Redondo Beach CA Brokers Open Houses and New Listings Week of 4.8.2013

If you are a buyer in the market for a North Redondo Beach CA detached 2 on a lot 4 bedroom townhouse, the market has exploded this week with a number of new MLS listings. If you are a regular reader of this blog or know me as the "Redondo Beach Townhouse Guy", my assertion that these detached townhome-condo units represent some of the best values not only in the South Bay Beach Cities but LA County in general.

I previewed a number of units this week at the Brokers Open House Tour. Before I discuss the properties, a few observations.

There was a time when I seemed to be the only Redondo Beach agent bringing clients to the Broker's Opens. Now, not only are many agents doing that, but I'm seeing buyers showing up on their own sans agent. Maybe they figured out this is a great way to get a leg up on the market or maybe they're seeing the open houses listed on Redfin, but this is definitely a change that seems to be befuddling some listing agents. My take is that if a buyer can get off work and wants to see these properties, the more the merrier. But, it definitely changes the agent vibe for sure.

And, in large part you can't really blame buyers. I over heard more than one listing agent mention today that they already have offers on properties that were listed just yesterday. Nine in one instance.

I've also noticed that where it used to be customary to see new listings come out on Tuesdays, now try Thursday AM. The reason is always that the listing agent didn't have pictures. Whatever.

So, here's what I saw today and what I liked.

2418 Gates Ave Unit A, Redondo Beach CA 90278: Bright and spacious Mediterranean design townhome. Beautiful living room with fireplace and gorgeous hardwood floors. Large gourmet kitchen with granite counters and big center island. All 4 bedrooms are upstairs with vaulted ceilings, as well as a large loft area for a den or playroom. Huge master bedroom, walk-in closet, fireplace and a sitting area with balcony. Lovely sunny backyard with room for kids to play. Separate laundry room. Attached 2 car garage with direct access to the home. Sought after front “A” unit with front and back yards. MLS SB13062888. Listed for $834,995. 4 bedrooms, 2.5 baths, 2316 sq ft. built in 2003 and still in great condition. My favorite today in terms of quality, build, location, and value.

2509 Harriman Ln # B, Redondo Beach CA 90278: The exact same floorplan as 2418 Gates, much further south and a block east. Built in 2004 and 2261 sq ft. Priced at $815K so also at about $360 sq ft (the new normal). A few of my clients have had trouble with this builder's homes and I don't think the quality is as good as other similar detached two on a lots. The listing agent states "All the bells and whistles included in this 4 bedroom, detached two on a lot. It feels like home at last from the minute you step inside to the cool travertine flooring and the spacious living room with a big corner fireplace and wide open doors to a beautiful back yard.  This traditional floor plan features a cook's sized kitchen with granite counters, stainless steel appliances and a rarely seen, huge center island. MLS SB13063756

2204 N Phelan LN, Redondo Beach 90278: I actually saw this one just before it was in the MLS. Not sure if this is a new trend, Brokers Open before it's active, but nice home none the less. Unlike the first two, this is the 2 on a lot format with no shared driveway found on corner lots and the north-south streets. Basically a SFR on a small lot zoned as a condominium. 

This townhome is very large - there were a lot of rooms, at 2621 sq ft and is priced at $799,000 which is $304 sq ft. I'm assuming it will sell for more. MLS SB13064456.

2301 Nelson Av Unit, Redondo Beach CA 90278: Nice listing and a great price but I didn't quite get the reverse floorplan which is usually found in attached 3 on a lots. Three bedrooms were downstairs and the master, living room, dining room, and kitchen were all upstairs plus a nice outside south facing deck. And the hedged in front yard. Built in 1992, 2212 sq ft, 4 bedrooms, no shared long driveway and priced at an affordable $779,000. MLS SB13063774.

2311 Harriman Ln Unit A, Redondo Beach CA 90278: Based on some of the comments I was hearing, a lot of agents weren't getting what this listing is about. At $724,900 it is a great deal for a detached front two on a lot townhouse built in 1996. It could use some updates and refreshing but is certainly priced very well at $337 sq ft compared to other options on the market. Very nice deck out back and lots of possibilities. MLS SB13063676.

1740 Carlson Ln Redondo Beach CA 90278: This 4 bedroom is NOT a townhouse. It's a Tall and Skinny single family home in the Redondo Beach Golden Hills. It has a very unique floorplan with all 4 bedrooms upstairs and the living area downstairs. Most of the newer Tall and Skinny SFRs have the reverse floorplan similar to the attached 3 on a lots with the living area upstairs. Quite frankly, this floorplan makes a lot more sense to me because the backyard is accessible from the living room and dining area which makes a lot more sense for entertaining. This home was built in 2004 and shows like it is new. Probably my second favorite viewing today. It just down the block from Jefferson Elementary School, measures 2045 sq ft and is priced at $925,000. MLS SB13063277.

These are all great new listings and should be open this weekend. It's a great time to be looking for a 4 bedroom to buy, but if you blink, these may be gone!