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.

Coming this week -- 12930 Valleyheart #3, Studio City

Ready for a quiet nest in a stellar location? This one bedroom, one bath condo has what you're looking for.  It features a large kitchen, dining area, fireplace, wet bar, sunny exposures, a European-style washer/dryer unit, extra storage, and a huge patio (we will all be barbecuing soon, I promise).  Plus, the building also has a large laundry room.  The proactive HOA has done lots of recent upgrades to the building, too.  This home is listed at $449,000.

This unit is not only quiet and private, but it's on one of the loveliest, greenest streets in the SFV -- Valleyheart.  The street runs right along the river trail.  But for those who desire a little more action, the building is one block from all of the attractions that Ventura Boulevard in Studio City has to offer, including restaurants, stores, shopping and recreational opportunities.

We will be open from 1:00 to 4:00 on Saturday, Jan. 12, and also open from 11:00 to 1:30 on Tuesday, the 15th.  Please call me if you'd like to schedule a showing at another time.

Cool Studio City house

My favorite home for sale on today's broker caravan is at 4540 Beck Ave. in Studio City.  This four bedroom, 3 bath, 2017 sf house is a perfect 1940's progressive-style mid-century house time capsule.  The picture above?  It's the refrigerator, not the kitchen cabinets. (The listing agent, Karen Medved, provided the sandwiches and snacks.)  The electric stove top burners have push buttons.  All bathroom fixtures are pink.  Coved corners, two stone fireplaces and knotty pine cabinets complete the picture  There's olive green shag carpeting too (okay, that's 1970's). It's on a huge lot (12,000+ sf).  Is anybody out there a 1940's house geek? If so, this may be for you.

Eight Studio City revelations

Exactly a year ago, I moved from Burbank to Studio City.  Although I was quite familiar with Studio City already, here are eight things that I've learned this past year about my new neighborhood.

1.  The L.A. River is really the L.A. Slot.  The only water in it is in the little narrow channel in the center unless it pours rain.

2.  Halloween is a really big deal here.  Some of the houses in the neighborhood are decorated like movie sets, and it's really fun to see.  No other holiday has quite the presence in the neighborhood as Halloween.

3. Jinky's Studio Cafe provides an essential service.  Perhaps not quite as essential as LADWP, but...

4.  IMO however, Aroma has the best French toast and Dupars has the best pancakes.

5.  If I live 100 years, I'll never make it to all the sushi restaurants here.

6.  Almost everybody here is nice, at least the people that I've met.  That's pretty important when you're a door-knocking Realtor.  And just about everybody in the single family homes here has at least one dog.

7.  The Trader Joe's parking lot is the most treacherous TJ's parking lot ever.  If you shop at any Trader Joes, you will know that the competition is very heavy.

8.  It is relatively easy to get people involved in community concerns such as (over)development and crime issues.  Good thing, that.

Best breakfast in Studio City -- by item

Who needs Yelp, eh? Let's all hop on the restaurant ratings bandwagon! Lately, I've been sampling various specific breakfast food items in my new hometown of Studio City.  I've come up with a not-so-definitive "best of" list by item for those of you that share my tastes. 

I select Jinky's on Colfax and Ventura for the best all-around egg-type breakfast.  Not only do they have many, many kinds of omelets and such, they also have quick service with a smile, celebrity spotting, a dog-friendly patio, and mimosas.  Coffee is a bit pricey but you get a whole pot.

Now on to the really carbohydrate-y stuff that we won't admit we eat:

French toast even better than Mom used to make can be found at Tujunga Village's Aroma.  This is dipped in the real egg batter stuff and is so rich that I dare you to finish an order.  It's even better than nearby foodie-fave Girasol's brunch French toast.  This is how I want to start my birthday day for the rest of my life.

Good old standby Du-Pars has the best regular pancakes (pictured above).  Light, fluffy, and scrumptious, the order is so large that you'll want to share these (or maybe not).  The parking lot there at Laurel and Ventura is a bit tricky, so go early.

What is it about banana pancakes? I don't know, but I crave these when the bananas are cooked in the batter, not just laid on top.  Vivian's on Ventura, close to Vineland does a wonderful job on these noms (pictured above), and their patio is delightful as well.  The other breakfast items are good, too, although they are a bit chintzy on the toast.

Yes, my weight is up 5 lbs from last year when I moved.  Please feel free to comment, or add other faves.

#StudioCity #celebrity sighting!

Studio City is one of the best places for celebrity sightings that I know of, and here's proof.  This is the actual Rusty, of Rusty's Discount Pet Center in Studio City! I got to meet him on Saturday.  He's a beautiful 19-month old collie, and he's really sweet and well-behaved.  I was too shy to ask to take a selfie with him, though.  The pet supply store is great, too.  It's in the same strip mall as the famed (deservedly so) sushi restaurant, Katsu-ya.

Ask me anything: planning to sell your home? Here are 6 ways to find a good Realtor.

Well, first, hire me.

Next, go through all the Realtor flyers that have been left on your doorstep or in your mailbox for the past several years.  Pick the cutest guy or gal.

Seriously (I was serious about the “call me” part if you’re in L.A.): there are several ways to pick a good listing agent.

1. Do you think that the Realtor who sold you the house did a good job? If they are still in the area, give them a call and discuss your needs.

2. Visit open houses in your area.  Chat up the Realtor, but do not mention that you live nearby and are thinking of selling – the Realtor will stalk you.  We are really good at that.  Anyway, see what impression you get.  Do they seem engaged with the people they are meeting? Do they offer extra information on the home? (Do they even know anything about the home they are selling?) Can they (intelligently) answer questions? Do they know your neighborhood? Remember that many listing agents send assistants to cover these things – you will be able to determine who’s who very quickly.

3. Presuming that you are still in touch with them, ask your former neighbors, who have sold and moved away, for referrals.  You will soon learn the good, the bad, and the ugly about the folks that have sold real estate in your neighborhood.  Of course, you will also learn about how quickly the news spreads that you are selling.

4. Ask your friends who have just sold for referrals to their agent, presuming they are generally in the same area. And presuming your friends think their Realtor did a great job.

5. Ask folks who have recently bought homes in your neighborhood for referrals.  Buyers’ agents for your neighborhood often make the best listing agents – they are familiar with everything that has been sold there lately.

6. Check out the doorstep and mailed flyers are usually circulated by Realtors who work in your neighborhood.  By all means, contact these folks if they have a track record in your neighborhood. Don’t forget to Google who you pick.

In another article, I will list qualities of a good listing agent. And soon, I will post several ways NOT to hire a listing agent. Stay tuned and please contact me if I can help you in any way.  I can be reached through JudyGraff.com. 

This post originally appeared with edits in Examiner.com.

Our new Studio City neighbor

Just spotted this guy/gal behind the back of our new Studio City home. S/he is a beauty -- and huge.  I know you're not supposed to speak with racoons as they will "imprint" on you, but I just couldn't resist asking him/her to pose for a couple shots. I know this feeling isn't universally shared, but I love Southern California's urban wildlife.

Who ya gonna call? GHOSTBUSTERS! or maybe not

We took this pic at the Laurel Canyon offramp of the 134 in Studio City.  I guess the engine got slimmed.

Burbank rocks L.A.'s vintage fashion and designer resale!

Forget Melrose and Silverlake.  If you’re looking for vintage clothing and designer resale clothing, Burbank is the place to be.  Magnolia Boulevard has finally become a seriously-great destination shopping experience with Magnolia Commons, the long-lived Hubba Hubba, always-busy It’s a Wrap, the formerly-in-Studio-City  Playclothes (it’s like a museum inside!) and Unique Vintage.  I’m sure I’m leaving some stores out, but since they’re all walking distance from each other, nobody should have a problem finding them.

If walking from store to store isn't your thing, please give online Vintage Friends a try.  Local proprietor Melinda has some amazing things -- and if you tell her that I sent you, she'll give you a discount!

Is Valley Village a state of mind?

Where's Valley Village? Is it really Studio City, Los Angeles, or good old North Hollywood? Thanks to the management of the MLS and Wikipedia, we now have a carved-in-stone answer.  Southern boundary: Ventura Fwy.  Northern boundary: Burbank Boulevard.  Eastern boundary: the 170.  Western boundary: the Tujunga wash.  Now, does anybody know the boundaries of Sherman Village?

Am I cool because I know what a gastropub is?

This is about my second-favorite obsession: food. The husband and I recently discovered two newish restaurants in the area, Laurel Tavern and Henry's Hat. Both are really bars that also serve terrific small meals ("gastopubs"), and both are casual and (relatively) inexpensive. Both are cavernous rooms with long full bars, and phenomenal hamburgers. And both are on the same stretch of road, although they're about two miles apart.

Henry's Hat, pictured above, is at 3413 Cahuenga Blvd., right across from the southern Universal City entrance. It's owned by Luna Park, and is a little more sports-bar-ish of the two. Laurel Tavern is on Ventura, east of Laurel Canyon, in Studio City. The decor is remarkably similar at both places. Laurel Tavern is the more "foodie" of the two (it has marrow bones on the menu and fewer tvs). Again, the burgers are terrific and the atmosphere is friendly and casual at both places. Welcome to the area, gastropubs!

Gorgeous redone Mission-style in, yes, Burbank

I saw this splendid listing at 1004 Sherlock in Burbank today. It made me so giddy that I just have to blog about it. Yes, it is listed at $1,298,000 but would probably go out around $1.6mil in, say, Studio City or Los Feliz. Secluded and private, the house features 3 beds, 5 baths, a view and 2754 square feet. It was originally built in 1921, but every inch of the inside has been beautifully restored -- see more pics on my site at www.JudyGraff.com. The park-like backyard has a man-made creek and art studio. And, it even has a natural bedrock cave for the family bear! Sorry for gushing, but it's just that nice.

The World Is Your Litter Box at Trinkets & Treasures

Trinkets & Treasures, a very cool jewelry/accessory/gift shop in Studio City's Tujunga Village, hosted a signing for my husband's book on Saturday. The book is called The World Is Your Litter Box and it's a hysterically funny how-to manual for cats, by Steve's cat Quasi. We sold quite a few books and got to hang out in this great area for awhile. Thanks to Linda, Suzanne and staff of T&T for making this such a success. The book is available at book stores everywhere and also on Amazon.

Good News - Cheap Ice Cream!

How much better can it get?! 31 cent scoop night is back at the Burbank, Toluca Lake and Studio City stores (and all stores nationwide) Baskin-Robbins stores on April 30 from 5:00 to 10:00 pm. Is this promotion a sign of a recession? Isn't ice cream a steady seller during both good and bad economic times? Who knows! Who cares! At this price, get two scoops and worry later about the calories.

More NODs for Burbank but Not Studio City

I just looked at the Notices of Default for the week of 3/5-3/12. NODs are filed when a home owner is at least three months late on mortgage payments and is a first step to foreclosure. Palmdale and Lancaster are still the county's epicenter for NODs, but Burbank's numbers increased to 18 this week. Other community NOD stats: North Hollywood-29; Sherman Oaks-10; and Studio City has only one, which is a decrease from prior weeks.

Whiplash! Lots of "Pendings" in the Last Day

In the last day, 10 properties have been reported pending in Burbank, from condos to mid-priced homes. This is a lot for even a warm market. The two to the left are both on Maple -- the condo is in the project at 355 N. Maple and the house is in the 700 block. And, nine properties have reported pending in all price ranges in Studio City. Yes, these aren't "solds" -- but this many "pendings" indicate a surprisingly large amount of activity. Could the Spring selling season be better than we think?

Studio City housing prices

Again, from today's LAT: housing prices in Studio City are showing comparative resiliency, especially in the nicer areas of Colfax Meadows and the Hollywood Hills. No surprise -- it's a fabulous area. The median price for 2007 is $982,500.