Franklin Hills · Buying a Condo
Buying a Condo in Franklin Hills
A clear plan from pre-approval to the keys, with the HOA documents read with you before you commit.
What does buying a condo in Franklin Hills look like?
Buying a condo in Franklin Hills means choosing from a very short list. The eastern hill of Los Feliz is mostly single-family houses. The county's parcel records show four condo buildings here, with 26 units between them. A fifth group, four small-lot homes on Bates Avenue, looks like townhomes from the street but is owned a different way.
A short list changes how you shop. You may wait months for the right unit to come up, so the search starts with the buildings, not the listings. We learn the four addresses with you before anything is for sale. When a unit does list, you already know its building, its age and the size of its association.
The other thing to know is the edge. The Los Feliz Neighborhood Council uses Hyperion Avenue as the line between Los Feliz and Silver Lake. Condos on the east side of Hyperion carry the same 90027 zip code but sit in Silver Lake. A listing description may not say which side it is on, so we check the address with you.
Talk About Franklin Hills
Which Franklin Hills buildings are condos?
All four were built as condos between 1990 and 2019. None of them began life as an apartment building, which sets this hill apart from the older courtyard conversions across Los Feliz Village. Here is what the assessor's roll shows.
- Lofts on Hyperion, 2241 Hyperion Avenue. 11 units on the west side of Hyperion, built in 2019. Units run from 810 to 1,100 square feet. It is the newest and largest condo building in the neighborhood.
- 4003 Sunset Drive. 9 units, built in 1992, from 1,397 to 1,567 square feet.
- 4166 and 4168 Franklin Avenue. A two-unit condo on the south side of Franklin, built in 1991. Each unit is 2,107 square feet.
- 4353 Clayton Avenue. 4 units of 1,190 square feet, built in 1990. It sits at the western edge of the neighborhood near Hoover Street, and some maps place it in Los Feliz Village instead.
The small-lot homes at 1403 and 1405 Bates Avenue, known as Ciel Los Feliz, were built in 2017 and run from 1,728 to 1,864 square feet. Each home sits on its own lot. That is a different kind of ownership from a condo, with its own recorded documents to read.
How does Rooster Homes™ help you buy on the eastern hill?
Rooster Homes™ is a Los Feliz, Los Angeles real estate brokerage owned by Brandon and Sarah Arlington (DRE #02051216) helping buyers and sellers of Los Feliz condos and townhomes. Our buyer work follows Our 5-Step Approach to Homeownership: Meet, Understand, Explain the market, Walk the whole process and Connect.
Sarah starts with an in-depth consultation on your goals and how you like to decide. Brandon holds the Accredited Buyer's Representative designation. In Franklin Hills the Explain the market step carries most of the weight. With only four buildings, we can walk you through each one before a unit ever lists. That is the Educated pillar of our buying method.
When a unit comes up, we ask the listing agent for the association documents they already have. We read the budget, the reserves and the rules with you in plain language. Rooster Homes™ owns its own Matterport camera, and where a listing has a 3D tour we walk it with you first. Every date from the offer to the keys is set in writing.
What should you check before an offer here?
- Which side of Hyperion the unit is on. West of Hyperion is Franklin Hills. East of it is Silver Lake.
- How few owners share the costs. A building of 2, 4 or 9 units splits a roof, a driveway or a sewer line among very few owners. The reserve study and the budget tell you how well that small group has saved. A thin reserve fund in a small building is a question to ask before you offer.
- How old the building is now. The 1990 to 1992 buildings are more than thirty years old. Look at what the reserve study says about roofs, waterproofing and plumbing at that age. Lofts on Hyperion is newer, so its first big repairs are further out.
- The slope and the approach. This is a hill. Walk the path from the parking to the front door and check where guests park.
- Your loan and the building. Some loan programs review the condo project as well as the buyer. We check the building's status and bring your lender in before you write.
- Condo or small-lot home. If you are weighing a Bates Avenue home against a condo, compare the recorded documents side by side. What you own, and what you share, differs.
Brandon typically writes an inspection period of 7 to 10 days, and the exact number is set in each offer. The HOA package arrives from the seller during escrow, and we read it with you before you remove contingencies.
Where do you go from here?
The Franklin Hills neighborhood page covers the bridge, the edges and what is nearby. Our full guide to buying a condo in Los Feliz holds the steps that apply everywhere. The Los Feliz building guides show the kind of detail we pull for every building. Buying your first home here? Read first-time condo buyers in Franklin Hills.
When you want to start watching these four buildings, send us a note or call (323) 201-2724. Let us know what works best for you, and we will coordinate our schedule around yours.
Frequently Asked Questions
How many condo buildings are in Franklin Hills?
Four, with 26 units between them, according to the LA County Assessor's parcel records. They sit on Hyperion Avenue, Sunset Drive, Franklin Avenue and Clayton Avenue and were built from 1990 to 2019. Four small-lot homes on Bates Avenue are owned separately and are not condos.
Is a condo on Hyperion Avenue in Franklin Hills or Silver Lake?
It depends on the side of the street. The Los Feliz Neighborhood Council uses Hyperion Avenue as the line, with Franklin Hills on the west side and Silver Lake on the east. Both sides use the 90027 zip code, so we check each address with you.
Why does a small building matter when I buy a condo?
Because a few owners share every shared cost. In a building of four or nine units, a new roof or a sewer repair is split among very few people. We read the reserve study and budget with you to see how well the association has saved.
Franklin Hills
What buying a condo looks like in Franklin Hills
The eastern hill of Los Feliz around the Shakespeare Bridge, with a handful of small condo buildings from 1990 to 2019 and small-lot homes on Bates Avenue.
Franklin Hills is the eastern hill of Los Feliz, between Franklin Avenue and Fountain Avenue, running east to Hyperion Avenue. Most homes here are single-family, and its condos are a small group of newer buildings on Hyperion Avenue, Sunset Drive, Franklin Avenue and Clayton Avenue.
- The homes
- 4 small condo buildings from 1990 to 2019, including Lofts on Hyperion (2019), plus a group of small-lot homes on Bates Avenue (2017). Most of the neighborhood is single-family (LA County Assessor parcel records, 2026-09-23).
- Nearby
- Speranza and Hyperion Public restaurants. Silver Lake begins across Hyperion Avenue, the eastern edge of the neighborhood.
- The trade-off
- The homes sit on a hill above a 35-foot ravine, so views come with slopes. No HPOZ or historic district covers the area, so landmark protection sits on individual monuments.
The method
How we do it in Franklin Hills
Buying a Condo: keep exploring
Ready to make your move with Rooster Homes™?