14930 Alva Drive – $5,750,000:  5 Bedrooms / 6 Bathrooms – House is 7,190 feet / Lot is 12,050 feet

I am the former listing agent for this house.  Located on one of the best streets in the Huntington this home is well suited for families.  There is plenty of space including  an upstairs children’s play room / TV room, gym, a large family room and a three car garage (two cars tandem).  The rear yard has a pool and is mostly hardscape with enough grass to play catch.

The one negative expressed by buyers about the inside of this house is that it is dark.  Removing some of the heavy decor and painting the walls white would go a long way in changing the current feeling.

The style of this house, described as a “Villa”, does not typically attract the widest following in the Huntington.  It was just reduced $450,000 to $5,750,000, or $800 a foot.  The most recent comparable activity is 574 Chapala Drive, which just received three offers.  The counter offers went out in the $5,300,000 range, which would value Chapala between $725 and $760 a foot, with a larger lot.

Feel free to call me with any questions about current and future inventory.

The following are my thoughts and comments:

1.  671 Alma Real:  $7,960,000 , 6 Beds / 7.5 Baths, House 8,296 feet / Land 16,378 plus Guesthouse

A unique home to the Huntington Palisades and I am surprised that it has as yet not sold.  The main element that keeps the high end Palisades buyer from moving to the Huntington is lack of land and lack of privacy.  To some extent this property answers that need.  The outdoor space here is large (including a sport court), compared to the Huntington norm.

The house was built by Stephanie Liner in 2001 and has been recently updated.  The highlight is a great kitchen / family room that opens to the center yard and pool.  Negative comments include that the house feels a bit “tight”.  The 2,400 foot guest house is totally unique to the Huntington and adds tremendous versatility to the package.  The entertaining area above the guest house seems to be great in concept, but I question if it is ever really used.

The location is partially responsible for why this house is still available.  Situated in the busier section of Alma Real, it also backs to Palisades Park.  I find this location a positive; however, I may be in the minority.  I like the idea of my children walking out the back gate and into the park for their activities, and I like the short distance to town.  The park does have noise issues to consider as well as the lights from tennis courts and baseball fields.  The busier section of Alma Real is not ideal, but the house is protected behind hedge and gates.

Currently listed for $7,960,000 and reduced from $7,985,000, it has been on the market for 114 days.  Perhaps it is ready for a price reduction?

The following are my thoughts and comments:

574 Chapala - $5,495,000
5 Beds / 7.75 Baths, House 7,200 Feet / Lot 15,028 Feet

On the market last year for 136 days priced at $5,795,000 and last purchased in December 2004 for $4,300,000. The location, on the corner of Pampas Ricas, is great and the layout works well for a family. The yard, with pool, is a fairly good size with respect to your typical Huntington yard. At 7,200 feet this will ultimately be a strong value in terms of dollars per foot. What holds this house back is the exterior, which is challenged from the standpoint of what is popular in the Huntington. The green roof does not help and new landscaping would be money well invested.

558 Chautauqua - $8,595,000
6 Beds / 8 Baths, House 6,616 Feet / Lot 21,954 Feet

There are the obvious challenges that come with living on Chautauqua including noise and child safety. Built in 2006 the style will appeal to a wide range of buyer. It has a good family layout and the views are exceptional. Not all of the lot is flat and the rear yard has several entertaining areas, but feels on the small side. There are a lot of rooms in the 6,616 feet and some feel proportionately small.

I like the house, but don’t like the price for such a challenged location.

857 Toyopa - $2,395,000
3 beds / 2 baths, House 2,216 Feet / Lot 8,625 Feet

The non-Sunset side of Toyopa, but very close to Corpus Christy and will feel the effects of the school and church. Great proximity to town, park, library… The floor-plan is not perfect and the remodel will not be to everyone’s taste. It seems to be priced at the higher end of value, but it does not appear to need much work and a reasonable range to enter the Huntington market.

1.  815 Toyopa Drive – $1,895,000:  This defines the entry point to the Huntington for a house that is livable (barely). Someone may invest to update a bit, but this will only be postponing the inevitable. The house will most likely be torn down in the not too distant future. It is a dated 2,338 square feet with an obsolete floor plan – two bedrooms and one bath upstairs… Priced at $235 a foot for the land (8,050 feet) it is on the non-Sunset side of Toyopa and far enough away that it should not be impacted by Corpus Christy. I would imagine this home will see activity at this price.

2.  753 Chapala Drive – $5,990,000:  This has been on the market with two previous agents for a total of 546 days. The problem has not been the house. It is extremely well built with tasteful finishes and a floor plan that works. The negatives would be limited yard (there is a small sport court) and close proximity to the park, cars and noise. My feeling is the park proximity is worse in perception than reality. This house has not sold because of the price, which was $9.6M and then lowered to $6.9M. The original price was so far beyond value that an agent risked losing credibility by showing it to a client. At $6.9M the previous listing agent, still faced with an impossible task, did an incredible job of showing the property and creating (manufacturing) enthusiasm. Given the effort, time and money that was invested at such an unrealistic number, reducing the price to $5.990M (13%) with another agent is unconscionable. It should sell now only because it is finally priced within range and not because this agent is any better than the last. Ridiculous…

3.  14975 Corona Del Mar – $3,900,000:  Purchased by the current owner for $4.0M in December of 2004, this home has been on the market for 196 days and started at $4.150M. This is a 16,422 foot lot in a great location at the South end of the Huntington and an opportunity to build new. This would seem to be “fully” priced at $237 for the land.

Do you know of any other great properties in the area?  What is your favorite spot in the Palisades?  Please share your comments and feel free to contact me directly if you have any questions about buying or selling your home.

Comparing the last 6 months activity to the first half of the year, property sales are up. Currently there is a lower supply of inventory in comparison with the first 6 months of the year and listed properties are spending 23.68% less time on the market.

To view the markets stats for other neighborhoods, check out our PT Market Stats.  If you are interested in buying or selling a home or wish to learn more about myself and Partners Trust, please visit my website.

How did the real estate market in your neighborhood perform last year?  Please leave your comments below and help get the conversation started.

Parents, grandparents and children can reconnect with each other as they engage in some of these mutual sources of entertainment, education and stimulation.

Theatre Palisades
941 Temescal Canyon Road
Pacific Palisades, CA 90272
(310) 454-1970

Established in 1963, Theatre Palisades has been entertaining the Palisades community with an eclectic variety of high-quality live performances — all at a reasonable price. Funny and heartwarming productions are perfect for families in the mood for clean and classy entertainment. Got the acting bug? Theatre Palisades holds open auditions for each production and holds an acting workshop for young actors (grades 3 – 9). Now playing: Moonlight & Magnolias by Ron Hutchinson (pictured above).

Palisades Branch Library
861 Alma Real Dr.
Pacific Palisades, CA 90272
(310) 459-2754

Serving the Pacific Palisades and Huntington Palisades community for 50 years, the Palisades Branch Library offers a wealth of books and periodicals, it also offers plenty of family-friendly activities as well. Eye-opening lectures, book clubs, film screenings, reading programs, and computer classes are just some of what is available. Be sure to check it out!

MusicDance School
922 Embury St.
Pacific Palisades, CA 90272
(310) 454-7665 | natashagevorkyan@gmail.com

Founded by Natasha Gevorkyan, the MusicDance School of the Palisades offers children as young as 18 months music and/or ballet lessons. Classes are kept small in order to ensure children receive the maximum amount of individual attention. Instruments taught include the piano and violin. Under Natasha’s instruction, children are exposed to a variety of musical styles and disciplines, from classics to American and European folk songs.

Pacific Palisades Stroller Moms
Pacific Palisades, CA

Pacific Palisades Stroller Moms began in 2008 as a way for busy moms to socialize, share ideas and frustrations, discuss current events, eat, exercise, and more. Described as a “relaxed, easy-going and fun group,” this collection of ladies has since grown to 30 members. I wish there was something for dads!

Some of our favorite family activities are walking to the Farmers Market, playing catch at the park and watching the Little League ball games, which is just as fun! So what are you waiting for? Spend quality time with your family while you support an organization or group.

The Palisades Branch Library has a knowledgeable staff that can help you find exactly what you need – and has been serving the community for over 50 years. And during that time, it has been an idyllic place to study for young and old students alike. And now, thanks to fully equipped computer workstations for word processing and Internet research, the library provides an even greater range of services beyond book-lending.

The Palisades Branch also holds monthly events and activities designed to promote literacy among kids as well as adults. The Pali library also features online services that allow you to reserve books and other materials from home.

So, if you’re looking for something to do during the week or the weekend, here are some Palisades Branch events and activities for December worth marking down on your calendar:

• Dec. 1, 4:00 PM, Family Story Time
  Building skills through stories, fingerplays, and rhymes. Suggested for kids 3 and up.
• Dec. 6, 4:30 PM, Teen Council
  A forum for teens to voice their opinions about what materials and programs the library has to offer.
• Dec. 10, 8:30 AM, Pre-Owned Book Sale
  Books in mint or pristine condition available for purchase. Money raised supports the Palisades Branch Library. May be postponed in the event of rain.
• Dec. 10, 2:00 PM, Lecture
  Cuisines of California Native Americans presented by Culinary Historians of Southern California.
• Dec. 13, 6:30 PM, Mysterious Book Club
  Join the discussion as The Club talks about City of Veils by Zoe Ferraris.
• Weekly, 3:00 PM, Computer Class
  Learn the basics on how to use a computer. No need to sign up.

The Palisades Branch Library holds many events every month. So, switch off that television and reconnect with a valuable community resource. You might be surprised at what you find!

Palisades Branch Library | 861 Alma Real Drive | Pacific Palisades, CA 90272 | 310.459.2754

The night started with Captain Mike Ketaily, of LAFD’s Station 69, teaching us basic fire safety. We learned everything from how to use a fire extinguisher to escaping a burning home. His informative presentation was followed by Jeff Eldenstein, president and founder of S.O.S. Survival Products, who taught us the proper way to prepare for a disaster, what supplies are necessary, how to customize and update first-aid kits and the best way to make a family communications plan.

We learned that night that, if you do nothing else, follow these three simple steps:

• Water: You need one gallon per person per day for at least 1 week.
• Emergency Kits: You need to store one in your home, cars and offices.
• Communications Plan: You need to have an out-of-state phone number and two meeting locations.

For more information, visit my blog at http://getreadygirlfriend.blogspot.com/.

Save the date, but don’t wait to buy tickets!

Date 
Sunday, November 13, 2011

Tour
11:00 am to 4:00 pm

Tickets
$40 adults | $30 seniors (62+) | $30 students (6-18)
Children under 6 are not permitted.
Purchase online or day of the event at the Boutique

Boutique
10:00 am to 5:00 pm
Palisades High School | 15777 Bowdoin Street | Mercer Hall
(310) 230-6623
Includes more than 50 vendors
Free and open to the public

This year’s featured homes include:

“Art Meets Architecture” The home of LA artist Ed Massey was originally built in 1948, then renovated in the 1980s by award-winning architect Eric Owen Moss, and has not previously been opened to the public.

“Spanish Sensation” This newly built Spanish Colonial Revival with ocean views is decorated in a mix of contemporary and traditional styles, complementing the Spanish heritage of the home.

“Napa Valley Mountain Retreat” With the backdrop of Will Rogers State Park, this new home is family-friendly yet designed for entertaining, perfect for the young homeowners who did the majority of the renovations themselves.

“Historic Hollywood on the Bluffs” Actor Charles Laughton was a previous owner of this estate, which has been featured in magazines, television shows and movies.

“California Cape Cod” Built in 2006, the home boasts an outdoor movie theater, several dining and lounging areas with canyon and ocean views, and a rock waterfall splashing into the pool and spa.

By participating in the tour, you will help the PPJWC raise funds for non-profit organizations throughout Pacific Palisades. Over the past 10 years, the PPJWC has donated $1 million to groups that have supported and served the Pacific Palisades community, including fire stations and public schools.