For sale
332 S Ramona St
Hemet, CA 92543
$479,000Paid-off solar and a detached garage with ADU conversion plans noted in the listing.
LOCAL ROOTS. A BIGGER VISION.
Your home.
Your investment.
Your next chapter.
Southern California real estate for first-time buyers, sellers, and investors. A personal plan. A clear next step.
LOS ANGELES COUNTY & SOUTHERN CALIFORNIASe habla español
JOSH VIVANCOFIRST-TIME BUYER & INVESTOR SPECIALIST
Illustrative architecture · not a property listing$50M+In closed real estate sales
#1KW sales & volume recognition · 2024 & 2025
Two languages.Personal guidance in English & Spanish
FEATURED PROPERTIES
A place to live.
A way to grow.
For sale
232 E Gage Ave
Los Angeles, CA 90003
$1,700,000A duplex and detached ADU with contemporary finishes and individually metered utilities.
Selected listings · manually checked October 11, 2026. Confirm current availability with Josh.
REAL ESTATE, WITH A PLAN
Different goals.
The same commitment.
Your strategy should fit your life. From your first purchase to your next portfolio addition, we start with what matters to you.
Buy with confidence.
Understand your options, narrow your search, and move forward with a clear plan—from the first conversation to the keys.
- First-time buyer guidance
- Home search & property tours
- Offer strategy & negotiation
Sell with intention.
Position your property thoughtfully with a pricing and marketing approach built around your home, timeline, and next chapter.
- Market analysis & pricing
- Preparation & marketing strategy
- Offer review & escrow coordination
Invest with perspective.
Look beyond the asking price. Explore income potential, value-add opportunities, and how a property fits your long-term goals.
- Multifamily & commercial opportunities
- Cash flow & purchase scenarios
- ADU & value-add possibilities
JOSH VIVANCOKeller Williams · DRE #02199160
MEET JOSH
Rooted here.
Focused on you.
I'm Josh Vivanco, a Southern California real estate agent with Keller Williams. I work with buyers, sellers, and investors across residential and commercial real estate, with a particular focus on first-time buyers and investment opportunities.
A St. John Bosco and University of Redlands alumnus, I bring local roots and a relationship-driven approach to every conversation. My goal is to help you understand your options and make a move that fits your priorities.
Josh Vivanco
Keller WilliamsResidential & CommercialSe habla español
SOUTHERN CALIFORNIA, CLOSE TO HOME
Find your place.
Build your future.
Serving Los Angeles County and surrounding Southern California communities. Tell me where you want to be, and we'll build your search around it.
Request homes in your areaLos Angeles
Downey
Montebello
Whittier
Long Beach
San Gabriel Valley
Looking elsewhere? Let's talk about your preferred neighborhood and property type.
A CLEAR WAY FORWARD
From a conversation
to your next chapter.
01 /
Start with your goals
We talk through your priorities, preferred areas, budget, and timeline.
02 /
Create your strategy
We outline the next steps and evaluate options that align with what you want to accomplish.
03 /
Move forward together
You have a point of contact through negotiations, escrow, and the details along the way.
KNOW YOUR NEXT STEP
The knowledge to move forward.
Your first home
A clear roadmap from budget and financing to inspections, escrow, and keys.
Read the guideYour next sale
Prepare your property, understand pricing, and compare offers with a plan.
Read the guideYour next investment
Separate rent from cash flow and explore the questions behind a value-add opportunity.
Read the guideTHE CLIENT EXPERIENCE
Your goals.
Their experiences.
A few words from the people Josh has helped.
Mateo C.
May 26 · Yelp
★★★★★ 5 / 5
View on Yelp“His persistence, professionalism, and dedication made all the difference.”
Lourdes D.
May 25, 2026 · Yelp
★★★★★ 5 / 5
View on Yelp“Working with Josh made the entire home buying process so easy & seamless.”
Joseph M.
Mar 14, 2025 · Yelp
★★★★★ 5 / 5
View on Yelp“Josh has helped me purchase several multifamily properties, and I can confidently say he is a reliable and trustworthy professional.”
Excerpts from client Yelp reviews. Read the full reviews and more client feedback on the Reviews page.
YOUR NEXT MOVE STARTS HERE
Let's talk about
what's next.
Ready now or just exploring? Tell me a little about your plans.