2222 Monterey – Luxury Lifestyle Inspired by Coastal Living

By Keith Kyle2222-Monterey2

In the world of cookie cutter homes often times the right location and a larger than normal lot can go a long way.  The home at 2222 Monterey is one of those special and unique homes not often found in this charming coastal community.   Designed by renowned architect Michael Lee, the home takes full advantage of the beach lifestyle with a beautifully landscaped front yard, nearly 4800 square feet of living space, covered entryway and stylish Cape Cod inspired design. It’s an entertainers dream with an open layout with the spectacular kitchen the centerpiece of the entertaining areas.  The backyard has a pleasant courtyard area,  built-in outdoor fireplace, separate guest quarters and an  ocean view roof top deck.

ML#:   SB15076188 
Listing Agents Gerard Bisignano – Sotheby’s & Christa Lyons – Shorewood Realtors
Orig. List Price:   $6,899,000 
Price Per Sqft:   $1,439.39 
County:   Los Angeles 
Property Type:   Single Family Residence (D) 
Bedrooms:   4 
Bath(F,T,H,Q):  3,2,1,0 
Sqft (Src):   4,793 (Assessor’s Data) 
Ac/LotSqft (Src):   0.126/5,491 (A) 

March home sales in Hermosa Beach

By Keith KyleOceanfront Strand Homes

March saw a healthy number of home sales in Hermosa Beach and an ever climbing median home price.  The month of March 2015 saw 20 closed home sales in this small coastal community with a median home price of over $1,300,000.  The lowest priced home was a 1 bedroom in the Victorian, a condo complex of of Prospect.  The highest price home sale was an oceanfront piece of property at 2721 The Strand at $11,810,000.  The home sits on an oversized lot in a fairly ideal location in the north sand section.  Visit our South Bay home sales site to see other months and other cities.  Visit our MLS link to see the current homes for sale in Hermosa Beach, CA.

MLS# Type    Address  Price Bed/Bath Year
214087518 CONDO 15  15th ST #26   $              835,000 2/0,2,0,0 1969
SB15001346 SFR/D 40  7th CT   $          1,050,000 2/1,1,0,0 1974/ASR
SB15013926 SFR/D 551  3rd ST   $          1,345,000 3/2,0,0,0 1967/ASR
SB15027290 SFR/D 132  Neptune AV   $          2,350,000 4/1,1,0,0 1940/APP
PV15024805 TWNHS/D 340  26th ST   $          2,550,000 5/2,1,1,0 2007/ASR
SB15036581 SFR/D 2464  Hermosa AV   $          3,750,000 4/3,0,0,0 1953/ASR
SB15067261 SFR/D 429  24th ST   $          3,899,000 5/3,0,0,0 2008/SLR
SB14236847 SFR/D 1649  Monterey BL   $          4,495,000 5/5,0,0,0 2010/ASR
SB15018567 SFR/D 2222  Hermosa AV   $          4,500,000 5/1,3,2,0 2006/ASR
SB15063165 SFR/D 2721  The Strand   $        11,810,000 4/4,0,1,0 1948/APP
SB14249441 TWNHS/A 501  Herondo ST #66   $              830,000 2/1,1,1,0 1987/ASR
SB15025580 TWNHS/A 723  3rd ST   $              879,000 2/3,0,0,0 1985/ASR
SB14252683 TWNHS/A 736  Gould AV #3   $          1,004,250 3/2,0,1,0 1980/ASR
SB15013445 TWNHS/A 596  1st ST   $          1,275,000 3/2,1,1,0 2007/ASR
SB15019277 CONDO/A 2411  Prospect AV #210   $              410,000 1/1,0,0,0 1972/ASR
SB15036503 SFR/D 826  18th ST   $              960,000 2/1,0,0,0 1948/ASR
SB15035510 SFR/D 1126  1st ST   $          1,050,000 3/2,0,1,0 1964/ASR
SB15028986 TWNHS/A 803  20th ST   $          1,100,000 3/3,0,1,0 2006/ASR
SB15013386 SFR/D 902  6th ST   $          1,500,000 4/3,0,1,0 1987/ASR
OC14190820 SFR/D 900  15th ST   $          1,595,000 3/2,1,0,0 1920/ASR

True Beach Living at 63 18th Street in Hermosa Beach

By Keith Kyle

One of the best things about living in Hermosa Beach is….well….living at the beach.  Hermosa is a great beach town with a real sense of old time63 18th Street community.  One of the housing options fairly unique to Hermosa is the walkstreets.  There are not all that many and most of the walkstreets are either west of Hermosa Ave, meaning right on the beach, or the few in the north sand section just a few blocks back.

Nowhere is there better beach style living than the homes of the Hermosa Beach walkstreets with a combination of new construction mixed with fantastic original beach bungalows.  The new home listing at 63 18th Street happens to be one of those cool beach cottages that remind you casual summer days and the relaxed feeling of summer vacation.

The home actually consist of a 3 bed/2 bath main house and a 1/1 apartment over the garage.  The listing agent David Caskey describes it as:

“a classic two-story cottage style home, straight out of a coastal living magazine, w/3 bedrooms & 2 baths in the main house & a bonus 1 bedroom apartment/loft over the garage in the rear! A large front patio opens to the tree lined walk street that leads right to the beach, w/abundant space for outdoor dining & entertainment, while a courtyard lies between the units providing a patio for the rear unit or just a more private area to enjoy.”

View photos and details of 63 18th Street in Hermosa Beach

The Best Part of Living at the Beach is…..Living at the Beach – Hermosa Walkstreets

By Keith KyleHermosa Beach walkstreet homes

The best part of living at the beach is…..living at the beach.  When it comes to really living at the beach,  the “walk streets” of Hermosa offer it all.  These pedestrian only “streets” are only found in the sand section and almost always mean that the homes are within a few blocks of the beach.

What makes these streets so unique and so valuable?

Most sand section homes on full lots face the street in the front, homes on both sides and an alley in the back.  Fronting the street means the obvious challenges of car noise, parking challenges and a much higher level of traffic, especially in the summer.  Walkstreets front a sidewalk instead of a street making for a much quieter, safer, and community friendly situation.

Most homes on these streets are full 30×90 foot lots with some being half lots or partial lots.  There is great demand by builders for
older “fixers” or tear downs due to the premium location.  Homes generally start in the $3,000,000 for a lot value sale and most larger homes start in the mid $5,000,000s.

63 18th StreetWhat makes the walkstreets different from the walkstreets in Manhattan Beach is the abundance of original beach bungalows.  As Hermosa has always had a bit more of a beach vibe, many of these older homes remain with some being beautifully remodeled and others still in fairly original condition.  These original cottages give these walkstreet a real beach feel and makes for an ideal environment to live the good life.

Unfortunately searching and finding homes only on walkstreets isn’t easy as there is no specific category on the local MLS to designate them.  If you would like to receive walkstreet listings please contact us or fill out our daily Hermosa Beach listing request and keep you notified anytime a new home comes on the market.

Hermosa Beach Real Estate Market Snapshot

Neither the weather nor the real estate market has cooled off much now that summer is over and there doesn’t appear to be any major shift in the market in the coming months.  Here’s what’s happening in Hermosa Beach….by the numbers.

  • Current listings – 23
  • Median home price – $1,875,000
  • Avg price per foot – $1,227
  • Average days on market – 94
  • Current listings – 7
  • Median home price -$1,229,000
  • Avg price per foot – $816
  • Average days on market – 151 (skewed by one home 555 DOM)
Pending Single Family
Pending Townhomes & Condos
  • Currently in escrow – 10
  • Median home price – $1,149,000
  • Avg price per foot – $1,011
  • Average days on market – 30
  • Currently in escrow – 13
  • Median home price -$1,239,000
  • Avg price per foot – $630
  • Average days on market – 41
Sold – SFR (since 9/1/14)
Sold TH/Condo (since 9/1/14)
  • Number of homes – 10
  • Median home price – $1,029,000*
  • Avg price per foot – $958
  • Average days on market – 75

*number of homes were sold for lot value which skews the numbers a bit

  • Currently in escrow – 9
  • Median home price -$1,170,000
  • Avg price per foot – $638
  • Average days on market – 75
Sand Section (all home types)
Hermosa Valley (all home types)
  • Active homes for sale – 18
  • Pending home sales – 10
  • Closed home sales – 6
  • Median active – $2,199,000
  • Median in escrow – $1,450,000
  • Median sold $1,500,000
  • Active homes for sale – 6
  • Pending home sales – 7
  • Closed home sales – 2
  • Median active – $1,599,000
  • Median in escrow – $899,000
  • Median sold – $1,535,500
East of PCH/Hill (all home types)
  • Active homes for sale – 8
  • Pending home sales – 6
  • Closed home sales – 11
  • Median actitve – $1,299,000
  • Median in escrow – $1,359,000
  • Median sold – $865,000

New Top Floor Beach Front Unit for Sale At The Beach House

By Keith Kyle
Beach-House

The beachfront street known as The Strand in Hermosa Beach usually has a multi-million dollar price tag and is certainly out of the range for most buyers.  A potential option for those looking to live the good life without the rich and famous price tag is the condo/hotel known as the Beach House at 1300 The Strand.  Units are individually owned but can only be used by owner a total of 90 days a year.  The rest of the year the on site management rents out the units and revenues are split 50/50 between owners and management.  Not all of the units are beach front, but the newest listing from South Bay Brokers is not only beach front but sits high on the top floor offering panoramic ocean, beach and pier views.

View the listing information for 1300 The Strand Unit 312

New Beachfront Home for sale at 2624 The Strand in Hermosa Beach

In this market any homes for sale can seem like a rarity, but beachfront homes are even more rare.  According to local real estate 2624-The-Strandspecialist Keith Kyle with South Bay Brokers, “There are a very limited number of beachfront lots in Hermosa, and that will never change.  These homes are very rare, but with the recent price increases in which we’ve seen new construction near the $15,000,000 there are definitely sellers testing the waters which makes for multiple opportunities for luxury buyers looking for that rare property”.

Recently listed is the beachfront home at 2624 The Strand.  The 2600 block is a fairly ideal location as the elevation from beach to street offers the potential for a slightly higher home.  The home is fairly dated with 3758 square feet on three levels and being built in 1962.  As an older home, however, it does enjoy some of the benefits that new homes don’t enjoy as setback restrictions were more forgiving at the time.

View the details of 2624 The Strand in Hermosa Beach

The Beach House Condo Hotel in Hermosa Beach – Beachfront Condos for Sale

By Keith Kyle

The Beach House Condo Hotel in Hermosa BeachBeach House in Hermosa Beach

If you’re like most people in the South Bay, the ultimate in beach living would be a home on the famous “Strand”. The Strand is the oceanfront strip in both Hermosa and Manhattan Beach. Home offer panoramic views, ocean breezes, the sounds of crashing waves, and the beach as your front yard. The drawback is, of course, the price. Hermosa Beach Strand homes generally sell for the mid $6.0Ms for a tear down and can run over $14M for new construction on a larger lot.

Is there a way to enjoy oceanfront living for less?

Beach House Hermosa BeachThe answer may lie in the “condo-hotel” known as The Beach House just off pier plaza at 1300 The Strand. All 96 units are individually owned and can be used by the owner for up to 90 days a year. The on site management company uses them as rental hotel rooms for the rest of the year providing the owner with rental income to offset costs. The units are 439 feet and are located in one of two buildings. The original building is primarily oceanfront units with panoramic views of the beach, ocean, Palos Verdes and the pier. The other building is located just off of the Strand but enjoys an excellent location. The units are all fully furnished and offer an efficiency kitchen, 2 TVs, CD player/receiver, fireplace, living room with a pull out queen sofa sleeper, king bed, desk area, bath with soaking tub and separate shower.

Beach House Hermosa Interior

 

New Construction Homes on the Rise in Hermosa Beach

By Keith KyleNew Homes in Hermosa Beach

It would seem you can’t look down any street in Hermosa Beach without seeing a new home at some stage of construction.  As prices have skyrocketed in the past 18 months builders have actively sought out any “fixers” or original bungalows to tear down and replace with a maximum sized luxury property in it’s place.  As with everything in real estate location is the primary target of builders but with such limited housing inventory builders seem to be interested in just about any location or lot at this point.

With the current lack of housing inventory and incredible demand in this small luxury coastal community, many of these homes sell prior to going on the market.   As of early summer 2014 home prices in the sand section for these new construction homes generally have started in the low $3.0M and high points have been $5.0M+.    Contact us for information on upcoming listings or to keep current on pocket, off market and upcoming home listings.

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