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Set among mature trees on an oversized, gated lot, 2216 E. Live Oak offers privacy, scale, and indoor/outdoor living in one of Los Feliz's most sought-after hillside settings. This Spanish contemporary pool home opens with a formal entry leading to a generous living room with high ceilings and an architectural fireplace. An open den creates a more intimate gathering space, while the dining room flows into a recently remodeled eat-in kitchen. From the main living areas, doors open to a large Saltillo tiled balcony ideal for entertaining or quiet evenings with treetop and Griffith Observatory views.The outdoor spaces extend well beyond the pool, with a side yard layered with mature fruit trees, seating areas, a waterfall feature, and a deck perched above the home with downtown views. Upstairs, the expansive primary suite offers vaulted ceilings, a spa-like bath, private balcony, and large walk-in closet, with two additional bedrooms and a full bath completing the level.The lower level adds meaningful flexibility, with an additional bedroom, oversized closet, and bath that works beautifully as a second primary suite, guest quarters, teen space, or creative retreat. A family/entertaining room with bar and double-sided fireplace opens directly to the pool and spa area, with a full bath nearby. Just off the pool, a versatile bonus space is well suited for a screening room, recording studio, gym, or office. Moments from Fern Dell, Trails Cafe, Griffith Park, Franklin Village, and the shops and restaurants of Los Feliz, 2216 E. Live Oak delivers privacy, volume, flexibility, and a distinctly Los Feliz Oaks connection to nature, architecture, and everyday ease.

This versatile property features two separate 2-bedroom, 2-bath residences, offering flexible living arrangements for owner-users, extended family, guests, or rental use.The upper residence features hardwood floors, stainless steel cabinetry, abundant natural light, and direct access to a stunning approx 2000 sqft private rooftop deck with panoramic views of the Hollywood Hills. The lower residence offers high ceilings, travertine flooring, custom cabinetry, and a private patio and garden area.Additional highlights include a rooftop entertainment deck with an outdoor kitchen, fire feature, pergola, and city views, enclosed garage parking for four vehicles, plus two additional on-site parking spaces. Potential for ADU development (Buyer to independently verify feasibility and requirements with the appropriate authorities).Conveniently located near premier dining, shopping, and entertainment in the Design District, Melrose Avenue, and surrounding West Hollywood amenities.

Situated on the 23rd floor of Meridian, Residence 2303 captures breathtaking southwest-facing views of San Diego Bay, Coronado, the Coronado Bridge, Point Loma, the Downtown skyline, and even Mexico. Extensively renovated, this spacious 2-bedroom, 2.5-bath home combines impressive scale with sophisticated contemporary design, featuring approximately 10-foot ceilings, large-format tile flooring, and power shades throughout. The chef’s kitchen showcases Taj Mahal quartzite countertops and backsplash, custom cabinetry, a massive island with induction cooktop, separate refrigerator and freezer columns, dual wine refrigerators, and an oversized pantry/laundry room. Fleetwood collapsible doors open the living room to a private terrace, creating seamless indoor-outdoor living. The primary suite offers dramatic corner views, a walk-in closet, and a spa-inspired bath with heated floors, floating vanity, freestanding soaking tub, oversized shower, Toto Washlet, and private water closet. A flexible guest suite can function as a traditional bedroom or open to the living area through oversized sliding panels, making it ideal for entertaining. It also includes a walk-in closet, ensuite bath, and private balcony. Meridian is Downtown San Diego’s only full-service luxury high-rise, offering valet parking, doormen, concierge, porter service, 24-hour security, onsite management, EV charging, two fitness centers, five guest suites, and a rooftop deck with pool, spa, citrus gardens, and private lounging areas. Lobby and common area renovations are underway with no special assessments.

469 Van Buren Avenue is a well-maintained 16-unit apartment community located in Oakland’s highly desirable Adams Point neighborhood. Built in 1966, the property consists of ten (10) spacious two-bedroom/two-bathroom units, five (5) one-bedroom/one-bathroom units, and one (1) penthouse-style two-bedroom/two-bathroom unit. Situated on a large corner lot totaling approximately 26,800 square feet, the property features private balconies and a secured first-floor parking garage. With strong in-place income and significant rental upside potential, 469 Van Buren Avenue offers investors the opportunity to acquire a pride-of-ownership multifamily asset in a premier East Bay location just steps from Lake Merritt, Downtown Oakland, and major transportation corridors.

Spectacular and exquisitely custom-built, south-facing, two-story Ranch-style home situated on one of the most desirable streets in College Circle. Offering approximately 4,993 square feet of living space on a generous 14,013 square foot lot, this exceptional residence features five bedroom suites, including a first-floor primary suite, a private library, formal living room, formal dining room, family room, and a state-of-the-art home theater. The professionally designed kitchen showcases an open-concept layout with an oversized granite island, breakfast nook, premium stainless steel appliances, and custom cabinetry Additional highlights include double and triple crown moldings, Italian marble and natural stone finishes, rich hardwood flooring, custom chandeliers, designer light fixtures, professionally designed landscaping and hardscaping, a sparkling pool, a three-car garage, and many more luxurious details throughout.

Behind the prestigious gates of The Groves at Orchard Hills, this distinctive residence showcases breathtaking designer finishes that set it apart from every home in its class. Flooded with natural light, the spectacular open layout features soaring ceilings, wrought-iron accents, rich wood flooring, and dramatic beams, creating an inviting space for both luxurious family living and grand entertaining. The chef-inspired kitchen is a true showpiece with sleek white cabinetry, custom countertops, high-caliber stainless appliances, and a large center island overlooking the great room, dining area, and conservatory. Accordion bi-fold doors blur the line between indoors and outdoors, opening to a spacious backyard designed for gatherings and relaxation. The primary suite offers a serene retreat with a spa-like bath and dual walk-in closets, while the generous secondary bedrooms each include en suite baths. A versatile bonus room, upstairs laundry, and an extended main-floor bedroom with private bath ensure functionality and flexibility for modern living. Premium upgrades include Custom window treatments & premier shade system, alarm system & surround sound, Tankless water heater & paid off solar panels, Built-in EV charger in the 3-car tandem garage. The backyard oasis is equally impressive, featuring California room, an open artificial grass play area with mini golf green, a wood-paved entertainment space, and a natural stone wall fountain for tranquil ambiance. This turn-key home is complemented by Orchard Hills’ world-class amenities: multiple pools, a clubhouse, parks, hiking trails, basketball and tennis courts, and proximity to award-winning schools and the vibrant Orchard Hills Shopping Center. Don’t miss this rare opportunity to enjoy resort-style living in one of Irvine’s most prestigious neighborhoods!

WELCOME TO YOUR ITALIAN VILLA! Enjoy the vast views from this custom-built home, from USD, downtown, the airport’s runway, to Coronado Bridge & San Diego Bay. This home was once featured in the Loma Portal Elementary Home & Garden Tour in 2009 & received raving comments; such as, “This is a ‘Wow’ House!” Built with 2x6 framing for strength, more insulation for quietness, as well as warmth & coolness during the seasons. The home is adorned with beautiful, Solid wood floors, custom doors (front, rear, pockets & all interior) & custom built-ins, all imported from Costa Rica. This may appear to be only a 3-bedroom home, but there are opportunities for more. Not just the AirBNB room in the garage with its own full bathroom, but the large loft can be converted into another bedroom, and/or the large bedroom #2, that slept 3 teenagers, could be converted into 2 bedrooms as well. The open Foyer and Loft are constantly lit during the day by 3 solar tubes, and it is decorated with an elegant, curving staircase with custom wrought iron. The Den has a custom built-in, 2-sided desk with cabinetry from Costa Rica. There is also a Sunroom/Children’s Study next to the family room. Each are set within the privacy of two pocket doors with beautifully etched glass. The living room has a gorgeous, double-mantel fireplace. The dining room was designed for a large table and China cabinet. The large kitchen has a large centralized island with vegetable sink, large rangetop stove with large stainless-steel hood, room for an extra-large side-by-side fridge & freezer, (cont. in Supplement...) , double convection oven, dishwasher, a deep two-sided sink, all set within a high-end, elegant granite countertop. Also enjoy the large nook with more cabinetry, and across is the Butler’s Pantry with warming drawer, and a large walk-in pantry with glass cabinet, platter slots, table cloth hanger, and all enclosed with a beautifully wheat etched glass door. The laundry room has a deep, single sink and more cabinetry within. Quality cabinets in the Kitchen and 2nd floor bathrooms provided by Kraft Maid with soft-close drawers. The large Primary Bedroom has gorgeous views, an alcove sitting area with enough room for a couch and vanity, and enjoy your morning stretch on one of the two Juliette balconies. The large en-suite bathroom is secluded by a double wide pocket door (also from Costa Rica), two walk-in closets, private toilet, large walk-in shower with bench, a jetted tub big enough for two, and a wide counter with 2 sinks. The loft was considered to be another bedroom until the 3rd baby was determined to be the same sex as the other two children. So, instead, it is a large loft with room for a big comfy couch and TV, with double doors opening to a balcony looking over the backyard. Doors outside house one of two FAU's, and the other containing the two dependable Rinnai Tankless Water Heaters (, one for each side of the home) with more space to store. Bedroom 2 is very spacious. This room housed 3 teenagers with three twin beds and plenty of closet space. The room is lit by multiple windows, showcasing vast views of the yard and swimming pool. It is adjoined by a bathroom with colorful tile and two bowl sinks. Bedroom 3 is spacious and includes its own private bath and expansive views. Next to it is access to the other side of the loft, with a balcony. The balcony has room for a bar table and chairs to enjoy the views for a morning breakfast, afternoon cocktails, enjoying the city lights, watch the airplanes take off and land, or to watch the Big Bang fireworks show in San Diego Bay. This balcony houses the 2nd FAU (one controlling downstairs only, and one controlling only the upstairs as needed). The garage is a complete footprint of the home, boasting a 4-car garage, workshop and a Casita/AirBNB bedroom with full bath. This bedroom is not counted in the total bedroom count or square footage, but the room itself and the bathroom are permitted, as s...

Situated on a quiet, tree-lined street in prime Sherman Oaks South of the Boulevard , this newly constructed residence offers 4,700 sqft of refined living with 6 bedrooms and 6.5 bathrooms, set on a 6,997 sqft lot. A warm, organic palette defines the interiors, where wide-plank flooring, soft plaster walls, and custom millwork create a cohesive, elevated aesthetic. Multiple living areas provide an open-concept layout that is both functional and intentional—ideal for entertaining or everyday living. Expansive sliding glass doors open to the backyard, creating a seamless indoor-outdoor flow. A designer kitchen featuring custom wood cabinetry, integrated appliances, and an island with seating. Each bedroom is en-suite, offering comfort and privacy throughout. The primary suite is designed as a true retreat, featuring a fireplace, oversized walk-in closet, and a spa-inspired bath complete with a freestanding soaking tub, dual vanities, and a large walk-in shower with dual rainfall heads. An attached ADU with its own kitchenette and living space offers additional flexibility—ideal for guests, extended family, or a game room. The backyard is private and resort-like, with a pool and spa, outdoor lounge areas, and mature hedging for privacy—ideal for both relaxing and entertaining. Located just moments from Ventura Boulevard’s premier dining, shopping, and cafés, including the Sherman Oaks Galleria, Whole Foods, and Erewhon, with convenient access to the 101 and 405 freeways.

Privately tucked within one of Del Mar Heights’ most desirable West of the 5 enclaves, this recently renovated residence blends elevated coastal living with refined design. Bathed in natural light from its sunny southern exposure, the home showcases high-end finishes, custom detailing, and airy open living spaces designed for both everyday comfort and entertaining. The front courtyard creates a welcoming sense of arrival while adding an extra layer of privacy and tranquility. The chef’s kitchen is appointed with premium appliances and opens seamlessly to the dining area, while the adjacent living room flows to the backyard and pool, creating the ideal indoor-outdoor lifestyle. The thoughtfully designed floor plan features 3 bedrooms and a dedicated laundry room on the main level. The entire second floor is dedicated to a luxurious primary retreat, complete with an oversized walk-in closet, private balcony, and spa-inspired bathroom featuring a soaking tub, shower, and dual vanities. A true highlight is the expansive 3rd floor deck, where sweeping ocean views and breathtaking sunsets provide the perfect setting for morning coffee or evening entertaining. The resort-inspired backyard offers privacy, lush landscaping, a newly updated pool and spa, and multiple spaces to relax. Addtl highlights include owned solar and a spacious 2-car garage. Located just moments from Del Mar’s iconic beaches, acclaimed dining, boutique shopping, scenic trails, and the famed racetrack, this exceptional property offers the perfect blend of luxury, comfort, and quintessential coastal living.