Image from https://www.redallc.com/6201-bristol-parkway
The project, known as 6201 Residences, represents more than just new housing. It’s a complete reimagining of a long-overlooked site that has sat vacant and underutilized for years. For Culver City real estate agents, investors, prospective residents, and anyone tracking Culver City’s evolution, this development signals an opportunity. It’s also the continuation of Fox Hills’ transition into one of LA County’s densest residential areas.
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What Is the 6201 Residences Project?
The 6201 Residences is a joint venture between RCB Equities and REDA. It will demolish the existing vacant shopping center. The replacement will be a wrap-style apartment building rising six to eight stories. The project encompasses approximately six to seven acres of prime real estate just south of Westfield Culver City mall.
The Numbers
The scale of this development is substantial…
- 846 residential units including studios, one-, two-, and three-bedroom apartments
- 36 affordable units set aside at very low-income rates
- 11,406 square feet of ground-floor commercial space
- 1,200+ parking spaces in below-grade and above-grade structures
- 6-8 story building using wrap-style construction
The Planning Commission authorized density bonus incentives. They’ll permit a larger development than otherwise allowed by zoning rules. 36 apartments are set aside for rent at the very low-income level in exchange.
The Design Vision
MVE + Partners and Burton Landscape Architecture Studio comprise the design team. They bring together architectural expertise with thoughtful landscape design. The team draws inspiration from Southern California’s natural environment.
The project emphasizes outdoor spaces and community amenities. Courtyards are designed to mimic canyons found throughout Southern California. They’ll be nestled among mature trees with native landscaping, trails, and water features. Residents will have access to quiet retreats as well as community gathering spaces. They can expect to see spaces including a spacious meadow, park pavilions, a natural play area for children, and a dedicated dog park.
Amenities That Define Modern Living
Modern renters expect more than just four walls and a roof. The 6201 Residences is designed to meet contemporary lifestyle expectations with:
- Rooftop pool and recreational areas with views of the Culver City skyline
- State-of-the-art fitness center eliminating the need for outside gym memberships
- Co-working spaces catering to remote workers and entrepreneurs
- Ground-floor retail potentially including a convenience market, café, pharmacy, or boutique shopping
- Outdoor communal areas fostering community connections
- Secured parking with more than 1,200 spaces for residents and visitors
The emphasis on amenity-rich living reflects what today’s renters prioritize… convenience, community, and lifestyle integration.
From Vacant Eyesore to Community Asset
The current site tells a familiar story of retail decline. The existing buildings were fenced off and empty. They represent lost tax revenue, visual blight, and wasted potential in an otherwise thriving area.
REDA Residential acquired the site at 6201-6229 Bristol Parkway in April 2024 for $49 million. The property, formerly known as Fox Hills Plaza, had been a 68,000-square-foot retail center. It had fallen into vacancy as shopping patterns shifted and tenants departed.
The redevelopment addresses multiple community needs simultaneously:
First, there’s the housing supply. Culver City, like much of Los Angeles County, faces a critical housing shortage. Adding 846 units helps address demand while meeting state-mandated housing production requirements.
Next, there’s affordable housing. The 36 very low-income units contribute to Culver City’s affordable housing stock. These provide opportunities for residents who might otherwise be priced out of the city.
There’s also economic activity. The new residential population will support local businesses. This will generate sales tax revenue and bring life back to a dormant corner of Fox Hills.
Finally, there’s improved aesthetics. 6201 Residences replace a vacant, deteriorating retail center with thoughtfully designed residential buildings. These enhance the neighborhood’s visual appeal and sense of vitality.
Fox Hills: Part of a Larger Transformation
The 6201 Residences doesn’t exist in isolation. It’s one of five major residential developments planned for the Fox Hills neighborhood. These collectively bring nearly 3,000 new housing units to the area south of Slauson Avenue.
The five major projects transforming Fox Hills include:
- 5700 Hannum Avenue: 309 apartments with retail space
- 5757 Uplander Way: Three seven-story buildings with 1,077 residential units
- 100 Corporate Pointe: 351 residential units with ground-floor commercial space
- 6201 Bristol Parkway (6201 Residences): 846 units with retail
- Additional developments bringing the total to nearly 3,000 units
Community Concerns and Responses
Not everyone views this transformation positively. Fox Hills Neighborhood Association President Judi Sherman expressed concerns. She says “it’s one thing to put housing here, but it’s an outright assault on Fox Hills in terms of the amount of housing they’ve proposed here”.
Long-time residents raise legitimate concerns…
- Density impacts on an already dense residential area
- Infrastructure capacity including traffic, utilities, and public services
- Parking and traffic congestion on local streets
- Changes to neighborhood character as high-rise buildings replace low-slung commercial structures
- Construction disruption lasting several years as multiple projects proceed simultaneously
These concerns reflect the tension inherent in urban densification. The need for housing versus the desire to maintain neighborhood character and manage growth impacts. Developers and city planners respond that:
- State housing mandates require significant new unit production
- Fox Hills’ location near jobs, transit, and amenities makes it appropriate for density
- Modern developments include infrastructure improvements and community benefits
- Mixed-income housing, including affordable units, promotes economic diversity
- Converting underutilized commercial sites is preferable to consuming open space
The Broader Culver City Context
The 6201 Residences fits into Culver City’s larger evolution from a suburban residential community into a dynamic urban center. The goal is to build something rivaling West Los Angeles and Santa Monica in vibrancy and appeal.
Why Culver City Attracts Development
- Tech and Entertainment Hub: The concentration of technology companies (Amazon Studios, Apple TV+, TikTok) and traditional entertainment giants (Sony Pictures, HBO) creates enormous employment demand. Workers want to live nearby.
- Downtown Culver City has evolved into a cultural and dining destination. It has galleries, restaurants, bars, and shops within walking distance. It’s really built out its walkable urban character. This lifestyle appeal drives residential demand.
- There’s good transportation access. While not as transit-rich as some LA neighborhoods, Culver City offers freeway access and bus connections. The Metro E Line provides rail transit to Santa Monica and downtown LA.
- Culver City Unified School District is well-regarded. It attracts families who might otherwise choose West LA or Santa Monica.
- City Services and Character. Culver City maintains strong municipal services, parks, and a distinct identity that appeals to residents seeking community connection.
These attributes explain why developers target Culver City for investment and why the city can support significant new residential supply.
What It Means for Prospective Residents
If you’re considering renting in Culver City, the 6201 Residences will eventually provide another option in the market. Here’s what to expect:
Rental Rates
While specific pricing hasn’t been announced, you can anticipate:
Market-Rate Units: Given the modern amenities, prime location, and new construction, market-rate studios will likely start around $2,400-$2,800 monthly, with one-bedrooms ranging from $3,200-$4,000, two-bedrooms from $4,500-$6,000, and three-bedrooms exceeding $6,000.
Affordable Units: The 36 very low-income units will rent at rates tied to Los Angeles County Area Median Income (AMI) calculations. These units will have income qualification requirements and likely attract significant application volume.
Comparison to Existing Stock: These rates would be competitive with other newer Culver City apartments while commanding a premium over older buildings in the area.
Living Experience
Residents can expect:
- Modern finishes and appliances with contemporary design
- Community atmosphere fostered by shared amenities and communal spaces
- Convenience from on-site retail and nearby Westfield mall
- Pet-friendly policies likely, given the included dog park
- Professional management from experienced multifamily operators
The trade-off is that newer luxury apartments lack the character and lower rents of older buildings. You’re paying for modern amenities, updated systems, and a turnkey living experience.
The Future of Fox Hills
The 6201 Residences represents just one chapter in Fox Hills’ ongoing story. Over the next five to ten years, this neighborhood will look dramatically different than it does today.
The area will shift from commercial to residential. Office parks and aging retail centers are giving way to residential towers. This shift reflects broader economic trends. There’s a decline in physical retail. Another key effect is the rise of remote work reducing office demand. There is also the persistent need for urban housing.
Along with the shift towards being more residential, Fox Hills will become more dense. It will transition from moderate-density to one of Culver City’s densest neighborhoods. This brings both opportunities (more amenities, services, and vibrancy) and challenges (traffic, parking, and infrastructure strain).
Of course, the new residential population will support restaurants, cafes, gyms, and services. These couldn’t thrive with the previous commercial tenant mix. The changes to Fox Hills will make it more walkable and self-contained.
There’s an intent that the new developments will attract young professionals. Particularly, the goal is to attract those working in tech and entertainment. This may shift the neighborhood’s demographic profile and character.
The investment activity and neighborhood upgrading should support property values… though the relationship between new supply and prices is complex and localized.
Partner with Local Expertise
Understanding major developments like the 6201 Residences is essential for making informed real estate decisions in Culver City. Whether you’re considering investment property, looking to sell an existing asset, or evaluating rental options, local market knowledge makes all the difference.
With over 30 years of experience in Los Angeles real estate and deep expertise in Culver City specifically, Martin Feinberg has guided countless clients through market transitions and development cycles. We understand how large projects impact surrounding properties, rental dynamics, and investment opportunities.
Contact Martin Feinberg to discuss how the Fox Hills transformation and other market trends might affect your real estate goals.
Frequently Asked Questions
When will the 6201 Residences be completed?
While no official completion date has been announced, construction on this scale typically takes 24-36 months after permits are finalized and ground is broken. Residents could potentially begin moving in during 2027-2028.
Will the 6201 Residences accept Section 8 vouchers?
The 36 affordable units will be designated as very low-income housing with income restrictions. Contact the development directly once leasing begins to inquire about specific affordable housing programs and qualifications.
How will this development affect traffic in Fox Hills?
Traffic impacts were assessed during the environmental review process. The development includes over 1,200 parking spaces and is located near major thoroughfares like the 405 Freeway. However, residents can expect increased local traffic as the building fills and as other Fox Hills developments complete.
What types of retail will the ground floor include?
While specific tenants haven’t been announced, the developer has suggested possibilities including a convenience market, café, pharmacy, dining options, fitness center, bank, or boutique shopping. Final retail mix will depend on market demand and tenant negotiations.
How does the 6201 Residences compare to other new Culver City apartments?
The 6201 Residences will be among the largest single apartment developments in recent Culver City history. Its amenity package and scale are competitive with other new Westside developments, though specific comparisons will be clearer once leasing information is available.
Will existing Fox Hills residents be displaced by these developments?
The 6201 Residences and most other Fox Hills projects are replacing commercial properties (offices, retail centers), not existing residential buildings. This means they’re adding housing supply without displacing current residents.
How can I learn more about investment opportunities in the Fox Hills area?
The Fox Hills transformation creates both opportunities and considerations for real estate investors. Contact Martin Feinberg to discuss current market conditions, available properties, and investment strategies that align with the neighborhood’s evolution.