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Franciscan Village Town Home – In Escrow

Franciscan Village Townhome in Escrow

LISTED PRICE: $575,000

26041 Frampton Ave, Harbor City, CA 90710

Gorgeous 4 bedroom, 2.5 bath town home in premium Franciscan Village gated community. This unit is perfect for a family that appreciates an open floor plan. The kitchen, living room and dining areas are on the ground level. Upstairs, you’ll find 4 bedrooms, including a master suite with full bath, walk-in closet and a balcony facing east, bringing in the morning sun!

Located in the southwest corner of this prime development. The large two-car garage has additional space that includes a workbench, cupboards and lots of room for storage.

1,830 Sq. Ft.


  • Master Suite with balcony, full bath and walk-in closet
  • Laundry room
  • 2 car attached garage
  • Backyard and Patio
  • Mezzanine/Den
  • Quite, private location
  • Bright and airy
  • Built 1999

Download 26041 Frampton Flyer

Contact Listing Agent Clint Patterson at 310 426.8811 (voice or text).
CalBRE #01877253


Los Angeles Area Commuters, Jobs, and Houses Trade-Offs


Purchasing or selling a home is one of the most important decisions you may ever make.

When selecting your realtor you will want someone who places your interests and priorities ahead of his or her own. You will also want someone who provides you with the data you need to make your decision, help you negotiate the best price and help you achieve your other goals.

As a leading real estate professional in a leading firm, I hope that you will consider me, Clint Patterson, to represent you. I obtained my MBA from UCLA in 1996. I apply my subsequent experience in real estate and other complex businesses to enabling my clients to achieve their real estate goals.

Here is some information that I hope you will find helpful. If you would like specific data on your home or a particular neighborhood, please feel free to give me a call at 310-426-8811.

As housing becomes more expensive, and the cost of living between expensive central areas and outlying counties expands, people begin to make decisions on the trade-offs between living farther out (and in larger houses) and commuting longer to their jobs. As housing supply has not caught up with demand in central suburbs and cities, home-seekers have started going further and further away to find affordable homes to purchase in the cities where they live.

This corroborated in C.A.R’s price and sales data, and our regional Housing Affordability Index, (which is a mix of income and price data). For examples, increasing prices in the Bay Area and Los Angeles have led to relatively stagnant levels of sales in more central city areas with large price gains, and increased sales and interest in homes in outer counties. This pattern is also seen in simply the sheer amount of vehicle miles traveled by Americans, which has shot past the previous high 2008 levels.

So much public data exists on people’s jobs, their commutes, and the places people live. By combining and visualizing this data in different ways, we can understand the patterns of lives, commutes, jobs and ultimately the places that people want to live in where they have to go to work.

I wanted to highlight a few fun maps and tools created by the public for these purposes. The ACS Commute Map website offers interactive and animated maps and charts that show the number, distance and areas that people commute to and from their residences every day.

In this example of an animated picture captured of commuters to Los Angeles, we see the proportion and number of people moving from Kern, Orange, San Bernardino, Riverside and Ventura Counties coming to Los Angeles every day for their jobs (we can also see the flows of people within Los Angeles going from their homes to their jobs). The data is at what is called the “Census Tract Level” and the page shows people traveling between 20 to 100 miles.


We can also see how commuting to Orange County, where there is a more inter-county north-south commuting (east west inter-city commuting in Los Angeles is probably suppressed from the map. For more on these maps, see this article in CityLab.


What about Types of Jobs?

These commuter maps help explain where at a very macro (county) level the location of jobs, residents, and willingness to commute, but what about the types of jobs in specific areas?

A slightly similar map explores at a much finer grain level location of jobs (and the types of, and incomes of), in particular areas. The webpage is called Where Are The Jobs made by Robert Manduca, a graduate student, where you can zoom out and scroll to navigate.



Posted by Azad Amir-Ghassemi in California Association of Realtors

Fielding a Lowball Purchase Offer on Your Home


Consider before you ignore or outright refuse a very low purchase offer for your home. A counteroffer and negotiation could turn that low purchase offer into a sale.

You just received a purchase offer from someone who wants to buy your home. You’re excited and relieved, until you realize the purchase offer is much lower than your asking price. How should you respond? Set aside your emotions, focus on the facts, and prepare a counteroffer that keeps the buyers involved in the deal.

Check your emotions.

A purchase offer, even a very low one, means someone wants to purchase your home. Unless the offer is laughably low, it deserves a cordial response, whether thatís a counteroffer or an outright rejection. Remain calm and discuss with your real estate agent the many ways you can respond to a lowball purchase offer.

Counter the purchase offer.

Unless you’ve received multiple purchase offers, the best response is to counter the low offer with a price and terms you’re willing to accept. Some buyers make a low offer because they think that’s customary, theyíre afraid theyíll overpay, or they want to test your limits.

A counteroffer signals that you’re willing to negotiate. One strategy for your counteroffer is to lower your price, but remove any concessions such as seller assistance with closing costs, or features such as kitchen appliances that youíd like to take with you.

Consider the terms.

Price is paramount for most buyers and sellers, but it’s not the only deal point. A low purchase offer might make sense if the contingencies are reasonable, the closing date meets your needs, and the buyer is preapproved for a mortgage. Consider what terms you might change in a counteroffer to make the deal work.

Review your comps.

Ask your real estate agent whether any homes that are comparable to yours (known as “comps”) have been sold or put on the market since your home was listed for sale. If those new comps are at lower prices, you might have to lower your price to match them if you want to sell.

Consider the buyer’s comps.

Buyers sometimes attach comps to a low offer to try to convince the seller to accept a lower purchase offer. Take a look at those comps. Are the homes similar to yours? If so, your asking price might be unrealistic. If not, you might want to include in your counteroffer information about those homes and your own comps that justify your asking price.

If the buyers don’t include comps to justify their low purchase offer, have your real estate agent ask the buyers’ agent for those comps.

Get the agents together.

If the purchase offer is too low to counter, but you donít have a better option, ask your real estate agent to call the buyer’s agent and try to narrow the price gap so that a counteroffer would make sense. Also, ask your real estate agent whether the buyer (or buyer’s agent) has a reputation for lowball purchase offers. If thatís the case, you might feel freer to reject the offer.

Don’t signal desperation.

Buyers are sensitive to signs that a seller may be receptive to a low purchase offer. If your home is vacant or your home’s listing describes you as a “motivated” seller, you’re signaling you’re open to a low offer.

If you can remedy the situation, maybe by renting furniture or asking your agent not to mention in your home listing that you’re motivated, the next purchase offer you get might be more to your liking.

By: Marcie Geffner / Houselogic

Will Brexit Impact the U.S. Housing Market?


On June 23, 2016, British voters decided that it was about time for the United Kingdom (U.K.) to break loose from the European Union (E.U.), as they voted 52 percent to 48 percent in favor of leaving the E.U.  Global financial markets reacted violently to the “Brexit” decision, with the Dow Jones, S&P, and Nasdaq indices all tumbled 3.4 percent or more on the day the voting results surfaced.

Pound to dollar exchange rate also dropped sharply after the breaking news.  In just a few hours overnight, as the “Leave” campaign gained momentum, the British pound to U.S. dollar rate hit 1.33, reaching the lowest level not seen since 1985.  For US travelers going to the U.K. for vacation, that’s good news.  The drop in the value of the currency means more bucks for your pounds when you are on vacation. But this is bad news for exports from the U.S. to the U.K., as Britons now need to pay more for the same American products, which could mean fewer goods being sold to the U.K. in the near future.

This direct effect on U.S. exports, however, appears to be rather limited, as the U.K. accounted for less than 4 percent of American exports of goods in 2015, which is equivalent to only 0.4 percent of U.S. GDP.  The direct economic impact on the U.S. economy would be miniscule, even if the U.K. economy slipped into recession.

The more significant damages, however, could be coming from indirect effects.  The panic selling in financial markets around the globe was due primarily to uncertainty about the economic conditions of the U.K., the E.U., and the U.S.  The health of the U.K. will take a hit in the upcoming quarters, as existing trade agreements with the E.U. and other countries started being questioned, while business investments to the country will be put on hold due to lack of clarity and confidence in the economic and political environment.

The housing market could benefit from the Brexit outcome though.  Treasury prices soared as investors flocked to the perceived safe haven of government bonds amid a global stock selloff after the U.K. voted in favor of leaving the E.U.  The yield on 10-year Treasury note ended down 16.4 basis points to 1.58 percent and the 30-year yield fell 13.1 basis points to 2.43 percent.  This is good news for homebuyers as mortgage rates follow the same movement of the long-term Treasury yield.  Rates were expected to remain near 4 percent for the rest of the year before the Brexit vote, but the latest development could potentially push rates further down to levels last seen in 2012.  Brexit also pretty much slammed the door shut for any Fed rate hike this year, as tight financial conditions resulting from the meltdown in equity markets could decelerate economic growth in the U.S., as well as many economies overseas.

By Oscar Wei / California Association of Realtor

Beautiful Views, Inside and Out

5 Buckboard Trail, Rolling Hills CA 90274
Asking Price: $2,650,000

This gorgeous 6 bedroom, 3 bath home is situated on 3.7 acres in the private, gated city of Rolling Hills, CA. The 2,939 square foot split floor plan features a great room with spectacular city, mountain and canyon views. Beautiful kitchen includes premium stainless steel appliances and granite counters. Bathrooms have been recently updated. Terraced grounds include a barn and corral area and are ready for horses, orchards or even a vineyard. Convenient direct access to 60 miles of hiking and equestrian trails. Home is located in the Palos Verdes Unified School District, nationally recognized for excellence.

This home is shown by appointment only. Please call Leslie Stetson at 310.936.1283 or Clint Patterson at 310.426.8811 to arrange a showing.

MLS# PV16126297

For more photos and information about this beautiful home for sale, visit our property site.