If you’ve spent any time touring homes in Los Angeles or Pasadena, there’s a good chance you’ve stumbled across the work of Buff & Hensman—maybe without even realizing it. These iconic mid-century modern architects helped define Southern California’s residential landscape, leaving behind homes that are as livable as they are beautiful.

As a real estate agent working in Pasadena and the surrounding areas, I’ve had the pleasure of walking through many of these homes with clients. Each one feels like a quiet celebration of California living—sunlight streaming in through walls of glass, wood beams soaring overhead, and an unmistakable connection to the landscape outside. If you're lucky enough to buy one—or thinking of selling one—there are a few things you should know.

Who Were Buff & Hensman?

Buff & Hensman was a Pasadena-based architecture firm founded by Conrad Buff III and Donald Hensman. The duo met while studying at USC and later joined forces with Calvin Straub to form Buff, Straub & Hensman in the 1950s before eventually becoming just Buff & Hensman.

Their work was part of the larger modernist movement in Los Angeles, but their homes have a distinct sensibility that blends form and function with warmth and soul. They were known for post-and-beam construction, open-plan living, and an emphasis on natural materials—wood, stone, glass—all working together to blur the line between indoors and out.

A Philosophy Rooted in Nature

Unlike some architects who chased novelty, Buff & Hensman homes feel timeless. Their approach was grounded in creating homes that responded to their environment. Instead of fighting the hillsides of Pasadena or the canyons of Los Angeles, they leaned into them, designing homes that felt organically placed—like they belonged.

Signature Features to Look For

Whether you’re buying or selling, it helps to know what makes a Buff & Hensman home unique. Here are some defining features I often point out to clients:

1. Post-and-Beam Construction

This structural system allowed for open, airy interiors and wide expanses of glass without the need for load-bearing walls. It's a big reason their homes feel so open and connected to nature.

2. Indoor-Outdoor Flow

These homes often have multiple access points to patios, gardens, or decks, and they're designed to encourage cross-breezes and natural light. It's quintessential California living—al fresco dinners and morning coffee with birdsong.

3. Minimal but Warm

While their style is minimalist, it’s not sterile. Buff & Hensman knew how to make modernism feel cozy—usually through warm wood paneling, exposed beams, and thoughtful orientation of rooms.

Where You’ll Find Their Homes

While their work is sprinkled across Southern California, they left a particularly strong legacy in Los Angeles and Pasadena. Here are some standouts:

✦ In Los Angeles:

The Wong Residence (1969, Los Feliz): This home is a showcase of Buff & Hensman’s mature style—dramatic lines, expansive glass, and meticulous siting on the lot.
Hollywood Hills Projects: They designed a handful of sleek hillside homes here that have become collector’s items for mid-century lovers.

✦ In Pasadena:

The Conrad & Libby Buff Residence: This was the personal home of Conrad Buff and his wife, and it’s a perfect example of their design ethos in action. The way the home opens up to the landscape still gives me chills.
The Dubnoff Residence: Tucked into the hills, this home blends privacy, serenity, and architectural pedigree. I showed this one a while back to a buyer who actually paused in the living room and said, “This feels like therapy.” That’s the Buff & Hensman effect.

For Buyers: Why These Homes Are Worth It

Buying a Buff & Hensman home isn’t just buying real estate—it's buying a legacy.

✦ Architectural Value That Appreciates

These homes tend to hold—and often grow—their value faster than similarly sized homes without architectural pedigree. They’re not just beautiful; they’re collectible. Even in a shifting market, homes by Buff & Hensman (especially those in good condition or original state) tend to spark immediate interest.

✦ Lifestyle Benefits

These homes are built for how people actually want to live. If you crave natural light, thoughtful design, and a connection to nature without sacrificing location, a Buff & Hensman home checks all the boxes.

As a side note: I once worked with a buyer who was on the fence between a newer modern build and a Buff & Hensman. The moment they walked into the Pasadena home, they said, “This is it.” A few weeks later, we were celebrating in their new backyard under a canopy of sycamores.

For Sellers: How to Market One of These Gems

If you’re lucky enough to own a Buff & Hensman home and you’re thinking of selling, here’s my honest advice: Lean into the architecture.

✦ Tell the Home’s Story

Buyers of architectural homes want the full narrative. When I list one of these, I dig up the original plans if possible, research past owners (many of whom were artists, writers, and academics), and spotlight any preservation or awards the home may have received. This isn’t just helpful—it’s magnetic to the right buyer.

✦ Find the Right Audience

These homes don’t appeal to everyone—and that’s okay. The goal is to find a buyer who understands and values what they’re getting. I often market to design professionals, film industry clients, and mid-century collectors. And when I show the home, I highlight not just the features but the philosophy behind them.

Restoration & Preservation Tips

Because many Buff & Hensman homes are now over 50 years old, they require a thoughtful approach to updates.

✦ Preserve the Good Stuff

Original mahogany paneling? Keep it. Vintage hardware? Save it. Even the original light fixtures can be a selling point. I always encourage owners to restore rather than replace whenever possible.

✦ Work with the Right People

Hire architects and contractors familiar with mid-century restoration. One of my clients worked with a local firm to restore a Pasadena home and managed to modernize the kitchen while preserving the layout and cabinetry. The result? A seamless blend of old and new that buyers lined up for.

✦ Check for Historic Designation

Some Buff & Hensman homes may qualify for Mills Act tax savings if they’re designated historic. This can significantly lower property taxes—a major perk for buyers and something I always flag when relevant.

Final Thoughts

Buff & Hensman homes are more than real estate—they’re livable works of art. As someone who lives and works in Pasadena and has walked through dozens of homes over the years, I can say these properties always stand out. They’re the kind of spaces that make people pause, breathe deeply, and feel instantly at home.

If you're thinking of buying or selling one of these homes—or just want to talk architecture—I'm always happy to chat. These properties deserve someone who understands not just the market, but the magic.

Feel free to reach out if you want to learn more about a specific home, upcoming listings, or how to prepare your Buff & Hensman property for sale. They’re rare for a reason—and when you own one, you're part of a very special club.

Buff & Hensman Homes in Los Angeles and Pasadena: What Buyers and Sellers Should Know