Saltair Area in Brentwood, Los Angeles 90049 median price Increased by 60%

December 19, 2016

The Saltair Area is a covenant prime Brentwood location in Los Angeles, California 90049 zip code.  This area just above the Brentwood Village has luxury homes next door to gated Brentwood Circle and Bundy Canyon on the other bordering side.  The majority of the lot sizes in this area are around 15,000 square feet and up.

The Saltair Area median price in Brentwood has Increased by 60% within the last 3 months.  The Interquartile Range (IQR) increased by 50% for the YTD Nov 2016 compared to YTD Aug 2016. The InterQuartile Range (IQR) shows the price variance between the 25th and 75th percentile of sold homes.  This indicates how spread out the middle 50% of sold homes are in this area.

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Are you familiar with the Crestwood Hills community in Brentwood, Los Angeles?

November 18, 2016

Are you familiar with the Crestwood Hills community in Brentwood, Los Angeles?


The history is fascinating, originally a nonprofit called Mutual Housing Association that started with 4 members and turned into more than 500 that banded together to form a cooperative post-World War II Utopian community. Considered to be one of the few recognized postwar cooperative housing projects in the country.


In 1946, four musicians recently discharged from the Army purchased an acre of land and built 4 homes at the four corners and the center was a communal pool and playground. Together, they could afford what they could not individually. The concept went well and The Mutual Housing Association grew to over 500 members which led to the purchase of 800 acres in 1947. All members owned shares but after all the homes were built, Crestwood Hills Association was formed and individuals took title.


Crestwood Hills is located on the ridges to the North and East of Kenter Canyon in the Santa Monica Mountains above Sunset Boulevard and is an architecturally controlled community. It is best known for its mid-century modern architecture and contains several homes designated as architectural landmarks by the State of California designed by A. Quincy Jones and Whitney Smith. The community includes a park and a pre-school.

Crestwood Hills median price in Brentwood has remained pretty much the same over the past three months. The Interquartile Range (IQR) was 70% for the YTD Sept 2016 and 14% at YTD Oct 2016. The InterQuartile Range (IQR) shows the price variance between the 25th and 75th percentile of sold homes.

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Mandeville Canyon in Brentwood, Los Angeles Median price has dropped the past two months

November 16, 2016

Mandeville Canyons median price in Brentwood, Los Angeles has dropped the past two months, 8% decrease at YTD Sept 2016 and 6% decrease at YTD Oct 2016.   The Interquartile Range (IQR) was 20% for the YTD Sept 2016 and 14% at YTD Oct 2016 which is still a good margin for growth. The InterQuartile Range (IQR) shows the price variance between the 25th and 75th percentile of sold homes.    Visit www.90049Brentwood.com and go to the Mandeville Canyon page for monthly updates.

Mandeville Canyon may be the longest paved cul-de-sac road in Los Angeles.  Nearly 5 miles above Sunset Boulevard gaining 1,000 ft in elevation and almost reaching Mulholland Drive.  This area is divided into two communities - Mandeville Canyon and Upper Mandeville Canyon which starts just above Chalon Road.  This rural-like environment has beautiful equestrian lots with only one way in and one way out.

Historically, this area was originally developed and named the California Botanic Garden back in 1928.  Plans for artificial ponds and streams and a massive arched bridge would create landscaped gardens for tourism and an agricultural laboratory to attract residential buyers to eventually purchase home-sites. Celebrities planted memorial trees that came from all over the world, but unfortunately, the Great Depression halted this plan.  Currently, country equestrian estate lots with rustic styled homes is what mainly encompasses this area now.   The HOA for this area is Mandeville Canyon Association

Price Per Square Foot, what does it really mean?

It is very common that a Buyer will ask: “What is the Price per Square Foot?” when inquiring about a home price and to gage in their mind if it is a fair asking price. It is important to keep in mind that the $/SF (Price per square foot) is not the end-all, be-all. There are numerous other factors that need to be considered. Example, two homes on the same street are listed for sale at $2M, one is 2,000 square feet, the other is 2,800. The 2,000 sf home is $1,000 $/SF, ($2M/2,000=$1,000 $/SF) the 2,800 sf home is $715 $/SF. At first glance it may appear that either the 2,800 sf is either a fair price or under market, whereas the 2,000 sf home is a fair price or way overpriced.

The problem with the $/SF mathematics is that it only takes the straight equation of Asking Price divided by square footage. There are numerous other items to take into consideration in seeing if the home is fairly priced. In this example, the 2,000 sf home has a pool with views from the upper level. It was recently completely renovated including all the safety basics (plumbing, electrical, etc.). It has high ceilings and a direct entrance from the garage and has a gated front entrance with gorgeous landscaping. It also has a nice grass yard area and is completely private. To top it off, it has expensive tiles and new state of the art appliances Whereas, the 2,800 sf home has a bigger home next door that peers into the backyard. The kitchen was recently renovated but none of the bathrooms were. It does not have a pool or view or front gated entrance. It is move in condition, but could use some updating.

Another example is comparing a small home on a big lot. The $/SF will not take into consideration the land value. If there is a 1,500sf home sitting on a 12,000 lot, clearly if there wasn’t a home there at all the lot would have base price. Which is why smaller homes on bigger lots will have a higher $/SF. Also keep in mind that many homes in the hills will list the entire lot square footage, when sometimes only part of it is flat or easy to build on – this is always deceiving with hill lot sizes.

Another example is usable space, some homes have wasted space. We have all been in homes that on paper have a nice square footage listed, but upon walking around you see areas that are just unusable space as you shake your head wishing it was part of another room. But that extra square footage accounts for $/SF.

Bathrooms are also a big factor. Seeing the verbiage “en-suites” means each bedroom has it’s own private bathroom. Sometimes the bathroom count is misleading as there might be a powder room and then have 2 bedrooms share a “jack-n-jill” bathroom or sometimes with the older homes, you will have the bathroom across the hall that both bedrooms have to walk to.

When an appraiser appraises a home, he will take sold homes within the proximity of the home and try his best to find similar comps. However, in many areas like Brentwood, Beverly Hills Post Office, etc., you can have a $3M home blocks from a $5M home. So the appraiser will start with the comparison of the sold homes but at the end he will subtract or add for the additional items I listed above and more to adjust the $/SF.

So please don’t let the Price Per Square Foot make you feel a home is overpriced or under priced for that matter without further inspection.

Brief History of the Pacific Coast Highway from Santa Monica to Malibu

Did you know that in 1907 landowner May Rindge posted armed guards to fight the eminent domain action the court used to take her land in order to extend PCH through Malibu from Santa Monica? She finally lost in 1925 and the court granted the County her land in exchange for $107,289. PCH was originally called Roosevelt Highway.

http://www.kcet.org/updaily/socal_focus/history/la-as-subject/from-the-roosevelt-highway-to-the-one-a-brief-history-of-pacific-coast-highway.html#.VTUWxcEIbQo.facebook