4080 Tujunga #107 in Studio City is now on the market!

Love Tujunga Village and Woodbridge Park in Studio City? Always wished you could live within an easy walk of both? In a fabulous townhouse with 2 beds and 2.5 baths? Here ya go -- 4080 Tujunga Ave. #107 is now on the market for $599,999. This refreshed townhome features 1311 sq. ft., new paint, new carpet, bright kitchen with new heating appliances, darling patio, fireplace, two parking spaces and more.  Each bedroom has its own bath and plenty of closet space.  The HOA is proactive, features earthquake insurance, allows pets and dues are $410/mo.  The security building also has a nice green back area, a spa, bbq and a gym.  This area of Studio City is one of the most highly desired areas in the city and there are lots of shops and restaurants -- including Aroma Cafe! -- close by  See 4080Tujunga107.com for more pictures (some are virtually staged) and call me for showings.

Coming this week -- 12930 Valleyheart #3, Studio City

Ready for a quiet nest in a stellar location? This one bedroom, one bath condo has what you're looking for.  It features a large kitchen, dining area, fireplace, wet bar, sunny exposures, a European-style washer/dryer unit, extra storage, and a huge patio (we will all be barbecuing soon, I promise).  Plus, the building also has a large laundry room.  The proactive HOA has done lots of recent upgrades to the building, too.  This home is listed at $449,000.

This unit is not only quiet and private, but it's on one of the loveliest, greenest streets in the SFV -- Valleyheart.  The street runs right along the river trail.  But for those who desire a little more action, the building is one block from all of the attractions that Ventura Boulevard in Studio City has to offer, including restaurants, stores, shopping and recreational opportunities.

We will be open from 1:00 to 4:00 on Saturday, Jan. 12, and also open from 11:00 to 1:30 on Tuesday, the 15th.  Please call me if you'd like to schedule a showing at another time.

Has Brady Bunch house fatigue set in yet?

Just to catch you up, the house used for the exteriors of The Brady Bunch tv show just sold in Studio City.  This has been all over the news and social media.  The house was listed at $1.8 million, and sold $3.5 million.  To HGtv.  Is it worth it?  Nope, nowhere near.  The house is right around the corner from me, and the resale homes around here usually sell for less than half that. And this is a two bedroom home, so it would normally sell for an even lower price.  There's just no accounting for taste and tv production companies that have unlimited budgets.

Is the housing market going to crash soon?

Every day, somebody tells me that the housing market is going to crash.  I am not an economist or statistician, so take the following with a grain of salt.  With all due respect to the experts, I just don't see the fundamentals necessary for a crash in the near future.  

• First, yes, our housing price rises here in CA can't go on forever.  I said that in 2006, too.  Prices are now above what they were in 2008, though. Housing prices are high due to two factors in L.A.: 1) not enough inventory, and 2) there's a lot of money concentrated here.
• Currently, unemployment is low.  It would have to go up by several points to have an impact on local housing sales.  Last time, it was 8%-9% before we saw a lot of foreclosures here.
• Interest rates are still relatively low.  When I started in this business, interest rates for mortgage loans were around 8%.
• Banks and lending institutions have tightened up quite a bit and are no longer giving mortgage loans to anybody that can fog a mirror.  Buyers now have to show that they can actually pay a mortgage back.
• Even at the height of the Great Recession, home prices here in the Southland, in areas with desirable housing stock, low crime, and good schools, only went down an average of 8%.  Do the math -- even if there's a 10% price reduction, say, in Sherman Oaks, Studio City, or Burbank, an $800,000 home here will be selling for $720,000.  That's not really enough of  difference to make a home super-affordable.

Again, I'm not an expert, but I know what I see.  Could there be cataclysmic event that turns the market on its ear? Sure, but if that happens, we will all have bigger fish to fry than housing prices.  And on that cheery note...feel free to challenge my assumptions or ask questions.

Studio City sunset. And Champagne.

When clients Josh and Mac closed on their Studio City home in early December, we planned to celebrate by having champagne on the deck and watching the sunset.  However, either 1) the sun set too early, or 2) it was too windy, or 3) it was raining, or 4) our schedules just didn't mesh.  (The house is still a work in progress.) We finally got a chance to enjoy the view and the sunset last night, and here are the pics.  That's Josh pouring champagne, his wife Mac, and my husband Steve getting ready to toast this special home.

Another two great Yelp reviews.

I am grateful and thankful to have worked with these folks.  Here are my new Yelp reviews:

"My wife and I have now bought two properties with Judy's help. We couldn't be more impressed with her diligence, honesty and hard work. 

Here's how we know Judy has the buyer's best interests at heart: she talked us OUT of making offers multiple times because she knew the homes we were looking at either weren't worth the money or had too many major problems. 

Every time an agent talks a buyer out of making an offer, that agent runs the risk of never getting paid. 

Judy is willing to run that risk, because she knows what a big deal it is to buy a house. So she's determined to make sure the buyer gets the RIGHT house. 

She's amazing and we would never work with another agent."

"I met Judy through my now-husband when we were in the beginning stages of searching for our first home together. He had been following her real estate blog for quite some time and was really impressed with her knowledge and of-the-moment perspective on the real estate climate in the area. 

What is so refreshing about Judy is that she talks to her clients as friends first. She's honest and real during the entire process. And also INCREDIBLY patient! She finally helped us get into our townhouse north of Ventura Boulevard in Studio City after a somewhat painful and laborious process with the sellers. That was five years ago. We entrusted Judy to help us yet again on our search for our long-term home as newlyweds. 

Countless open houses, countless MLS listings, and countless emails back and forth later (did I mention how patient she is with her clients?!), Judy helped us find our new home in the Studio City hills. After another somewhat stressful and laborious process with the sellers, Judy was just fantastic. She was completely on her game through every moment of the process and was able to nudge us along gently to help us get our ducks in row. But I need to mention, Judy is on her game ALL THE TIME. She's a real gem in the real estate world here, and I feel so lucky and fortunate to have found her. I'd recommend her to friends in a heartbeat."

Salute to a couple of local businesses

This isn't an ad, just high praise for two local businesses that I frequent.  We all love Lowes and Do-It Center, but if you're in Studio City, there's no better hardware store than locally-owned North Hollywood Hardware at 11847 Ventura Blvd.  These folks not only have just about any hardware that you might need, they also have the most knowledgeable, helpful employees.  I was just in there to buy a little lightbulb and got immediate, expert assistance for this tiny part.

What would you give to (almost) never have to go to the DMV again? Smogland in Studio City will smog your car and electronically take care of your registration before you can finish looking at your Instagram feed.  In addition to registration and smog checks, they do title transfer, vin verification, duplicate registrations, stickers and license plates.  They are located at 4021 Radford and Sassan Dameshghi is the very friendly, knowledgeable owner.

3747 Berry, Studio City - sold! With challenges, of course

Although you can't see the house well, this is 3747 Berry in Studio City and it just sold to my friends and clients, Josh and Mac.  Josh and Mac have been looking for a home in the hills for several months now.  You know the drill: find the house, make an offer, get excited, only to find out that you are one of 18 other offers, don't get the house.  Our number must have come up this time because we got lucky and got into escrow at our offering price.

It was a challenge for a couple of reasons.  I won't go into detail here, but if you buy a house on a hill, please get a geologic inspection.  Also, please use a direct lender for your loan and not an investment company.  The investment company is very reputable and came through at the end, but the buyers had to jump through higher and higher hoops and the communication from the company was just plain bad.

Obviously, the story has a happy ending.  Josh and Mac intend to build an addition and are in the fun process of getting started on that now. 

3rd anniversary of Judy Graff Properties, Inc.!

Today marks the 3rd anniversary of the formation of Judy Graff Properties.  Three years ago, I made the move away from large agencies and opened my own full-service real estate company.  I have never looked back.  JGP is slowly growing, but will always be providing the difference, and leading with a heart for service.  Thanks to all the clients and agents that have made this endeavor such a success!
Graphic courtesy of Steve, of course.

Price reduction on 3541 Laurelvale lease in Studio City!

The mid-century modern Studio City hillside living fantasy just became a little less expensive.  Yes, less.  3541 Laurelvale is now listed at $4475 a month.  This 3 bedroom (one bed converted from office), 2 bath home features almost 1500 sf, a spacious kitchen and pantry, flat backyard, 2 car garage with pull-through for extra cars, and a peaceful, quiet neighborhood.  Appliances are included without warranty.  Pets are allowed too with breed and weight restrictions.  And, walking distance from Carpenter School. Contact me to view this special property.

Midcentury modern lease in Studio City

Want to lease a home with a tranquil canyon vibe and a midcentury modern design? 3541 Laurelvale in Studio City will be just what you're looking for. Two bedrooms plus convertible office, two baths, big outdoor area/backyard with tree-top view, large kitchen, dining area, 2 car garage with pull-through for extra parking and more. Yes, pets are allowed (with restrictions) and it's in Carpenter Charter school district too.  Available in early October; $4800 a month and minimum one-year lease. Call me for an appointment to see.

I know you are tired of hearing about the run up in So.Cal. home prices, but...

Here's another L.A.Times article which confirms your fears about low inventory and high prices.  I think I showed the home in Burbank that the article references.  I couldn't believe it was listed that high.  What to do? If you are a seller, sell (call me first).  If you are a buyer...no easy answers here.
Photo courtesy of Luis Sinco/L.A. Times

Studio City does Halloween

Nothing to do on Monday, the 31st? Come on over to Studio City's Colfax Meadows, Tujunga Village or Woodbridge Park areas (the flat parts of SC).  These neighborhoods put on quite a show for kids and adults too -- haunted houses, sets, lights, costumed characters, sound effects...you'd think some of the residents worked behind the scenes in the film industry or something.  If you visit, make it early -- there's no place to park after about 6:00 pm. I will post pics next week.

Great Yelp review!

My seller client of 12412 Rye Street in Studio City just posted this review of me. Thanks, Mark!

"You could not ask for more...

***
Judy Graff could not have been more professional or pleasurable to work with to sell my mother's house.  My family interviewed numerous local agents before deciding upon Judy -- we could not have been more pleased with our decision.  Judy was dedicated to selling my mom's house well before she was ever formally engaged.  Her pre-engagement efforts went well beyond trying to gain our business; they were truly in the best interest of selling my mom's house.

Judy's selling and representation abilities could not likely be surpassed.  Her screening of potential buyers and advice on offers were invaluable.  Certain unfortunate timing issues of the sale, nothing to do with Judy (in fact, timing issues that resulted from not listening to Judy), did not lead to an ideal sale.  Nonetheless, Judy's strategy, advice and hard work in connection with numerous offers led to the best price from the best possible buyer that the market would bear.  Judy's communication and responsiveness throughout the process was impeccable.

In addition to all of the things you would want in a real estate agent, Judy went above and beyond what one would ever expect or desire in any service provider.  One of the things that made the sale of my mom's house unique is that the house sale was necessary due to the fact my mom has Alzheimer's and needed to move cross country.  Judy's compassion and insight on the issues surrounding the sale were sincere and insightful.

Most significantly, when Judy thought she had led us astray in one respect (by unwittingly referring an estate sale agent who turned out to be a crook), she was honorable and diligent in rectifying the issue in every way possible.  

If anyone would care to follow up with me to get more detail on Judy, do not hesitate to reach out to me directly.  I am more than happy to support my unequivocal referral and recommendation of her."

There is something special about a house that has been lived in and loved for decades. That doesn't mean that it's easy to sell.

12412 Rye Street in Studio City closed escrow a couple of weeks ago.  The owner is a senior citizen who left the state to move closer to family.  The home is beautifully maintained and gorgeously landscaped.  Unfortunately, it had a floor plan that just isn't popular anymore -- 2 beds, 1 bath, and a huge den tacked on to the back of the house.  And, a large apartment building loomed over the back yard.

Nevertheless, I was excited to sell such a little gem. I competed for the listing and for a few months, the listing was "open" -- other agents (six others, I think) could bring buyers and market the home too.  But eventually, I obtained an exclusive listing at $890,000, which is low for the neighborhood. I thought qualified buyers would be storming the place.

It didn't happen that way.  Although contractor-buyers had swarmed the neighborhood in the early part of the year, most were busy with new builds or just plain not interested by June.  Individual buyers could only see all the work they'd have to do to contemporize the layout.  And we started to get crazy lowball offers, like $700k (buyers, if you are contemplating making lowball offers on any of my properties, know this: if the seller would take a price that low, I'd buy the property myself.)

The seller lowered the price to $849,000 in July and we finally began to get some realistic buyer activity.  We actually had multiple offers just before we accepted one for $840,000.  The buyer is an architect/contractor and closed with a collateralized hard money (as good as cash) in 10 days.  Whew! We then had a bad time with the estate sale person (another story for another time) but the home was finally emptied and closed escrow.  I hope the new buyers do something beautiful to the place that makes their new buyers really happy.

12412 Rye Street in Studio City is now offered at $849,000!

This classic Studio City home could be your next masterpiece, and has just had a substantial price reduction.  This well-maintained traditional home features 2 bedrooms, 1 bath, a big den, dining room, fireplace, big kitchen and more. It offers 1481 sf on a 7600+ square foot lot, which means there is plenty of room to add on.  And as you'll see from the pics, the landscaping is gorgeous, too.  Call me for more info.

12412 Rye Street, Studio City is open Sunday, July 10, 2-4

12412 Rye Street in Studio City is a classic beauty is just waiting for buyers with fabulous taste.  Her features include: traditional floor plan, separate dining room, huge den that leads to backyard, patio with pergola, gorgeous green landscaping, hardwoods and 1481 sf.  The home has been carefully maintained throughout the years and has a newer roof, tankless water heater and some new windows.  Listed at $890,000, the home is ripe for an add-on, a re-do, or just to live in and love as is.  Studio City is one of the hottest neighborhoods in L.A. For more pictures, please visit 12412Rye.com.  Come visit us this weekend at the open house.

Classic home for sale in Studio City - 12412 Rye Street

Looking for a classicly proportioned home in a great Studio City neighborhood? One that is just waiting for your design stamp and decorating? If so, 12412 Rye Street may be for you.  Listed for $890,000, this beauty features 2 bedrooms, 1 bath, a huge den, 1472 sf, big added-on den, large backyard and luxurious landscaping in a pretty above-Moorpark neighborhood.  She's been splendidly maintained over the years and has a newer roof, tankless water heater, and mostly new windows. Update, remodel, or add square footage and this home will be seriously stunning. Come visit me at the open house on Sunday, June 26, from 2 to 4. More pics at 12412Rye.com.

Huge townhouse in stellar Studio City location - $530,000

I am pleased to announce that my listing at 4332 Coldwater Canyon #1 in Studio City will be on the market on Monday, June 13. If you've been looking for a perfect place, this may be it – 1452 sf, two bedrooms, three baths, dining room, spacious kitchen, high ceilings, two fireplaces and a big, private rooftop deck with a tree top/hillside view! Other amenities include lots of closet space, an electric car charger, built-in book shelves, two balconies and two parking spaces. The unit’s corner location in this small building (only 4 units) guarantees a bright, sunny exposure. Low HOA of only $200/month. It's walking distance to Ventura Boulevard with all of its shops and restaurants, and close to golf and tennis clubs, too. Add your own creative stamp to this -- it's a decorator's dream at an unbelievable price.  Appliances included; Dixie Canyon Elementary. Call me for more info or to visit. Currently scheduled open houses: Friday, June 17, 11:00-2:00; and Sunday, June 19, 2:00 to 5:00.

I am quoted about Studio City in today's L.A. Times Hot Property section

Today's L.A. Times' Hot Property section has an extensive profile of Studio City.  Click here for the link.  And I am quoted in the Expert Insight portion:

“The great thing about Studio City: It’s not all high-end,” said Judy Graff, a real estate broker who lives in Studio City and specializes in the neighborhood.

The same is true when it comes to real estate.

“There's quite a variety of housing stock here, from town houses and condos, which are quite affordable, to of course estates up in the hills in Fryman Canyon,” she said. Because of that, “prepare yourself for a bidding war.”