There are some good deals in Condos now. Not sure if you have found anything yet but here are my thoughts:
Culver City: Fixer condo 2 bedrooms is possible under 400k
Los Angeles: South of Washington and West of La Brea there are some lovely home in the 400k range.
I think those are your best options unless you will consider something a little further out.
There are some great condos in the Santa Clarita Valley in the low to high $200K with about 3 bedrooms and up.
Let me know if you want me to send you some listings.
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When you mentioned K400,000 are you going to finance or you are a cash buyer?
If you are going to finance you should find out what type of financing are you getting . Are you getting a conventional loan or you are an FHA buyer. Because all these factors can change your buying process and the type of property you can get into .
For 400k to be brutally honest with you, you won't get a single family home in west side . So you need to look into condominiums.
The good news is that you can find some nice condos in Culver City or Palms -Mar Vista area , however the question goes back again to your financing ; since not all condominiums are FHA approved and if you are looking to buy a bank owned property you need to know that if the property is not in habitable condition the banks are not gonna lend you money unless you have a big down payment.
I hope this information will help you decided what you wanna do.
But I would strongly suggest to get your financing straight before you do anything unless you are a cash buyer.
Then find yourself a good agent you don't pay them they get paid by the seller. The benefit of using an agent is that they can save you a lot of time and gas money .
In California $400,000 is not much. You can buy 6 to 8 duplexes with 1% return per duplex per month and positive cash flow of several hundred dollars on each for this amount in Texas. Let me know if you are interested to find out more.
The area you are looking in for that price range can be tough. 2 bd properties usually start a bit higher than that. When I was looking for my first home, my husband and I decided to expand our criteria due to the fact that we couldn't get enough home for our price range. Would you be willing to look at different areas? We eventually settled on Eagle Rock and we are very happy here. My husband still works in West Hollywood and has a bit of a drive, but in the end it was worth it. I would go on the MLS as a guest and start looking at whats out there in areas that appeal to you.
Also, please elaborate. Are you looking to live in this home or buy it as an investment property? Are you looking for a fixer or something that you can move directly into? Have you already been pre-qualified by a lender? Maybe you can afford a bit more than you think...all of these things are factors in your purchase process. You can go on almost any agents site and get access to the MLS. Congrats on your decision and best of luck,