suggestions needed for a hard working dad (Los Angeles, Palmdale: for sale, real estate)

[soundtweakers]

Hi, I will be relocated at the end of next year to the sunny towns of Southern California(Los Angeles). Being a native New Yorker, I need some directions on where to look for a home. I have some retired relatives currently living in Rowland Heights, and I have visited them quite and few times and really like the neighborhood. I will be working in the city (zip 90067), and I'm prepared to be driving in the famous LA traffic.(although park and ride sounds really good).

Well, I'm a first time home buyer looking for a single family home in the 350k-400k range in a quiet community that's kids friendly(my daughter is the priority so a good school is a must). Any suggestions will be greatly appreciated.

Billy

[DontH8Me]

I can't think of a single city around LA where you could find a home under $400K and also have it be in a good school district. Even in a bad school district, the only thing I have seen recently around $400K is a small (1 bedroom) condo; certainly not a single family home. If you're willing to rent for a few years, after everyone's ARMs and HELOCs have choked them to death financially we may see a dip in the price of real estate. Prices around here have been unnaturally inflated by speculators and lax criteria from the lenders, but everyone knew that wasn't going to be sustained for the long term.

You should find out before you move here if your job is going to pay enough to cover your cost of living. A 2 bedroom rental in a good school district is going to cost in the neighborhood of $2000/month. Good luck with your potential move and welcome to LA!

[JackSparrow]

Go here:
http://guests.themls.com/search/ (broken link)

...and search for these three places:
MLS # 07-206041
MLS # 07-207339
MLS # 07-188901

They are all 3 bdrm/2 bth single family residences. Number two looks great. Prices range between 400 and 450. If you can rent for a little bit, prices will come down a hair, but I wouldn't hesitate to buy when you can...

Good luck!

[katenik]

i don't think your budget is very realistic for neighborhoods with good schools. perhaps by the time you're ready to move things will be different, but right now that amount will get you a shack in the ghetto, or a three-hour commute quite a bit farther out than rowland heights/diamond bar if that's the kind of place you have in mind.

incidentally, zip code 90067 is called "century city". if you say that, everyone will know where you mean. ("the city" doesn't mean anything here as it does in NY; it's all the city.) it's a great area for work-- more attractive than downtown, with better air and good options for lunch at the mall. if you have to "dress" for work, check out PINK for beautifully-tailored dress shirts from england. don't let the name scare you; it's mostly a menswear shop. (i know you didn't come here for shopping advice, so you can have that bit for free.)

[Rats]

$400k is totally unrealistic for a house in a good school district. Rent for a while, and when prices come down and/or you advance in your career, then decide whether you want to buy a home.

if you absolutely don't mind the traffic, check out Diamond Bar or Walnut. anywhere within the Walnut Valley School District is good. you should be able to rent a home there within your budget. the commute to Century City will be 1-2 hours each way.

[JackSparrow]

Originally Posted by Rats

$400k is totally unrealistic for a house in a good school district. Rent for a while, and when prices come down and/or you advance in your career, then decide whether you want to buy a home.

if you absolutely don't mind the traffic, check out Diamond Bar or Walnut. anywhere within the Walnut Valley School District is good. you should be able to rent a home there within your budget. the commute to Century City will be 1-2 hours each way.

You are evil to suggest Diamond Bar to Century City:
from: Diamond bar to: 90067 - Google Maps

Why would you even recommend such a thing!??! Wow... some people...

~

Anyway, as stated previously, prices will come down a little. As stated, compare that commute (through the heart of dowtown, F#@K!ng sick) with this one:

from: 4823 2nd Ave, Los Angeles, Los Angeles, California 90043, United States to: 90067 - Google Maps

Which was the $435k 3bdrm/2bth:
http://photo.themls.com/images/07-207339/07-207339.jpg (broken link)

If you know what is what, you can make LA really work well for you. Don't make the mistake of moving somewhere WAY the f$#% out of town, because whatever money you might possibly save on a house will come out of your heart and soul during your miserable-postal-rampage commute. Live where you work if you can, and remember that most of the work that you're going to be doing "Mr. Soundtweaker" is going to be spread between Hollywood and Santa Monica (west side).

Good luck!

[DontH8Me]

I didn't realize Leimert Park/Crenshaw District is where the good school districts are - who knew?

[JackSparrow]

Originally Posted by DontH8Me

I didn't realize Leimert Park/Crenshaw District is where the good school districts are - who knew?

I can't find how to include my search results from the guest section of Los Angeles MLS, but Mid Los Angeles was as far east as I searched. And additionally, it doesn't list school districts. All I provided was what I knew- housing. I don't know what school districts are good or not. *shrug*

[desertdawgx]

Do not listen to Jack Sparrow! Prices will come down ALOT in the next few years.Rent for a few years to get to know the area and watch the market.Prices are at least 50% overvalued based on historic trends that go back more than 50 years,prices are correcting right now and will drop for years to come.Great deals will be had for people with a big cash down payment and excellent credit,all others wont be able to buy.CASH IS KING.We are currently entering the biggest real estate crash since the GREAT DEPRESSION,the bubble has burst.

[soundtweakers]

well, thanks for all the advice, and thank you Mr. Jacksparrow for going out of your way doing research for me. I did spend six month in LA(1999) in areas near the border of the "three counties", I guess what I saw was the "prettier" side of things(the sun, the food, the cheap parking, and layback lifestyle), and not the drivebys and the ghettos. For a brief moment on my previous research I thought I hit the jackpot when I came across a town call Palmdale with cheap brand new large beautiful houses, then I discovered this forum and found out alot more about palmdale, it sounds like a town worse than any ghetto neighborhodd here in NY metro area(includes some NJ and CT towns), and palmdale is not the worse of LA, am I right? What other towns should I stay away from?

The reasons I thought I might be able to buy was the people's speculation on housing price drop, and online listing like these Claremont, California Home for Sale From RE/MAX# How reliable are these real estate listing website, is it all B.S. or are they not telling everything? I certainly will keep my fingers crossed and hope for that drop in real estate prices in the near future, desertdawgx.

btw, soundtweaker is an old username that's been with me for years, although I wish I still do but I no longer tweak sound for a living.

another btw, for those of you who are about to "seriously" warn me about Palmdale, I totally scratched it off of my list when I read about the rape/beating of a 14 yr. old girl in a high school in Palmdale.

thanks again