Buying a Luxury Home in Los Feliz Knolls

Much of the east side of the district sits on the Ivanhoe tract. According to L.A. Street Names, the tract was named in 1887 and its streets were inspired by Sir Walter Scott. Rowena, Waverly and Ettrick carry his names, and so does St. George. Closer to the boulevard you find Ben Lomond, Cedarhurst and Lowry. Talmadge Street and Griffith Park Boulevard run through the middle of the district, and Newdale, Monon and Myra sit toward the south.

The City's SurveyLA Hollywood survey records homes in Los Feliz Knolls from 1908 through 1950. The styles it names run from Spanish Colonial Revival and Storybook to Streamline Moderne and Mid-Century Modern. A buyer here is often choosing between eras as much as between streets. Some of the homes the survey singles out:

• 3202 and 3209 Lowry Road, from 1925 and 1926, Early Modern homes by master architect Lloyd Wright.
• 2190 Talmadge Street, a 1939 Early Modern home by master architect Raphael Soriano.
• 4241 Newdale Drive, a 1935 Streamline Moderne home by master architect Milton J. Black.
• 3344 Rowena Avenue, a 1934 Spanish Colonial Revival home by noted architect Max Maltzman.
• 3141 Griffith Park Boulevard, a 1936 Storybook home.
• 3214 Waverly Drive, a 1950 Mid-Century Modern home by master architect J.R. Davidson.

One house on Waverly Drive carries City landmark status. The Sam and Jane Taylor House at 3235 to 3247 Waverly Drive is Historic-Cultural Monument No. 1216. The Los Feliz Improvement Association dates it to 1947 and credits J.R. Davidson for the design and Garrett Eckbo for the grounds. It also describes the view from that hilltop as taking in Griffith Park and the Verdugo Hills along with Glendale and the Los Angeles River. That is the one street in the district where a view is on the record. On every other street, you confirm the view by standing on the lot.

What this means for a buyer is simple. A home here may appear in a City survey by address. Before you tour, we look the address up. A listed home is a fact to weigh rather than a problem to solve, and our post on buying a historic home in Los Feliz explains what a survey listing means for an owner.

1. Get pre-approved and sign the buyer agreement. We recommend a lender's pre-approval before touring. Before the first showing you sign a written buyer representation agreement with Rooster Homes, which we go through with you line by line.
2. Look the address up in the City's survey. SurveyLA lists homes on Lowry Road and Talmadge Street and on Newdale, Rowena, Waverly and Griffith Park Boulevard. Ask whether the home you like is one of them.
3. Walk the slope and the access. Parts of the district are hillside and parts are flat. On a hillside lot, look at the driveway grade and where guests park and how you carry groceries to the door.
4. Ask for permits and plans. The survey dates homes here from 1908 through 1950. Past work on a house of that age should have paper behind it.
5. Use the inspection period fully. Brandon typically writes 7 to 10 days, and the exact number is set in each offer. Book the general inspection early and add specialists as the house calls for them.
6. Know the escrow steps. The initial deposit is about 3% of the price and is held by the escrow company. Purchases in Los Angeles close through escrow and title companies, and no attorney is required at closing.
7. Read the neighborhood by its edges. The Shakespeare Bridge marks the south and the Mulholland Memorial Fountain marks the northeast corner. Drive both before you decide.

This describes our general buying process. It is not legal, tax or lending advice. For your own situation, talk with your attorney, CPA and lender as well.