5 Things I’d Look for If I Were Buying a House in LA Right Now
I spend a lot of time walking through houses. And after doing this for years, I’ve realized that the things that catch my attention aren’t always the things buyers notice first. Pretty countertops are great. I love good tile. And yes, I can absolutely appreciate a beautifully staged house. But if I were spending my own money on a house in Los Angeles right now, there are a few things I’d be looking at before I got distracted by the kitchen.
1. The location, and I mean the micro location.
You’ve probably heard “location, location, location” enough times. But in LA, even a few blocks can make a huge difference. I’m looking at the actual street. Is it quiet? Can you walk anywhere? What’s directly behind the house? How does the neighborhood feel at night? Is there a busy street, freeway or apartment building next door that you somehow didn’t notice in the listing photos? You can remodel almost anything. You cannot move your house three blocks over. I’d rather buy the slightly less impressive house on the street I love than the perfect house in a location I’m already trying to talk myself into.
2. A property that gives me options.
One of my favorite things in a property is flexibility. Maybe there’s a detached garage that could someday become an ADU. Maybe there’s a downstairs bedroom with its own entrance. Maybe the lot is big enough for an addition. Maybe there’s a bonus space that could become an office, guest room or rental. You don’t necessarily need to do any of those things immediately. But life changes. The house that works perfectly for you today might need to work differently five or ten years from now. Having options gives you room to grow without necessarily having to move.
3. The layout over the finishes.
This is a big one. I would take an ugly kitchen with a great floor plan over a gorgeous kitchen in a house with a layout that makes no sense. Paint can change. Floors can change. Lighting can change. Cabinets can change. Moving major walls, relocating plumbing or trying to create natural light where there really isn’t any? That can get expensive very quickly. When I walk through a house, I’m constantly thinking:
Does this house flow? I want to picture what it feels like to actually live there, not just what it looks like during a 20-minute open house.
4. The boring stuff.
These things aren’t nearly as fun as choosing backsplash tile, but they can make a huge difference in what a house actually costs you. I’m not saying a house has to be perfect. Older LA homes are going to have quirks. Sometimes lots of them. What matters to me is understanding what I’m buying. I’m completely comfortable buying a house that needs work if the price reflects it and I know what I’m getting into. What I don't want is an expensive surprise six months after closing.
5. Would someone else want this house someday?
Even if you think this is your forever home, life has a funny way of changing plans. So I always think about resale. Not in a “flip this house” kind of way. More like: Is this a floor plan other people will understand? Does it have usable outdoor space? Is parking difficult? Is there something about the property that might make it unusually hard to sell later? Does the neighborhood have things people consistently want? You don’t have to buy the most conventional house on the block, I actually love properties with personality. But I do want to understand how the next buyer might see it.
And one last thing…
I wouldn't wait for a house to check every single box. I’ve rarely seen one that does. Usually, the best purchases are the ones where the things you can’t change are right, the location, the lot, the bones, the light, and the rest can evolve with you. That’s what I’d be looking for if I were buying in LA right now. Not necessarily the prettiest house. The one with the most potential to become a really good home.
