September’s Big Sale in Hermosa Beach

The biggest sale of the month was at 2545 Myrtle in the north Hermosa sand section area closing escrow at $5,275,000. Listed by Matt Pernice this beautiful home built in 2014 offered 5 bedrooms, 6 baths and an impressive 4,188 square feet. Just a few blocks from the beach the home offered some great balcony and rooftop deck ocean views in the most sought after area of Hermosa. One question will be the impact of the construction of the former North School located just across the street.

The home basically sold off market with it going into escrow just 2 days after it was put on the MLS. The home sold at $4,300,000 in July of 2014.  View all of the Hermosa Beach and South Bay home sales in September 2017

The Most Expensive House Ever on the Market East of PCH

826 18th Street Hermosa Beach

The area east of PCH in Hermosa Beach is generally the least expensive neighborhood in this small coastal community due to the fact that it’s the furthest from the beach.  Homes vary in prices with most new construction for single family homes coming on the market in the lower $2.0Ms to the low $3.0Ms for a home on an oversized lot.  The recent listing at 826 18th in the Hermosa hills certainly blows that average price range away.  Recently listed at $4.2M this much larger than normal home sits on an healthy 5,500 foot lot with some very nice ocean views.  It is relatively close to PCH and it will certainly be an interesting one to watch as the current price would exceed anything that has sold in the past.  Click here for more information and photos of 826 18th Street, Hermosa Beach home for sale.

BED / BATH:  5/ 4 1/2
SQFT:  4,100 (estimated)
PRICE PER SQFT:  $1,024.39
LOT:  5,500
GARAGE:  Attached 2 car
TYPE:   Single family home
LISTING ID:  SB17111561

Homes We Like – 1032 6th Street

By Keith KyleOcean View Townhomes in Hermosa Beach

It’s surprising to see that 1032 6th Street in Hermosa Beach is still on the market as we liked it when it first hit the market and still think it’s a great property.  Part of the challenge for this home is that it’s competing with new construction ocean view townhomes built by Lazaar Design+Build just a block away at 1072 & 1074 7th Street and 2 homes on Pine, but given the great views and beautiful details it’s still surprising that it remains for sale.

Click here to view the photos and details of 1032 6th Street in Hermosa Beach.

Oceanfront Abundance – Beachfront Strand Homes for Sale in Hermosa Beach

By Keith Kyle

It’s unusual that in a market in which the inventory remains so low and buyers will scratch and claw for just about any properties in the Sand Section, that the inventory of oceanfront homes remains very high.  The obvious explanation is that most buyers are priced out of homes now starting in the $7.0M range, but this is a town of seemingly endless wealth.  What really is driving this is the combination of the exclusivity of being able to buy an oceanfront home and the pace at which home prices along this rare stretch of beach have risen.  Of the homes currently on the market (not including the condo hotel of the Beach House)and sold in the past 18 months the average sale price is almost $10.5M.


647 24th Place To Be a Good Market Indicator for Flipped Homes

By Keith Kyle,24th street hermosa beach

There is no question that the luxury flipped home market has slowed considerably in the past 6 months.  With “fixers” being listed and sold at fairly unbelievable prices, the opportunities just are not often there for flippers.  The most recent rehab properties to come out are generally fixer homes purchased at the beginning of the year or sooner.  The recent flip at 647 24th Place in Hermosa Beach should be a good litmus test whether the market is still there for recently flipped homes.

Unlike most flips, with the focus being almost exclusively on the easy cosmetic upgrades, the home at 24th Place did some major work, and the results were fantastic.  When we first saw this home back in November of 2014  it hit the market at $1,079,000.  It sold quickly at $1,300,000.  The home had great views, a good sized yard, and a nice location west of PCH, but boy did it require some imagination.  Imagination they had….

The home has been reinvented and layout completely reconfigured.  When we first saw the home the kitchen, living room and family room were on the first floor, while all of the bedrooms were on the second floor.  This redesign went well beyond the norm and completely flipped (pun intended) the layout with the bedrooms now downstairs and living areas upstairs.  What that’s done is to allow the more frequently used areas to have the best views in the house.  In addition they extended the front living room ceiling and added an entirely new row of windows allowing for a much larger sense of space, great light, and spectacular views.  The home is currently listed for $2,200,000 which is a very big number for a home this size in this neighborhood, but with the impressive new layout, high end finishes, and so little on the market….it just may be close.  Click here to see details and photos of the home at 647 24th Street in Hermosa Beach.

From this......

From this…… this

….to this

Strong Home Sales in Hermosa Beach for April 2015

By Keith KyleSunset Strand reflections

Hermosa Beach at just over a square mile, doesn’t have the area to have numbers rivaling nearby Manhattan Beach and Redondo Beach.  But what it lacks in the number of homes for sale, it certainly makes up for in value.  The market has continued to sky rocket in this small coastal community.  The month of April saw a huge number of sales with 30 homes selling with an average home price of over $2,000,000.  The number was skewed considerably by the biggest sale of the month, the oceanfront home of 1942 The Strand.  While the home was a tear down it sat on a double lot that had both oceanfront and walkstreet frontage.  The intention appears to be to build two homes with the builder keeping one for themselves and selling the corner home.  The lowest price of the month was at $372,000 for a one bedroom condo in the Victorian which is generally the least expensive building in the city.  To see the current homes for sale in Hermosa Beach visit our updated Hermosa Beach homes for sale section.

SB15025638 CONDO/A 1600 Ardmore AV #410  $ 775,000 2/2,0,0,0 1970/SLR 1071/A 61/145
SB15062421 TWNHS/A 1113 Valley DR  $ 1,080,000 2/2,0,1,0 1989/ASR 2058/A 28/218
SB15063198 CONDO/A 446 Monterey BL #3F  $ 1,104,000 3/1,1,0,0 1987/ASR 1331/A 27/27
SB15063532 SFR/D 207 16th ST  $ 1,750,000 2/2,0,0,0 1924/ASR 1415/A 16/16
SB15031078 TWNHS/A 819 Monterey BL  $ 1,799,000 3/2,0,1,0 2001/ASR 1829/A 26146
SB15053133 SFR/D 3225 Highland AV  $ 2,405,000 3/2,0,0,0 1961/ASR 1400 32/57
SB15055653 SFR/D 2030 Loma DR  $ 2,430,000 4/3,0,1,0 1992/ASR 3400/A 0/45
SB15004192 SFR/A 47 6th ST  $ 2,600,000 3/1,1,0,0 1948/APP 1163/T 83/83
15881051 SFR/D 2324 HERMOSA AV  $ 3,000,000 2/1,0,0,0 1912 802/A 18/18
SB15057170 SFR/D 2824 Hermosa AV  $  3,400,000 2/2,0,0,0 1939/ASR 1042/A 26/26
SB15072124 SFR/D 2232 Hermosa AV  $ 3,750,000 4/4,0,1,0 2005/ASR 3792/A 31413
SB14232129 SFR/D 123 29th ST  $ 4,085,000 5/5,0,0,0 2003/ASR 3668/A 151/151
SB14166431 SFR/D 3224 Hermosa AV  $ 6,425,000 2/1,1,0,0 1937/ASR 2800/S 238/238
SB14257472 SFR/D 1942 The Strand  $ 15,000,000 6/2,0,0,0 1913/ASR 3436/A 63/101
SB15051972 CONDO/A 1707 Pacific Coast Hwy #304  $ 575,000 2/1,1,0,0 1972/ASR 979 31/31
SB14226429 TWNHS/A 705 4th ST #C  $ 799,000 2/2,0,1,0 1978/ASR 1600/AP 61/81
SB15035783 TWNHS/A 709 3rd ST  $ 855,000 2/2,0,0,0 1985/ASR 1310/A 42098
OC15026228 CONDO/A 601 1st ST #7  $ 925,000 3/3,0,0,0 1990/EST 1529/A 49/49
SB15052582 CONDO/A 736 Gould AV #8  $ 1,255,000 3/2,0,1,0 1981/ASR 1833/A 42224
SB15080888 SFR/D 641 8th ST  $ 1,359,000 4/2,1,0,0 2002/SEE 2300/A 90/90
SB15031189 SFR/D 732 24th ST  $ 1,450,000 3/2,0,1,0 1987/APP 2151/A 26512
SB15026161 CONDO/A 2411 Prospect AV #215  $ 372,000 1/1,0,0,0 1972/ASR 627/A 55/55
SB15022060 CONDO/A 2411 Prospect AV #307  $ 479,000 2/1,1,0,0 1972/ASR 915/A 37/37
15886281 CONDO 831 6TH ST #2  $ 638,250 2/1,0,1,0 1983 1011/A 27/27
215003198 SFR 909 3rd ST  $ 750,000 1/1,0,0,0 1924 504/A 77/77
SB15043016 SFR/D 1738 Pacific Coast  $ 949,000 2/1,0,0,0 1948/EST 924/A 29/29
OC15052447 SFR/D 1143 7th PL  $ 965,000 3/2,0,0,0 1959/ASR 1159/A 46/46
PV15024381 SFR/D 620 Prospect AV  $ 1,515,000 3/2,0,1,0 1987/ASR 3089/A 35/234
SB15035302 SFR/D 1250 7th ST  $ 1,525,000 3/2,0,1,0 1954/ASR 1567/A 33/33
PV15043620 SFR/D 918 9th ST  $ 1,551,000 3/2,0,0,0 1952/ASR 2148/A 35/53

315 26th Street – Legal Triplex in the Sand Section

315 26th Street, Hermosa Beach – Triplex for sale 3 blocks to the beach315_26th_St_front1 copy

Price $2,250,000

This is a great opportunity for the savvy investor searching for rare beach properties in an ideal location.  Legal non-conforming triplex with a bonus bed/bath.  Tax records show a total square footage of 2048

Front house is a 2 bed/1 bath detached home with some ocean views.  According to the tax records there is another bedroom and bath for the unit but they are not attached and are downstairs off of the garage.  It’s not currently being used but could be used for a bonus unit.  It has a separate entrance and no kitchen so technically it’s part of the upstairs unit.  It would need quite a bit of work to make it usable, but the owner has used it in the past and it could be a great option for a future owner.   The front house has a one car garage and a workshop that has the laundry (for all units) in it.

Sunset at 26th StreetBack house has two units and the two houses are separated by a patio.  Upstairs rear house is a small 2 bed/1 bath.

Back house lower is a one bedroom/1 bath.  There is a one car garage but it’s been used to make the lower unit larger and has been like that for a very long time.

It’s a street to alley lot 3 blocks from the beach.   The most recent multi unit properties in the neighborhood were:  301 28th Street listed for $1,850,000 and sold for $2,250,000 (duplex with 2 2bed/1 bath units at 1500 feet total) and 227 29th Street listed at $2,250,000 sold at $2,330,000 (duplex with 2 2bed/2 bath units at a little under 2500 feet)

Play VisualTour

Contact listing agent Keith Kyle with South Bay Brokers for more information.

The Home that Keeps on Giving -2804 Hermosa Ave

By Keith Kyle2804 Hermosa Ave Oceanview Home

2804 Hermosa Ave

Last sold at the end of 2013 for $3.6M, 2804 Hermosa Ave is now listed for $5.1M. a 41% increase.

There are indicators of the overall real estate market and then there are homes that seem to reflect the market conditions all by themselves.  2840 Hermosa Ave in the sand section of Hermosa Beach is certainly one of those homes and at it’s current listing price is certainly raising the stakes once again.  It seems that the home is on the market just about every year and the most recent jump in value may just say it all about how much demand there is for sand section ocean view homes.  The home was built in 2002/2003 and since then has been on the market 12 times, sold 5 times and is now back as a new listing.  If the frequency of the listings isn’t an eye opener the latest price jump certainly is.  It originally sold for $2,204,000 in 2003 and then sold several times between 2005 and 2013 for prices in the low to mid $3.0Ms.  The most recent sale closed in October of 2013 for $3,600,000.  The latest listing, currently on the market, recently came out at $5,100,000….a price that not too many years ago was ocean front and of more recent times the only $5.0+ sales were new construction.  We’ll see what the home eventually sells for but anything over $5.0M will be quite the indication that the market and values have exceeded just about anyone’s expectations.


Some of our Favorite Hermosa Beach Sunsets

Living at the beach is good in just about every way, but the sunsets are truly magical.  Over the years we’ve seen many and appreciate them all.  Here are just a few Hermosa Beach Sunsets.

Lowtide Sunset in Hermosa Beach Hermosa Beach Activities - Stand Up Paddling Hermosa Beach Sunset SANYO DIGITAL CAMERA Volleyball at sunset in Hermosa Beach SANYO DIGITAL CAMERAHermosa Beach Sunset B-Court-Sunset-EB Hermosa-Sunset-KK  SANYO DIGITAL CAMERA

Hermosa Beach Needs Some New Housing Inventory

By Keith KyleHermosa Beach Walkstreet Beach Bungalow

The Hermosa Beach real estate market continues to be driven by the lack of homes on the market and the continued high demand for this charming coastal town.  With only 1.4 sq miles in the city, there is never an abundance of homes for sale, but recently there has been almost nothing to purchase.  Inventory has been extremely low for almost 2 years and it doesn’t appear that there’s any quick turnaround in the near future which continues to increase the demand for just about every type of home and in all three “sections” of the city.  The market has also been impacted by the extensive building boom going on making it even more challenging for owner/users.  This has meant that homes usually bought as “starter” homes are being swept up by builders willing and able to pay all cash and a quickly close.  We will likely see no real improvement in inventory for the rest of 2014 or beginning of 2015 but hopefully the period of late January, when the market picks up, will lead to an increased number of home sellers realizing just what a good market it is and will finally see the start of a return to a balanced market.