May 2013 was a very strong month for home sales in Hermosa Beach CA, 90254. Twenty five properties closed escrow ranging in price from $335K up to $4M. All property types and neighborhoods were represented. In addition to standard equity sales, buyers could also find short sales, REOs, and probates. Curiously, homes that sold above the list price for the most part sold faster. Contrary to current popular urban myth that all homes sell the first weekend on the market, a number of these listings did take over 30 days to sell.
Year to date, there have been 83 sales in Hermosa Beach. Currently as of this blog post, there are 36 properties in escrow (MLS status "pending" or "backup") and 41 active listings. The good news for buyers is that Hermosa Beach real estate inventory is not quite as out of whack as North Redondo Beach and Manhattan Beach. The bad news for sellers is that your home may take a little longer to sell than in the other Beach Cities.
Hermosa Beach offers a unique Beach Cities feel, demand for homes is strong and buyers and sellers can expect a healthy competitive market over the balance of the summer months and continued price appreciation.
Here's what the composite numbers look like for Hermosa Beach home sales from May 2013:
The Hermosa Beach "Sand Section" runs along the Strand the length of Hermosa Beach and stops at the Valley-Ardmore green belt (for the most part). Sand Section homes are highly desirable and are usually somewhat less expensive than their Manhattan Beach Sand Section counterparts. But still very expensive even by LA price standards. The Hermosa Beach Sand Section is the largest neighborhood in Hermosa Beach. Most months at least half the Hermosa home sales are in the Sand Section.
I really liked the detached townhouse at 504 Bayview Dr which in my opinion represented reasonable value (as things go these days) for a Hermosa Beach Sand Section property. Per the listing agent: "Stunning contemporary detached townhome with amazing ocean views can now be your new home. California architect Pat Killen designed this town home with no details missed.Enter the lower level to be greeted with limestone tiles, strategic windows for maximum light with privacy considered. Bottom floor has a large bedroom with a full bath. Second floor has two master bedrooms each with walk in closets and full baths. The master suite has a jacuzzi tub, separate shower, and high end limestone with ceramic tiles! Indulge! Enter the top floor and be greeted with an amazing ocean view from all windows including the two sets of sliding glass doors to the over sized viewing deck. Brazilian cherry floors, romantic fireplace, built in entertainment system including surround sound and flat screen TV. The kitchen has been renovated to tempt the finest chef! Top of the line stainless appliances, new flooring, new hardware, new cabinetry, and granite kitchen counters. The electrical is in all the right places. The exterior of the home has one additional parking spot in front of the two car private garage. The rear yard of this detached home has a lovely garden area."
The subject property is a 3 bedroom, 3.5 bath 2199 sq ft detached townhouse just a few steps from the ocean built in 1998. Listed by RE/MAX Execs Redondo Beach and sold by Shorewood Realtors Hermosa Beach. MLS SB13034033.
1636 Monterey Blvd, Hermosa Beach also got my attention. Per the listing agent: "Outstanding one of a kind Italian Villa with OCEAN VIEWS, custom features, beautiful courtyard, amazing roof top deck with jacuzzi. Huge master bedroom, 3 fireplace and even a loft office! This house was built for entertaining with huge kitchen and living room! There are so many beautiful feature to this home. The open floor plan works well for Entertain your special guest or enjoying the family for the Holidays. This rare Italian Villa is only a very short walk to the sand. It boast quality finishes throughout. This home you will be proud to call home. Being this close to the sand but yet having a full size lot with a beautiful courtyard truly is a rare fine.You will enjoy your views from throughout the home. The living room has over twenty feet ceilings and a balcony that has ocean views and calm breezes. The kitchen has not one but two large stoves perfect for a chef or family cooking. The Master bedroom has an oversize shower and tub, with beautiful granite throughout . The roof top deck has ocean views but yet is very private. If location is important then this is the house for you! Easy walk to beach or downtown Hermosa!"
41 21st St Hermosa Beach CA, 90254. Walk Street Work of Art! This Louie Tomaro designed house takes full advantage of the nearly ninety feet of southwest facing walk street frontage resulting in remarkable ocean views from almost every interior space. The impressive Mediterranean Villa stands stately above the flora and fauna filled front walk street patio of park-like proportions. The artfully designed interior features a circular foyer, lovely living room, formal and casual dining rooms, center island kitchen, master suite with spa bath, executive home office, mega multi-activity area (700 sq ft.). A total of four bedrooms + 4.5 baths in approximately 4,800 square feet. Additional features: Hardwood floors, French doors, intercom, security systems, instant hot/cold water dispenser, dual zone heating, central vacuum, two steam showers, four fireplaces, parking for four. A 180 degree ocean view roof top deck adds a finishing brush stroke.
At a sales price of $4,000,000 this was the highest prcied sale of the month and the highest priced non Strand property sold in Hermosa Beach CA this year. This amazing walk street home is 4748 sq ft on a 3110 sq ft lot just steps to the Strand. All the views and beach front lifestyle without the parade of people past your window day and night. Listed and sold by South Bay Brokers. MLS SB13063991.
HERMOSA VALLEY HOMES SOLD
If you are not familiar with the Hermosa Beach "Valley" neighborhood, these are the streets east of the Sand Section and west of PCH (for the most part) delineated on the westernmost flank by the Valley Ardmore grenbelt. Hermosa "valley" is MLS Area 149. It is considerably smaller than the Sand Section or East Hermosa. Homes may be somewhat lower priced than in the Sand Section but residents still enjoy a great "West of PCH" lifestyle and can easily walk to the Beach, Pier, downtown Hermosa, etc.
I really liked the sale at 730 8th Pl. This 4 bedroom, 3 bath 3416 sq ft SFR on a 2507 sq ft lot sold for $1,450,000. Listed by South Bay Brokers and sold by Shorewood Realtors.
There were a few townhomes sold that I also thought were good value: 710 2nd St and 623 2nd St. These properties offer the same amenities as most south end Sand Section homes. 710 2nd St Built in 2006, this beautiful, multi story Mediterranean detached town-home lives like a single family home. Conveniently located only a few blocks to the beach, park, trails, restaurants, shopping. With 3 plus levels, this home features a open floor plan that combines the kitchen, dining area and living room with a fantastic fireplace. With hardwood and travertine floors throughout, this home has it all... a gourmet kitchen that has a large island, granite countertops and stainless steel appliances. On the first and second level of this stunning home you will find three bedrooms and the spacious master suite. The master suite has walk in closet, fireplace and a balcony. The master bathroom has "his and hers" sinks, a spa tub and large shower. Entertain friends and family from your own roof top deck. Enjoy the ocean views and breath taking sunsets. Listed by Keller Williams. Sold for $1,190,475. MLS PV13004094.
623 2nd St is a spacious 4 bedroom home that features an open and bright floor plan. Completely detached, this property feels more like a SFR than a townhouse. Features include: warm living area, private formal dining room, spacious kitchen with center island, custom cabinets, granite counters and an adjoining deck, large master suite with spa like master bath complete with jacuzzi tub and separate shower, over sized guest bedrooms, 4th bedroom that has separate entrance and could be also used as an in-laws quarters, home office or fitness room, large 2 car garage, with extra storage, additional carport and much more. Plus, you even have a relaxing roof top deck to enjoy those memorable Southern California Sunsets. MLS SB13064316.
Listed by RE/MAX and sold by NWRE. MLS SB13046194.
Listed by South Bay Brokers and sold by Shorewood Realtors. MLS SB13004042.
EAST HERMOSA BEACH HOMES SOLD
The "Hills" in East Hermosa Beach offer a great East of PCH location that for the most part is "walkable". Many homes have ocean views and there is a great neighborhood and beach feel. Here's what sold in East Hermosa Beach (MLS Area 151) during May.
935 3rd St is another Hermosa Beach "Tall & Skinny" with huge panoramic ocean views. Perched on top of a hill this spacious floor plan offers three large bedrooms, each with its own bathroom, and a half bath off the living area. Gourmet kitchen with top of the line stainless appliances and slab granite counters. Master suite is located on the entry floor with his and hers closets, spa tub and separate shower. The entry floor also includes a second bedroom, full bathroom and laundry room. The third bedroom and bath is situated on the top floor with its own fireplace. Big ocean and city views from the entire top floor, which has a great room feel and a sunny south facing balcony, perfect for entertaining. Only a half mile to the beach. Listed and sold by South Bay Brokers for $1.1M. MLS SB13069978.
For those buyers open to detached townhomes, 1048 8th St was a great choice. It was listed by Shorewood Realtors and sold by NWRE Brokers. 2423 sq ft, 3 bedrooms, 2.5 baths. Unfortunatley it was sold off-market before hitting the MLS for $1.355M. MLS SB13087399.
The view at the top of the page is from the deck of my listing at 920 8th Pl in Hermosa Beach.