Victorian Homes of Highland Park’s Historic Garvanza District

The Garvanza District in Highland Park is a hidden gem in Northeast Los Angeles. Even before homes in Highland Park, CA became all the rage, Garvanza real estate has been perpetually in demand. It consists of various styles of Victorian homes that were built and developed over the 19th and 20th centuries. Garvanza is a small neighborhood in Northeast Los Angeles nestled between Highland Park and Pasadena. These homes add a unique energy that attracts all sort of potential homebuyers to Garvanza.

Victorian homes have a romantic design that appeals to homebuyers who are looking for a classical, vintage experience. Victorian homes are typically made up of 10-12 rooms, which include a living room, den, dining room, kitchen, laundry room, entry foyer, two bedrooms, two bathrooms and a kitchen “pantry” which often was a bedroom for the help. The kitchens are designed as 1920’s butler’s style and the walls inside the house are painted traditional colors. Rich wood flooring is placed throughout the house typically from trees like the Douglas fir. A lot of attention to detail was placed on ceilings, which are hand painted and original. The landscaping is filled out with deluxe yards that include plush lawns, mature trees and a series of plants and shrubs. The exterior of the house is typically painted with 3-5 different colors. The trim and accent sections of the house contrast light and dark with the main colors of the house.

There was an assortment of “Victorian” homes that varied in their shape and style, enough to differentiate them into subclasses. Some versions were grand and ornate, representing their Old England ancestry while others took on more of a cottage form to reflect a quieter, simpler life. Many of these styles were introduced to Los Angeles through pattern books and builder’s experience. Here are some differentiating styles and their trademark aspects.

Eastlake/ Stick Style homes have a “vertical” style with steeply pitched roofs and long, rectangular double-hung windows. They often have front porches that wrap around the house and contrasting color schemes to accent the intricate woodwork.

Folk Victorian homes are built with symmetrical roofs and rectangular double-hung windows hung in pairs or threes. Their porches are supported with spindled posts and their color scheme is relatively simpler than the Eastlake/ Stick styles.

Italianate styles were created to reflect Italian villas of the 18th century. These low-pitched roof homes have unique windows that are tall, narrow and curved at the top. Italianate style homes often feature a tower.

Queen Anne homes are the largest and most impressive style. They have gabled roofs, towers, wrap-around porches and bay windows. The towers are designed with uniquely shaped roofs, which vary in shape from domes to octagons to bells. The towers are generally placed at the corner of the front façade for this specific style.

Victorian vernaculars are a cross between a Craftsman and Victorian home. This style is a one-story box with a low-pitched roof. The porch runs across the front with rectangular windows that are placed in pairs. The paint schemes are simple and contain two or three colors.

Prairie style homes are the most unusual style of Victorian era homes. They are a blend of the Victorian and indigenous north American architecture homes. These homes have flat or hipped roofs with wide over-hanging eaves. Their windows contain multi-paned leaded art glass. They can be one or two stories and use strong horizontal lines in their architecture. They are built with natural materials such as stone or wood and are painted with earth tone colors.

Of course, homes for sale in Garvanza aren’t limited to only Victorians. Similarly to its neighbor to the West, the red-hot district of Highland Park, homebuyers may select from mid-century modern homes as well as craftsman-style homes and Spanish bungalows.

There is so much to know about these old homes and consulting a real estate agent who specializes in homes in Garvanza and Highland Park is highly recommended. Odds are, such an agent is going to be knowledgably about what it takes to maintain such a home, and will likely know contractors and designers who can assist in restoring these majestic homes to their original grandeur and beauty. This will not only make the home more attractive, but is likely to increase the value of a homebuyer’s real estate investment.

Northeast LA Real Estate: It’s All About the Views

Northeast Los Angeles has been a sight of gentrification over the last ten years with hillside homes being polished and regenerated to supplement new modern designs. Homes in the east side have a special perk that cannot be enjoyed in the other areas of Los Angeles: expanding, mountainous views. Here is an overview of the most popular neighborhoods with the most spectacular views.

Eagle Rock

The real estate brokerage firm “Redfin” awarded Eagle Rock as the second “hottest” neighborhood in the United States back in 2014, and the popularity has only increased since. This neighborhood has the advantage of an easy commute to nearby cities with the serenity of nature away from the big city. Eagle Rock is known for Mid-Century homes, private cul-de-sacs and flat terraced yards with developed gardens that are drought tolerant. Hillside homes in Eagle Rock will often have bedrooms on multiple levels to enjoy a variation of views. Many homes have an indoor-outdoor flow of decks to enjoy the fresh air and open sky. The famous landmark “Eagle Rock” can be seen from many homes as a rock with the shape of an eagle on the face.

Highland Park

Highland Park has many treasured homeswith fantastic views, like the Arroyo View Estates that borders Pasadena and South Pasadena. These homes have spacious bedrooms and bathrooms that are designed with style and flair to contrast the 160-degree views of the Downtown Los Angeles skyline and the hillside faces nearby. The Arroyo View Estates are built with a wide array of windows so the homes are flooded with natural light. Here, the tenants can enjoy the breathtaking views that vary by night and day.

Glassell Park

The simple homes in Glassell Park are built in an elegant, modern design, which compliment the jaw-dropping views visible from multiple angles. Depending on location these views can include the Northeast Los Angeles valley, the Los Angeles River and the Downtown Los Angeles skyline. These homes are often accompanied with multiple levels; high ceilings and protruding balconies that allow the tenants to enjoy the views both cerebrally and viscerally. Windows and sliding glass doors are abundant in these homes that open towards the tranquil canyon or multi-colored lights from the city.

Mt. Washington

Homes for sale in Mt. Washington are almost always on a hill. This smaller neighborhood is less than 2 square miles and is stocked with hundreds of houses throughout the winding, tight residential streets. Some of the houses look plain and simple from the street, but the inside is blessed with large windows and sky views as the houses sit on the side of a mountain. In the early 20th century, automobiles had difficulty maneuvering the roads because the steep inclines. In fact, Mt. Washington is home to one of the top five steepest streets in the world, Eldred Street. The houses on this 33% incline have magnificent views of the San Gabriel Valley.

There’s much to be said for living in the highlands, even though it isn’t for everybody. Most homes in Los Angeles are in the flatlands. But for those who appreciate hillside life, Northeast Los Angeles is leading the front to high quality living. Residents who live with breathtaking, birds’ eye views can attest that living this way is the secret to a “rich” life.

Buying an Older Northeast LA Home? Inspections are Vital

Northeast Los Angeles represents one of the oldest areas of LA. But just because the neighborhoods in NELA are old doesn’t meant that they aren’t desirable. Many neighborhoods in that region boast some of the hottest real estate markets in all of Los Angeles. Mt. Washington homes for sale have become very sought after by younger, successful homebuyers, as have homes for sale in Glassell Park, Highland Park and Eagle Rock.

The Northeast LA region is widely known for its vintage, classic style homes that have survived from the early parts of the 20th century and have only survived through renovations and intensive care taking. As time passes, homes continue to wear and issues may brood from beneath the surface.

Before a homebuyer closes a sale on a home, they should complete a full inspection to avoid paying additional fees for hidden nuisances. A general physical inspection should encapsulate the review of the chimney, sewer line, roof, electrical plumbing and pest populations. Sometimes the home seller will conduct inspections prior to putting the home on the market. Before you hire a professional for your inspections, check with the seller to see what inspections they have completed. Sellers are legally required to disclose the results of their inspections with the buyer so you know the outstanding issues and the newly repaired fixes.

Most homebuyers are aware of these facts, as neighborhoods like Silver Lake, Eagle Rock and Highland Park have been in the state of gentrification for several years. Part of that gentrification has been the updating and remodeling of these old, beautiful Victorian homes, Spanish bungalows, Craftsman and even the mid-century modern dwellings.

If you conduct an inspection and find any issues you can negotiate a credit for repairs or insist that the seller corrects the issues before the sale is complete. If you initiate inspections after the sale closes, the repairs will come from your pocket in addition to the final sale of the home. A home is likely the largest investment you own, so begin the process with great diligence and care by hiring a professional inspector to ensure the longevity and health of your home. It will save you time and money and headaches from potential financial burdens after move-in day. These inspections will give you insight on the condition of your future home to keep you aware of the potential issues before they become disasters.

The Condition of Sale is an important document binding the relationship between the buyer, seller and the house. Conditions of Sales are delineated into two sections. Section 1 consists of the seller’s responsibility in the agreement and Section 2 contains the buyer’s responsibilities. For example, in California, a termite clearance is required in the Condition of Sale. Many times this process is completed before the home is listed. So the responsibilities and progress report of the matter will be listed in Section 1. This way the buyer will know if tenting was required and if the issue was solved prior to purchasing the home.

A full inspection of your future home has the power to ease the process of finalizing the closing sale. This inspection will also give you more knowledge of what to expect from the Condition of Sales contract. Enjoy your vintage home in peace knowing that the walls are up to date and that you are building your life on a solid, fixed foundation.

Buying older homes can be tricky and it is best to get some professional guidance from realtors who have proven experience selling homes in neighborhoods like Mt. Washington, Glassell Park and even lesser known neighborhoods like Garvanza and Hermon, small communities with older homes that are being snatched up by homebuyers eager to live in a home – and neighborhood – with character and history.