If you’re tracking ten palms condos hollywood hills condos for sale, the short version is that this is an architect-designed building with only nine units. The two-level lofts at 6683 Franklin Avenue were designed by Clive Wilkinson, the architect behind Google’s Mountain View headquarters and a run of Hollywood and Los Angeles interiors. That pedigree is unusual in a building this size, and it’s what separates Ten Palms from a standard boutique condo on the Hollywood side of the hills.
Pricing reads off a thin set of sales. A three-bedroom sold for $1,138,000 in October 2021, roughly $578 per square foot, and a one-bedroom traded at $725,000 in March 2021, per public records. With nine units total, the market moves rarely and comps stay sparse, so treat those figures as anchors rather than a live quote. Unit size, floor plan, and how recently a loft has been updated all move the number.
Browse current Ten Palms listings below, or contact The Knight Group directly for on- and off-market options in the building and a read on where a specific unit should price against the last in-building sales.
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The design pedigree. Ten Palms was designed by Clive Wilkinson, an architect known for Google’s Mountain View campus and a series of Hollywood and Los Angeles projects. An architect-designed building at nine units is rare; most boutique condos in the area are developer-spec product with no named designer. That attribution is the building’s headline asset, and it carries through to the details, from the loft volumes to the finish selections. Read more on the architect’s work on The Knight Group’s Clive Wilkinson page.
The individual units carry character names rather than plain numbers, including a “Rock Star Unit” and a “Roadie Unit,” a nod to the building’s Franklin Village setting and its music-adjacent Hollywood address. It is a small building with a point of view, which is the whole pitch and, for some buyers, the whole limitation.
Ten Palms holds nine units across a four-story building, all of them two-level, townhouse-style lofts. It was built in 2008 at 6683 Franklin Avenue, Los Angeles 90028. Because every unit is a two-level loft, the interior experience is closer to a small vertical townhouse than a flat: living space on one level, sleeping space on another, with the volume and ceiling height that a loft layout allows.
Nine units is genuinely small. That shapes everything downstream: HOA economics spread across few owners, a quiet building with little turnover, and a resale market where one recent sale can define the comp set. Buyers who want a large amenity program or deep liquidity should read the size as a trade-off going in.
The building fits a specific buyer. First, design-literate buyers who want an architect’s name attached to the address and value the loft volume over amenities. Second, buyers who want a low-density, quiet building in walkable Franklin Village and are comfortable with a small HOA. Third, buyers who intend to actually live in the unit rather than lease it, given the building’s rules and small scale. It is not the building for someone who wants a doorman, a pool, and a liquid resale market.
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.
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.
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.
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.
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.
Pricing reads off three dated public sales, and there are no current active listings on record. Unit #9, a three-bedroom, three-bath of about 1,970 square feet, sold for $1,138,000 in October 2021, roughly $578 per square foot. Unit #6, a two-bedroom, two-and-a-half-bath of about 1,860 square feet, sold for $950,000 in April 2017. Unit #7, a one-bedroom, two-bath of about 1,190 square feet, sold for $725,000 in March 2021.
The takeaway: on the last recorded activity, Ten Palms ran from the low $700,000s for a one-bedroom to just over $1.1 million for a three-bedroom, with the 2021 three-bedroom penciling near $578 per square foot. Those figures are two to nine years old. Use them to frame a conversation, then price any specific unit against the freshest comparable, in the building or in comparable Franklin Village lofts, at the time of purchase.
The case rests on scarcity and design. An architect-attributed loft in walkable Franklin Village is a differentiated product, and differentiated product holds appeal through cycles. The offsetting factors are structural to a nine-unit building: thin comps make valuation and appraisal harder, liquidity is limited, and the no-pets rule plus any rental restrictions narrow both the resale and lease markets. For a live-in buyer who values the architecture, that profile is fine. For a pure investor who needs a clean exit and rental flexibility, confirm the HOA’s rental rules and the current dues before treating a unit as an income play.
Ten Palms is at 6683 Franklin Avenue, Los Angeles, CA 90028, in the Franklin Village area of Hollywood, below the Hollywood Hills West and Sunset Strip corridor, with quick access to central Hollywood, the 101 Freeway, and the studios.
Ten Palms is a boutique four-story building of nine units, all two-level townhouse-style lofts, built in 2008.
The building is attributed to architect Clive Wilkinson, known for Google’s Mountain View headquarters and a range of Hollywood and Los Angeles projects. See The Knight Group’s Clive Wilkinson page for more on his work.
The current HOA fee is not published and should be confirmed directly. In a nine-unit building, dues and reserves carry more weight per owner, so pull the current dues, the reserve study, and any special assessments before an offer.
No. Pets are not allowed at Ten Palms. Buyers with pets should factor this rule in before pursuing a unit.
On the last recorded sales, a three-bedroom sold for $1,138,000 in October 2021 (about $578 per square foot), a two-bedroom for $950,000 in April 2017, and a one-bedroom for $725,000 in March 2021, per public records. Those figures are dated; there are no current active listings on record.
Yes. With only nine units and rare turnover, most movement here happens quietly. The Knight Group can track the building, surface pre-market interest, and price a target unit against the last in-building sale.
Explore the architect behind the building on The Knight Group’s Clive Wilkinson page. Compare nearby Hollywood Hills condo buildings: The Highlands · Franklin Place. Browse the full Hollywood Hills market.
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