Ellis Posner Sells Redondo Beach Real Estate

I had two escrows close this week in North Redondo Beach: 1748 Dixon St in the Golden Hills neighborhood and 2419 Grant Ave Unit C. Dixon is a "Tall and Skinny" single family house in the "Triangle" near Mira Costa High School in Manhattan Beach and Grant is a rear unit 3 on a lot attached townhouse built by Powers Development in 2003. Both properties sold in less than 7 days on the market with multiple offers over the asking price. 

Tall and Skinny for Sale Redondo Beach Golden Hills
It is very interesting, at least to me, as to what is going on in both of these market segments right now as to price and availability. In large part, the 3 on a lot prices are reflective of the price point of Tall & Skinny SFRs which also tend to move in lock step with detached 2 on a lots.

Many Tall and Skinny SFRs have the exact same reverse floorplan as the attached townhomes with 2 bedrooms on the lower level and the living room, master bedroom, kitchen and dining room upstairs. Often the living room or great room features high vaulted ceilings. The Tall and Skinny houses most typically are between 1700-2000 sq ft with 2-2.5 bathrooms. The attached townhomes are usually 1600-1800 sq ft although some of the much newer ones, particularly if they were built after around 2007, may have 4 bedrooms and be slightly over 2000 sq ft.

Almost every Tall and Skinny has a small backyard accessible through one of the downstairs bedrooms (reverse floorplan only). With the attached 3 on a lot townhomes, only the rear unit has the (most often) exclusive use backyard. Ironically, the townhomes often have more outdoor living space than the tall and skinny because the backyards tend to be larger and they also have outdoor upstairs patios and decks.

So, let's compare these two sales on a number of factors such as price, age, condition, etc.
Redondo Beach Townhouse for Sale
Dixon was in mostly original 19080's condition except for the new roof and about 1 year old carpeting upstairs. Grant was built on 2003 and in pristine move in condition. Grant is about 200 sq ft smaller than Dixon and as mentioned an attached townhouse rather a a SFR (with no common walls). Both have ample parking and are very bright and open. Dixon is located over a mile west arguably within easy biking distance (or longer walking distance) to the beach.

So the differential analysis is whether those those variables merit a $155K price difference, I think they do and they are also indicative of what you can expect right now in North Redondo.