Who works with Northeast LA sellers from Pasadena?
Sidney Manzo works with Northeast LA sellers from his Pasadena office, a short drive from Eagle Rock and Highland Park.
Most of the sales on his record are in Pasadena and Altadena, and he takes selected Los Angeles work when the property calls for it. Northeast LA is the part of the City of Los Angeles closest to his home market. He is a member of the Pasadena Association of REALTORS® and the California Association of REALTORS®, holds the RE/MAX Hall of Fame Award, and works in English and Spanish. His background is on the About page and his agent profile.
Which Northeast LA neighborhoods does he cover?
He covers the neighborhoods of the City's Northeast Los Angeles Community Plan area, with a full selling guide for four of them so far.
| Neighborhood | Local selling guide |
|---|---|
| Highland Park | Selling a house in Highland Park |
| Eagle Rock | Selling a house in Eagle Rock |
| Mount Washington | Selling a house in Mount Washington |
| Montecito Heights | Selling a house in Montecito Heights |
| Glassell Park | Served; guide not yet published |
| Cypress Park | Served; guide not yet published |
| Garvanza, Hermon, Atwater Village | Served; guides not yet published |
The City of Los Angeles Department of City Planning lists Atwater Village, Cypress Park, Eagle Rock, Garvanza, Glassell Park, Highland Park, Hermon, Montecito Heights and Mount Washington among the neighborhoods in its Northeast Los Angeles Community Plan area. Next door, he also covers South Pasadena, Glendale and Pasadena.
What changes when the house is in the City of Los Angeles?
A Northeast LA house is inside the City of Los Angeles, so the sale follows City of LA rules that a Pasadena sale does not.
| Item | Pasadena sale | Northeast LA (City of LA) sale |
|---|---|---|
| City pre-sale report | City presale certificate (self-certification or inspection) | LADBS Residential Property Report, required for many sales; some transfers are exempt |
| Parcel lookup | City map and historic-resources records | ZIMAS: zoning, overlays and hazard layers by parcel |
| Area rules to check | Historic districts, Measure H | Specific Plans and design overlays where mapped, such as the Mt. Washington/Glassell Park Specific Plan and the Cypress Park & Glassell Park Community Design Overlay |
| Transfer tax | County and city combined, generally $1.10 per $1,000 | County tax plus a 0.45% City tax; Measure ULA of 4% or 5.5% of the full gross value conveyed when that value exceeds $5,400,000 (qualifying closings after June 30, 2026; thresholds change each July), separate from the base and County taxes; escrow confirms |
Escrow usually orders the Residential Property Report, which costs $70.85 and stays valid for 6 months. Measure ULA's current thresholds are $5.4M and $10.9M for closings after June 30, 2026, and your escrow estimate shows the exact tax. Overlay and Specific Plan rules apply parcel by parcel, so the address is checked in ZIMAS before any exterior work is suggested.
What does he do for a Northeast LA seller?
He handles the pricing, preparation, marketing, negotiation and escrow, adjusted for older houses and sloped lots that are common here.
- Pricing from the parcel. He reads the lot, the street access, the stairs and the condition alongside nearby sales that truly match, rather than a neighborhood average. The review is advisory: not an appraisal and not a promised sale price.
- Prep that pays. Older houses can carry past additions or conversions; he helps you check permit history before buyers do, then focuses repairs on what buyers will notice.
- Marketing and showings. Photos, listing copy, MLS entry and showings planned around parking on narrow streets.
- Negotiation. Every offer laid out side by side on price, terms, contingencies and timing.
- Estates and trusts. He handles the property side while the estate or trust attorney handles the legal side; see selling a probate house in Highland Park and the probate, trust or inherited path guide.
How do you start?
You start with a call or the home review form, and you sign nothing until you decide to list.
- Call or send the form. (626) 296-2900 or the home review form.
- Share the address. Sidney reviews the parcel records and the recent nearby sales.
- Review the house together. You get a price range with the comparable sales behind it, plus a list of City items to order.
- Decide. If you go ahead, you'll get a written listing agreement to read before you sign.
Northeast LA seller questions
How do I choose a real estate agent in Northeast LA?
No official ranking of agents exists, so look for a license in good standing, recent nearby sales and a price explained for your own house. Check any agent on the DRE license lookup and compare written plans from two or three agents. Sidney Manzo, CA DRE #01108914, is glad to be one of them.
Is Sidney Manzo based in Northeast LA?
No. His office is in Pasadena, at 650 Sierra Madre Villa Avenue, and he takes selected Northeast LA sales from there.
Does he sell homes in Glassell Park and Cypress Park?
Yes. Both are part of the City's Northeast Los Angeles Community Plan area he covers, though their local guides aren't published yet.
Do I need a Residential Property Report to sell in Highland Park?
Most likely. Highland Park is in the City of Los Angeles, where most home sales need an LADBS Residential Property Report before closing, and some transfers are exempt; escrow usually orders it.
Does he work with estates in Northeast LA?
Yes. He handles the real estate side of probate, trust and inherited-house sales, and the estate or trust attorney confirms who can sign and when.
Sources (checked 2026-10-27 unless noted)
- LA City Planning, Northeast Los Angeles Community Plan area: https://planning.lacity.gov/plans-policies/community-plan-area/north-los-angeles (checked 2026-10-28)
- LA City Planning, Mount Washington/Glassell Park Specific Plan: https://planning.lacity.gov/plans-policies/overlays/mt-washingtonglassell-park (checked 2026-10-28)
- LA City Planning, Cypress Park & Glassell Park Community Design Overlay: https://planning.lacity.gov/plans-policies/overlays/cypress-park-glassell-park (checked 2026-10-28)
- LADBS, Residential Property Report: https://dbs.lacity.gov/services/zoning/residential-property-report
- ZIMAS parcel lookup: https://zimas.lacity.org/
- LA City Finance, Measure ULA FAQ: https://finance.lacity.gov/faq/measure-ula
- LA County Registrar-Recorder, documentary transfer tax: https://www.lavote.gov/home/recorder/property-document-recording/documentary-transfer-taxes/general-info
- City of Pasadena, Presale Program: https://www.cityofpasadena.net/planning/code-compliance/presale-program/
- California Department of Real Estate, public license lookup: https://www2.dre.ca.gov/PublicASP/pplinfo.asp (checked 2026-10-28)
- Credentials and service area: https://realestateworks.com/about and https://realestateworks.com/agents/sidney-manzo (checked 2026-10-28)
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