It's July, and half of LA seems to be somewhere with a beach right now, so let's talk about how to make sure that's still you next summer. Most buyers today are spending more on housing than they used to, that's just the market. But there's a real difference between choosing your number and stretching to whatever the lender approves. The buyers who still take the trip are usually the ones who picked a number that leaves room to breathe, not just one that technically works on paper. If you're mid-search, that's worth figuring out before over-committing.
Not every upgrade earns its keep. In 2026, the ones that do are surprisingly modest: a new garage door returns roughly 268% at resale, a steel entry door around 216%, both quiet, unglamorous swaps that outperform almost anything more ambitious. A modest kitchen refresh follows at 113%, while the sweeping renovations, gut jobs, full baths, tend to satisfy the homeowner more than the appraisal.
My honest take, since we're talking layout: I'm over open concept everywhere. Give me a dining room that's actually divided from the kitchen and the living space, a room with french doors, some separation. The one exception is the kitchen itself staying open to the living area, because the chef deserves to watch TV.
And while I'm airing opinions: stark white kitchens with harsh black hardware have had their moment. Unlacquered brass is where it's at. It ages beautifully instead of just looking dated in five years.
What's your take? Open concept forever, or bring back the divided floor plan? Reply and let me know, I read every one.
12515 Pacific Ave, Unit 208, Mar Vista · Saturday, 1-4pm
3 bed, 2.5 bath, 1,498 sqft, offered at $1,075,000. HOA $580/month. Light-filled architectural townhome with two primary suites and a private rooftop deck with mountain and city views. Flexible layout, updated finishes, and a prime location near Venice, Abbot Kinney, and Silicon Beach.
12035 Navy St, Mar Vista · Sunday, 2-5pm
5 bed, 5.5 bath, 3,812 sqft, offered at $4,595,000. Newly built by Mod Luxe Inc. Designer finishes, a chef's kitchen, pool and spa, rooftop deck, and seamless indoor-outdoor living, just minutes from Venice and Santa Monica.
In my favorite neighborhoods, in no particular order: 13943 Margate Street in Sherman Oaks, 923 Milwood Avenue in Venice, 12085 Valleyheart Drive in Studio City, 4017 Nogales Drive in Tarzana, 16130 Otsego Street in Encino, 12610 Sarah Street in Studio City, 5838 Natick Avenue in Sherman Oaks, and 6051 Sadring Avenue in Woodland Hills.
A 6-bedroom, 8-bath, 5,605 sqft Sherman Oaks home closed at $4,765,000, with seller and buyer representation by The Basson Team.