Work in Santa Monica but want a suburban life (San Jose: fit in, for sale)

[TheGreatUnwashed]

Hello,

I've got a decent job in SM a block from the promenade. After graduating college I left Covina and moved to Palms (near 405 and 10 freeways) to live closer to work. While the weather is nice there are just too many darned people for me. I'm looking to buy a place in a suburban neighborhood where the commute won't completely kill me.

The wife and I have a budget around 350k and a garage is important to me so we're targeting a townhouse or small house. I'm looking in the SFV primarily, especially around woodland hills (a little too expensive) and areas immediately north of there. I'm thinking the Topanga Canyon drive wouldn't be too bad, maybe an hour or so during rush hour. < 1 hour would be ideal but working in the westside presents few options unless you're making big money and can buy in the area.

Knowing how bad westside traffic is, what are the places you recommend that fit my criteria? Schools don't matter to us as kids are almost a sure no. Safety does matter however.

[Tasksgirl]

I think you will get alot of people trying to convince you to live westside but as someone in pretty much your exact situation I would totally recommend buy in the SFV your money will go MUCH, MUCH further. Not to mention - often times on the Westside the commute on the streets takes just as long as the commute up to SFV on the freeway!! Traffic there is just insane!! I can't imagine trying to go run errands or something during peak hours it would take an hour.

Feel free to ask me anything. I spend a ton of time looking at houses in the valley just for fun. I own a townhouse in North Hills and looking to upgrade to a house soon now that we have a baby.

West Hills is just north of Woodland Hills and also very nice. We commute from North Hills (by the 405 and almost by the 118) to Santa Monica. My husband actually commutes all the way down to LAX area. If you take Sepulveda down the pass and get on the 405 right before Sunset my commute (to SM) is *usually* a little less than 1 hour during rush hour. The 405 usually doesn't have much traffic between the 101 and the 118. It's mostly between the 101 and the 10. So even going further up north in the valley is an option. You are looking at only an extra 10 minutes or so and the money goes further up there. Really nice upgraded homes for 350k.

Since you are open to townhouses and don't have any kids check out Sherman Oaks, Encino, Tarzana. If you can find something off of Venture for that price that would be awesome. Totally cool, walkable neighborhood with tons to do. If I could swing it I would move there in a heartbeat however I am tired of townhouse living already.

If you (like me) decide that you would like to have a nice yard with a BBQ, pool, etc. check out Northridge, Granada Hills, and Mission Hills. Can be found there for 350k. You may find those areas a bit boring though if no kids. Mostly families. Northridge has CSUN and the mall so a bit more going on in terms of places open later, people hanging out, etc.

[Tasksgirl]

Copied this over from another thread:

We used to live in Glendale and now currently own a townhouse in the valley and know it very, very well. My husband and I go on drives to look at houses and check out neighborhoods several times a week for fun. We are looking to upgrade to a real house soon.


These are all in decent-nice neighborhoods in the SFV:

15201 SAN JOSE St, Mission Hills San Fernando, CA 91345 | MLS# F12085573
16706 Tribune Street, Granada Hills CA - Trulia
15855 Rayen Street, North Hills CA - Trulia
15555 LUDLOW ST, MISSION HILLS, CA Property Listing - For Sale - MLS# F12059422 - ZipRealty (a 6 car garage! wtf?)
9333 Wystone Ave, Northridge, CA 91324 MLS# F12045908 - Zillow
8830 Gothic Ave, North Hills, CA 91343 MLS# S694896 - Zillow * (One of my favorites. We have driven by this one. GORGEOUS and quiet area and street. Lots of families. Saw the homeowners working on their house.)

If you can go up to 350k your options get even better:

9312 Monogram Ave, North Hills, CA 91343 MLS# F12065508 - Zillow
15037 Mayall St, Mission Hills, CA 91345 MLS# F12081685 - Zillow
16012 Calahan St, North Hills, CA 91343 MLS# F12075899 - Zillow *(Another personal favorite of mine)
19239 Malden St, Northridge, CA 91324 MLS# 12606497 - Zillow *(How awesome is that backyard?)


The only downsides to these areas listed above is that they can be bland & suburban. Some a bit "ghetto adjacent" but isolated in nice pockets of nice homes with pools & homeowners that care and happy kids riding their bikes around the streets. Some of the homes may need a little TLC. But as you can see many of those links were for pretty awesome houses.


Being in a bit of a "boring" neighborhood is the trade off some people choose to make for their families.
It is not impossible to pay 250-325k and get an *updated* house AND even get a pool in a nice area. Probably not a hipster area (unless you are willing to bide your time and wait and snatch up a 800sq ft Short Sale or something) but a nice quiet family area.

Do a search and see for yourself.

Houses above not your scene?

Encino close to Ventura - 5836 Encino Ave, Encino, CA 91316 MLS# 12-592865 - Zillow
NOHO fixer - 11462 Albers St, North Hollywood, CA 91601 MLS# S694058 - Zillow

If anyone has a question about a specific street or area let me know. The valley is funny like that. For example: There are EXTREMELY ghetto neighborhoods off of Parthenia littered with cheap apartments but go the other direction past the freeway for about 5-10 minutes and there are some extremely nice neighborhoods with houses even going up to 1 million on huge lots with guest homes & a backyard oasis.


*I should be a real estate agent considering how much time I waste looking at houses.. LOL*

[JohnG72]

Originally Posted by tmblackflag

Hello,

I've got a decent job in SM a block from the promenade. After graduating college I left Covina and moved to Palms (near 405 and 10 freeways) to live closer to work. While the weather is nice there are just too many darned people for me. I'm looking to buy a place in a suburban neighborhood where the commute won't completely kill me.

The wife and I have a budget around 350k and a garage is important to me so we're targeting a townhouse or small house. I'm looking in the SFV primarily, especially around woodland hills (a little too expensive) and areas immediately north of there. I'm thinking the Topanga Canyon drive wouldn't be too bad, maybe an hour or so during rush hour. < 1 hour would be ideal but working in the westside presents few options unless you're making big money and can buy in the area.

Knowing how bad westside traffic is, what are the places you recommend that fit my criteria? Schools don't matter to us as kids are almost a sure no. Safety does matter however.

Consider what the current low interest rates will do for you, and also factor in HOA. There were quite a few townhomes in Sherman Oaks along Magnolia Bl and Burbank Bl from Sepulveda to about Woodman Ave that might fit in your price range. A search on Redfin of completed sales from the past six months will bear this out. Currently inventory is horrible, but I assure you that the shadow inventory in this particular neighborhood is HUGE. Anyway, here is one at $395K with 350 HOA, and has an attached garage:

14319 HARTSOOK St, Sherman Oaks, CA 91423 | MLS# 12-586837

My calculations are that a $400K loan with 20% down will be around a $1450/mo payment. So 1800/mo total payment and thats probably about where these places would rent at.

[BRinSM]

FYI, my wife and i moved from the westside to the valley and she then commuted from Encino to SM, which took 50-60 minutes each way on most days. woodland hills could add another 15-20 minutes to this. Topanga is an option from WH, but it can get pretty backed up, same with PCH through the Palisades. Getting to SM from any area other than the westside is tough, there's no getting around it. $350k is a bit on the low side for the nicer areas of the valley, but you may also look at the lake balboa neighborhood, which is just north of encino. i know there are express buses to downtown and the westwood/century city area from the valley, but it's a shame there aren't any that go santa monica. anyways, good luck with the move and get ready for the heat (it's been upwards of 100 degrees for the past few days).

[JohnG72]

Originally Posted by CRESTICO

Have you considered South bay?

He probably has, but then instantly discarded the notion due to this:

Originally Posted by tmblackflag

The wife and I have a budget around 350k and a garage is important to me so we're targeting a townhouse or small house.

[TheGreatUnwashed]

Yes, South Bay too expensive.