So What’s A 3 on a Lot Townhome? Redondo Explained

One of the relatively unique home options in Redondo Beach is what realtors call a “3 on a lot”.

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.

Front townhome 3 on a lot townhomes Backyard of a 3 on a lot townhome

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:

  • 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.

Oceanfront Home in the Hollywood Riviera the Top Sale of June

517 Paseo De La Playa, Redondo Beach CA 90277

oceanfront home the top sale of the month at $7,050,000

One of the more notable sales we wanted to mention was an oceanfront single family that just recently sold in the Hollywood Riviera. Without question, the homes on the west side of Paseo De La Playa are unlike anything in all of the South Bay and Southern California.  The homes offer unblockable panoramic views from Catalina to Malibu and unlike some other beachfront homes they have incredible coastline views meaning evening and night views are spectacular as well.   The oceanfront lots are huge…..extending all the way to the beach.  The homes have privacy that’s impossible along the Esplanade or the Strand in Hermosa and Manhattan and its not nearly as far out as some of the oceanfront homes in Palos Verdes. Listed by Christina Schlank of Vista Sotheby’s 517 Paseo De La Playa was one of the best homes on the best street.  Incredible indoor and outdoor spaces in a luxurious but casual beach home.  Views were endless. This home was built in 1962 but underwent an almost total remodel in 2010 and still looks and feels lke a new home. The home last sold for $5,920,000 in 2017. The previous owner had been Larry Miller of Sit and Sleep and “your mattress is freeeeee!” fame.
Ocean and coastline views on Paseo De La Playa

517 Paseo De La Playa Basics

  • 5 bedrooms
  • 4 bathrooms
  • 3.058 square feet
  • 22,289 sq foot lot oceanfront lot extending to the beach
  • Built in 1952 extensively remodeled in 2010
  • Listed by Christina Schlank – Vista Sotheby’s International Realty -310-977-5074
  • Listed at $6,750,000 and sold at $7,050,000

Contact Hollywood Riviera real estate specialist Keith Kyle with Vista Sotheby’s International for more information or to schedule a private tour.

517 Paseo De La Playa –  Sold at $7,050,000

Hollywood Riviera homes

See the Hollywood Riviera Homes that Sold in April

Take a look below at the Hollywood Riviera homes that sold during the month of April 2022.

The activity level was impressive yet again with 13 on market home sales during the month compared with 10 in March and only 4 during February.  The average “list” price was a pretty massive $1,810,385 with the average sold price at $1,943,538 meaning that, in general, homes sold WAY above the original list price. The average price per foot was $1010 and median days on market was a very brief 8 days before going into pending status.  The average days on market was 8.  See how this compares to other months on our Hollywood Riviera real estate trends and statistics page.

Although it’s a bit hard to believe….just as in March the top home sale of the month was a luxury townhome located at 1903 Camino De La Costa, this time the rear #C unit that sold for an amazing $3,199,000.

April 2022 Hollywood Riviera Home Sales and Prices

Type Address Price $ Per Foot Bed/Bath Sq Feet Year Built
TWNHS/A 169 Calle Mayor $1,277,000 $910.19 2/1,1,1,0 1403/A 1977/ASR
TWNHS/A 425 Camino De Las Colinas $1,420,000 $906.77 2/2,0,1,0 1566/A 1978/ASR
SFR/D 4932 Newton ST $1,483,000 $755.86 4/4,0,1,0 1962/A 1954/ASR
SFR/D 4141 Mesa ST $1,750,000 $609.97 4/3,0,0,0 2869/A 1978/ASR
SFR/D 432 Via La Soledad $1,850,000 $1,233.33 3/0,2,0,0 1500/E 1954/ASR
SFR/D 4439 Newton ST $1,910,000 $1,032.43 3/2,0,1,0 1850/S 1954/ASR
SFR/D 4327 Vista Largo $1,920,000 $924.86 4/2,0,1,0 2076/A 1965/ASR
SFR/D 260 Paseo De Gracia $1,940,000 $1,139.17 3/1,1,0,0 1703/A 1949/ASR
SFR/D 222 Calle De Arboles $2,050,000 $1,205.88 3/1,1,0,0 1700/A 1954/ASR
SFR/D 5422 Riviera Way $2,110,000 $922.61 5/2,0,0,0 2287/A 1954/PUB
SFR/D 316 Via Linda Vista $2,112,000 $1,078.65 3/2,0,0,0 1958/A 1950/ASR
SFR/D 237 Via Pasqual $2,245,000 $1,356.50 3/2,0,0,0 1655/A 1954/ASR
TWNHS/A 1903 Camino De La Costa #C $3,199,000 $1,066.33 4/4,0,1,0 3000/E 2021/BLD

Featured Home of the Week – 307 N Broadway Just Blocks to the Beach

Featured listing in South Redondo Beach 90277

307 N Broadway #A - Listed for $1,635,000

Coming to the market this week in beautiful South Redondo and just blocks to the beach……Own the Southern California coastal lifestyle with this beautiful home in the heart of south Redondo Beach.

Ideally located and central to everything that makes the South Bay so special.  Just 2 blocks to King Harbor and the Redondo Pier, half mile to the beach and bike path, steps to shopping and dining, 3 blocks to Redondo Union High School and a block from serene Czuleger park.  This is one of those homes that you park the car on Friday and there’s no need to get back in until after the weekend.


This fully detached front townhome looks and lives like a single family home with landscaped front yard and no shared walls. Offering 3 spacious bedrooms plus an oversized mezzanine level perfect for home office with it’s own private ocean view deck.  Built in 2005 the owners have meticulously maintained and upgraded and it’s picture perfect just waiting for it’s future owner to make their own memories here.

307 Broadway is just as charming on the inside as it is from the outside.  With an elegant Mediterranean inspired design and manicured front yard the home is  beautifully framed with colorful flowers and roses.

  • 3 bedrooms
  • 3 bathrooms
  • 2,410 square feet
  • Built in 2005
  • 2 car garage

307 Broadway Photo Gallery

Entryway features a dramatic staircase with wood steps and beautiful iron railings and travertine flooring to 1st floor guest rooms.  The hallway to the guest rooms makes for even greater privacy and adds a creates a sense of space from the moment you enter.  Lower level features two bright and spacious bedrooms with ample closet space, recessed lighting, plantation shutters and ceiling fans.  The first floor also offers a beautiful full guest bathroom along with laundry closet and direct access to the 2 car attached garage.

The main level also features a beautiful primary suite.  This fantastic room features an abundance of windows with plantation shutters, recessed lights, and plenty of room.  Looking for closet space?   The primary suite features not one but two closets.  The walk in is huge with another separate double closet as well.  The luxurious en suite offers a separate shower and jacuzzi tub, separated vanities with beautiful granite countertops and an abundance of light.

Head upstairs to the warm and inviting main level and immediately be struck by the soaring ceilings and incredible light.  This open concept level has everything for today’s home buyer and is the perfect space to enertain or just spend a relaxed night at home.  The beautiful living room offers gleaming distressed maple wood floors, sliders that lead directly to the private balcony, fireplace and an incredible sense of openness.  The open concept allows for both the kitchen and dining areas to merge seemlessly.  The entertainer’s kitchen is the central feature of the main level and offers granite countertops, high-end stainless appliances including the Sub Zero refrigerator, beautiful coastal inspired white cabinetry and plenty of counter space.  Head out the sliding doors to the private and large deck to enjoy summer BBQs and beach breezes.  The location and size of the balcony perfectly merges indoor and outdoor spaces.

Head upstairs to the open mezzanine and loft left.  This adaptable space can be utilized to fit your lifestyle from play area to home gym to the perfect home office.  This beautiful space offers ample storage and it’s own private west facing deck for the perfect outdoor lounge area and feature ocean views and incredible beach breezes.

Additional highlight features and upgrades include Simonton dual paned windows throughout, central A/C and heat, and spacious 2 car side by side garage with new epoxy floor coating.  The HOA is inactive and there are no monthly fees.

Redondo Beach MLS Listing

An Abundance of Affordable S Redondo Condos on the Market in Brookside Village

There hasn’t been a lot on the market in the condo community of Brookside Village in 2021.  This is one of the most affordable ways of living in the 90277 zip code and in our minds it’s a great combination of location and affordability.  As of 8/17 there are now 4 condos on the market and it’s a nice mix of upper and lower level homes.

Current Brookside Village Condos for Sale

Homes for sale in El Camino Village

Redondo Alternative? Just Listed Nearby In El Camino Village

15232 Cordary, Lawndale CA

Welcome to this beautifully updated home on one of the best streets in El Camino Vilage in the city of Lawndale. 15232 Cordary is definitely not like other homes in the neighborhood with over 1,500 square feet and countless updates, expansions and customizations throughout. The home is as charming on the inside as the outside. From the fantastic curb appeal including grassy front yard, front porch and beautiful landscaping to the spacious back deck and incredible backyard, it’s designed to take full advantage of the outdoors. Head inside to view the spacious living areas and custom design. The front living room offers oak flooring, recessed lights and large windows allowing for an abundance of natural light. Custom kitchen offers a huge pantry, butcher block counters, beautiful cabinetry with backlighting and more.

Contact listing agent Keith Kyle with Vista Sotheby’s International Realty for more information.


This single level home offers a bright front bedroom, oversized guest bedroom and one of the largest master suites you’ll ever see in El Camino Village. This absolutely incredible room features recessed lights, a beautiful custom bathroom, massive walk in closet and sliding doors to the private and peaceful deck overlooking the backyard. The well designed addition also included a very large and conveniently located laundry room. If you’re looking to take full advantage of the near perfect weather head out to the spacious partially covered deck and patio and landscaped yard.

This is definitely the place for summer evenings with built in gas line for your bbq along with custom touches such as the covered area featuring recessed lights and wood inlay ceiling. The beautiful and private grassy backyard offers the perfect outdoor retreat complete with your own Old Vine Zinfandel grapes! Additional features include detached 2 car garage, driveway parking for at least 4 or more cars (or possibly an RV), tankless water heater, outdoor shower and two attics for additional storage. All on one of the most unique and special streets in all of the South Bay with a true friendly neighborhood look and feel. This is not one to miss and it won’t last long.

15232 Cordary, Lawndale – Priced at $799,000



redondo beach

Vista Sotheby's International

Vista Sotheby’s International Realty is one of the top real estate brokerages in the South Bay and Southern California with offices in Redondo Beach and throughout the South Bay


1801 S Catalina Ave, Redondo Beach, CA 90277






keith kyle

Top Producing Realtor


Sotheby's International

Welcome to Sotheby's International Realty representing buyers and sellers of fine South Bay and Southern California properties

Redondo Beach Real Estate & Homes. All rights reserved. Information deemed reliable but not guaranteed

Keith Kyle – Licensed Realtor – Vista Sothebys International Realty – DRE#01712785

The listing information set forth on this site is based upon information which we consider reliable, but because it has been supplied by third parties to our franchisees (who in turn supplied it to us), we cannot represent that it is accurate or complete, and it should not be relied upon as such. The offerings are subject to errors, omissions, changes, including price, or withdrawal without notice. All dimensions are approximate and have not been verified by the selling party and cannot be verified by Sotheby’s International Realty Affiliates LLC. It is recommended that you hire a professional in the business of determining dimensions, such as an appraiser, architect or civil engineer, to determine such information. Sotheby’s International Realty ® and the Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty Affiliates LLC and used with permission.