I'm leaving the country...

...because Studio City real estate and Burbank real estate have been so rough.  Seriously, I need a break and am taking a short vacation from San Fernando Valley homes and condos.  I will be posting again in early June when I'm back.  Have a great Memorial Day.

HGtv's House Hunters Renovation

I shot an episode of House Hunters Renovation last week with some clients who recently purchased.  It was really fun -- the crew were really nice and very professional and of course I love my clients. Unfortunately I can't tell you any more than that right now and I don't yet know when it will be on.

229 N. Beachwood in Burbank closed last week

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

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

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"

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

Multiple offer winners

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!

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

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!

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

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

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?

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

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

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

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

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

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

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

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.