San Fernando Valley Real Estate

229 N. Beachwood in Burbank closed last week

noreply@blogger.com (Judy Graff) — Tue, 14 May 2013 15:13:00 +0000

This is 229 N. Beachwood. It was a flip, and was purchased by my wonderful clients Scott and Robin. The escrow went off without a hitch (what a nice change)!

You may remember Beachwood when it was on the market in 2012. That's it, above. It was, uh, fanciful. Whimsical. With halls leading to dead-end rooms. Everything was painted a different color. There were lots of cats (my fave!). The flippers who bought it opened it up, redid the landscape, kitchen and bathrooms, and flooring but kept lots of the character features. My clients fell in love when they saw it.

The flipper group were also very willing to address all issues that came up during the inspection (not uncommon with a flip). Thanks, Mike Toledo, for being so heads up. And Scott and Robin, how will you decorate all that new space?

Houzz.com

noreply@blogger.com (Judy Graff) — Tue, 07 May 2013 20:00:00 +0000

I've just discovered ~~another monumental time-suck~~ Houzz.com. It's like Pinterest, but it's just for decorating and finding contractors. You want real estate decorating porn? Well, here it is, baby!

Closed last week: 16909 Flanders, Granada Hills

noreply@blogger.com (Judy Graff) — Mon, 06 May 2013 18:28:00 +0000

My listing at 16909 Flanders in Granada Hills closed last Friday for $539,000. We had it in escrow for $550,000 but the appraisal came in at lower, so everybody took a haircut. I have a history with this house. I sold it to the previous seller, sold it for them to the current seller, and now have sold it to future sellers. In the meantime, I went to a lot of fun parties there and was even naked in the pool (see below -- it was in the line of duty). If you're a buyer, it's worth it to check out this neighborhood. The housing stock is really nice, prices are still reasonable and Granada Hills High just won the state academic decathalon.

Realtor rap: "All the houses gettin' sold"

noreply@blogger.com (Judy Graff) — Sun, 05 May 2013 05:03:00 +0000

Realtor rap: "All the houses gettin' sold" by Brian Block in North Virginia. Brian, it's like that too, here.

Multiple offer winners

noreply@blogger.com (Judy Graff) — Thu, 25 Apr 2013 18:19:00 +0000

Our manager has helped this week with several multiple offer situations. Here's what she tells us are the winning combination of elements for the buyers who ultimately bought the properties:

1. Contingency removal forms accompanying offers.
2. Buyers releasing money upon removal of contingencies...some earlier than that.
3. Lots of letters and family pictures.
4. Buyers making clear no repairs, no credits.

Red alert! Buyer clients got an offer accepted!

noreply@blogger.com (Judy Graff) — Tue, 23 Apr 2013 14:27:00 +0000

Buyers, it can happen to you, too! My buyer clients just got a purchase offer (in the low $500's) accepted for a home in Valley Glen. Thanks to wizard agent and heavy lifter Amber Dolle. The buyers have written about ten or eleven offers before this, and obviously all were rejected. Moral of story: if you're a buyer, hang in there. Be prepared. Your home is out there.

Open today, Sunday, 4/21 from 2 to 5 - 621 N. Keystone, Burbank

noreply@blogger.com (Judy Graff) — Sun, 21 Apr 2013 15:10:00 +0000

Come visit Steve and me at this gorgeous character home in the heart of Burbank. You might even be able to see Rusty the cat (that's him in the dining room). It features 3 beds, 1 bath, 1272 square feet, all the original details you could hope for in a character home, a redone kitchen, redone bath, huge backyard, and central Burbank location. It is listed for $635,800 and we'll be there today from 2 to 5.

Good luck finding a house? Now, good luck finding a Realtor, too!

noreply@blogger.com (Judy Graff) — Tue, 16 Apr 2013 23:32:00 +0000

This will make you hate us Realtors even more. But many of us are now turning down the opportunity to work with buyers, especially in certain price/location ranges. Why? Because we can't find you anything. Not only that, but we already have two, three, or even four client groups looking in the same price range/general vicinity and we can't find them anything either. Oh, if only inventory would increase...

Sunday morning reading for those that didn't go to Coachella

noreply@blogger.com (Judy Graff) — Sun, 14 Apr 2013 16:24:00 +0000

Two great articles about real estate have appeared in today's Sunday papers.

First is an article re bubble market tactics. It's by Kenneth Harney for the L.A. Times. It discusses the pros and cons of escalation clauses, no-contingency offers, and low listing prices to draw lots of bidders.

Next is an article from the esteemed Robert J. Shiller for the New York Times entitled "Why home prices change or don't." It's a bit wonky, but among other items, it discusses how technological advances in home building have helped keep costs down. I thought it was really interesting.

Happy reading or happy hanging out at Coachella.

Coming Monday: Darling 3+1 character home in Burbank for $635,800

noreply@blogger.com (Judy Graff) — Sat, 13 Apr 2013 18:31:00 +0000

Listing on Monday: this adorable 3 bedroom, 1 bath Tudor revival at 621 N. Keystone in Burbank. It features all of the architectural details one could hope for in a period-style home, plus a remodeled and expanded kitchen and updated bathroom. Hardwood floors, sun porch, fireplace, central a/c and heat, and big dining room complete the picture. The third bedroom opens to a covered patio, plus another deck overlooks the big backyard. This home is ripe for thoughtful expansion -- or to just live in and love like past generations have done. Yes, it's centrally located in Burbank (and less than a block away from the donut shop on Keystone and Magnolia!). Stats: built in 1929, 1262 square feet, 7072 sf. lot, and listed for $635,800. The first open house will be on Sunday, April 21, from 2:00 to 5:00 and more pics can be found on my website at judygraff.com.

What do robots have to do with real estate?

noreply@blogger.com (Judy Graff) — Sat, 06 Apr 2013 18:40:00 +0000

I received a box from California Association of Realtors the other day. Actually, it was from their ad agency. It contained this robot (which, yes, spins and shoots fake lasers) and a card announcing a new ad campaign. But can somebody tell me what robots have to do with real estate? Is this new equipment that we'll be required to buy?

The wild and wool-y real estate market

noreply@blogger.com (Judy Graff) — Mon, 01 Apr 2013 22:54:00 +0000

Well, pardners, my experience in the local market has been like a buckin' bronco lately. Yes, I'll have some campfire stories to tell y'all, but first I have to get all the cattle driven back into their pens.

Here's some good news, though: 1122 N. Cordova in Burbank has closed for $540,000. That's $5000 over list price. We originally had it in escrow for $545,000 but those buyers wanted $11,000. We said "happy trails to you" and got another buyer. This buyer paid cash at $540,000. Now, if we can only get the Cordova sellers into a new home.

Open today, 3/24, from 2 to 5 - 16909 Flanders in Granada Hills

noreply@blogger.com (Judy Graff) — Sun, 24 Mar 2013 15:59:00 +0000

Come visit me at this lovely 3 bedroom, 2 bath plus den and pool today from 2 to 5. It features an open kitchen/dining area with a breakfast bar, living room and den oriented around the backyard pool, luxe master suite with tons of closets, parquet floors, living room and dining room with fireplaces, custom lighting and window treatments, sunny exposures, 2 car garage with direct access and more. The backyard is immaculately gardened and features a pool-side cabana and built-in fireplace. Listed for $540,000, it's on one of the loveliest streets in Granada Hills. And yes, Steve will be dj-ing his playlist!

San Fernando Valley ranch-style homes

noreply@blogger.com (Judy Graff) — Fri, 22 Mar 2013 01:48:00 +0000

I attended a fascinating presentation today by architect Alan Hess on ranch homes in the San Fernando Valley. Mr. Hess has written many architecture books about mid-century modern homes, coffee-shop architecture (the so-called "Googie" architecture), specific architects like John Lautner and Frank Lloyd Wright, etc. Needless to say, he knows what he's talking about. I learned the following nuggets:

- Did you know how the "ranch" got its name? Why, from popular culture and the movies, of course. This particular style of development ran parallel to America's love for anything "western."

- Toluca Woods was the first large-scale planned community and predated Levittown in NY.

- The suburbs aren't just sprawl. At the time they were built in the 1950s, they solved America's post-war housing shortage and were really planned communities. Most were anchored by grocery stores, schools, and other things consumers needed at the time. They were the original walking communities (nobody in those days knew about the need to walk to the tanning place or the craft beer bar.)

Most of Mr. Hess's books can be found online at Amazon.com.

Just listed! Gorgeous Granada Hills pool home

noreply@blogger.com (Judy Graff) — Sat, 16 Mar 2013 20:12:00 +0000

16909 Flanders, a 3+2 pool home, just listed for $540,000. I am particularly fond of this house. It belongs to my friend Debra, the designer extraordinaire, and before that it belonged to my friends Brad and Joe, who were also designers extraordinaire. I've been to lots of fun gatherings in this house over a decade and a half. I suppose I shouldn't tell you this, but I've been naked in the pool.* More pics are coming later today and can be found at my website at www.JudyGraff.com.

Anyway, here's the description: Luxe living in Granada Hills can be yours. This 3+2+den has been designed for both entertaining and relaxed living. High beamed ceilings, open plan kitchen/dining room, living room and den that open to backyard, parquet floors, large pool and covered cabana, lots of storage and glamorous decorating (check out the lighting!) are just some of the features. Terrific neighborhood above Rinaldi. Tax records say 4 beds, one is used as den. 1867 sf, 7540 sf lot, built in 1957.

*It wasn't as fun as it sounds. I was there by myself, it was really windy, and leaves were blowing into the pool. I needed to put the pool cover over, which had bunched up in the middle of the pool. Realtors don't usually carry around bathing suits, and nobody else was around, so...

5227 Denny #101 in North Hollywood - mini-open house tomorrow

noreply@blogger.com (Judy Graff) — Sat, 16 Mar 2013 19:00:00 +0000

Need a gorgeous, 3 bedroom, newer condo in North Hollywood Arts District? I'll be having a mini-open house tomorrow (March 17) at 5227 Denny #101 from 2 to 4. It's listed at $420,000 and the HOA dues are only $261. You can see more photos on my website at www.JudyGraff.com.

Yes, this just fell out of escrow. In this market, it's not just buyers getting screwed, it's sellers too. I can't wait to name names here.

Coming this weekend: gorgeous pool home in Granada Hills

noreply@blogger.com (Judy Graff) — Thu, 14 Mar 2013 17:44:00 +0000

This weekend, 16909 Flanders in Granada Hills will be coming on the market for $540,000. Yup, it's beautiful --3 beds, 2 baths, den, dining room, pool, and decorated to the nines by my old friend and owner, Debra. I hope to have pictures by Saturday or Sunday.

Second chance at 1122 N. Cordova in Burbank is back on the market

noreply@blogger.com (Judy Graff) — Thu, 07 Mar 2013 17:49:00 +0000

Update 3/12: we're back in escrow with a cash buyer.Here's your chance to own a great 3+2 in Burbank's Magnolia Park now that the previous buyers have flaked out (yes, more dirt to come -- later). No open houses are planned at this point, but call me or your own Realtor if you'd like to see. The home is super-close to all of Magnolia Blvd's attractions and features a/c, hardwood floors, a huge backyard, huge master suite, all copper plumbing, new windows and more. It's listed at $535,000 and I have a couple of non-scary inspection reports for serious buyers. More pictures can be found at www.JudyGraff.com.

Deal graveyard, early March edition

noreply@blogger.com (Judy Graff) — Mon, 04 Mar 2013 01:12:00 +0000

A couple of deals fell apart last month and I'm here to dish the dirt.

The first was 2912 Buena Vista in Burbank, pictured above. This sharp flip is owned by a group out of the Inland Empire who have their own real estate company. My buyer clients originally submitted a full-price offer in January, but had to go through all sorts of gyrations to get the sellers to accept it a month later. As many of you know, all real estate contracts must be in writing, and the Department of Real Estate and California Association of Realtors have contract forms. These forms have been vetted by many generations of attorneys. There is no reason not to use them. So I was surprised to get back the sellers' personal contract for my buyers to sign. No surprise -- the sellers' contract took away all of the buyers' rights. And also removed all of the sellers' responsibilities. I advised the buyers not to sign the contract, and predictably, the sellers sold it to somebody else. Yes, we're disappointed.

The second deal-gone-bad was on 702 E. Olive in Burbank, another flipped home. My buyers (not the same ones as on BV) loved this home and initially I could see why -- there were huge spaces for entertaining and nice character details. Yes, it is next to an apartment building, but still. The buyers came in over the (then) purchase price and were in escrow for $620k. For a 2-bedroom in Burbank. But as I said, they loved it.

Then we did the inspection. The inspector noticed that there were no vents in half the house. Chimney had cracks. Roof tile was falling off. And best of all, there was a lot of loose asbestos in the semi-finished basement, which is a very, very serious health hazard. The sellers-flippers refused to remedy anything (really? asbestos? You're gonna leave it just lying there?) and after very careful deliberation, the buyers decided to move on. This house, too, went right back into escrow at a higher price. To add insult to injury, the escrow company decided to keep $200 of my clients' money for opening escrow and receiving the buyers' deposit (reputable escrow companies don't usually do that). Needless to say, these buyers are also sadder, but much, much wiser.

Busted over using Kurt Cobain...ooops

noreply@blogger.com (Judy Graff) — Wed, 27 Feb 2013 04:00:00 +0000

http://northhollywood.patch.com/articles/meet-the-newest-real-estate-marketing-strategy-kurt-cobain

Cordova in Burbank and Denny in North Hollywood are both in escrow

noreply@blogger.com (Judy Graff) — Mon, 25 Feb 2013 18:25:00 +0000

1122 N. Cordova in Burbank's Magnolia Park went into escrow last week. Now, we just need to find the sellers a place to live (offers have been submitted). More about that later. And 5227 Denny #101 in the North Hollywood Arts District is in escrow. We got the call saying the offer was being submitted about an hour after the first showing on the first day. And we have to find those sellers a place too (offer submitted there as well). Whew! Yes, we are very lucky.

5227 Denny #101 in Noho is live on the mls!

noreply@blogger.com (Judy Graff) — Fri, 22 Feb 2013 19:35:00 +0000

This 3 bedroom, super-chic North Hollywood condo is now on the mls. If you or anybody you know is looking for a unit in the Noho Arts District, this may just be the one. Built in 2009, it's listed for $420,000 and has uber-low HOA dues -- only $261/month. The kitchen is huge and new, there are two full baths, fireplace, balcony, extra storage and more. We will be open on Sunday from 1 to 4. More pics can be found at my website at www.JudyGraff.com.

Kurt Cobain recorded at my new listing! Well, or close to...

noreply@blogger.com (Judy Graff) — Wed, 20 Feb 2013 20:43:00 +0000

Devonshire Sound Studios on Denny and Magnolia in North Hollywood was famous back in its day as one of the premiere recording studios in the Southland. Alas, Devonshire is now Salami Studios, but its storied history lives on. And you can live close to that history at 5227 Denny #101. This chic condo will be listed for $420,000 in a few days, and features 3 bedrooms, 2 baths, newer construction, a big kitchen, gorgeous bamboo floors and more. As you may know, the Noho Arts District is undergoing a lot of rehabbing, including widening Magnolia and planting more trees. I'll have the condo open on Sunday from 1 to 4; more pics tomorrow! (And yes, I'm sure that Kurt is rolling in his grave.)

Record-breaking crowd at yesterday's open house

noreply@blogger.com (Judy Graff) — Mon, 18 Feb 2013 15:16:00 +0000

I counted over 200 people at yesterday's open house at 1122 N. Cordova in Burbank. This is a record for an open house of mine. (Previous record was 135 last summer.) This is due to the still-low interest rates and the shortage of inventory. Yes, the property has offers on it.

Open today from 1 to 4: 1122 N. Cordova, Burbank

noreply@blogger.com (Judy Graff) — Sun, 17 Feb 2013 16:11:00 +0000

Please come visit Steve and me today at this great 3+2 home for $535,000 in Magnolia Park. Big backyard, fresh paint, new windows, all copper plumbing, big master, and hardwood floors are just some of the features. Plus, the home is close to Portos, Its a Wrap, Romancing the Bean, Mindful Nest, the Chandler bike path and more Magnolia Park attractions.