This week's news that mixed-use development Madrone had finally hit the MLS prompted the question: "What can one expect the HOA [home owner association] dues to be?" Ask and ye shall receive, gray box commenter. From Madrone's spokesperson: "Madrone's HOA dues range from $567 up to $781, and are based upon each residence’s square footage. To ease concerns for readers who may think those numbers are high, here is a sampling of the many services provided and maintained by the HOA..."
The floor plans were revealed. The kick-off party was, um, kicked off. So now it's for reals. Muchbloggedabout Hollywood mixed use development Madrone is finally on the MLS. Studios are for sale at a little over $421,000 (or $569 per square foot) going up to $1.6 million for a three-bedroom unit (or $857 per square foot). However, most of the units seem to be priced under $700,000 and feature "a selection of hard wood flooring, Caesar stone counter tops, Kitchenaide Stainless Steel appliances, and washer dryers." Still no word on the ground floor retail tenants, despite rumors of a coffee chain, a juice chain, and a grocery story moving in. Also pictured in the gallery is the penthouse.
· Madrone Official Site [John Laing Homes]
· 1633 N La Brea #621/G3-2 Hollywood, CA 90028 [Redfin]
This week, the Sweet Digs blog strong-armed the Southern California MLS into giving Redfin square footage on listings, a notable development since the MLS routinely won't list square footage. To celebrate this square foot victory, let's head downtown and measure some condos. These are fresh listings, but these buildings have been open for a while.
· Weekend Open House Tour: West LA (With Lawn) [Curbed LA]
Three questions have been submitted for this week's Rumblings & Bumblings and you tried answering. If you have another answer, or a new question, you can email us at la@curbed.com. Digital pics welcome!
[A mysterious backyard antenna near the intersection of Willoughby and Laurel. Seen from above by LiveLocal; lot view from ZIMAS; and as seen from Google StreetView from Crescent Heights]]
1) Mid-City West: This question sparked intense debate about HPOZs, candle stores, and autobody repair shops. But the empty lot shall have neither of those two fates. Commenter JBR uncovers the lot's future as home to five temporary signs over the fence surrounding the lot.
2) WeHo Adjacent: We tracked down the exact location of the antenna (see above). It appears to be attached to some sort of guest house (mad scientist laboratory) in somebody's back yard. We're unsure what it's actually used for. Maybe they really do need it to watch Dr. Phil.
3) Chinatown: Other renderings and a site plan for the Chinatown Gateway project can be seen on the web site of Thomas P. Cox architects. It's identified as a 280 unit, for-sale mixed use project. The city documents online show that the project was approved in late 2006, was appealed over an insufficient environmental review and lack of design compatibility with other buildings in Chinatown, but that appeal was denied in January of 2007. The Downtown Center Business Improvement District identifies the fourth quarter of 2010 as the completion target date. Cross your fingers.
Curbed LA sources report that the KB Home's Ascent condo project will not be a complete loss following yesterdays terriblefieryinferno. Damage was mostly limited to the building's fourth floor, with some spill over into the third. This latest info refutes earlier reports that the structure was a complete loss. The project, which was 3/4 complete, appears to be moving forward again, if only in baby steps. [Curbed Staff]
Hello. We have four questions this week. Please feel free to email us at la@curbed.com if you have answers to these questions or maybe an update on a past question. We would also really appreciate digital pictures.
1) Windsor Square: A curious reader wants to know if the Francis Park condos are okay inside. "Has anyone been inside these or know how they are selling? I happened to drive by today and it seems like a nice location."
2) Echo Park/Downtown: A reader offers two very diverse questions in one email. Here's to the gay swimmers in the crowd. "When??? WHEN will it open? The Echo Park Pool that is. I need to get my swim on and I've been waiting TOO long. Also, is Charlie O's strictly gay now? Seems pretty gay on Mondays. Fridays too. Is it now downtown's gay bar? If so, that's fine by me: PS those kids need to find themselves some pool chalk. Pronto."
3) Hollywood: We passed by this place last week, too. Very curious. "i drove up la brea a week or so ago and snapped a picture of the construction going on at the old la brea car dealership (above). any idea what they're doing?"
Downtown's Evo South —the 23-story sister tower to The South Group's Luma and Elleven buildings—is glassier and glossier since our last visit in December. A sales rep says construction should be winding down by the summer, and next month hardhat tours will be available for interested buyers. As of now, a 1,200-square-foot two-bedroom condo will set you back $800,000. Bottom-floor retail remains undecided but we hear restaurant developers are circling.
· Curbed Inside: Downtown's Evo South On A Rainy Day [Curbed LA]
· Evo South Glassing Up [Curbed LA]
· Evo South [Official Site]
Gunning your way through the intersection of Venice Blvd and Superior St., perhaps you didn't notice that construction is underway on Superior At Venice Apartments, a 52-unit, two, four-story building development. Yes, this is one of the latest projects from the Kanner Architects people, the ones behind the forthcoming glittery Exposition Building, the pretty Hollywood, and other developments. These images are from their web site, so we can't be sure they are up to date, but the description does note that the building takes a nod from ziti; the project is "bundles of tubes" and some of these tubes "puncture the scrim" and the balconies make the tubes look "peeled down." [All images via Kanner Architects]
It's another edition of our irregularly scheduled look inside the blogs of our realtor friends. If you're a SoCal Realtor with a blog we should be reading, drop us a line.
1) LBC Ripe With Good Deals: Things are looking up for homebuyers in the down housing market. Laurie Manny says: "Come to Long Beach to find a deal." "There are 29 two-bedroom condos for sale in Long Beach, UNDER $200,000. Many have been on the market for a long time, as is witnessed by the days on market (DOM)...; and are now price reduced into the very affordable range." [LBRE]
2) Bigger Power Poles Produce More Power: A friend of realtor Judy Graff reports Burbank is getting new power poles. But why? "[Burbank Water & Power] said the new poles are needed to meet the increased demand for power. And they're six inches higher than the old ones." [SFVRE]
3) Giant Axe Needed For Malibu Price Chop: The Malibu Real Estate Blog reports that a home at 6100 Via Escondido (pictured) has been chopped multiple times over the last year, resulting in a million dollars worth of chops. The home is now listed at $3.795 million. "It’s one of the best deals I’ve seen if you want a ~4000 sq. ft. private house with an easy walk to the beach. " [MREB]
Thank you to those of you participating in this week's game. We gave you a property for sale, and you tried to give us what you thought the listing price was. Now the answer to last Friday's Condo Love on Wilshire...
Asking Price: $525,000 Listing: We got this one fresh off the boat, so to speak. The listing was brand new the day it was posted. The 873 sq ft, 1 bed/1 bath condo on the Wilshire Corridor (on Wilshire near Beverly Glen), features 11th floor views, caesarstone countertops, stainless steel appliances, a large dining room and office nook. Plus, shiny concrete floors. Fancy.
This week's award goes to guesser spencer23 who knows his Wilshire condos. Good job! Guesses averaged $188,415 above the actual listing price.
· 10433 Wilshire #1110, Los Angeles, CA 90024 [The MLS]
Philippe Starck won't rest until everyone in LA is sitting on transparent chairs and sipping cocktails beneath Versailles trompe-l'œil. Now that he's conquered Hollywood and the Strip, he's heading west. And going green. Via our inbox comes word that Starck is designing two new projects in Beverly Hills and West LA, one a mixed-use development and the other a luxury condo project (natch), respectively. UPDATE: Starck's not on board yet; see update here.
A reader has a query about mystery abodes inside Park La Brea's towers. Full floor penthouses? How do you get one of those?
"Having several friends who live in PLB, I have heard plenty of stories about the complex. Some true, others not. Well, one of the biggest legends is that there are "penthouses" or full floors located in several of the towers that were sold off years ago. Of course, more theories fly than answers. Anyone have any info on that?
Also, in several of the towers there appear to be "through and through" apartments - meaning one apartment takes up one entire "leg" of the X...You can see right through them and I can only imagine the views are amazing...They do list 3BD towers but no one I know has ever seen one up for rent. Any info on that? Are these the "condos" that were sold off during the bad years?
I gather my friends have asked the leasing office but no one seems to have any information or it's part of a greater conspiracy...."
[Picture of Park La Brea via flickr user Googiesque]
“The single-family home [in major metropolitan areas] is pretty much out of reach for all first-time home buyers. You have a whole market segment that may never transition to single-family homes, so you have to think of condos in a different way—as homes.” That's a quote from Frances Anderton's story "The Condo Generation" in this month's Dwell magazine, which looks at both the rise in developments going up around the city and Angelenos' shifting attitudes towards living in condos. Plus, the November issue, currently on the web site, offers photos of prefab maven Jennifer Siegal’s own 1920s Spanish bungalow in Venice.Photo via Dwell
· The Condo Generation [Dwell]
Frankly, things in this pocket of Beverly Hills seem a little sleepy. But these new condos will be near 1. Walking distance to Santa Monica Blvd's nightlife. 2. Walking distance to grocery stores Ralphs Fresh Fare and that other fancier one. 3. Long walk to Robertson, but still. Could be a perfect storm of a location.
Via the Active Project List from the city's site: "447-451 N. Doheny Drive. Proposed 23-unit, 5-story condominium on a three-lot site, to replace three existing 2-story apartment buildings comprised of a total of 16 units."
· Active Project List [City of Beverly Hills]
"Interesting property sales history," writes a reader, forwarding a listing at 11912 Gorham Avenue in Brentwood. Background on the 2,100-square-foot two-bedroom: "Bank owned foreclosure....property needs TLC. ...on the market for 46 days." Also, there was a modest appreciation hike--just 62.8 percent--in 2006. Now it's yours for a mere $934,900.
· 11912 GORHAM AVE #3 [Redfin.com]
Uncertain market be damned--people are still launching new real estate ventures. Shuffling through today's press releases, this one about LA Condo Lifestyles launched by real estate agent Coco Clayman-Cook caught Curbed's eye. Via the release: "The Los Angeles condominium market is hotter than ever,” said Clayman-Cook in announcing the formation of her new company. “However, in this segment of real estate, an agent’s network and contacts are absolutely critical." Critical, indeed. While just for the Westside, the service does offer some Google Maps, handy pics (i.e., images of The Granville) and enough Cs to drive you crazy.
· Coco Corners Condo Market with Launch of LA Condo Lifestyles [dBusinessNews]
· LA Condo Lifestyles [Official Site]
Cranes are swinging in Beverly Hills, where construction of the Montage is underway. No big news to report---the project, a 201-room hotel with 20 penthouse condos, is still opening fall of 2008--but the construction site is looking big and impressive (and taking up a nice chunk of Beverly). A rep for the project says there's no date yet on when the sales office will open. But we are already saving up our pennies, of course.
· Montage Hotel Bringing Luxury to Beverly Hills [Curbed LA]
Construction begins today on the long awaited Hollywood and Vine project. It will still be a long time before the gentry can move into their luxury loft condos (estimated 2009), but at least it’s not speculative any more. In case you forgot the development will include the following:
a 305-room W hotel with 143 adjoining condominiums that would receive hotel services, the first such complex in Los Angeles. Also part of the plan for the southeast corner of the intersection: 375 luxury apartments, restaurants, a nightclub, stores and a spa.
Officials are hoping that this development, along with the other condo conversions nearby, will push out the hookers and drug dealers and poor people for good from downtown Hollywood.
· Sequel Planned at Iconic Corner [L.A. Times]
· Hollywood and Vine: Hello W Hotel [Curbed LA]
Our Housing Guru has been a busy fellow as of late. The housing boom/bust has him all atwitter. So like any one of us would do, he hit the pavement to talk to some real life home buyers to see what's happening in their particular world as they search for shelter in the Los Angeles area. What he finds may surprise some... The first subject test case is a first time buyer who, based on the Housing Guru's description, we have created a composite image, below. The Housing Guru promises more to come.
Subject: single, successful 31 year-old female entertainment industry marketing producer, income just over $100,000. First time buyer.
Goal: a stylish one bedroom condo in West Hollywood or Hollywood, safe neighborhood, good building, etc.
Willing to pay: Right within the market average, say $465K to $569K per October's DataQuick information for WEHO and Hollywood zip codes.
Experience: Our subject has been somewhat picky about her choice of units. At the high-end of her range (just under $600K), she would have no more money for renovation and expects a “done” unit. At the lower-end, she’s willing to buy a unit that needs updating. She understands that a view and a completely renovated condo is not in her price range and is willing to accept one or the other. She’s looked from Franklin and Hollywood to Santa Monica and Fairfax, focusing on classic Spanish buildings, mid-century or other interesting structures. Her bidding strategy has been to start between 5% and 10% under list price (supposed to be a falling market, right?), a strategy that would have been advised against a year ago. She’s looked at comps carefully and will not bid on a “bargain” unit or something that’s been sitting a while overpriced unless she would enjoy living there(at $600K for 800 sq/ft, you’d better like it, right?). She’s been willing to counter and raise her price to within 5% of list price. Find out what our subject buyer finds after the jump.
About Curbed LA
From the studio lots to the downtown lofts. From the beachfront bungalows to the canyon views. From the south bay to the valley, from the westside to the eastside—Curbed LA covers our sense of place, and the neighborhoods we call home. Read more about Curbed LA...
Curbed LA sources report that the KB Home's Ascent condo project will not be a complete loss following yesterdays 
A quick update to this mornings disastrous fire at the KB Home's Ascent condo development in Warner Center. First, via the 
1) LBC Ripe With Good Deals: Things are looking up for homebuyers in the down housing market. Laurie Manny says: "Come to Long Beach to find a deal." "There are 29 two-bedroom condos for sale in Long Beach, UNDER $200,000. Many have been on the market for a long time, as is witnessed by the days on market (DOM)...; and are now price reduced into the very affordable range." [
A reader has a query about mystery abodes inside 
“The single-family home [in major metropolitan areas] is pretty much out of reach for all first-time home buyers. You have a whole market segment that may never transition to single-family homes, so you have to think of condos in a different way—as homes.” That's a quote from Frances Anderton's story "The Condo Generation" in this month's Dwell magazine, which looks at both the rise in developments going up around the city and Angelenos' shifting attitudes towards living in condos. Plus, the November issue, currently on the web site, offers photos of prefab maven Jennifer Siegal’s own 
Subject: single, successful 31 year-old female entertainment industry marketing producer, income just over $100,000. First time buyer.
