Bird Streets Blog

1045 N Kings Rd | Kings Manor

Kings Manor
1045 N Kings Rd
West Hollywood CA 90069

Kings Manor is a 30-unit midrise condo building centrally located in West Hollywood. Built in 1968, it was condo converted in 1979. The HOA spent $100,000 in 2016 to revamp the hallways and lobby- replacing the carpets, painting the walls, smoothing the ceilings, purchasing furniture and artwork, and replacing the door numbers. This is giving a newer feel to a building that needs updating. The next project I expect to see is an exterior paint.


Kings Manor has a central walking location being nearly on top of Santa Monica Blvd. Across the street from Kings Manor is West Hollywood’s Gelsons Market, if you are the type that likes to go grocery shopping every day. There a bunch of great restaurants that you can walk to- Basix Café,  La Boheme,  Joeys Restaurant, Hugo’s– they have a lot of vegetarian options and excellent tea!,  and Hamburger Mary’s which is famous for it’s bingo night and outrageous drag shows. In the strip mall across the street from 1045 Kings is Holloway Dry Cleaners, which has been there forever. They have an ultra white shirt treatment that is amazing! In addition there is a pocket park that is quite popular with young families- King’s Road Park at 1000 N Kings Rd.


Record Sale? $767,500 3/1/2017

Turnover Ratio? 6%-7% about 2 condos a year

Appreciation? 5%-6%


All the floor plans are single story. There are 10 condos on 3 floors. Units are a mix of 1 bedrooms and 2 bedrooms that range from 900 sqft to 1,250 sqft. There are (8) 1 bedroom condos – stacks #3,#4  and (22) 2 Bedroom Condos -stacks #1,#2,#5,#6,#7,#8,#9,#10. Only the condos facing the street and rear have balconies- condos #1,#2, and #10 are street facing Kings. 

You are allowed to have hard surface floors in the condos, some owners have installed wood flooring while others have exposed concrete floors. Condos have Central HVAC but no in-unit laundry. Laundry is community. 


1 Bedrooms
900 sqft
$500,000 – $550,000

2 Bedrooms
1,100 sqft -1,250 sqft
$650,000 – $700,000


Indoor Pool

Rec Room

Roof Deck

Parking & Laundry

The majority of the condos have 1 parking space, regardless if they are 1 bedroom or two bedrooms. All parking spaces are side by side. A few 2 bedroom condos have 2 spaces. There is no guest parking

The building has a Community Laundry Room. Can Laundry be installed in unit?

Home Owners Association

HOA dues Monthly Cost? $550-$600/mo.

HOA dues cover? Water & Trash, Buiding Insurance, Common Area Maintance, Reserves. Earthquake Insurance

Owner Pas? Electricity (all electric building so no gas), Internet, Cable, Condo Insurance

Any special assessments? No

Pet Policy? 2 small dogs with weight no more than 20 lbs each.

Rental Policy?

EQ Insurance? Yes

Building Reserves? 128K

Special move in instructions?

Can you have BBQ on the balcony?

Management Company? 


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107 N Swall Dr | Swall Promenade

Swall Promenade
107 N Swall Drive
Los Angeles CA 90048

Swall Promenade is an upscale 22 unit 4-story newer construction condo building in Beverly Center. Built in 2006, the condos are spacious and new. The building is amenity light for those buyers who only want to pay for what they use and don’t need a pool or gym. HOA dues are low, under $500/mo. With prices $100,000 to $200,000 below comparable Beverly Hills condos, this is a great option for Beverly Hills buyers who don’t need the Beverly Hills public schools.


Swall Promenade is Beverly Hills Adjacent, so you will have a very similar vibe living here as in Beverly Hills proper. Clean streets, strong property values, and great safety. Swall Promenade has a central location and offers easy convenience with the cities of West Hollywood (5 mins), Beverly Hills (5 mins) and Hollywood (10-15 mins) all just a short distance away.

The Cedars-Sinai Hospital is a big influencer in the area, boosting the neighborhood economy and housing a lot of nurses and doctors wanting to live in Beverly Center so they can walk to work.

The Beverly Center Shopping Mall is currently undergoing a $500M renovation, it is one of the largest shopping centers in LA and a great place to stroll on a Saturday.

These condos have impressive kitchens with complimenting dining rooms, but if you don’t feel like breaking out your spatula and apron, there are a plethora of dining choices on Robertson and 3rd. Chi Chi the Ivy is always buzzing. For lunchtime try Lemonade on Beverly. I personally live on Starbucks, which is walking distance on Robertson and Beverly. For groceries, Bristol Farms on the corner of Doheny and Beverly is close or across the street from it isBeverly Hills Ralphs. You can go to the Beverly Hills Farmers Market on the weekend to pick up some fresh local produce. 


Appreciation? 4%-5%

Turnover Ratio? 6%-7%- 1 condos or 2 condos a year

Record Sale? $1,240,000 11/3/2017

All the floorplans in Swall Promenade are single story. Condos are 2 Bedroom and 2.5 baths that range in size from 1,700 sqft to 1,800 sqft. Stacks 06,01, and 02 faces Swall, and stacks 05,04,03 face the rear of the building.

Original kitchens featured Stainless Steel Miele Appliances, Italian Scavolini Cabinetry, and black granite countertops and have gas stoves. Large Living Rooms feature rich traditional Dark Hardwood floors.

Both Bedrooms have walk-in closets. The floor plans have a master suite with separate tub and shower and double vanity. Each condo has a small 50 sqft balcony except for the 04 stack that has a 150 sqft balcony.


1,700 sqft – 1,800 sqft
$1,000,000 -$1,200,000



Recreation Room (Sink area and billiard table)

Outdoor Sundeck with BBQ

Parking & Laundry

Laundry is inside, in a laundry room off the front entry door.

Each condo gets 2 parking spaces in the garage. There are 10 guest parking spaces.

Home Owners Association

HOA dues Monthly Cost? $450/mo.

HOA dues cover? Water, Trash, Common Area Maintenance, Building Insurance, Reserves

Owner Pays? Electric, Gas, Internet and Cable, Condo Insurance

Any special assessments?  No

Pet Policy?

Rental Policy?

EQ Insurance?

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management Company? 



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8530 Holloway Dr | Holloway Terrace

Holloway Terrace
8530 Holloway Dr.
West Hollywood CA 90069

Who needs a car? From Holloway Terrace, you can walk everywhere! Holloway Terrace is an 84-condo midrise in West Hollywood. Built in 1973 as apartments, and later converted into condos by Josef S Noble & Associates in 1979, the building has a great walkable location.  The architecture is Garden Contemporary, with lots corner end-units that get great natural light from thier large bay windows. The Building has a strong reserve, and the HOA has recently started a big renovation- redoing the Lobby, Hallways, Roofdeck, and painting the building exterior. Hearing about all of this work going on, you might be surprised to find there is no special assessment and the HOA dues are low- only $370/mo. 


Holloway Terrace has a great walking location being right by to two major intersections: Sunset & La Cienega, and Santa Monica & La Cienega. There is a wide variety of activities and dining options from this central location. For convenience, there is a gas station, 7/11 and CVS pharmacy (which use to be a roller skating rink). For dining options, if you don’t feel like cooking at home, or ordering grubhub, IHOP (they have good pancakes), Weho Bistro, Barneys Beanery, Shake Shack, Starbucks, and Dialog café are just a few of many dining optoins. You also have all the shopping and dining of Sunset Plaza and Equinox on Sunset.

For groceries, West Hollywood Pavilions or the Whole Foods on Fairfax and Santa Monica will probably be your regular spot. There are some big changes in the works for the corner of Sunset Blvd and La Cienega with the New Millenium project finishing soon. 


Record Sale? $839,000 9/12/2017

Turnover Ratio? 6% a year or about 5 condos a year

Appreciation? 4% – 5%


All floor plans are single story. There are two types of floor plans in Holloway Terrace: corner end-units and interior units. The architect of the building design it to have the most amount of corner units as possible and those corner units have both sides.

The corner units get great light because they have a row of large bay windows in the living room and another in the master bedroom. Every condo has a small to a medium size balcony that ranges in size from 5 x 10 to 10 x 15.

Of the 84 condos (50) are 1 bedrooms and (34) are 2 bedrooms so there are more 1 bedrooms in this building than 2 bedroom condos. 

The living rooms have a fireplace, central HVAC, and hard surface flooring. The kitchens are galley style kitchens, and many owners have removed the wall separating them from the living room to open them up more. Gas Range in the kitchen. 


1 Bedrooms (50)
700 sqft – 800 sqft
$500,000 – $550,000

2 Bedrooms  (34)
1,000 sqft to 1,300 sqft
$700,000 – $800,000


Heated Pool and Spa


Rooftop Deck

Rec Room

Recreation Room

Parking & Laundry

This building has Community area laundry. There is one laundry room on each floor with 2 washers and 2 dryers. Sorry, washing machine cannot be installed in the unit.

Parking is in the Subterranean gated garage. 1 bedroom condos get one parking space, 2 bedroom condos get two parking spaces. All parking spaces are side by side, there are no tandem spaces. The building doesn’t have any Guest Parking.

Home Owners Association

HOA Website

HOA dues Monthly Cost? $390/mo.

HOA dues cover? Water & Trash, building insurance, Common Area Maintanace, Earthquake Insurance, Reserves

HOA does exclude? Electric, Gas, Condo Insurance, Internet and Cable

Any special assessments? No

Pet Policy? 3 pets maximum. No weight restriction

Rental Policy? Leases must be 1 year or longer. No more than 30 units or 35% of total units may be leased. If there are no more leasing spaces available, then owners are put on a waitlist.  

EQ Insurance? YES, Earthquake insurance is included in regular HOA dues

Building Reserves? $450,000 (very strong)

Can you have BBQ on the balcony? Yes

Property Management company?

Vines Management
5525 Oakdale Ave, Suite #430
Woodland Hills, CA 91364
(818) 883-6707

Property Supervisor:
Chase Kaleikilo

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320 S Willaman Dr | Willaman Mews

Willaman Mews
320 S Willaman Drive
Los Angeles CA 90048

320 S Willaman is a 16-unit 4-story condo building in the Beverly Center neighborhood of Los Angeles. Built in 2002, in a Contemporary Mediterranean style, this is one of a handful of newer construction buildings in Beverly Center. Check out Newer construction neighbors: 305 Arnaz, 325 Arnaz, 107 N Swall, for a couple others. This location has good walkability and is close to Cedars Sinai. The building has very Low HOAs at $370/mo.


320 S Willaman is right next to Cedar Sinai hospital and 3rd Street. Not feeling like the daily special from Cedar Sinai’s cafeteria? There are a few 3rd street restaurants for something fancier. I love Le Pain Quotidien  on Robertson for brunch.

Trader Joes in the ground level of 8500 Burton Way is 5 minutes away. I really love Larder restaurant there for lunch. Want to have some fun? The Bazaar by Jose Andres and Rooftop Pool of SLS hotel are legendary.

The Beverly Center Shopping Center Food court is getting a complete makeover with the $500 million renovations at the mall. Eggslut is opening a new location there. I usually shop Salvador Ferragamo for business shoes when I am at the Beverly Center, there is also Macy’s, Nordstrom (and Nordstrom’s rack across the street), a Ferrari store, An apple store, tons of high-end retail.


Pricing? 2Br are selling between $850,000 and$950,000

Turnover Ratio? About one condo a year or 6%

Record sale? $860,000 4/26/2017 (off market)

320 S Willaman condos are single story floor plans, 2br/2ba, between 1,200-1,300 sqft. The Penthouse houses have extra high ceilings. Every condo has a balcony. Stacks 01, and 02 face the street. Stacks 03 and 04 face the back. Stacks 02 and 03 are adjacent to the alley.

Kitchens have traditional appeal with real wood Tuscan medium stain recessed panel cabinets and bull nose black and brown granite countertops. Some homeowners have painted or re-stained their cabinets for a twist. Gas Appliances. The kitchens have deep double sink with looping faucet. The kitchen appliances are matching set of stainless.

Living Rooms are open to the dining room. Each living room has a gas fireplace and a large closet where a stacked washer and dryer is located. Wood Flooring or laminate flooring floors in the living rooms and dining rooms. The balcony slider and other windows have plantation shudders, and there are recessed lighting and fire sprinklers in the ceilings.

The bedrooms are carpeted. Each condo has a Master bedroom suite that is oversized and has its own private master bath. The master bedroom has a walk-in closet, and the bathroom has a double vanity and separate tub and frameless shower. The bath is perfect for your bathing ritual, and you don’t have to worry about using the tub where people stand with their dirty feet like in combination shower tubs. The Master Bathroom is all marble.

Willaman Mews Amenities

Because of very low HOA dues, there are not many amenities.




-Storage Space

Willaman Mews Parking & Laundry

Laundry is inside the condo in the large hallway closet near the entrance. Laundry is a stacked washer dryer.

Each condo gets 2 parking spaces in a gated above ground and gated subterranean garage. Condos on the upper floors have their parking spaces in the street level garage- condos on the 2nd and 3rd floors have parking in the subterranean garage.  How many guest parking?

Home Owners Association

HOA dues Monthly Cost? $370/mo.

HOA dues cover? Water, Trash, Building Reserves, Building Insurance

HOA does exclude? Electric, Gas, Condo Insurance, Internet, Cable

Any special assessments? No

Pet Policy? No restrictions 

Rental Policy? Leases must be 30 days or longer, no other restrictions.

EQ Insurance?  Yes, 320 S Willaman has Earthquake insurance, however, its insurance premium not covered in regular HOA Dues. Owners pay a one-time special assessment every year for EQ Insurance. Annual Cost Approximately $850


Special move in instructions?

Can you have BBQ on the balcony? No

Who is Management company?

Pegasus Management


Do you have any more questions? Are you interested in looking at the Willaman Mews condos? Please click the button below and I will be in touch! 


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4411 & 4455 Los Feliz Blvd | Los Feliz Towers

Los Feliz Towers
4411 & 4455 Los Feliz Blvd
Los Angeles CA 90027


Los Feliz Towers is a 14-story twin-tower highrise in Los Feliz. Built in 1966 by Wilsen Construction & Development Co. at an original cost of $8M, Los Feliz Towers was later converted into condominiums in 1979 by W&K Co. The property sits on 2.15 Acres and is the only Highrise in Los Feliz.


Los Feliz Towers classic 60’s midcentury modern architecture is thanks to design firm Daniel, Mann, Johnson and Mendenhall. There are 196 condos total with a penthouse level.


Los Feliz Towers is a mere 5 minutes from Los Feliz Village on Hillhurst. Its location has excellent walkability. There are two grocery stores on Hillhurst: Lassens (2080 Hillhurst) and Albertsons (2035 Hillhurst). Nearby Gelsons and Trader Joes on Hyperion offer more grocery shopping options. 

My favorite restaurant in Los Feliz Village is Little Doms. Another great dinner spot, Messhall Kitchen, is on the corner. Need a place to sit and sip with your laptop and finish that script you’ve been working on? Get caffeinated no matter whatever your bean is- Blue Bottle, Coffee Bean and Tea Leaf, and Starbucks at these coffee thirst quenchers. 

 Vermont Blvd one block over has Fred 62, another Los Feliz staple. Want to catch a movie? Hip Vista Theater has a blockbuster opening or screening a classic. Debatabley, Frank Lloyd Wrights best LA work: Barnsdale Art Park has art classes, tours, and an outdoor summer movie series.

Griffith Park, larger than New York Central Park, has over 600 miles of hiking trails and paths to explore. Some of my favorite attractions at Griffth are the Observatory, the LA Zoo, and the Greek Theater. Each year the Haunted Hayride puts on a great for the month of October. 

Real Estate

Los Feliz Towers has two towers, the West Tower (4455) and the East Tower (4411). The floorplans are all single story. There are 8 floorplans with (3) floorplans (’01,’02,’08) that are 2 bedrooms and 5 floorplans (’03,’04,’05,’06,’07) that are 1 bedrooms. The penthouses are on the 14th floor and each building has 4. 

Out of the total 196 condos:

(8) Penthouse 2 bedrooms 2.5 baths
1,750 sqft – 2,000 sqft

(48) 2 bedrooms 1.5 baths
1,000 sqft – 1,100 sqft

(140) 1 bedrooms 1 baths
800 sqft – 1,000 sqft

Even number condos face the back, have less street noise, and have views of Griffith Park and Los Feliz Estates. Odd Number condos face Los Feliz Blvd, and have views of Silverlake, Echo Park and Downtown. 

Each condo has a ~50 sqft balcony for outdoor space and to enjoy the views. Inside the condos, ceilings are 9 foot high with floor to ceiling sliding glass windows that make the units light and airy.

Kitchens have gas stoves and a maids door. There is a dining room that seats 4-6. 

Each bedroom has a reach in closet, sorry no walk in closet. The original ceilings were popcorn, although many owners have smoothed them. The HOA allows wood floors, although flooring can be carpet, wood, exposed concrete or tile. 

Record sale:
Penthouse $1,200,000 9/30/2014  #1402

Turnover Ratio?
4% about 8 a year

Los Feliz Towers Amenities

-Olympic Sized Heated Pool and “La Plaza De Feliz” Sun Deck


-Lobby with 24 Doorman/Security Officer

-Storage Room

Parking and Laundry

There are five levels of parking in a subterranean parking garage. One bedroom condos get 1 parking space, and 2 bedroom condos get 2 parking spaces. Guest Parking?

Laundry is community laundry. Is laundry allowed to be installed in the condo? 

Homeowners Association

Front Desk Phone Number

HOA dues Monthly Cost? $600/mo. to $800/mo.

HOA dues cover? Water, gas, trash, building insurance, staff salaries, reserves and basic cable

Owner Pays? Electric, Internet, Cable, Condo Insurance

Any special assessments? Yes, Building recently installed back up emergency power generators, replaced elevators, repaired concrete, and exterior painting

Pet Policy?

Rental Policy?

EQ Insurance?  No

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management company?


Need more questions answered? Want to see the property? Please call me at (310) 388-7332 or click the button below to get started!


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Pocket Listing

What is a Pocket Listing?

A Pocket Listings is a Real Estate Listing that is not listed for public sale on the open market. Pocket listings are not uploaded into the Multiple Listing Service (MLS).

Pocket listings can also be called: Private Sale, Off-Market listings, Quiet Listings, Not in MLS, Sold Before Processing, or Whisper listings.   

M.L…Say What?

MLS is real estate industry lingo. The MLS is the public marketplace for real estate listings. It is controlled by a Local Board of Realtors and is an electronic database that member agents access to share listings.

Los Angeles County has several different “MLS-es” (made up that word). I am a member of the Combined Los Angeles Westside (CLAW) MLS. There is also the Southland Regional Association of Realtors (SRAR) for the Valley, and CRMLS for Orange County. It is common for surrounding regions to have reciprocity with one another- so if an agent in Los Angeles travels down to Orange County for business they can access Orange Counties MLS and vice versa.

From the MLS, listings are syndicated to the web. Those listings go to big consumer websites like Trulia, Zillow, Redfin, Movoto, Estately,, and 1000’s of other sites- including local real estate agent’s own personal websites (like this one!).

The public has direct access to listings in the MLS, and can shop from home, whenever they want, without the help of an agent.

MLS Listings are worldwide. They reach anyone with an internet connection. According to Google, about 47% of the world uses the internet now. The ones that don’t have an internet connection, probably aren’t buying your property, unless they are on a meditation retreat in Tibet. People on the complete opposite side of the planet can see your listing once it’s in the MLS! I have received calls on my listings from England and France before.

I’m a Seller- Do I have to list in the MLS?

Understandably, some owners, for whatever reason, don’t want that level of exposure for their home. Even if you add a “Do Not Disturb Occupant” rider to your For Sale Yard Sign, sure as day follows night, some nosy homebuyer will wander around your property or even knock on the door with no appointment!  

The good news is there is no law that says you have to list your home online or share it with the public if you don’t want to, so the answer is no.

How Common are Pocket Listings?

On Average, about 85% of the properties in Los Angeles sell on the open market, so the vast majority of home sales are public.

Most of the time, it is in the seller’s best interest to list their home on the open market, to get the most exposure, and the highest sales price, but there are exceptions.

Market conditions have the greatest impact on the number of pocket listing sales that occur each year. During Buyer Markets, where inventory is high and it is difficult to sell, the number of pocket listings decreases to 10% or less. During Seller’s Markets, where inventory is low and there is heavy competition among buyers, the number of pocket listings increases, as high as 30%.

I’m a Seller- Should I pocket list?

Advantage- Privacy

Privacy is the #1 advantage of Pocket Listing. If you don’t want your neighbors, family members, friends, boss, the media, or everyone else under the sun knowing your business and what you are up to then pocket listing might be right for you. If you are embarrassed about the condition of your home, or the situation that is causing you to sell, a pocket listing will help keep a lid on it.  For celebrities, that live their lives in the limelight and headlines, sometimes pocket listing can help lower their profile. 

Disadvantage- Less Exposure

Since you are exposing the listing to less potential buyers, this translates into a lower sales price. It is very difficult to get multiple offers with pocket listings. On average, I find pocket listings sell for about 5% less than the market value- sometimes 10% if rushed and in poor condition. 

Advantage- Security

If you own some really expensive things, like a Rembrandt, Renoir, AND a Picasso painting, or have the hope diamond in your jewelry box- you might be nervous showing your home to John Q Public. Pocket Listings give you more control over who sees your house. 

Disadvantage- Underpricing

Not all buyers are equal. Sometimes you will encounter a highly motivated buyer that has no problem paying a big premium to get what they want. By limiting showings, you might miss this buyer. In addition, since it’s hard to get multiple offers, the sales price almost never goes above list. When you pocket list, you might not get the best price from your buyer, or the market value of your property. For properties that are unique and very hard to value- you may end up selling far below the market value. This can happen in rapidly changing markets during the transition between down markets and real estate booms. A real estate friend of mine says, “you can never list a property too low”. I have found this to be true for public listings. Buyers will step in and bid below market listings up to the market value. You don’t have the same protection with a pocket listing. You are dependent on your agent’s assessment of the property’s value. 

Advantage – Less Preparation 

If you want to sell your property quick, or don’t have the budget to prepare it- pocket listing might be a good solution. Some sellers take months getting their home ready for sale- painting, staging, landscaping, decluttering and packing, making repairs. All of these things can add up to a large expense. If you can sell the property as it is, without having to do anything, you can save precious time and money.

Disadvantage- Surprise

A lot of pocket listings are listed early before a seller is really ready to sell. If the property sells quickly, like in a few days with a cash offer- the owner might not have a plan in place for where they are going to move next. Hopefully, you can get extra time with a leaseback if you need it. I have heard of pocket listing sellers having to rent a hotel, which is costly because they had nowhere to go.  

Advantage- No Days on Market

This is a big advantage of pocket listing. When you are listed publicly, the clock is your enemy, and it’s always ticking. Every day that goes by without an offer means you will sell for less money. Buyers get very suspicious of listings that have lingered on the market for several months. With a pocket listing, you don’t have to deal with questions like- have you gotten any offers yet? why hasn’t the property sold yet? Implying there is something wrong with your property.

Disadvantage- Longer Sale Time

Fewer showings and less exposure, mean longer sale times. Although the number of days it takes you to sell won’t count against you, it will take longer. Want to jumpstart the sale process? Lower the price a little to spark some interest.

Advantage- Exclusivity

Everybody wants what they can’t have. It’s human nature. The clubby feeling surrounding pocket listings makes buyers drunk with power, and agents aren’t immune either. Who doesn’t love to feel smarter than the average bear? And why shouldn’t you? You know about a house for sale that other buyers don’t. 

Disadvantage- Less Excitement if Later Listed

The top agents in the neighborhood will know about your pocket listing. When you do come on the market, there will be less of a pop- because many of the buyers in the market who are working with these agents were already exposed to your listing as a pocket. 

Advantage- Lower Commission

Owners can save money on real estate commissions by pocket listing. If you list publicly, you usually have to pay 5% or 6% sales commission total. Half of that is a buyers agent commission of 2.5% or 3%. If the listing agent represents both buyer and seller, I know a lot of agents who are happy to give a commission discount- usually 4% but sometimes less. If the seller is a lawyer or part-time real estate agent or has an agent friend who will work for a minimal flat fee or drastically reduced commission- they can get away with offering a buyer’s agent a normal commission and save on the seller side fee. Any way you slice it, the seller usually saves 1% or 2% on commissions when pocket listing, which gets them some of the money back they are giving up by not listing publicly. 

Disadvantage- Dual Agency

The two most common causes for real estate lawsuits in California are disclosure and agency. If you are a dual agent, special care has to be taken that both sides are treated fairly. California allows Dual Agency, so it is legal. Real estate boards aren’t overly fond of pocket listings because they work against the spirit of cooperation that the MLS is based on. If there is a dispute later, the fact that the sale was a pocket listing may color an action in a pale light.  

I’m an Agent- how do I market a pocket listing?

Pocket listings take away an agents #1 tool in marketing a listing- the MLS, so they are more difficult to sell than normal listings. What marketing you can do depends on what your seller wants. Marketing pocket listings is pretty much the same as what you do for normal listings except with no MLS more or less.

1- Ask the owner for permission to take pictures. Pictures will help you sell the thing.

2- Market the pocket listing to your Sphere of Influence. I always try to sell my pockets to my clients first. Sending out an email blast to your client database, and posting the pocket listing on your website is where I’d start. If you write a monthly newsletter, you could include it there.

3- Didn’t sell it yet? Reach out to other brokers in your office, and in the community that you are friendly with. I would print out a flier of the pocket listing and stick it in every agent’s mailbox in my office. You could also go to a few other offices if your company has multiple locations. If your company has a weekly office meeting- pitch it there. If you have an email list of agents you are friendly with, email blast them. Or if you want to add the personal touch, pick up the phone and make a few phone calls.

4- There are places online you can post a listing that are not the MLS- if the seller allows you. is the first place I would put it online. Many buyers use that site to search for off-market listings, so you will get some exposure there. Craiglist is your next best option. Put it on, because why the hell not?

5- Private listing groups. There are several different private listing groups for real estate agents to share pocket listings with one another. Top Agent Network,  The Pocket Listing Service, and this very popular local Pocket Listing Facebook Group, are a few examples. 

6- If the seller gives you permission, install a yard sign.

7- If the seller gives you permission, hold an open house. Place your directional open house signs out on Sunday.

8- You can try to advertise the pocket listing with a print ad or Facebook ad to generate some traffic- or buy buyer leads Zillow, Trulia,, Yelp, or some other place. 

I’m a Buyer- where do I find pocket listings?

To find pocket listings, you can basically reverse engineer the marketing guide I gave above for agents. Don’t worry I will do it for you now. You might find this article I wrote about the “7 different types of pocket listings” helpful for understanding the reasons sellers decide to pocket list. 

1- Ask a Real Estate Agent. Here is your new favorite question- “Do you have any pocket listings?”. Some real estate agent’s will find that question really annoying- that’s because they don’t have any pocket listings. If you ask enough agents, you are bound to find out about a few pocket listings. Keep in mind that if you are working with an agent, sometimes you can get yourself in a very awkward situation, where another agent knows of a pocket listing your agent doesn’t, they show it to you, and you want to buy it. Then what do you do? Real Estate Agents are still the best people to ask. 

2- Ask Brandon Miller. Brandon is one of the hardest working title officers in Los Angeles and he is always posting pockets on his facebook. Title officers are one of the first people agents call when they have a new listing to check the Title, so they can be an excellent lead source

3- Drive around the neighborhood. Sometimes you can catch a listing being staged, a suspicious moving truck, or a seller fixing their place up to get ready to sell. Keep an eye out for a new yard sign going up with a “coming soon rider”.

4- If you can afford new construction- it’s no secret when a property is being built and is close to being finished. Poking around at the job site, you can usually get to the agent or owner after asking a few questions. You can look up the agent the sold the property last because the owner is their client.    

5- Check strong agent’s websites for pocket listings. I know several agents/agencies that put all of their pockets online on their website. I can check what they have been visiting them on the web. 

6- Search on Zillow

If you have a pocket listing or if you are looking to find one, let’s chat!


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935 N Hudson

935 N Hudson Ave
Los Angeles CA 90038

935 Hudson is 4 story, 6 condo, new construction building in Hollywood. Built in 2017 by AJ Khair, the condos have an industrial chic vibe with exposed concrete flooring, snow white quartz, and geometric chrome fixtures. These condos are 3 bedrooms (which can be tough to find in Hollywood) and the building has a rooftop deck.


935 N Hudson is in the center Hollywood. There is a lot of arts and entertainment to keep you busy exploring. Every year Hollywood has its own Fringe Festival where local artist perform their own productions. If you are ever wondering what is going on at the Hollywood Recreation Center, there are a number of leagues– flag football, kickball, dodgeball, that use these facilities for games. 

Hollywood has some great watering holes, here are a few of many places to wet your whistle: Sassafras Saloon, Pour Vous, No Vacancy.

Just around the corner from 935 N Hudson is a great brunch spot- Grub cafe. Get your grub on! try their herb roasted potatoes. A BBQ joint opened up recently on vine- the Oinkster. Salt’s Cure which recently relocated from Santa Monica and Gardner is now super close on Highland. For a vegan option, the ever more popular cafe gratitude in North Larchmont hits the spot. 

For Groceries,  the Pavillions on the corner of Melrose and Vine is your closest option. There is a new Trader Joe’s on Vine and Selma too. 

Real Estate

935 N Hudson is a modern condo building with a light touch of industrial. Kitchens have European two-tone cabinets, porcelain tile, and white quartz countertops. Appliances are stainless steel by LG. The floors in the hallways and living room are polished concrete. Recessed lights above each room illuminate the condo, so there is no need for floor lamps, which can look cluttered. Being new construction, there are firesprinklers, central HVAC, and in unit laundry. The developer installed NEST thermostats.

Floorplans are all single level, and are about 1,500 sqft. Each condo is 3BR 2 and a half baths. There are two condos on each floor, 01 stack faces the street and 02 faces the rear. The ground level has the entrance, parking, and trash room (no trash chute). The roof has a rooftop deck with great views!  

Each condo has a modest balcony. The hallways are open air. 




Parking and Laundry

Laundry inside the condo. The developer did not provide laundry machines as part of original offering. 

Parking is in a ground level garage accessible through gate. Each condo gets two tandem parking spaces- one compact and one full. There is no guest parking.

Home Owners Association

HOA dues Monthly Cost? $539/mo

HOA dues cover?

Owner Pays?

any special assessments? No

Pet Policy?

Rental Policy?

EQ Insurance? Yes

Building Reserves?

 Special move in instructions?

 Can you have BBQ on balcony?

 Property Management company? TBD


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325 Arnaz Drive | Russell Square

Russell Square
325 Arnaz Drive
Los Angeles CA 90048

Russell Square is a 4 story, 15 unit, contemporary Mediterranean style condo building in Beverly Center. Built in 2005 by Dariush Khakshouri of Wellesley Manor Corp, who also built 305 N Arnaz next store, these condos are quality construction. The developer went a little more modern with the interiors of this building then the first one which is a little more traditional. This is one of few newer construction buildings in the Beverly Center neighborhood. Russell Square has a gym, low HOA dues, and Earthquake Insurance.


325 Arnaz Drive is Beverly Hills adjacent and walking distance to Cedar Sinai hospital. There are lots of restaurants and shopping nearby. 3rd Street, North Robertson Blvd, the Beverly Center, and West Hollywood are within 5 minutes.

For your weekly Grocery Shop, you have several local stores to choose from: Trader Joe’s on the ground level of 8500 Burton, Beverly Hills Ralphs and Bristol Farms at the corner of Beverly and Doheny, and the West Hollywood Pavilions.

Real Estate

There are 4 condos on each floor (except for the 1st floor, which has 3 condos and the gym)- stacks 1 and 2 face the street and stacks 3 and 4 face the rear. There is an Alley that runs along the Southern border of the property that stacks 1 and 4 overlook.

All condos are 2BR/2BA (except for 103 which is 3Br/3Ba), between 1,300 and 1,500 sqft. Floorplans are single story.

The developer installed hardwood floors in the living room and dining room. Bedrooms are required by CCRs to be Carpeted except for the 1st floor. Kitchens have stainless steel appliances, European two tone cabinets, and granite countertops. The condo has gas, so you get a gas range. The living Room has a gas fireplace, and every condo has a balcony.

These condos have a large master bedroom suite, and a smaller second bedroom. The master has its own walk in closet, and private master bathroom with double vanity, frame-less shower, and separate soaking tub. The tile in the bathroom is travertine.

Being newer construction the building has fire sprinklers, and central HVAC.

Prices Range $850,000 to $1,000,000 


325 Arnaz Drive (Russell Square)  doesn’t offer owners a lot of amenities. This keeps the Home Owners dues low. 



Extra Storage

Parking and Laundry

Each condo has 2 parking spaces in the gated subterranean garage. Guest Spaces?

Laundry is in each unit in the hall.

Home Owners Association

HOA dues Monthly Cost? $510/mo

HOA dues cover? Water, Trash, Building Maintenance, Reserves, EQ Insurance

Owner Pays? Gas, Electricity,

any special assessments?

Pet Policy? Weight limit for pets is 30 pounds.

Rental Policy?

Move in Fee?

EQ Insurance?

Building Reserves?

Special move in instructions?

Can you have BBQ on balcony?

Property Management Company?

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305 Arnaz Dr | Arnaz Grove

Arnaz Grove
305 Arnaz Drive
Los Angeles CA 90048

Arnaz Grove is a 4 story, 16 unit, contemporary Mediterranean style condo building in Beverly Center. Built-in 2004 by Dariush Khakshouri of Wellesley Manor Corp, these condos are quality construction. The developer also built 325 Arnaz next store a year later – they are very similar. I love the landscaping in front- with a row of 40 ft. king palms and planter beds. This building is one of a handful of newer construction buildings in the Beverly Center neighborhood. When an Arnaz Grove condo comes for sale they usually sell fast and in multiples. Since the building doesn’t have any major amenities, the HOA dues are low, even with Earthquake Insurance coverage.


Arnaz Grove is Beverly Hills adjacent and walking distance to Cedar Sinai hospital. This location has a high walk score because of its proximity to restaurants and cafes on 3rd Street and the high-end retail of North Robertson. The newly renovated Beverly Center + Beverly Connection shopping mall offers plenty of stores for whatever your favorite brand is, and the West Hollywood design district is not far.

There are several sit down restaurants within a five-minute walk from Arnaz Grove- one of these could be your new home away from home for those evenings when you aren’t in the mood to cook in your beautiful new kitchen. Or you can rotate!

Pizzeria Il Fico (Italian)
Le Pain Quotidien (Cafe)
Jack N Jill Too (American)
Café Angelino (Italian)
The District (Vietnamese)
AOC (American)
Locanda Veneta (Italian)
3rd Stop (American)

For Grocery Stores, there is a Trader Joe’s on the ground level of 8500 Burton, Beverly Hills Ralphs and Bristol Farms on the corner of Beverly and Doheny, and the West Hollywood Pavilions.  

This neighborhood is very quiet and Safe.

Real Estate

There are 4 condos on each floor- stacks 1 and 2 face the street (across the street are some beautiful jacaranda’s that bloom each year) and stacks 3 and 4 face the rear. There was about a $30,000 premium for street facing units when the building originally sold out, but since these condos rarely come on the market (it’s a small building), prices are determined by market demand.

All condos are 2BR/2BA, between 1,400 and 1,500 sqft. Floorplans are single story.

The developer installed bamboo hardwood floors in the living rooms, entry, and dining rooms which were somewhat unusual finish for the year built. Bedrooms are required by CCRs to be Carpeted except for the 1st floor. Kitchens have stainless steel appliances, cherry shaker cabinets, and bullnose granite countertops. The condo has gas, so you get a gas range. The Living Room has a balcony and gas fireplace.

The master bedrooms suite has its own finished walk-in closet, and private master bathroom with double vanity, frameless shower, and separate soaking tub. The tile in the bathroom is travertine.

There is a common area water heater and boiler on the roof that supplies hot water to all the units. Windows are Milgard, and all the doors have chrome hardware and raised panel solid core doors.  

Prices Range $850,000 to $1,000,000

Arnaz Grove Amenities

This building has no amenities except for an elevator. This keeps HOA Dues very low, especially considering the building carries Earthquake Insurance.

Arnaz Grove Parking & Laundry


Each condo has 2 Parking Spaces in a gated subterranean garage, most of the spaces are tandem. There is 5 guest parking spaces total. 

Laundry is stacked inside the unit, in a closet in the hallway.

Home Owners Association

 HOA dues Monthly Cost? $500/mo.

 HOA dues cover? Water, Trash, Building Reserves, Building Insurance, Common Area Maintenance.

 Owner Pays? Electricity, Gas, Internet and Cable, Condo Insurance.

 Any special assessments? No

 Pet Policy? 2 pets max, no weight or breed restrictions.

Rental Policy? Leases must be 1 year or more. There is a draconian $5,000 fine for signing a lease prior to getting HOA board approval. A condo in the building was levied this fine, but the HOA and owner worked out an agreement for partial payment. Only 5 condos may be rented in the building at any time, 4 are currently rented. The HOA is not very receptive to rentals because I believe in the past they had some problems.

 Move in Fee? $350

 EQ Insurance? Yes, $6,000,000 policy

Building Reserves? 65K in reserve +10K per year, approximately 60% funded.

  Can you have BBQ on the balcony? Yes

 Property Management Company?

Saba Properties
12609 Woodgreen St
Los Angeles CA 90066

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Los Angeles Real Estate Photographers

Pictures are the #1 marketing tool for selling listings (although in the future I expect videos to supplant pictures). The trend is clear, all buyers start their search for a new home online. The most important factor for buyers when they are considering which of the listings they view online to see in person, is the photos. Great photos get more showings. More showings means more offers. More offers mean a higher sales price. When I am determining a marketing budget for a listing I never scrimp on the photographs.

Los Angeles Real Estate Photographers

Real Estate Photography is more about getting the job done than making art. Photos are used to sell listings. Most agents want the photo shoot scheduled within a few days of signing a new listing, and when a photographer comes to shoot, they want it done in 2-3 hours (real estate agents are notorious for being impatient). Top Real Estate Photographers do 2 – 3 shoots a day, 5 to 6 days a week (unless you are Jeffrey Ong, then you shoot 3x a day/7 days a week). Prices for a photo shoots range from $400-$600, and you can add a website for an extra $200. The photographer will take 20 to 30 photos, and then edit them. I hope for a 1-2 day turnaround on delivery of pictures once they are taken.


Virtually Here Studios

Clients: Altman Brothers, Joe Babijian, lots of rodeo realty

Alex Zarour is an Entrepreneur. In the past, he owned his own insurance company but wasn’t happy doing that. He wanted to be creative. So he sold that business and bought a camera in 2012 and hasn’t looked back. Alex is a young buck, and does very professional work. His Twilight Shots are some of the best. He is definitely one of my top Los Angeles real estate photographers. 

Adam Latham – Bel Air Photography

Clients: Jason Oppenheim

I have shot with Adam a few times, he is just awesome. He lives in Beverly Glen or Benedict Canyon in a cool modern house (which he has shot from every angle) this is where he goes to relax, because he is shooting 24/7. I was shooting a house with a tenant and the tenant was very upset, Adam was very professional and handled the situation calmly. He has a tri-pod technique where he raises it above his head to get a pseudo drone shot. For one shoot, Adam climbed up on the counter tops of the kitchen to get a tight angel( it was a condo). He has a really good eye for angles.

Sky Photography

I love Rani Sikolski! Rani is Israeli. He is the most friendly and bubbly person, it’s hard not to get along with him! Skyphotography are the best/most ballsy drone photographers/pilots in Los Angeles handsdown/period. In addition to photos, they do great videos as well. Everybody around town uses them for at least something. Great company to have in your real estate rolladex.

Val Riolo

Val is very professional and takes pictures. His set up is a trip pod and he does HDR. I have worked with Val on several occasions and found his prices competitive and his services reliable. 

Greg Frost

Charmaine David

Clients: Courtney + Kurt, Rob Kallick, Urban Hillside RE

Charmaine is #1 Photographer on the Eastside, she lives DT. Her websites and photos a great. She has expanded in recent years and has added another photographer- David Jo. Probably the best Bungalow photographer in the whole city, but she shoots everything. Her interiors are stark white which is the taste on the eastside and she is not afraid to shoot vertical shots which I like also.

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LA Light Photo

Clients: Dennis Chernov, Harma Hartouni

Cameron Carothers

Clients: Crosby Doe

Cameron Carothers is an architectural photographer. He shoots a lot for magazines and commercial real estate companies. He has a very organic style. 

Erik Grammer

Unlimited Styles Real Estate

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SAE Photography

Swift Pictures

Marco Franchina

Lee Manning

Clients: David Offer, Kurt Rappaport, Carl Gambinio, Ernie Carswell (Former)

Lee has been a photographer for 20 years, which means he use to shoot with film! Before he picked up a camera he was a recording engineer and producer in the music industry (He’s got some interesting music stories! He has produced film music, rock and roll, reggae and pop). Lee’s wife worked in the ads department for the LA TIMES and Lee kind of stumbled into Photography because his wife needed photos for her ads. He was a staff photographer for many years at dream homes magazine. Lee is a stickler about no camera tilting which distorts pictures. He likes straight lines, and to shoot rooms wide to make them look larger. He also believes in not over processing pictures in post, which can make photos seem a little cartooney.  Lee currently lives in Ventura with his family and shoots on the Westside + Valley.

Luke Gibson Photography

DNA Image – Darwin Nercesian

Darwin is actually an amazing street photographer. He is a sole practitioner, and sometimes his dad helps him out on shoots. He is very passionate about photography, and has his own style – which is very close up, dark, and heavy.


Pierre Galant

In a prior life, Pierre was a real estate agent. He was frustrated by the poor quality of real estate pictures and decided to switch to photography. He is a photographer who thinks like an agent. His style is all about natural light, he hates artificial light, so when he shoots he turns off all the lights- which might seem weird, but it gives him more control over the light. This gives his photos a very light and authentic quality. Pierre is obsessed with shooting tight and straight shots. He shoots angles, but his favorite photos are straight on shots. He doesn’t believe in shooting a hundred pictures of a property from every angle. He likes a little mystery. For him, he wants fewer shots, but all the shots to be really great. He uses a view finder to line up his shots, I’ve never seen a photographer so good at framing shots.

Keith Gaynes
Office: 818-980-1581
Cell: 818-237-7027

Keith shoots Tons in the Valley. He is really great with Color. 

Post Rain – Jeff Ong

One of the original pro real estate photographers in LA along with Planomatic. Jeff has shot over 11,000 properties and still counting! He doesn’t take new clients anymore because his existing clients keep him very busy. But it never hurts to try and see if you can book him. He has set the standard for professional photos in Los Angeles. In addition, he has kept up with new technology, like drone photos and 3D modeling.

Creative Vision Studios
(805) 768-4287

Mark Singer

LA Home Photo

Dream Home Photo – Jeff Elson

Avenue Eye

Tom Hunter 

Tom lives in Sierra Madre and was trained by Lee Manning. He shoots all over town but is based on the Eastside. 

Cristopher Nolasco

Clients: Peter Lorimer 

Open House Foto – Narek “Nick” Avetisovich

Large Real Estate Photography Companies


Aaron Rose created a huge company, now nationwide, they have a staff of 15 people and 2 dogs. They still shoot in their back yard, good ole’ LA.

Shooting LA

Rancho Photos

Rancho is a San Diego company that has expanded to LA. I have seen a lot of valley agent’s use them- for the price they provide astounding quality. I expect to see more of this company around LA in future.

High End Los Angeles Real Estate Photographers

The amount you can spend on photographs depends on the commission. For high end properties that are $5M+ there is a lot more elbow room to spend money to market. With these properties, you can hire multi-day photoshoots to catch every room of these sprawling mansions or estates at the golden hour, rent exotic or vintage cars to park in driveways, or models to pose by the pool. Hiring the city’s top photographer’s to come in and capture the perfect magazine cover shot is not cheap. Prices for High End photo shoots start from $1,500 and up.

Berlyn Photography


Nick Springett


Los Angeles Real Estate Photographers

Everett Fenton Gidley

Everett Frenton Gidley has been an architectural photographer in Los Angeles for X years. He has shot many of the most important architectural homes in the city, including some commercial buildings. There is no Los Angeles real estate photographer in town with more experience.

Michael McNamara

Michael McNamara is a very prolific photographer. He started his business as a high end photographer, but in recent years created a new brand: that focuses more on the middle of the market.

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