Wonderful L.A. architecture -- the Stahl house

Are you interested in Los Angeles residential architecture? I was privileged enough yesterday to tour the iconic Stahl house.  You've likely seen tons of pics of this place, including the famous picture above.  It was built by Pierre Koenig in 1960 in the Hollywood Hills and featured a completely modern design of steel and glass.  It opens to a panoramic view of Los Angeles as well.  If you are interested in taking a Los Angeles architecture tour, you may want to sign up for Meetup's L.A. Architecture and Art tours.  No, these are not free, but these small group tours are lead by professional docents and expert educators.  You can see more pics on my Facebook page: Facebook/judygraffrealtor. In the picture below, I am sitting in the same spot as the woman in the picture above.

Watch us grow again! Reuben Pacheco has just joined Judy Graff Properties

I am thrilled to announce that ace agent Reuben Pacheco has just joined Judy Graff Properties.  I have known Reuben for years and he is more experienced than 95% of the agents working today.  He has forgotten more than I even know.  Reuben has a subspecialty in architecture and estates, and that knowledge will be a welcome addition to our toolbox here at JGP.  Reuben can be reached at 1-213-804-4245 (domestic/international) or Reuben@ReubenPacheco.com. Here's Reuben's bio:

Reuben Pacheco Bio

Thank you for taking a moment to hear my message. My first career choice was to become a Real Estate Professional and in 1986, at age 16;  I began working in a large Westside office as a Receptionist then 6 months later was promoted to Office Administrator. Being an eager and aggressive person, I quickly rose to Office Manager. By 1988 at 18 years of age, I took the leap of faith and became a licensed Realtor.

In my 32 plus years working as a real estate professional, I’ve only worked for a couple of brokerages which, in my line of profession, is unusual. Being self-motivated and self-sufficient at my work, I tend to hang my hat at a company for many years.

By 1993 and at the age of 23, I decided that I wanted to own my own brokerage and did so, by joint venture, with a mortgage company. For 17 years;  I was an independent Broker working with high-net-worth individuals and selling multi-million-dollar properties throughout the Hollywood Hills, West Hollywood, Beverly Hills & Miracle Mile areas.

In 2011; I was invited to join the esteemed John Aaroe Group as an Architectural Agent. Over the years John Aaroe Group became Pacific Union and finally Compass. Being an Architectural Agent means, I have sold a high-dollar volume of properties with a significant pedigree — which classifies me as a Top Producing Agent ranking in the Top 10 % company-wide and ranking within the Top 2% of real estate agents nationwide.

Over the years, I’ve broadened my talents with skills such as mortgage banking, buying and selling both domestic and internationally, rehabbing and flipping properties, commercial sales / leasing along with training and coaching new agents.

Recently, Judy Graff with Judy Graff Properties has recognized my successes and talents with an offer I couldn’t refuse.  As of January 2019, I will be an Architectural and Estates Director with the esteemed Judy Graff Properties, located in Studio City.  I couldn’t be more pleased to work with such a sophisticated and educated group of well-seasoned professionals and associate my name with the many talented at JGPs. I’m more excited and invigorated than I have ever been before knowing my association with JGP will grant me greater access to more Buyers and Sellers interested in the Architectural and Estates Homes arena and extend my reach as an agent with a more robust domestic and international marketplace.

My outlook is simple: I love my Real Estate career and all the wonderful opportunities it has offered me.  If you feel there is a match between us, I’d very much like to chat with you and see if I can be of assistance. I am here to help!

–Reuben Pacheco

Country Club Park and HPOZs

This past weekend, I had the opportunity to show property in Country Club Park, a lovely area that I had never explored before.  Where’s that? It’s just off of Wilshire and Olympic in mid-central L.A. That’s an area, or at least an intersection, that most of us have all been in before.  However, like much of Los Angeles, residential neighborhoods can be dramatically different from the commercial parts of the nearby main roads. (BTW, the house pictured above and below is the Milbank Estate.  That wasn't the property I showed, unfortunately.)

Country Club Park was once the western edge of the city.  In the 1920’s, large homes were built that reflected the popular architectural styles of the times: craftsman, Tudor Revival, Spanish Colonial Revival, and Mediterranean Revival.  Of course, land was relatively easy to come by then, so big lots, broad lawns, and mature foliage are characteristic of this neighborhood.

Country Club Park is also designated an HPOZ, or historic preservation overlay zone.  This zone preserves the distinct architectural character of the neighborhood houses, provided that they conform to the style and period being preserved.  If you are a homeowner in a HPOZ, and you want to change the exterior of your historic home, you’ll need to get permission from the 5-member HPOZ board.  Minor repairs are easy to approve, of course, but if you want to substantially change the outside, it will take longer and may not be approved.  Of course, you can change the inside without the board’s permission.  L.A. City’s Office of Historic Planning provides a guide to maintaining your historic home.

Here’s another benefit to owning a historic home in a HPOZ: you may qualify for tax savings through the Mills act. Qualifying owners can receive a potential property tax reduction and use the savings to help rehabilitate, restore and maintain their historic homes.

For more info on HPOZs and the Mills Act, please visit preservation.lacity.org.

Love L.A. architectural history? This video is for you.

As you may have seen below, last week I had the privilege of attending a lecture by Eleanor Scharpa on L.A. residential architectural history.  This is the YouTube video of that lecture and I hope you enjoy it.

Architectural styles lecture by Eleanor Schrader Schapa

Yesterday, it was my privilege to attend an Eleanor Schrader Schapa lecture on Los Angeles architectural history at the Pacific Design Center in Weho.  I took the picture above inside PDC -- is this a disco egg?  I want one for my house.  At any rate, Ms. Schapa is an architecture and design consultant and a lecturer at UCLA.  She also has a web-based radio show with her partner Ann Ascher entitled "Dishing the Dirt on Design." It can be found at www.voiceamerica.com/show/2115/dishing-the-dirt-on-design.  Voiceamerica.com has several other architectural episodes as well.

Love Tudor-style architecture? Check out my pocket listing in Burbank

This beauty is just as adorable inside as it is outside and yes, it's for sale but not on the multiple listing service.  And it's huge: 4 bedrooms, 2.5 baths, guest house with 3/4 bath (permitted as rec room), basement, built-out loft, and about 2900 square feet.  Other features include hardwood floors, newer dual-zone a/c and heat, formal dining room, updated bathrooms, tons of storage space, fireplace, country kitchen and fabulous hillside neighborhood.  Asking $780,000; please call me for a private showing or more info.  I'll have more pictures in January.

3 Factoids about Los Angeles Architecture! Amaze and delight your friends!

John Aaroe Group's new architectural division is sponsoring educational classes for its Realtors (I know we all think Realtors are expert on everything, but surprisingly, that's not the case...). I took the first class yesterday, taught by expert Eleanor Schrader Schapa, and learned many, many things.  Among the factoids and tidbits about L.A. building styles:
 - We all know adobe is basically sticks and mud.  In the 18th century, the binder used to hold it together was donkey pee.  I did not learn how the donkey pee was collected.
- "Craftsman" homes were so named because any craftsman/builder/dad-that-could-swing-a-hammer could put them together.  Sears Roebuck even sold craftsman homes in kits that contained all necessary building materials.
- Many people, including me and Walt Disney, have been enamored by the French Normandy style homes with their turrets and "witches' caps." In Europe around WWI and before, those turrets were actually bird coops.
I can't wait for the next class.

Coming soon! Aaroe Architectural Properties Division and website

I'm thrilled that my company, John Aaroe Group, will soon be launching an Architectural Properties Division and website.  Even if you're not in the market for an architecturally notable house, the site will have lots of fun educational tools about L.A. architecture.  These will include bios of notable L.A. architects, a link for all architecturally significant cities and neighborhoods, a link to all historic preservation overlay areas, and more. The company is also offering classes to its agents on Los Angeles architecture, and you can be sure I'm going to take them.  Keep checking www.aaroearchitectural.com -- the site should be coming soon.