On Tuesdays in Los Angeles, real estate brokers hold open houses for other agents to preview their listings. Generally, these are scheduled prior to any public open houses for buyers. This week, with a stop in Venice along the way, I headed toward the Brentwood/Pacific Palisades areas. With my 13-year old finishing middle school at Paul Revere in Brentwood, and planning to attend Palisades high next year, I’m very familiar with these coveted neighborhoods. While they may bring to mind the $20M+ estate properties of Brentwood Park, and the gorgeous homes like one previewed below at $12M, there are always opportunities, even in these best of neighborhoods, with a variety of properties and price ranges. Construction is booming because there is money to be made. There are also some extraordinary and unique dream homes. For lifestyle choice, these are some of the prettiest neighborhoods on the West Side, with great schools and convenience to freeways- great shopping, restaurants, everything you can want. This is why so many want to live there, and you might too. If this is not your cup of tea, make sure you keep reading to learn about the opportunity in Venice I found for you!

Without further ado, here’s what I saw this week:

Big and Bold and Brand New in the Palisades!

Highest priced home on the list this week- $12M in Pacific Palisades. Brand new construction, 6 bedrooms and 8 baths, 7500 SF home on a 13,000 SF lot. It’s brand new. It’s very white- like, sterile white. If you love that contemporary look, you’ll love this house. If you don’t, there is something called paint. It would transform this house, and bring in some warmth- if you’re into that. The developer did a nice job- all the bells and whistles, including the downstairs level with obligatory theater room, wine cellar, kitchen, and game room/gym/living room. Nice outdoor area with pool and outdoor BBQ/bar area. Beautifully done six-car garage. Now the bad news: Construction City. You overlook a property that has already been framed, but next door they are just breaking ground. That could be two years of construction with no peace or quiet. The overall view is not stunning enough to compensate for this issue at this price. It also does not command the higher prices of the larger lots in the area- which are anywhere from 25,000-60,000 SF.

I think this property should go for no more than $10M- but they are willing to throw in one of the luxury vehicles being shown in the garage- wrap a Rolls Royce into the deal, anyone? Call me if you have enough zeros in your bank account and are interested in viewing.

Brentwood Aboding

One of my favorite areas for Westside real estate is Mandeville Canyon. North of Sunset, drive up that Canyon Road just a short stretch and you will forget that you were just in the city. It is a beautiful, tranquil neighborhood- beware of coyotes, but scenery galore. For under $3.2M, there is a very special property calling out for its unique buyer. 4000 SF with 4br/4ba, this is an architectural, zen retreat. This home is not ideal for young children. Stairs lead from the home to a structure perfect for morning meditation, above your lush landscaping and vibrant koi pond on ½ acre. Luxury living with so much space, so many interesting and meaningful features. I see a spiritually awakened, creative buyer falling in love with this home.

If you are more of the full-service condo type, yet want to live in Brentwood, I found you the only full-service building there. Right on San Vicente, close to Wilshire, it is a very convenient location- not as upscale as the full-service buildings toward Westwood/Century City. Two units for sale in the same building- for $1.6M and $1.7M respectively, you get a large (2600 SF) 2-bedroom condo. Here’s the problem: This building and its units were terribly designed, in my humble opinion. Whatever drug was in vogue when they built this in 1994, I’m glad I missed it. The building itself has overly obtrusive interior landscaping, bizarre dead ends, and a dark, dated feel. The two-story condominiums are similarly challenged. While they do have a quite upscale feel with very high ceilings and expansive living areas, the first floor and its patios are street level, and this is a busy area. Again, you run into walls where there shouldn’t be any- Strike two. And for the strike-out, for such a large two-bedroom condo, the second bedroom is pathetic. If you have an entitled kid like I do, they will refuse to move in with you. It’s more of a den-size room. A queen size bed will engulf the entire room. Sad that they chose to build a master bath and closet that may just be bigger than the second bedroom! There is a little alcove on the second-floor landing for an office or sitting area. So, there’s that. I don’t know what to tell you, but I’m sorry, I don’t love this building. But, it’s priced decently and I will show it to you if it sounds right for you…

Santa Monica- barely into the Canyon

Saw a 2500 SF, 2b/2ba home in a very sought-after part of town. This is Santa Monica, leading into Santa Monica Canyon, immediately adjacent to Brentwood. This has been on the market for a couple of months, but the price has just been reduced by a quarter million dollars, closer to $3.3M now. Still not right. I hate to say it, but I wouldn’t want my buyer to pay more than $3M for this. It is so limiting to have a 2br home in this great, family-friendly area. But, I did like it. Indoor/outdoor living taken to a whole new level with landscaping inside the added lanai-living room, open to a lovely koi pond. It’s got a nice feel, upscale but plenty of rustic charm that will yield love at first sight for some. Please give me a call if you’d like to take a look.

Venice Hipster Bungalow- (Smart) Millenial Heaven

Even in Venice, I had to see for myself how someone had the chutzpah to list a 650 SF bungalow on a small, 3000 SF lot, for $1.6M. My first steps in were not helping. It’s a 1br/1ba little cottage on not the best street in Venice. However, while difficult to promote it as such, and not included in the square footage because it’s unpermitted- there is a second little studio-bungalow. Very cute, with good use of space. You can live in the one bedroom and either use the second one as an office, have a great marriage by putting your partner in the other one (space is good ☺), or rent it out. Hold onto this property for development in the future, or build a contemporary, multi-story single family on this lot, and make some money in one of the hottest markets and areas around.

That’s it for today, fair readers. Disclaimer: This article includes my personal opinions, semi-facts, estimates, and jokes. Not to be taken as gospel. Meant to be semi-informative entertainment. Facts are available- call for information.

ABOUT LISA PHILLIPS, ESQ / CA Bureau of Real Estate Lic# 01189413

Lisa Phillips is an active Realtor in the Los Angeles area, with more than twenty years as a practicing real estate broker and attorney. Her unparalleled knowledge of real estate, from local markets and pricing to legal issues and deal-making, has made her a trusted and valuable asset to her clients. In addition to her real estate and business savvy, Lisa is passionate about helping others, and works tirelessly to achieve the best results for her clients. For more information, please visit www.LisaPhillipsRealEstate.com