Gorgeous Mission-style townhouse in South Pasadena

Judy Graff Properties' agent Cameron Stephens has just listed this killer townhouse at 727 Meridian Ave., #U, in South Pasadena, for $825,000.  Check it out and contact Cameron at cameronstephensRE@gmail.com if you'd like a private showing:

Designed by award-winning architects Moule & Polyzoides in 2005, this desirable Craftsman home is located in Mission Meridian Village, the heart of South Pasadena's Mission West District. Privately tucked away from the street, this townhome is bright and spacious, with a powder room on the main floor and two full bedrooms and bathrooms above, the skylight streaming light throughout. Listen to the peaceful courtyard fountain from your light filled balcony or cozy up by fireplace in the evening. Thousands in owner upgrades including brand new waterproof composite wood floors throughout, solid wood shutters, reverse osmosis water filtration system, and more. Stainless steel appliances and granite countertops in the kitchen next to the dining room make entertaining easy. In-unit laundry and two covered and gated parking spaces add to the convenience and security. Browse the Thursday afternoon Farmers Market located just down the street. Centrally located blocks away from restaurants like Heirloom Bakery and Cafe, La Monarca, and Bistro De La Gare as well as shopping, tree filled parks, and the Gold Line station. With coveted award-winning public schools, this is the best of what South Pasadena has to offer.

241 Valle Vista in Monrovia just sold to my buyers

Monrovia is an adorable community just east of Pasadena and nestled next to the mountains.  My buyers, Nayiri and Krikor, just purchased this cute two-houses-on-one-lot property as it's perfect for their extended family.  The picture shows the front house; the back house is much bigger; and there's a gorgeous oak tree (peeking over the roof) between the two homes.  The property sold for $710,000; Monrovia properties tend to be a little less expensive than properties closer to central L.A.

You say there aren't any affordable homes in great neighborhoods? Check out 229 Whitnall in Burbank.

Judy Graff Properties' agent Dayna Cussler has just listed this sweet traditional at 229 Whitnall in Burbank.  It features 2 bedrooms, 1 bath, 1037 sf. and a family room/bonus room.  As you see, the period details are still there but everything else has been refreshed. It has a big backyard (7500 sf lot), is in a great school area, and is ripe for an addition or ADU.  And -- it is listed for $795,000.  This makes it a steal compared to other similarly-sized L.A. properties.  If you think this is for you, come see this at the open houses on March 14 and 15 from 1:00 to 4:00 each day.

Bragging on my agents

Yes, here comes more bragging on Judy Graff Properties' agents.  Gabriel Browne, top, just closed a duplex for his buyers in Long Beach.  But this wasn't just any escrow.  Gabriel had to deal with an AWOL listing agent, tenants that didn't know they had to leave, extension after extension, etc.  The problems just didn't stop, but he brought this transaction to a successful close for his sister buyers.  The sellers were so impressed with his work that they have decided to use him for their next purchase! Gabriel can be reached at soldbygabrielbrowne@gmail.com.

And Cameron Stephens killed it recently in San Marino.  He had been working with his buyers for a year and they finally found their dream home.  Cameron piloted the two week escrow and all-cash deal to a happy landing.  Check out Cameron's podcast at LAConversations.com or email him at cameronstephensRE@gmail.com.  Cameron is to be congratulated for another reason as well -- he is getting married next month to the lovely Lindsay.

Please welcome Cameron Stephens to Judy Graff Properties

I'm pleased to announce that Cameron Stephens has joined Judy Graff Properties!  Here is his bio:

Graduating from Wake Forest University with degrees in Business, Psychology, and Entrepreneurship, as well as over seven years in animation and visual effects production management including the Oscar Award winning film Zootopia, Cameron came to Los Angeles in search of palm trees and movies and stayed for his long time passion for real estate.

Cameron represents property across a variety of the diverse greater Los Angeles communities from cozy condominiums and first time single family homes, all the way to gorgeous hilltop masterpieces, celebrated estates, and historic multifamily properties.

As a local resident of Los Angeles, Cameron has a passion for contributing to this incredibly unique and thriving city through volunteer programs, public speaking and education, and content creation with the Ruby Cannon Foundation.

"Real estate is difficult and emotional. But I always show up with a big smile, communicate clearly, and navigate through any problems we might encounter. I pride myself on 'showing up', because this has and always will be a business of people working with people...in person."

One of the best ways to keep in touch with Cameron is through his social presence across platforms: @CameronStephensRE as well as through his podcast L.A. Conversations.

Does it seem like it's a desert for property listings lately? That's because it is, with one exception.

There you are, all ready to hit some open houses in Los Angeles over the weekend.  But you sadly realize that there are no homes for sale to see.  Hey, it's the holidays! Listings slow way down at this time of year!

However, there is a certain type of home that still pops up around this time -- flips.  Property flippers don't care about the time of year that their listings show up; they just want to make their money back on their extensive house remodels asap.  And most of the flipped homes are pretty nice.  So, if your goal is to purchase something that's in move-in condition, a flipped home may be for you.  Caveat: these houses are usually NOT sold at a discount; the opposite is often true.  And with the L.A. area's history of multiple offers, the house you like may actually go over the purchase price.  Even if not, you may have to wait for January for any price reductions.

Mark Freeman has just joined Judy Graff Properties

We are proud to announce that Mark Freeman has just joined Judy Graff Properties!  Mark is a long-time veteran of the Los Angeles-area real estate scene and we last did a deal together in 2005.  Mark and his partner now live in the Palm Springs area which will provide us an extra presence for those who would like to buy and sell real estate in the desert.  Here's Mark's bio:

Knowledge, Personal Attention & Customer Service - The Mark of Excellence in Real Estate.

Mark Freeman has successfully represented buyers and sellers in the sale and purchase of residential estates, homes, townhomes and condominium properties throughout the Los Angeles metro areas including the San Fernando and Conejo Valleys. And now, Mark’s representation extends to the breathtaking areas of the Coachella Valley.

Mark’s background includes careers in marketing, design, retail and management. A perfect foundation   necessary to effectively generate positive results for his clients.

Mark’s trusted and knowledgeable representation focuses on providing each client with an understanding of current real estate trends, effective marketing and staying connected with his clients during the nuanced real estate contract and escrow process.

Whether you are buying or selling a full time or seasonal residence, Mark’s keen ability to identify the needs of his clients together with his strong negotiations skills and attention to detail lead to successful closed transactions for both buyers and sellers.

Strong client commitment, ethics and knowledge of the real estate market are the keys to Mark’s success. His love of real estate, interior design and architecture, positive outlook and genuine smile offer a capable and caring business environment to each client.

Mark and his partner reside full time in the desert. Mark is excited to provide his services exclusively to buyers and sellers in Palm Springs, Rancho Mirage, Palm Desert and surrounding desert communities.

“The desert is a glorious place to work and play. And an even better place to live! I look forward to working with you...”

Mark can be reached @ Markfreemanhomes@gmail.com or (818) 388-3905.

Buying. Selling. Leasing. The Mark of Excellence in Real Estate.

Once again...here we grow at Judy Graff Properties

This handsome guy is Gabriel Browne, and he is the newest associate agent at Judy Graff Properties.  Gabriel comes to us from KW and Owners.com, and has sold all over this state!  His background is as a paralegal for law firms, which has prepared him well for the challenging contractual aspect of real estate.  Gabriel can be reached at 323-274-9663 or soldbygabrielbrowne@gmail.com.

4080 Tujunga #107 in Studio City is now on the market!

Love Tujunga Village and Woodbridge Park in Studio City? Always wished you could live within an easy walk of both? In a fabulous townhouse with 2 beds and 2.5 baths? Here ya go -- 4080 Tujunga Ave. #107 is now on the market for $599,999. This refreshed townhome features 1311 sq. ft., new paint, new carpet, bright kitchen with new heating appliances, darling patio, fireplace, two parking spaces and more.  Each bedroom has its own bath and plenty of closet space.  The HOA is proactive, features earthquake insurance, allows pets and dues are $410/mo.  The security building also has a nice green back area, a spa, bbq and a gym.  This area of Studio City is one of the most highly desired areas in the city and there are lots of shops and restaurants -- including Aroma Cafe! -- close by  See 4080Tujunga107.com for more pictures (some are virtually staged) and call me for showings.

Great news from FHA re condo rules

FHA announced that it is relaxing some of its condo rules to make condo loans easier to get.  This is huge and ought to improve affordability as well.  As it exists, condo complexes need to be approved by FHA in order for lenders to make FHA loans on them.  FHA loans differ from conventional loans in that the down payment and qualifying credit scores can be lower.  That makes these loans perfect for first-time buyers.  Here's the catch -- the approvals include lots of Byzantine rules and restrictions, and home owners associations have to pay to be FHA-approved.  This effectively cuts out many would-be buyers, who need to rely on FHA mortgages to get a mortgage at all.

Specifically, the new guidance extends certifications from two years to three, allows for single-unit mortgage approvals, provides more flexibility with owner/occupancy ratios, and increases the allowable number of FHA loans in a single project. The rule will go into effect in mid-October – 60 days from publication. HUD believes the changes will extend critical benefits to aspiring homeowners and confirm the agency is properly serving the public.

I will miss you, Starr and Alex

Remember Egbert? Whose house I had for sale? The humans above are his parents, Starr and Alex.  I met Starr and Alex six years ago when I helped them find their first home in Burbank.  We've stayed in touch and have had a lot of laughs over the years.  And I've been honored to sell their home at 2112 Hilton, pictured in another post below.  We listed the house in early July, had an open house which 116 people attended, and accepted an offer from another great couple later that week.  The escrow only took three weeks.  I will miss Starr and Alex -- their good humor, their sensibilities, and the fun we had when we got together.  Good luck, guys, and I hope to visit you in WA some day soon.

Judy Graff Properties welcomes Debra Ganshirt as our newest Realtor!

I'm pleased to announce that Realtor Debra Ganshirt has joined Judy Graff Properties! Here's a little bit about her:

Debra Ganshirt is a proud to be a part of Judy Graff Properties. She has lived in Los Angeles,
California for over 20 years. She started her career in real estate at Westside Rentals where she
eventually became branch manager.  She and her team were responsible for working with
property managers and homeowners to help clients find their perfect home. 

In 2006, Debra moved to the Santa Clarita Valley with her husband to raise a family. Being an
active mom, she has volunteered for many community organizations. Santa Clarita has been her
home for 15 years and she has gotten to know the neighborhoods inside and out. She knows
choosing a place to live is an important decision and she takes great pride in helping her clients
select the best home for their family's needs.

Debra's license number is Cal DRE #02025236 and she can be reached at Debraganshirt.realtor@gmail.com or 213-925-3322.

Open Sunday, 1 to 4 pm - 10862 Bloomfield, Toluca Lake

Looking for a luxury unit in a beautiful Toluca Lake building? This stylish condo has it all in 1300 sf. High ceilings, open floor plan, big kitchen with lots of storage and counter space, high-end finishes, huge windows, two large bathrooms, patio, in-unit w/d, fireplace, two parking spaces, and security building too! Expertly maintained unit and building with proactive management company.  All appliances (some brand-new) are included too. Check out the website at 10862Bloomfield103.com.  It's in a great neighborhood close to all that Toluca Lake/Studio City/North Hollywood/Universal have to offer.  And...it's listed for $585,000.  It will be open on Sunday, July 28, 1 to 4 pm, or you can call me for a private showing at 818-370-4837.

Need a home in Burbank? With three beds, 2 baths, and $825,000? 2112 Hilton is now on the market

If anybody you know has been hoping for an affordable 3 bedroom home in Burbank, this is it: 2112Hilton.com.  It features 3 beds, 2 baths, a redone kitchen, redone baths, fireplace, two car garage, quiet neighborhood, pergola, vegetable beds and more.  It is also very close to excellent schools and a short drive to all that Burbank has to offer.  You'll want to put your personal stamp on this, but it's in move-in condition.  At $825,000, it's priced to sell.  This is Egbert's (see below) former home.

Buy Egbert and Oliver's house in Burbank

This is Egbert and Oliver, and their home in Burbank will be available for sale soon.  It's located at 2112 Hilton Dr., in the Burbank foothills, and features 3 bedrooms, 1.5 baths, 1308 square feet, a 7401 square foot lot (perfect for dogs) and a quiet, lovely neighborhood.  The house is in mint condition and the kitchen has been remodeled along with the bathrooms.  It also has gorgeous hardwood floors, a fireplace, and a two car garage.  For those dogs who prefer to escort their human children to school, Jefferson Elementary is a quick walk along with Muir Junior High.  Burbank has everything dogs and their humans need and is freeway-close to the remainder of the north-central L.A. area.  The list price is $825,000 and we'll have more pics soon.  If you'd like to see this before it goes on the market, call me at 818-370-4837 or email me at judy@judygraff.com.

6542 Ocean Crest, Rancho Palos Verdes is on the market for $510,000

Judy Graff Properties' agent Milla Goldenberg does it again! She just listed this lovely 2 bed, 2 bath condo in RPV for $510,000.  Here's the description: This rarely available end unit with just one shared wall is one of the biggest 2-bedroom homes in the coveted C building. With ocean views from the balcony that stretch to Catalina on a clear day, this home does not disappoint. The kitchen has been tastefully updated with granite countertops and new cabinets, and the two large bedrooms, one with a master suite and walk-in closet, offer plenty of space to stretch out and relax. Sliding doors off the living room lead to a spacious balcony and let in plenty of natural light. Unit comes with two assigned parking spaces and a storage unit. This gated community with pools, spa, BBQ area, gym, sauna and club house is close to parks, Los Verdes CC, horse trails and, of course, award-winning Palos Verdes Schools. Come see it today!

Contact Milla at millagoldenberg@gmail.com for a showing or more info.

Homelessness in Los Angeles - L.A. Times articles of June 5 and 6

If you read the L.A. Times, you know that our homelessness issue is growing.  It rose 12% from this same time last year. This is in spite of all propositions that we voted on to tax ourselves to stop it.  This is in spite of it being the #1 issue that Los Angeles currently faces.  I wrote the following to the L.A. Times today about my idea for a solution.

Dear L.A. Times editors: This solution to much of L.A.’s homeless problem will seem counter-intuitive: stop building.  Stop permitting smaller, older rental units from being torn down for up-zoned, expensive mid-rise condos.  Subsidize the owners and landlords of the pre-1970 apartment buildings, bungalow courts and tenant hotels so they can afford to keep these units affordable to lower-income people. Otherwise, these smaller landlords will lose income if they don’t sell to developers. 

Yes, some of the chronic homeless will still be on the street.  But a lot of non-chronic homeless will be able to afford roofs over their heads (these older, smaller units are where many lived in the first place).  And, this solution will be cheaper for the city/county than building units at $500,000 a pop.

For those who say we must build the high-density city of the future, (HDIMBYs?) I say let’s solve the issues we have before we plan for the future that a lot of L.A. residents may never see.

By the way, I am a real estate broker who has everything to gain by having more expensive inventory to sell.  But I’m also an L.A. citizen who lives among this growing, tragic homelessness problem.

Coming soon in Sherman Oaks - a 3 bed,3.5 bath home with a wine country vibe for $1,850,000

This lovely house is 14840 Round Valley Drive in Sherman Oaks, and it will be on the market next week. OMG, I'd buy it if I could. It's a totally private retreat. You can gaze out at the panoramic view while sitting under your own oak tree (that's Amy, above). Inside, the midcentury-inspired interior features huge windows that open to the massive front yard and yes, the views.  Just about everything has been redone, too.  Now, all you need are a few hundred vines... Check out 14840RoundValley.com for more pictures and come visit me at the open houses next Saturday and Sunday, the 8th and 9th.

Palm Springs 4+3 for $629,000

Need a gorgeous Palm Springs home for $629,000? Judy Graff Properties' agent Victor Agbayani has just listed this beauty.  The address is 2388 E. Via Escuela.  It features 4 beds (two masters), 3 baths, a pool (obviously), a remodeled kitchen, travertine tile throughout, remodeled baths and more.  It's on fee land. Victor has been selling both Palm Springs and Los Angeles, including Silverlake, for over 20 years.  He's an amazing agent and his clients refer him time after time to their friends and family.  If you'd like to see this house or reach Victor for other r.e. needs, please email him at vagbayani@aol.com

Shout out to agent Milla Goldenberg

The pretty lady above is Milla Goldenberg and she is one of our agents here at Judy Graff Properties.  Although she's only be in business for three years, she is absolutely on fire!🔥🔥In the last ten days, Milla has listed two properties and sold two properties.  That's an amazing amount of transactions on top of the other listings and sales she's had since the first of the year.  Not to mention being wife to Warren and mom to four-year-old Nico (also pictured above).  And, she has covered not only L.A., but the San Bernardino mountains, Palmdale, Long Beach, etc. -- that's a lot of driving not to mention hard work! So, kudos, props, shout out to you, Milla, for your wonderful work. I am so proud!  Milla can be reached at millagoldenberg@gmail.com. #MillaGoldenberg #JudyGraffProperties