3 on a lot townhomes in Redondo Beach

Redondo Beach Real Estate Explained – 3 on a lot Townhome

What is a " 3 on a lot townhome " in Redondo Beach?

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. 

3 on a lot townhomes in Redondo Beach

The most common details of the units are:

  • Front Unit – usually has some type of front yard that, while technically often “common use” areas, they are generally used only by the front owner.  The units often have square footage of 1700-1900, 3 bed, 2 1/2 bath, at least one balcony, attached garage and one shared wall (garage below and often living room above.  Most often there are two bedrooms and 1 bath downstairs, with the master bedroom, living room and kitchen upstairs.  These units are often the brightest but also front the street.
  • Middle Unit – The middle unit is often the least expensive of the three units due to the multiple shared walls and no yard.  Square footage is often between 1700-2000 square feet and either has the same configuration as above, or often times has 4 bedrooms with 2 downstairs, master upstairs and a very small 4th bedroom upstairs.  Living room is often smaller in the middle unit.
  • Rear Unit – Usually the most expensive as they almost always have some type of private yard in back.  Configuration is often the same as the front unit, but usually some type of sliding doors/French doors from one or both of the downstairs bedrooms accessing the backyard.

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.

Modern South Bay homes

Upcoming New Construction Homes in Hermosa Beach CA

Recent news has shown that builder confidence is up and that new construction starts is at a multi-year high. That’s not anything new for Hermosa Beach. A quick drive through the Hermosa Beach sand section makes it clear that builders are most definitely building. According to South Bay realtor and Hermosa Beach resident Keith Kyle with South Bay Brokers, “it’s hard not to notice the abundance of projects underway. In some areas there are 3 or 4 new homes being built on the same street. The market has always remained strong during the downturn, but the amount of builders buying older homes shows that confidence in the Hermosa Beach real estate market is very high.”  Much of the new construction is for owner users, but more and more spec projects are taking place as well. Below are some of the projects underway in Hermosa Beach. Prices on most are, as yet, undetermined but many do have some pricing information available. Beyond simply having a new home, the advantage to purchasing new construction when the project is underway is that buyers can often work with the builders in choosing finishes and truly make for a custom home.

2434 Hermosa Ave Single Family
2459 Myrtle Single Family
108 35th Street Single Family
2850 El Oeste Single Family
2418 Myrtle Single Family
504-512 25th Street 2 Single Family or 4 Townhomes
345 33rd Street Single Family
1400 Block Monterey 3 Townhomes
1100 Block Cypress 3 Townhomes
162 Monterey 2 Townhomes
100 Block of Manhattan
Ave
2 Townhomes
1500 Manhattan Ave 2 Townhomes
1515 Manhattan Ave 2 Townhomes
2052 Manhattan Ave Single Family
1160 Cypress 2 Townhomes
533 11th Street 3 Townhomes
1600 Golden 2 Townhomes
1200 Block 9th Street 2 Single Family Homes
construction in the South Bay

Almost No New Construction Homes in Redondo Beach

**Please note that this post was writtin in 2012**When the housing bubble burst, new construction homes became almost non-existent with builders barely able to complete and sell the homes that they had in mid construction.  With the market picking up considerably in 2012 builders once again starting building and there have been a number of projects in Redondo Beach.  Although dramatically down from the peak days of 2006, there has been a fairly consitent level of new contruction inventory, but with the current market in which there are ample buyers and few sellers, that supply has become a trickle.   New construction homes for sale  in Redondo Beach are almost non-existent with only 2 projects actively for sale on the North Redondo Beach MLS and another 2 active listings in South Redondo.  This may reflect more on the overall market and the dramatically reduced inventory as even uncompleted projects often seem to have eager buyers wanting to pet together an offer.

North Redondo New Construction 2012

ML# Status Type Address Area Type Price Br/Ba Sq Ft DOM/CDOM
V12118626 Active SFR/D 2620 Robinson ST 151 STD $ 1,179,000 5/4,0,0,0 2920 66/66
SB12132152 Active TWNHS/A 1921 Grant AV #B 152 STD $ 719,000 4/3,0,0,0 1800 33/33
V12123898 B TWNHS/D 1903 Plant AV 151 STD $ 869,000 4/3,0,1,0 2178 53/53
S12124000 B CONDO/D 1905 Plant AV #A 151 STD $ 869,000 4/2,0,1,0 2330 53/53
SB12132597 B CONDO/D 1905 Plant AV #B 151 STD $ 869,000 4/2,0,1,0 2330 32/32
S12115711 B CONDO/D 2110 Rindge LN 151 STD $ 889,000 4/3,0,0,0 2445 77/77
PV12133509 B SFR/D 2622 Robinson ST 151 STD $ 1,195,000 4/4,1,0,0 2920 30/162
SB12132552 B CONDO 1909 spreckels #B 152 STD $ 879,000 4/3,0,1,0 2459 32/32
PV12138309 B TWNHS/D 2011 Belmont LN #B 152 STD $ 889,000 4/3,0,1,0 2600 18/18
V12123906 P TWNHS/D 2906 Aviation PL 151 STD $ 929,000 4/3,0,1,0 2624 47/47
PV12138302 P TWNHS/D 2011 Belmont LN #A 152 STD $ 889,000 4/3,0,1,0 2600

 

Below is the most recent activity in South Redondo Beach

ML# S Type Address Area Type Price Br/Ba Sq ft DOM/CDOM
V12125660 A TWNHS/D 110 Helberta AV #B 155 STD $ 899,000 3/2,0,1,0 1879 48/48
S12122561 A SFR/A 126 Prospect AV 155 STD $ 1,299,000 5/4,0,1,0 4800 55/55
V12103870 B SFR/D 2321 Ralston LN 153 STD $ 1,339,900 4/3,0,0,0 3421 100/257
V12021579 B TWNHS/D 505 Lucia AV #B 155 STD $ 929,000 3/3,0,1,0 2224 284/284
V12094408 P TWNHS/D 110 Helberta AV #A 155 STD $ 899,000 3/2,0,1,0 2044 73/73
S12111092 P SFR/A 407 Pearl ST 156 STD $ 1,050,000 3/2,1,0,0 1956 62/62
SB12140370 P SFR/D 546 Helberta AV 156 STD $ 2,195,000 5/3,1,2,0 4077
S12111042 P TWNHS/A 311 Topaz 157 STD $ 1,379,000 5/2,2,0,0 3011 34/34
S12111059 P TWNHS/A 623 Elvira 157 STD $ 1,500,000 4/3,0,1,0 3505 0/0

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