Case Study: 11752 Bellagio Unit 2 — The Condo That Wouldn’t Quit
This condo sale came with a few curveballs: an HOA master insurance lapse that didn’t satisfy the lender, an overseas seller in a 15-hour time zone, and a home that wasn’t freshly updated. We kept the buyer engaged, solved the insurance gap, coordinated patio repairs, and staged the home so its potential was undeniable.
Quick Stats
| Feature | Details |
|---|---|
| Neighborhood | Bel Air – Holmby Hills |
| Outdoor Space | Two balconies, corner end-unit, hills outlook |
| Days on Market | 41 |
| Sold Price | $960,888 |
| Square Footage | 1,516 sq ft |
Challenges
- HOA master insurance had lapsed and the replacement still did not meet lender guidelines.
- The unit was not newly updated, limiting initial buyer appeal.
- Seller lived in China, which slowed decisions due to the 15-hour time difference.
- Buyer confidence needed to be maintained while underwriting and HOA issues were resolved.
Seller Context
- International seller based in China — 15 hour time difference. We adjusted cadence to their local hours, pre-briefed documents, and stacked approvals to keep momentum steady.
Solution: Policy Problem. Pardee Solution.
- Resolved Property Condition – Coordinated bids from two licensed contractors and oversaw the resealing of both outdoor patios after HOA approval.
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Elevated Presentation – Brought in professional staging to showcase flow, light, and livability—allowing buyers to envision an inviting home rather than a to-do list.
- Navigated Coverage Requirement – Navigated the HOA and helped the seller obtain the additional line of coverage the lender required. Clearly communicated each step so all parties understood the path forward.
- Kept the Deal on Track – Maintained the buyer’s commitment through consistent updates and a collaborative, solution-focused relationship with their agent.
- Streamlined for the Seller – Designed a time-zone-friendly workflow that batched decisions and timed signatures strategically, ensuring steady progress without overnight delays.
Results
- Professional Staging – Showcased the home to broaden appeal and strengthen value perception.
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Insurance Gap Closed – Added coverage acceptable to the lender, preserving the deal.
- Successful Close – Sold at $960,888 after 41 days on market, achieving 96.28% of list price.
HOA headaches, lender layers, time zones. We turn moving parts into a clear plan, keep buyers on board, and protect your position from list to close. Want this level of coordination on your sale? Let’s connect!
Elle Davidson
Lead Listing Agent For The Sale
