it’s easy to check that morning for the Open House List.  Of course, there are other means of advertising that work and many of us employ all the ways in order to attract as many agents as possible to the new listings.  The Easy Reader has a free open house listing for agents…you have to know what your plan is though by Tuesday at noon.  (PV agents never use any other way of advertising their Broker’s Opens though besides the MLS.  That makes life so easy, I’ll tell ya.  Wish the Beach Cities would jump on that boat.)  Professional Flyer Service hands out flyers that they drop off  for free at the different brokerages - seems like a waste of paper (and trees) to me.   Their is a fee for advertising w/ PFS.   Some of the title reps have a service they provide (also gratisse) to help in earning their client’s business….Jim McFarland w/ Southland Title does a great job of this.  And lastly, the Beach Reporter has a popular open house guide, especially for the Hermosa & Manhattan Beach properties.   I find it highly disorganized and hard to read though.  And I believe they used to offer this service of listing broker’s open houses for free and now they only will do it if you advertise in their publication. 

Agents typically provide lunch or snacks for the hungry agents that drive around from house to house checking out the new inventory.  Good agents do this on a regular basis to keep up with the new inventory.  Agents who specialize in certain areas typically just go on certain days.  You do tend to see the same agents over and over and these are typically the ones that are doing business….this is why they are doing business.  They are out working.  It is also a great way to network with other agents and discuss what may be coming on the market or how to improve listings or pricing strategies.  It is very important to get good feedback from the realtors that you work with.  You never know when they are going to be the agent you are working with to make a deal come together and it helps to get along. 

It’s here…yuck!  May-Gray to be followed by June-Gloom.  There is actually a definition in Wikipedia for May-Gray & June-Gloom…I’m shocked!  And it’s right on the money - “June Gloom (also May Gray) is a California term for a weather pattern that results in overcast skies with mild temperatures during the late spring and early summer….”  It also mentions that it may lead to “Seasonal  Affective Disorder” - depression basically. 

Here in the Hollywood Riviera and any other South Bay area with views, it is a horrible time to put a “VIEW” home on the market.  You can’t see a thing right now - on a clear day it feels like you could reach out and touch the Santa Monica Mountains and during May-Gray - forget that there are even mountains there.  One may even call you a liar if you told them there were mountains and/or an ocean out there in the pea-soup!

I sure hope it clears up for 4th of July this year.  The fireworks at Torrance Beach are gorgeous when you can see them!!  Let’s hope all hope for clear weather soon!  Here’s what it looks like on a clear day at the sunset hour!

Out of the 3100 homes here in the Hollywood Riviera,  30 of them are currently for sale.  14 of them are on the Redondo Beach side and 16 are on the Torrance Side.  The Redondo Beach side is merely a P.O. Box - the entire Hollywood Riviera is part of South Torrance.  A lot of people don’t even know that there is a Torrance Beach.  Torrance Beach is the last beach before Palos Verdes.  The highest price house is $2,299,000 for a gorgeous newly built home with great ocean views.  The lowest price house is on the service street of Pacific Coast Highway for $650,000.  Some of the highlights in my opinion are the following:

424 Via La Selva - Gorgeous Remodeled Modern Architectural Ocean  & City View Home - priced at $1,849,000

308 Via Anita - Ocean Views from the Remodeled Kitchen & Family Room (Great Room) - priced at $1,399,000

308 Via El Chico - Panoramic Queen’s Necklace Views & Remodeled House - Priced at $1,199,000

This market is changing as we speak.  Right before our eyes it is very different all of a sudden.  Spring is usually a great time to put your house on the market and I still believe it is, but don’t expect the old days’ of the last 4-5 years. 

We are still seeing multiple offers believe it or not ~ music to our seller’s ears ~ but they are not the same multiple offers of the last 5 years.  Now we are seeing “lowball multiple offers.”  And this is after only days on the market when the buyers know there are other offes.  We just had one where the buyer actually made their counter offer worse than their original offer and this was in a  multiple offer situation.  Crazy!  They did not get the house!

Pricing is all too critical now for sellers.  Staging is critical as well…having “the house on the market” that stands out from the rest and that is priced slightly under it’s competition is the key.  Pricing is not as easy to do as it was over the last 5 years.  Our number of sales are way down, so there is little sold inventory to compare to.  Even though our 2008 sold prices are seemingly 6% higher than this time same quarter 2007, one can not build that into their sales price.  I would ascertain that the 6% rise in average price for the Hollywood Riviera this year over last is due to some very high end homes selling this year and thus raising the average.  We have also seen the lowest price sale in a long time occur this year -2008- $575,000 for a fixer upper in the lower Torrance side of the Riviera.  That is lower than the last low sale of $605,000 which was an even worse location on the Pacific Coast Highway service street of the lower Torrance side of the Riviera.    We have quite a diversity of homes in our “designated-by-the-MLS” Hollywood Riviera neighborhood.  There are definitely two sides to the Riviera and two separate price ranges that go along with the different addresses. 

To date the 90277 (Redondo Beach) side of the Riviera has an average sales price of $1,375K and the 90505 (Torrance) side of the Riviera has an average sales price of $946K.  That is a $444,000 price discrepancy.  Wow - a 32% price difference. 

This is interesting here….the Redondo Beach side (90277 only) had an average price of sold homes this same period last year (Jan 1 - May 2, 2007) of $1,195K.  That means the RB side has gone up 14% year over year - same time period.  Now the number of sales has gone down from 23 last year to 11 this year…that’s more than a 50% drop.   The Torrance side had an average price this same period last year of $951K and it’s $946K this year.  They had a drop in their year over year average price of 1/2%.  Not much, but not the increase in average price the RB side had.  There were 7 houses sold in 2007 Jan - May 2nd 2007 and 9 solds for 2008.   About the same which makes their numbers a bit more in line with each other. 

Here’s the map of the Riviera with the dividing line in different colors.

Torrance Unified’s Riviera Elementary was honored by its induction into the State’s exemplary rank of being A California Distinguished School for the school year 2007-2008!  California honors some of the state’s most exemplary and inspiring public schools. Schools selected for Distinguished School Awards are strong, well-rounded community schools. This year, the selection criteria for the Distinguished School program were more stringent than ever. 

9 South Bay schools were inducted into these ranks this year - they include:

Torrance Unified - Riviera Elementary, Arnold Elementary, Towers Elementary & Edison Elementary.

Redondo Beach Unified - Jefferson & Tulita Elementary Schools.

El Segundo Unified - Center Street & Richmond Elementary

Congratulations to our terrific South Bay Elementary Schools.  Note that the middle and high schools receive the awards on alternate years.   

There are currently 27 single family homes on the market as of today with the average Days on Market at 61.    11 of those actively listed properties have reduced their prices at least once.  The highest price is $2,295,000 for a home in a gated planned community called Riviera Beach Colony - it’s a lovely home just steps to the beach.  The lowest priced home is $650,000 on Pacific Coast Highway - the service street. 

As far as what’s in escrow currently - there are 9 homes pending sale and their average days on market was also 61.  2 of those properties reduced their price once before going under contract.  The highest price pending home is $1,999,000 for a gorgeous new construction home with an ocean view on the corner of Calle Mayor and Via Pasqual.  It’s not quite done yet and never hit the MLS as active; it just came on as pending.  The lowest price pending property is $650,000 and it’s down on Highgrove and needed some work. 

As far as what’s sold this year - 2008 - we’ve got 16 sales so far.  It’s a far cry from this time last year (2007 had 28 homes sold by now) as far as number of units sold.  This year is off by 43% for number of units sold. A lot of people are clearly “waiting it out.”  We do have the same number of actively listed homes though - but many of those have been on the market a long time….a couple for over a year!  The only good news here for 2008 so far is that the average price is actually up 8% with the average price for 2008 sales coming in at $1,228K and average price from 2007 sales (same period January 1st - April 22nd) coming in at $1,129K.   The most expensive home sold in 2008 so far was $2,425,000 and it was gorgeous with the most amazing views!!  It is one of the most expensive homes ever sold here in the Riviera, short of the homes on the Paseo de la Playa bluffs.  The least expensive home sold in 2008 was $605,000 on that same PCH service street as mentioned above. 

One area to look at as well when mentioning the Hollywood Riviera is the difference in the Torrance side (90505) and the Redondo Beach side (90277.)   See my article - “Hollywood Riviera - Where is that Anyway” for a map of the different sides.  The Torrance side’s solds in 2008 average price was $958,00 (6 units) and the Redondo Beach side’s average price was $1,390,000 (10 units.)  Big Difference here!

Stay tuned for next months update!