What are the units and floor plans like at Ten Palms?
Units run from roughly 1,190 to 2,044 square feet, spanning one-bedroom, two-bath plans near 1,190 square feet up to three-bedroom, three-bath plans around 1,970 square feet. All are two-level lofts. Reported finishes include Brazilian Pecan wood floors, soaring ceilings, custom cabinetry, and Caesarstone counters. The combination of loft volume and higher-end finish is consistent with the architect-designed positioning.
Next move: because the building is small and the plans vary from a compact one-bedroom to a three-bedroom, confirm the exact square footage, bedroom count, and level layout of any target unit against the building’s own sale history rather than a neighborhood average. A 1,190-square-foot one-bedroom and a 1,970-square-foot three-bedroom are different products in the same building.
What amenities and building features does Ten Palms have?
Ten Palms is a boutique building, and the feature set matches. Confirmed features include secured gated parking, in-unit laundry, and controlled, secured building access. There is no reported pool, gym, or staffed amenity program, which is normal for a nine-unit building. Pets are not allowed.
Read this honestly: the value here is the unit and the architecture, not a resort amenity list. Buyers trading down from a full-service building will feel the difference. Buyers who want a quiet, low-maintenance loft with secured parking and private in-unit laundry are buying exactly what this building offers.
What does the HOA cover at Ten Palms?
The current HOA fee was not found in public records and needs direct confirmation. In a nine-unit building, HOA economics matter more than in a large community: fixed building costs spread across few owners, and a single major repair or reserve shortfall lands harder per unit. Before an offer, pull the current HOA dues, the reserve study, and any recent or pending special assessments, and confirm exactly what the dues cover.
What is the Franklin Village and Hollywood setting like?
Ten Palms sits in Franklin Village, the walkable pocket of Hollywood along Franklin Avenue below the Hollywood Hills West and Sunset Strip corridor. The stretch is known for its coffeehouses, the Upright Citizens Brigade era of the neighborhood, small restaurants, and a low-key, residential feel that is distinct from the tourist core of Hollywood Boulevard to the south. It is a walk-out-your-door neighborhood, not a car-only hillside street.
For a buyer weighing this against a higher hillside address, the trade is walkability and street life for elevation and views. Franklin Village keeps you close to central Hollywood, the 101, and the studios while sitting on a quieter, more pedestrian block.
What are the trade-offs of buying in a nine-unit building?
Size cuts both ways. The upside is a quiet, low-density building with an architect’s name and a strong per-unit character. The downside is threefold: comps are thin, so pricing a unit is harder; liquidity is limited, so an exit can take longer than in a large building; and the no-pets rule and small HOA narrow the buyer pool. None of these is a dealbreaker, but each is a real checkpoint. Price and plan the hold with the building’s actual scale in mind, not a large-building assumption.
