817 N Alfred is an 18-unit newer construction condo in Beverly Center, right on the border of West Hollywood. Built in 2009, the building has a quirky modern façade- that pulls inspiration from Post Modern and Streamline architectural styles (Love those circle windows! They remind me of polka dots). Low HOA Dues.
Record Sale? $1,110,000 (#101) 2/22/2017
All the floorplans are 2 Bedroom 3 bathrooms that range in SQFT from 1,250 sqft to 1,700 sqft. All of the floorplans are a single story except for 2 units- #203 and #204 in the back which are townhouses. The #06 and the #01 stacks are streets facing. The #5 and #2 stack face the back which overlooks an ally. Balconies are medium size. Prices range from $1,000,000 to $1,200,000. Living rooms have a combined living room and dining room with hardwood floors. The dining room has room for 6-8 guests. Central HVAC. Kitchens have gas stoves. The appliances are top of the line with Bertzzoni Ranges and glass window white cabinets. Bedrooms are carpeted with Berber carpet except for the first floor which has hardwood. Master suites have their own private bathroom and walk-in closet.
Roofdeck + lounge
Parking & Laundry
Laundry is in each unit. There is a stacked washer dryer in a laundry closet in the hallways by the front door. The condos have gas so you get a gas dryer.
Each condo gets 2 parking spaces in a gated garage. Parking spaces are a mix of side by side and tandem. Sorry, no extra storage in garage. The building has 4 guest parking spaces.
Home Owners Association
HOA dues Monthly Cost? $540/mo.
HOA dues cover? Water & Trash, Common Area Maintenance, earthquake insurance, building Insurance, Property Management, Reserves
117 S Doheny Drive
Los Angeles CA 90048
The Summerset – 117 S Doheny Dr is a 42-unit condo conversion building in Beverly Center. Built in 1972, the building was converted to condos in 1980 by Laurentian Development Co. The original condos came with wall-to-wall carpeting, draperies, ceramic tile kitchens, and balconies. This building has a Beverly Hills Look to it. I like the Awning- but don’t be fooled, no doorman here. This building has low HOAs. The HOA is currently planning to redo the exterior and lobby in the near future. One thing I like about these floorplans is the very big living rooms.
(12) One Bedroom floor plans that range in size from 700 to 800 SQFT and (30) two bedroom floorplans that range in size from 1,000 to 1250 SQFT. Prices range from $500,000 to $600,000 for the 1 Bedrooms to $700,000 to $800,00 for the 2 bedrooms. Condos 6, 8,10,12,14 are street facing. 3,9,13, and 15 face the courtyard and the 2nd-floor condos have outdoor patios.
There are 4 stories, condos are the 4th floor are top-level condos. The elevator in the building is old and could use replacing. The hallways are a little dreary, however, the lower price/sqft and next to Beverly Hills location are two of the leading to buy at the Summerset. Being a condo conversion, there is community laundry and no Central HVAC. The Bedroom and living room have a Wall HVAC.
Elevator (Elevator is old and needs to be replaced)
Parking & Laundry
1 Bedroom condos get 1 parking space and 2 bedroom condos get two parking spaces. Two car spaces are Tandem. There are storage lockers in the garage. The building has 1 guest parking space. I will say the parking spaces seem a little smaller than normal. Big SUV and truck might not fit.
Community Laundry Room
The building has Community laundry however in some condos you can install in-unit laundry. The community laundry room is in the parking garage. There are 3 washers and 3 dryers.
1076 S Orange Grove is an 18-unit newer construction condo in Miracle Mile. Built in 1991, the building has a Spanish design, with Saltillo tiles, mint green wrought iron gates, and balustrades. The condos are compact which keeps prices affordable. Every condo faces the courtyard, which lends itself to a sense of community and brings in natural light. This building has no amenities and low HOA dues and a convenient location.
Floorplans in 1076 S Orange Grove are mostly single story except for #2 and #10 which are townhouse style. There are (4) 1 bedroom floorplans that are about 700 sqft (#4,#5,#12,#14) and the rest are 2 Bedrooms floorplans that range in Sqft from 900 to 1300 sqft. Condos 1,2,3,11, and 13 are street facing. Pricing for the 1 bedrooms is between $500,000 and $600,000. The 2 Bedrooms sell between $750,000 and $850,000.
Each condo has a compact galley kitchen, a dining room that seats 4-6, and a medium-size living room. The windows are pretty big, so the condos get a good amount of light, and the way the building is designed every condo faces the courtyard. Living rooms have a gas fireplace with a traditional stone mantel. Hardwood flooring surfaces are allowed. Bathrooms have a single sink and a combined tub shower. Each condo has in-unit laundry and Central HVAC. Condos on the first floor have large enclosed patios and condos on the second floor have balconies. Sorry, closet space isn’t amazing- no walk-in closet in the master, but nice size reach in closets. The condos have gas- so Kitchens have gas stoves, and laundry has a gas dryer.
None (no elevator)
Parking & Laundry
Every condo gets 2 parking spaces in a subterranean gated garage and there are 4 guest parking spaces in the building. There are storage lockers in the parking garage for additional storage.
Laundry is inside the unit. There is a laundry closet in the hallway with spaces for a stacked washer dryer. Since the building has gas, it has a gas dryer.
8960 Cynthia St
West Hollywood CA 90069
8960 Cynthia is a 45-unit midrise condo building in the Norma Triangle neighborhood of West Hollywood. Built-in 1974 as apartments and converted to condominiums in 1980, this building has a great walkable location, big balconies, and low monthly HOA dues. Condos on the South Side of the buliding have Views. The HOA has updated all of the Plumbing in the building and recently redid the lobby. As a result, Ventless In Unit Laundry can now be installed in all condos in addition to the community laundry rooms on each floor. I love the three-story Glass Entryway, this is a key architectural detail of this building. This brings a lot of natural light into the lobby of the building. The HOA is currently reviewing bids to redo the courtyard, and next paint the building, so expect a few improvements coming to the building on the near horizon.
Almost all of the floorplans are a single story except for the penthouse level which several condos with lofts, and the lone 3bedroom condo, which was the developer’s unit in the building (#209). Floorplans 11-16 have views. Most of the condos are 1 bedrooms. The units have big balconies, gas fireplaces, big windows, walk-in closets in the master bedroom. Laundry can be installed in the condo. The original floorplan has a wet bar. These condos have a wonderful location. Electric stoves. Central HVAC.
One question I get asked is what’s up with the CL units? There are CL 1-7. CL stands for “Courtyard Level”- basically any CL unit is a first floor unit on the same level as the pool and courtyard.
(1) 3BR 2,200 SQFT
(12) 2BR 1,200 to 1,400 SQFT
Price $750,000 to $850,000
(32) 1 BEDROOMS 750 SQFT to 850 SQFT
Price $600,000 to $700,000
Pool – there is a pool area. Hardly used. There was once a Spa, but the HOA removed it because owners with condos close to it complained about noise. You can see the empty pad where the spa use to be adjacent to the pool:
HOA removed Jacuzzi
Rec Room- there is a rec room next to the upper parking garage. The HOA uses the rec room for meetings and storage, so it is not really used much by residents. You have to reserve it in advance and borrow the key.
Parking & Laundry
1 Bedroom condos get 1 space and 2 bedroom condos get 2 parking spaces. Parking is side by side. Sorry, No Guest parking. Owners may install extra storage in the garage with the HOA’s permission.
There is a community laundry room on each floor with two washers and two dryers, the HOA now allows in unit laundry to be installed in each unit.
Home Owners Association
I’d like to mention for HVAC work, or Chimney work, or for residential home inspections, the roof of the building has 2 access points. Both of those doors are locked with a 1-5 combo lock. THe Property management company or Janitor are the only companies with the code and you need to schedule an appointment in advance to get up there.
HOA dues Monthly Cost? $500/mo.
HOA dues cover? Water & Trash, Common Area Maintenance, Reserves, Property management, Building Insurance
828 N Hudson is a 25 unit Mediterranean condo building in Hollywood. Built-in 1989, it’s hard to ignore this building’s bright Southwestern Orange exterior! The building has Spanish architectural elements with Saltillo tile courtyard, wrought iron entry gate, and a good variety of tropical plants. The building has low HOA Dues under $400/mo. One thing that makes 828 N Hudson unique is that there are 4 rooftop decks with views on each corner. No elevator in the complex, so be ready to climb some stairs! Laundry is community, located in a laundry room on each floor. All the floorplans are 2 bedrooms that range in size from 950-1300 sqft. This building appeals to buyers who want to be close to nightlife and entertainment, but also want to keep an eye on their mortgage. These condos sell for a 20% discount to comparable West Hollywood Condos, and 10% below slightly larger Hollywood condos nearby.
828 N Hudson is located in the southern central part of Hollywood, so you are very close to Hancock Park and Larchmont Village, and close to Hollywood and Vine. This area has experienced an explosion of development as many single family homes are being demolished and redeveloped into condos and apartments. I wouldn’t be surprised if this area became like central West Hollywood in another 10 to 15 years. The Pavilions on Melrose and Vine is the closest grocery store. Trader Joes on Vine is 5 minutes up the street. My favorite breakfast spot Grub is walkable from 828. For Special occasions, Mozza is one of the best Italian restaurants in LA. For Everday lunch spots, I like Malibu Eaterie and California Chicken Cafe on Melrose and Mansfield, however, their parking lot is always full, and All About the Bread on La Brea. The list of bars is too many to name but a couple of spots nearby are Pour Vous, the recently moved Cat and the Fiddle, and the Next Door Lounge.
Turnover: 4%-5% about one condo sells a year on average
Floorplans vary between single story and townhouses. All of the condos on the first floor (101-110) are single story, and all of the condos on the 2nd floor (201-215) are the townhouses with a flight of stairs up to the Third story, which is the upper floor of the 2nd floor. All of the condos are 2 bedrooms that range in size from 950 sqft to 1300 sqft.
Most of the owners have remodeled their condo to their taste. One bummer of the townhouse layouts is there is no downstairs powder room. Upstairs there is a hallway bathroom that serves as a bathroom to the 2nd bedroom and a guest bath. These condos have really big living rooms with a gas fireplace. I really like the Italianate windows in the living rooms. Kitchens are modest size but have everything you need. The master bedroom has its own private master bathroom and walk-in closet. Units that face the rear of the building have balconies of varying sizes.
Condos sell between $600,000 and $700,000
Parking & Laundry
Each condo gets two parking spaces in the gated garage. 3/4ths of the parking is side by side, 1/4 is tandem. There are 8 guest parking spaces in this building (6 tandem 2 side by side).
Laundry is Community laundry. There are 2 laundry rooms on floors 1 and 2 with two washers and two dryers. Some condos have in-unit laundry- those are grandfathered in. No new in-unit laundry is allowed to be installed in the unit per management company.
Home Owners Association
HOA dues Monthly Cost? $340.00 (Monthly)
HOA dues cover? Water, Trash, Common area maintenance, building insurance, reserves
Owner Pays? Electric, Gas, Internet Cable, Condo Insurance
Any special assessments? No
Pet Policy? No restrictions on breed or weight
Rental Policy? Leases must be in writing and at least 30 days in length, no other restrictions
1940 N Highland Ave
Los Angeles CA 90068
Highland Terraces is a trendy and exciting Hollywood Condo built in 1982 by Urbatec and designed by Architect Young Woo at original construction cost $5.6M. The building was updated in 2012 with a 1.7M renovation. The building is the best value for your money for condos in the Hollywood area- selling at $100,000 to $200,000 less than other comparable Hollywood condo buildings like The Hollywood, Hollywood Versailles Tower, Franklin Towers, W Hollywood, Lofts at Hollywood and Vine, Broadway and the HOA dues are very affordable at $400-$600 a month compared to the high rises that are $1,000 a month plus. There are 81 condos in the building so it falls somewhere in between a small condo building (10-20 condos) and a megaplex (150+ condos) like Cahuenga Tennis club or the Highlands up the street which is an even better value but less walkable.
There is definitely a strong sense of community in the building and you will get to know some of your neighbors. Highland Terrace condos are almost all two bedroom and two baths and are a good size ranging from 1,100sqft to 1,400 sqft.
The building is a three-story lowrise courtyard style building. Sorry, no views- look at some of the Hollywood highrises if the view is a must-have feature but expect to spend quite a bit more. Socialites will enjoy courtyard facing condos where the full-sized pool is the focus of summer and spring activities, while those who value privacy may prefer to face outside where it is quieter. There are a number of trendy hot spots nearby to fill up your evenings and weekends.
Being located just a block north of world-famous Hollywood Blvd, Highland Terraces is close to one of Los Angeles top tourist destinations- the Hollywood walk of fame. There is constant stream of people walking up and down Hollywood from all over the world, whether they are looking for their favorite star- watching a movie at the Chinese Grauman theater, shopping for gifts to bring home, or going out on the town to some of Los Angeles top nightclubs- there is always something going on on Hollywood Blvd.
One perk of Highland Terraces location is that it is walking distance to the Hollywood Bowl! Parking and traffic jams can be a real drag during Bowl Season, now you don’t have to worry about all that. All you have to do is grab your picnic basket and bottle of wine and hoof it. For those of us who don’t live in Highland Terraces, I suggest taking an uber or lyft and leave your car at home!
Highland Terraces is close to a MTA Redline subway station at Hollywood and Highland which is great if you are a frequent downtown commuter.
Highland is a busy street, one of my favorite things about Highland Terraces is that it has a second entrance off Las Palmas, this makes it really easy to come and go. One of my favorite local spots is the Lucky Strike Bowling Alley with cosmic bowling in the Hollywood and Highland shopping complex .
The Hollywood and Highland shopping complex has some very interesting architecture with giant elephants on pedestals and Egyptian hieroglyphs. It’s a pretty interesting building.
The Gothic architecture of Hollywood United Methodist church is beautiful and always a welcome site coming home.
There are a ton of bars, clubs, and restaurants which is the number one reason many people choose to live near Hollywood Blvd. The clubs are a revolving door changing their names every six months or a year, but the locations stay the same. I personally love the Roosevelt Hotel’s pool which is perfect to lounge around during the day or evening on a summer weekend.
Easy access to the 101 freeway makes commuting to the valley easy if you work for a big studio like Warner Bros. or Disney. The historic neighborhood of Whitley Heights is directly behind Highland Terraces, though with its funky winding hillside streets you won’t have much of a reason to go there.
Prices made a big jump in Highland Terraces after the renovation by about $100,000- I still think the building is undervalued for what you get. In an average year, there is anywhere between 5-10% turnover, which means about 4-8 condos sell a year. The building is contemporary architecture with angular cubes. There are a couple 1 bedroom units, but almost all the condos are Single Story Two Bedroom and Two Bath. On the top floor, there are several Two Story three bedroom condos with very high ceilings (18 feet) and a loft bedroom up a spiral staircase. Gas stove.
Big closets, spacious living room, and dining areas. The Balconies are smaller than usual so you probably won’t use them. Living rooms have a gas fireplace. Master bedroom suite with its own private bathroom, large bedroom space, and a walk-in closet. One thing that I think is weird is there are no doorbells! Don’t ask me why. Central Heating and Air. In unit wash and dryer.
Prices range from 400K -600K
Highland Terraces Amenities
-Full-Size Pool (not heated) with long pool hours, + spa, +outdoor BBQ area
-Gym with new equipment but it’s not huge.
Parking & Laundry
Each condo gets two tandem parking spaces in one of three gated garages. With almost 25 guest parking spaces there is plenty of guest parking! Two entrances- the one on highland in front of the building is the main entrance, and the entry on Las Palmas makes it very convenient to come and go.
Laundry is stacked in the condo.
Home Owners Association
HOA Dues? $400-$600/per month
HOA dues cover? Trash, Water, Building Insurance, EQ insurance, Common Area Maintenance
HOA dues exclude? Electricity, Gas, Cable, Internet
Any special assessments? Yes, Each Unit was assessed $20,000-$30,000 in 2015. The assessment was financed and adds another $150-$200/mo. to HOAs and runs 15 years until 2027. The interest rate on the loan is 6%.
Pet Policy? 2 pets, dog or cat, no weight restriction or breed restriction.
Rental Policy? Very liberal building renting policy- allows rentals 30 days or more.
EQ Insurance? Yes (HOA votes on it each year). An additional cost of $500 each year, paid twice a year.
Building Reserves? $225,000
Can I put Satelight Dish? Yes, Consolidated Smart Systems handles installing Direct TV 866-954-3434. Building has ATT uverse for Cable, Sorry no Spectrum