Real estate and homes for sale in the South Bay
Homes in the Beach Cities and South Bay
Homeowner’s often love to remodel and it’s usually money well spent. That’s not always the case. Many times we’ll walk through a home and what the seller or owner thinks should increase the value will actually do just the same. Sometimes it may be something that was trendy at the time and then sometimes it’s just a remodel that never had resale value in mind. Here are some ideas that didn’t hold up to the test of time.
Excercise and Fun at Sand Dune Park in Manhattan Beach
Who would have thought that in a town with a seemingly endless beautiful sand beach, one of the best places to go get some exercise would be on a hill….or more precisely a big sand dune. As there is some structure or another on just about every part of Manhattan Beach, most people are unaware that the hills we see and live on along the coast are really just big sand dunes. One great place to find this out is a small park just North of Rosecrans known as Sand Dune Park. The park is certainly aptly named as the main feature of the park is a big 100 foot high sand dune. As if running through sand isn’t difficult enough….try it on a big slope! The dune isn’t all that long but it sure feels that way about half way up the slop. It’s a fantastic way to get some quick exercise while enjoying the weather outdoors. It’s better than any stairmaster and certainly much better for the knees.
In addition to being a great workout for you, it’s a great place to bring the kids. There is a great little playground for the kids with swings and slides, and the city has designated the left side of the hill to be an area for kids to run and play.
Parking can sometimes be a challenge after work hours and during the weekend….and watch out for the streetsweeping signs. The park is located at 33rd and Bell in the Manhattan Tree Section and the park hours are 8:00AM – 7:00PM during daylight savings, and open till 8:00PM the rest of the year. The streets leading to the park and the park itself are nestled in a quiet neighborhood, so please be courteous.
The implementation of the reservation system is expected to help keep the use of the Sand Dune at a sustainable level for the neighborhood and reduce maintenance costs. The next time you visit the Sand Dune, you may also notice some fencing along the north edge that is in place to protect a vegetative colony of a native, but very rare, flower called the Orcutt’s Yellow Pincushion. The Manhattan Beach Sand Dune Park is a treasure for many people and purposes and we hope that you will use and enjoy it respectfully! Sand Dune reservations cannot be made over the phone or in person, they must be made online, including payment.
Sand Dune Fees:
Manhattan Beach Residents: $1.05
Non-Manhattan Beach Residents: $3.16
| SEASON | SAND DUNE RESERVATION TIME SLOTS |
|---|---|
| Winter (November 7th through January 31st) |
8:00 AM, 9:30 AM, 11:00 AM, 12:30 PM, 3:00 PM* *3:00 PM time slot is 1.5 hours long to accommodate daylight saving time. |
| Spring (February 1st through March 12th) |
8:00 AM, 9:30 AM, 11:00 AM, 12:30 PM, 3:00 PM, 4:30 PM |
| Late Spring/Summer (March 13th through September 30th) |
8:00 AM, 9:30 AM, 11:00 AM, 12:30 PM, 3:00 PM, 4:30 PM, 6:00 PM |
| Fall (October 1st through November 6th) |
8:00 AM, 9:30 AM, 11:00 AM, 12:30 PM, 3:00 PM, 4:30 PM |
Something fairly unique to real estate in Redondo Beach is what’s known as two on a lot townhomes. When most people think of townhomes they envision a row of identical looking homes with shared walls, lots of neighbors, and a big HOA. Redondo Beach 2 on a lot townhomes are dramatically different and many buyers from out of the area have trouble wrapping their heads around what this means.
See the current two on a lot townhomes for sale
Simply put a 2 on a lot townhome is a property in which the owner “owns” their home but instead of owning the lot or land outright…they own a 50% share of the lot. When many of the original homes were built in Redondo Beach, the homes often enjoyed great lots of 7500 feet. The original homes were simply beach bungalows or small duplexes. As these R2 lots began to dramatically increase in value they were often purchased by builders looking to increase their return by building two homes on the lot. Technically considered townhomes, or even condos due to the fact that the land is “shared” by the members of the homeowners association, for almost all intents and purposes they look and feel like single family homes. See also 3 on a lot townhomes” in Redondo Beach.
Whereas a standard single family home priced around $1,400,000 may be 3 bed/2 bath and about 1600 feet and built in the 1950’s, these detached townhomes are generally newer, nicer and larger and often have 4 bedrooms, 3 or 4 bathrooms, 2000+ square feet and the built within the last 15 years. They also often have all of the luxury finishes, such as master suites with walk in closets and jacuzzi tubs, gourmet kitchens with granite counters and stainless appliances, hardwood floors, recessed lights and laundry rooms. In addition they have attached garages and most have smaller yards.
Other than the architecture and often a shared driveway they really do feel like single family homes. As the “association” is simply comprised of the two neighbors the formalities are often only shared insurance and shared landscaping. Sometimes even those are handled by the separate owners and for all intents and purposes it lives like a single family home. As the structures are not attached responsibilty for upkeep often falls on the individual owner which limits some of the usual “HOA” challenges and annoyances. Keep in mind that the HOA can never be disolved, but are often so informal they exist in legality only. Both front and back homes are generally equally sought after as the front unit is often brighter but sits in front of the driveway the rear unit uses, while the back unit often has a bit more sense of privacy and often has a slightly larger yard.
One of the property types fairly unique to Redondo Beach is the “3 on a lot” townhome. When most buyers, especially those coming from out of the area, think of a townhome they picture endless rows of identical looking houses. Many buyers reach out to me looking for a single family home in the area, but unfortunately, can’t always afford single family homes in Redondo Beach. I often recommend that they consider a townhome as they’ll generally get nicer, newer, larger and better location for a lower price. Most of the time this idea is quickly rejected but once I show them the concept of a “two on a lot” or “three on a lot” they become far more interested. A great number of the lots in North Redondo are fairly large for the area at 50×150. These lots originally had some type of bungalow or duplex built in the 50s and many were long ago sold and knocked down. Due to zoning rules in Redondo Beach, what replaced them were most often townhomes. A “3 on a lot” townhome is a building in which 3 units share the lot.
These 3 on a lot townhomes are always connected, unlike some 2 on a lot situation, with shared walls between the front unit and middle, and back unit and middle. The most common details of the units are:
One aspect that many buyers find difficult to accept is the fact that there is an HOA. Unlike large complexes with management companies, HOA board meetings etc., the HOA on a 3 on a lot can be very low key and sometimes not even active. As the 3 owners collectively own a portion of the land, the HOA cannot be dissolved but in many cases it is inactive. In general they are informal affairs with the minimal HOA fees (often around $175 a month) covering landscaping and shared insurance and each owner covering maintenance, and other items separately. As with any property not wholly owned there are possible challenges and frustrations as owners (just like neighbors) don’t always see eye to eye on fixes, repairs like termite work, roof fixes, etc. Overall the benefit of the townhouse concept is that the same price that may purchase a 1100 foot 2 or 3 bed 1 bath house in need of work, can purchase a 1800 foot 3 bedroom 3 bath townhome that’s far newer. Real estate purchases almost always involve compromises and priorities and depending on just what’s important to a buyer in Redondo Beach, a 3 on a lot townhome might be an ideal fit.
Summer is a great time just about everywhere, but summer at the beach….it doesn’t get much better than that. The South Bay and Beach 
Cities have an abundance of things to do including Hermosa Beach summer concerts, concerts on the pier in Redondo Beach and Concerts at the Park in Manhattan Beach’s Polliwog Park.
Concerts at the park in Manhattan happen throughout the summer. Swing by as the events happen every Sunday from June 30th through September 1st 2019.
Polliwog Park is located at 1601 Manhattan Beach Blvd, just a bit east of Sepulveda and admission to the concerts is free. As it’s in the park there are no seats so bring beach chairs and blankets and get there early if you want the prime spots in front of the stage.
The artists are a real nice variety of cover/tribute bands and the opening acts are local teen bands from the the South Bay which makes for a great local vibe. Opening bands perform from 3:45 PM to 4:30 PM (note that there is no opening band on June 30th) and the headline bands play from 5:00 PM to 7:00 PM.
Although subject to change, this is the current schedule on the city website (as of 6/17)
July 21st, 2019Per the city website:
Concert goers are asked to leave pets at home. Use low backed chairs to minimize visibility issues behind you. Don’t block the aisles. Be courteous to others. No smoking in the park. Watch your children, keep them off the stage and the stage apron. Climbing the trees in the park is not permitted. Place your trash in the bins throughout the park. NO– pets, barbecues, skateboards, scooters, or roller blades are allowed in the park. Concert staff and security are not responsible for unattended chairs blankets and other picnic items. Please do not remove items (chairs, blankets, etc.) that do not belong to you.
Parking: Please note parking can be difficult around the park during the concert series. Carpooling, walking and use of taxi/rideshare is encouraged. All handicap parking will be at Begg Pool parking lot and there will be a rideshare/taxi pick-up and drop-off area on Manhattan Beach Boulevard. Download the 2019 Concerts in the Park map (PDF).
Enjoy the series!
We are proud to announce the listing of this beautiful home in 360 South Bay. 5553 Coral Drive #105 is a residence 1 floorplan in the Townes 
located in perhaps the best spot of all of the Townes units. Offering 1,630 *square feet and an extremely adaptable layout that offers several multi use rooms to work for any lifestyle.
Enter through the front door to a bright and open room perfect as a formal living room, den, office, library, formal dining room or even a spare bedroom. Just beyond is the spacious and open kitchen with gleaming cabinetry, stainless appliances, recessed lights and beautiful countertops. The kitchen island is perfect for entertaining and the rows of additional cabinets make for ample storage. The open living room with direct access to the outdoor deck offers an abundance of natural light with large windows and the overisized room can adapt to a multitude of layouts. The large deck offers the perfect place to sit back, relax and enjoy the cool ocean breezes.
Head up the elegant staircase to dual master suites plus a spacious bonus room. Unlike the 3 bedroom Townes units, the plan 1 offers a much larger master suite with large windows, his and her walk in closets, great light and plenty of space. The master bathroom is a delight with dual sinks, brushed nickel fixtures, spacious shower and more. Seperating the two bedrooms is a area perfect for tv room, play room, office, den or just about anything that fits your lifestyle. The 2nd master suite is open and bright with a spacious layout and walk in closet.
All of this located in Three Sixty……the premier gated community in the South Bay. This fantastic community offers a resort lifestyle with multiple pools, spa, social area and firepit, poolside cabanas, wine room, incredible club house, parks, playgrounds, dog park, sports court and a state of the art fitness center. The community resides in the Hollyglen area and is part of the award winning Wiseburn School District.
Top Producing Realtor
DRE# 01712785
310-251-2344 cell/text
Keith@KeithKyleHomes.com
