Los Angeles

[Bruin99]

Just trying to get some suggestions of areas to consider when buying a home, given the following circumstances and desires.  The home I buy I plan to live in for 10 years, but would prefer to buy a home that I could live in longer.

Must haves:

• Price, around $750k, but able to go a bit higher.
• SFR, 3/2, ~1500 sq feet, but ability to expand later.
• Approximate 30 minute commute time to work near Korea Town
• Excellent elementary school - since I have a 1 year old, an excellent elementary school would hold us over for 10 years.
• Located somewhere between where I work and Pasadena where my parents live, we want to move closer to them.
• Safe.

Likes:

• Excellent school district from elementary through high school (thus would not be forced to deal with this issue later instead of just a nice elementary school).
• Land.  Land.  I like big lots and I can not lie.
• Easy freeway access.
• Nice Parks, preferably in walking distance.
• Easy access to areas of entertainment (restaurants/movies/bars/etc).

Areas I've primarily considered:  South Pasadena, Crescenta Valley/Montrose & La Canada.  All of them have excellent schools from elementary through high school.  $750k is pretty much an entry level home in these areas.  Not sure if they fit the 30 minute commute, but close.  Slightly worried about the potential for the 710 expansion and how that would affect South Pas if that were to ever happen.

Other area's I've considered but not unsure:  Eagle Rock, Mount Washington, San Gabriel.  All area's $750k would buy a nice home or would allow me to spend less.  Eagle Rock & Mt. Wash all have locations with good elementary schools, better commute than any of the other cities, but no guarantees of good jr high/high schools.  San Gabriel has good schools throughout, but commute would definitely be >30 min.

I also grew up in Pasadena, so have an affinity to the San Gabriel Valley or areas close to.  Any thoughts/suggestions?

[Moss_Star]

Hello Bruin,

I think your biggest issue will be a commute of less than 30 mintues.  You did not specify what your work hours will be, if they are 7:00-9:00 AM-5:00-6:00 PM, your commute will be more than 30 minutes by freeway.  The area of South Pasadena is a great area for families, but sitting on the 110 fwy in the morning, you will be stuck on the freeway for a least 45 minutes to an hour.

How about looking on the westside...Culver City, West LA, you said you want to be closer to you parents who are in Pasadena, but will you only visit them on the weekends/holidays.

Good Luck with your search.

[john72]

Doesn't Hancock Park have good elementary schools(I'm well aware of issues above that)?

Not sure $750k would go too far though. Silver lake too if Ivanhoe elementary really is ok.

Dunno if Culver City is 30 min to K-Town.

[plu]

I thnk Culver city would be a good choice as well. I live there for about 2 years and really like the area. Downtown has few shops and nice restuarant that are all within walking distance, which makes it feel like a small town. schools from what I heard is good for the most part.

Other place that came to mind is Beverly Hills which I think has excellent school system, but with $750K.. that would be pretty hard unless you go with a condo. Good luck with your search

[Adam-la]

Based on the requirement for good public schools through High School (based on scores from widely available sources) it appears that you will not be able to live in an area serviced by the LAUSD.

It's a shame because I think that a number of kids are very well served by their local Junior and Sentior high schools. 

Your best bet is to look in areas with smaller school districts.  Access to Koreatown keeps you along the 10 and 101 corridors so maybe looking along those lines will be helpful. 

if you could bump your price up, there is a nice listing in S Pasadena on Marengo that just came to market at $893k.  It's on a 15,000 square foot lot.  There is also the total fixer property on Garfield listed for $750k.  That lot is about 20,000 square feet.

[david-N]

at that price point and with those requirements, i'd probably say san gabriel valley. particularly north alhambra or north san gabriel both of which are close enough to san marino and pasadena so you'll definitely get a more upper middle class feel. school system is great. big con is it can get quite HOT in the summers as i'm sure you're well aware with your parents in pasadena. i, myself, was raised in the area so i have a fond attachment for it but i've since moved down to the southbay where the weather and people are nicer.

[Bruin99]

Replies to some of the comments:

I currently live on the Westside, and like it here a lot.  Originally considered living out here, but the new kid has changed my perspective and would really like to live closer to the parents.  Some good elementary schools, but hard to find good Jr High/High schools.

Culver City would be an easy commute and considered living there as well, but once again puts me a little further out from the parents than I would like.

Though, I do question why I'd want to increase my daily commute just to decrease my or my parents weekend commute to visit each other.  But I think the problem is it's **bleep** near impossible to see them during the week given that we live on opposite ends of downtown LA. 

I think Beverly Hills is out of the questions, couldn't afford a SFR there.  Same with Hancock Park. 

I saw the fixer-upper listing for South Pas for $750k, but it went pending **bleep** quick.  I also think that was a listing price put just to solicit higher bids as the original listing price was like $1.2 mil.  Plus I doubt a 5,000 sq foot home on a 20k lot would sell for $750k no matter how bad the condition.

I guess I'd be much more sold on South Pasadena/SG Valley if I just knew the commute times.  I have some co-workers that live in Monrovia who say it's a 45 min drive (sometimes via 110, sometimes via 2) - so I figure it's gotta be quicker from S. Pas right?  Original thought was I hear it takes about 25 min from Eagle rock to where I work, so just cross through highland park, hit up eagle rock and head down towards K town via streets.  I do remember a long time ago one of my first jobs was in Gardena and I lived in Pasadena and that took about 45 min heading down the 110, so hopefully S Pas to K Town is quicker.

Maybe one day i'll just have to wake up really early, drive to the SGV, then drive back to work just to see what it's like.

As for work hours, I'm currently like 9:30am to 7pm, but I could do as early as 6:30am-4pm to avoid traffic if necessary (but I'm REALLY not a morning person).

[buyerinwaiting]

Wouldn't a place like this work?:

http://www.redfin.com/CA/Los-Angeles/270-S-Gramercy-Pl-90004/home/7096799

7500 sq foot lot in Hancock Park

[lost-angels]

Would you consider Westchester? 750K could get you a good SFR home on at least a 5000 sf lot in Westchester. The Kentwood elementary in Westchester has a good reputation - I think it's ranked 8 out of 10 for the state. Living in Westchester, you could take La Cienega straight north up to Pico/Venice/Olympic/6th to go to Ktown and it's about a 30 min drive on city streets. Husband & I looked in Westchester and we liked the feel of it. It's suburb-like, with lots of SFR and families, but you're still close to the city.

Westchester zip 90045. We found that if you go west of Tijera & west of Sepulveda, the homes get nicer.

Also, take a look at Palms, Mar Vista, or Rancho Park.

[Pasta]

Northern Inglewood (the non-ghetto part!)....

750k could buy you two homes @ 1500 sq/ft and a good size lot (rent one out!)...  safe, convenient and I'd just pay for a private school with all the money you're saving.

You'd be probably 30 minutes to K-town.

Sometimes you still get ocean breeze.

And you're right down the street from 600k+ homes.

Lots of parks.

You just wouldn't be that close to the 'rents.