Los Feliz Square · Buying a Condo
Buying a Condo in Los Feliz Square
A clear plan from pre-approval to the keys, with the HOA documents read with you before you commit.
What are you buying into in Los Feliz Square?
Buying a condo in Los Feliz Square means buying into a mostly single-family part of Los Feliz. Los Feliz Square is the area west of Vermont Avenue between Hollywood Boulevard and Los Feliz Boulevard. The Los Feliz Neighborhood Council calls it District B. It is not a building, even though the name sounds like one.
The City's SurveyLA survey identified a Los Feliz Square Single-Family Residential Historic District of about 108 Period Revival homes. Condos are the exception here. The county's records show three condo complexes, with 41 units between them, plus a group of small-lot homes. For a buyer, that means a condo with houses for neighbors and the Village shops just across Vermont.
Talk About Los Feliz Square
Which condos are in Los Feliz Square?
The three complexes were built more than sixty years apart. That spread is the most useful thing to understand before you tour.
- Berendo Vista, 1755 N. Berendo Street. 18 units, built in 1962 as apartments and later mapped as condos. Units run from 579 to 1,286 square feet.
- Ambrose Villas, on Ambrose Avenue. 17 units, built as condos in 2007. Units run from 1,300 to 1,520 square feet.
- A new six-unit condo map near Franklin and Vermont. The county created these parcels in March 2023, and the roll does not show a street address for them yet. A listing here may be very new construction.
The small-lot homes at 1759 to 1769 New Hampshire Avenue were built in 2017. There are six, each on its own lot, so they are owned differently from a condo.
Why does a building's age change what you read?
A conversion like Berendo Vista. The building was designed as rentals in 1962 and later divided into condos. Its plumbing, wiring and roof are the building's own, shared by every owner. The reserve study tells you what the association expects to replace and when. The board minutes show what has already been done.
A 2007 building like Ambrose Villas. It was built as condos, so its CC&Rs were written for owners from the start. At its age, look at what the reserve study schedules for the next ten years.
A brand-new map. A new association may still be setting its budget and reserves. Ask for the budget, and ask who manages the association today. Early budgets can change once owners take over.
Under Civil Code section 5605, special assessments that together exceed 5 percent of an association's budgeted gross expenses for the year generally need member approval. Section 5610 allows emergency exceptions. We look for any approved or discussed assessment in every package.
How does Rooster Homes™ help you buy here?
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. Sarah and Brandon live in Los Feliz Village, just across Vermont Avenue.
We follow Our 5-Step Approach to Homeownership. Sarah's consultation comes first. Brandon holds the Accredited Buyer's Representative designation. Before you tour, we check whether the building works with your loan type, which is the Ready stage of our method. When you choose a unit, you place an initial deposit of about 3% with escrow. Brandon typically writes an inspection period of 7 to 10 days, and the exact number is set in each offer. We read the HOA package with you before you remove contingencies.
With only three complexes here, we also show you Village buildings across Vermont that match your budget and plans, so your search is never limited to whatever happens to be listed on one block.
Where do you go from here?
The Los Feliz Square neighborhood page covers its streets and edges. Read buying a condo in Los Feliz for the full steps, and our building guides for the facts we gather. For the larger group of condos across Vermont, see Los Feliz Village.
When you are ready to talk, 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
Is Los Feliz Square a condo building?
No. Los Feliz Square is a neighborhood, the Los Feliz Neighborhood Council's District B, west of Vermont Avenue between Hollywood and Los Feliz Boulevards. SurveyLA also uses the name for historic districts there. No condo building is named Los Feliz Square.
How many condos are in Los Feliz Square?
The county's parcel records show three condo complexes with 41 units: Berendo Vista with 18, Ambrose Villas with 17 and a new six-unit map near Franklin and Vermont. Six small-lot homes on New Hampshire Avenue are owned separately.
What is a condo conversion, and is Berendo Vista one?
A conversion is a building first built as apartments and later mapped so each unit can be sold. The county records Berendo Vista, built in 1962, as a conversion. We read its reserve study and minutes with you to see how the building has been maintained.
Los Feliz Square
What buying a condo looks like in Los Feliz Square
West of Vermont between Hollywood and Los Feliz Boulevards, mostly Period Revival homes, with the Ambrose Villas and Berendo Vista condos.
Los Feliz Square is the part of Los Feliz west of Vermont Avenue, between Hollywood Boulevard and Los Feliz Boulevard. The Los Feliz Neighborhood Council calls it District B. It is mostly single-family, with a few condo buildings and newer small-lot homes.
- The homes
- Mostly single-family. The City's SurveyLA identified a Los Feliz Square Single-Family Residential Historic District of about 108 Period Revival homes. Condos include Ambrose Villas (2007) and Berendo Vista (1962), with small-lot homes on New Hampshire Avenue and a newer six-unit condo tract near Franklin and Vermont.
- Getting around
- Bounded by Hollywood Boulevard on the south, Vermont Avenue on the east and Los Feliz Boulevard on the north, with Normandie Avenue, Ambrose Avenue and Edgemont Street on the west (Los Feliz Neighborhood Council).
- Nearby
- The shops and restaurants of Los Feliz Village sit just east across Vermont Avenue, and Griffith Park is north of Los Feliz Boulevard.
The method
How we do it in Los Feliz Square
Buying a Condo: keep exploring
Ready to make your move with Rooster Homes™?