The Piedmont Perspective

Vol. 277 – A Home Run!

What’s New?

My younger son’s baseball experience this Spring has been fairly anticlimatic. One of only five sophomores on the high school Varsity team, he’s spent more time on the bench this season than I’ve come to expect, both as his mother and as his biggest fan. (Okay, his father might fight me for this honorary title.)

Not that I haven’t been here before – I have.  My older son LOVED the game of baseball and never missed a practice, but wasn’t as naturally predisposed. Which meant that I often watched uncomfortably from the stands, wondering when – or if – his coaches would put him in (if only passion could have made up the difference). Clearly, coaches aren’t mothers or all the kids would have equal playing time. (What’s with them anyway?  You’d think that “winning” was a priority.)

But for Tristan, it’s been an entirely different journey; a gifted athlete from the start, he’s always batted at the TOP of the order and has often made magic happen at the plate.  Now, he’s been relegated to a few late innings, or worse yet, none at all, as he adjusts to a quicker, more mature game and the reality that as a sophomore, he’ll have to earn his stripes all over again. Wow, it’s been a lesson in humility (for us both) and a dramatic learning curve – from star player to designated whatever.  And just between you and me, I have to admit that it’s much easier to watch the game as a parent, when your child is actually playing in it.

Last week; in a show of great power, Tristan CRUSHED the ball at Witter Field sending the pitch sailing over the left field fence and beyond, into the Wildwood playground for a rare home run that ignited the Piedmont crowd. Unfortunately – or fortunately – I arrived just in time to hear their cheers and see my son cross home plate with a grin on his face that ran from ear-to-ear.  At long last, vindication. (Put that in your pipe and smoke it.) By Saturday, Tristan was back on the bench, again. Sigh . . . (Sometimes life just ain’t fair.)

Buyers know the feeling all to well.  They come up to bat, swing their hardest, and often fail to get on base.  With multiple bids on nearly every home, the odds are suddenly stacked heavily against them as they face curve balls, sliders, and sinkers at every turn.  A few short years ago, they could have casually walked up to the plate, put in a bunt, and likely make it safely to base.  Not so this Spring, where even the offers that should be clear winners, are coming up just short of the fence. “You’re out!”

So in the game of Real Estate, what exactly constitutes a “home run?”

Obviously, a “home run” begins with a compelling offer price (I’m talking 25-40% over asking in many cases!) and then heavily relies on aggressive terms. “Terms” are items like inspections, financial contingencies, close of escrow, and rent-backs.  The easier you make it on the Sellers to go – or stay a little longer if they so desire – the more attractive your offer becomes.

It’s actually not uncommon for higher priced offers to get passed over in favor of more secure ones – such as the “ALL CASH” play, a very short-inspection period (or none at all!), a quick close of escrow, or a generous rent-back, if that’s what the Seller really needs.  Note to Buyers: don’t assume; however, that the “All Cash” offer automatically translates into a discounted price; it doesn’t.  It merely moves your offer to the head-of-the-line. Sellers will happily wait the few extra weeks for significantly more dollars. Put the best price and terms together, and you’ve just created the “home run.” (Congratulations.)

A few disheartened Buyers have gotten so discouraged, that they’ve actually taken themselves out of the game entirely (player fatigue).  I get it, I do, but I can’t in all honesty, predict that next year will be much improved for Buyers who have elected to wait it out. (Last year’s savvy Buyers were ALL homerun hitters in hindsight.)  All I can do is tell you that the more pitches you look at, the better you’ll become at anticipating the speed and the curve.  You’ll also get better at sitting on the bench when circumstances warrant it (some homes may just be too competitive for your financial limitations).  That’s okay.  Like my son, I believe that with enough practice, you’ll better understand the timing and the nature of the game.  Pick your pitches.

The truth is, in baseball; in life; and in Real Estate, there’s always a learning curve and we each, in turn, go through it. (Is there another way?)  As a result of this year’s tough lessons, Tristan is going to be better prepared for his Junior and Senior years, and hopefully, for any challenges down the road as well (as will I).  That’s growth.

“Batter, batter,  swing!”

Let’s get you a house.

What’s Coming?

18 Sandringham Road

Look for my newest listing to debut  this week at 18 Sandringham Road in Piedmont.  Designed by William Strickland (c.1940) and lovingly maintained, this elegant and spacious 4bdrm/4bth Traditional features three en-suite bedrooms upstairs including a beautiful master suite, gracious formal living and dining rooms, and gourmet kitchen with adjacent family room. French doors throughout open to a romantic, lush courtyard, designed for elegant indoor/outdoor entertaining, while a basement below provides tons of storage and a work room. Open Sunday, May 12, 2-4:30pm.  List price: $2,123,000.

Heads up!  Look for Anian Tunney’s newest listing at 81 Wildwood Gardens in Piedmont to arrive next week.  This special home, designed by Albert Farr, in a coveted enclave featuring tree-lined streets, elegant homes and private, serene setting, is the perfect backdrop for this romantic 3++bdrm/4bth retreat, in need of a little TLC.  List price: $1,450,000. Open next Sunday, May 19, 2-4:30pm.

581 Grizzly Peak

Bebe McRae has just listed 581 Grizzly Peak Boulevard in Berkeley.  This 3bdrms/1.5bths  gem of a home provides level entry, a 2-car garage with interior access and opens to a sunny patio and beautiful, park-like gardens .  With formal dining room, a kitchen/family room combo and lots of great attention to detail, it’s as sweet as they come.  Open Sunday, 2-5:00pm.  List price: $825,000.  www.grubbco.com

 

1098 Amito

Don’t miss Jill Carrigan’s listing at 1098 Amito Drive in the Claremont Hills. This Plantation-style home with a contemporary flair, offers 4bdrms/3+bths, and spectacular Bridge, Bay, & Canyon views, as well as the City beyond. With seamless indoor/outdoor living, sunny open floor plan, custom kitchen that opens out to an expansive deck, magical rear garden, front porch w/expansive lawn, spacious master suite w/fireplace, and walls of windows that frame amazing vistas in every direction, this home is sun-filled by day and offers sunset views of the City by night. That’s true romance. Open, Sunday, 2-4:30pm. List Price: $1,175,000

(These are just a few highlighted properties for you to consider.  For a complete Sunday Open House Guide, please contact me and I’ll be happy to send you an Ad Review each week.)

What’s Pending?

A quick review for your reference:  There are currently 15 properties that are available for sale in the city of Piedmont (per the MLS), there are an additional 18 homes now pending, and 23 homes have already transferred ownership since the beginning of the year. (These figures do not take into account OFF- MARKET sales.)

The Average price per square foot of “active” listings is: $568.55, the average price per square foot of “pending” listings is: $518.14, and not surprisingly, the average price per square foot of “sold” properties is considerably higher at: $656.19.  Home sales have traded from a low of $521 per square foot, to a high of $807 a square foot. Typically, the smaller the home, the higher the price per square foot as there’s a significant cost just to get into Piedmont.

Whether you paid above or below the median, Piedmont real estate is still a value when compared to San Francisco, Menlo Park, Woodside, Hillsborough, or Ross – nearby communities that have similar demographics and attract similar Buyers.  Isn’t that nice to know?

How can I help you?

The Piedmont Plug!

PAINTS Annual Bird House Gala & Auction is held in a spectacular private garden each year, and provides funding for the arts programs in Piedmont’s schools. Enjoy wine and hors d’ourves, live music, and rowdy performances by the winning Piedmont High School Bird Callers (look for them on David Letterman as well) and let’s not forget to mention those fantastic, creative bird houses that will be available to the highest bidder (which has yet to be me, but I’ll keep trying).

Bird House Gala & Auction
Friday, May 17, 2013
5:00 – 7:00pm

For more information, go to: piedmontpaints.org or call Betsy Lalli at 510-325-1405. Tickets are $80 in advance or $90 at the door. PAINTS supports art education in Piedmont schools.

Building Community, One Family at a Time . . .

Vol. 276 – Happy Anniversary, Honey.

What’s New?

On Monday, Cliff and I celebrated our 23rd wedding anniversary. (Happy Anniversary, Honey) That’s about half as long as my parents have been married, but certainly enough years to have to have set down roots, to have established a family (the boys are practically grown now) and to have built an incredibly rewarding life together.

Anyone who’s walked down the aisle or stood in front of a Justice of the Peace, can tell you that it’s not always easy. Marriage is a journey of ups and downs, rewards and challenges, and unexpected turns; it’s promises kept and forgotten, commitment and duty, and a great deal of acceptance along the way (okay, I’m still working on that part). Above all else, a successful marriage involves a great deal of love, respect, and compromise.

Truth be told, most of us marry one another on “potential.” We don’t really have a clue what’s in store for us in the long haul, but we take the plunge anyway with faith and perseverance, secure in the belief that love and laughter will pull us through (note to my boys, marry someone who makes you laugh and whom you make laugh, in turn – it does!) Add children to the mix, and it’s a whole NEW opportunity for growth . . . Still, on balance, it’s a journey well-worth taking. I guess it would be fair to say: I’ve been“lucky in love.”

Nevertheless, “luck” has less to do with love, than do faith and perseverance. The same can be said with respect to Real Estate as well. First and foremost, you have to believe in the marketplace and you have to have faith in the security of your investment; faith in the concept of future appreciation, AND then you persevere . . .

Successful Buyers believe in the “potential,” whether in the “fixer,” or in the “turn-key” opportunity, whether in an UP or DOWN marketplace, and whether in a secure or a volatile economy. They also, believe in the dream, which is why real Buyers are often willing to battle time and again before securing the perfect property. (Well . . . almost perfect.)

As of late, there have been a fair number of homes sold on “potential” and in most cases, they have gone in incredibly competitive situations, which means the “lucky” Buyers weren’t just lucky, they were prepared AND to my point, they had also persevered.

I’ve spoken to preparation and perseverance many times before and it has never been more important than it is in today’s highly charged, incredibly challenging marketplace. Speak with a local lender, get a pre-approval letter qualifying your credit-worthiness, and be prepared to go to war. (There’s no point in writing offers that don’t stand a chance.)

Meet with a local Realtor, tour the area, identify the communities that you desire, become familiar with the inventory, track the sales prices, and then commit fully to the process.

If you need to sell first in order to purchase, start that process right away: prepare your home for sale, investigate, inspect, and disclose (a real act of commitment) and then make your next move.

BTW – while the majority of capable owners can handle many of these steps on their own, aligning yourself with an agent UPFRONT gives him/her the legal capacity to aggressively step in and take on much of the stress buying or selling a home entails. In other words, put an agent to work! (We’re more than happy to earn our fee and your trust along the way.)

Hey, I’m here to help you set down roots, meet your goals and take the next step. After many years of practice, I’ve gotten very good at supporting dreams (that’s a mother’s job). It’s also your Realtor’s. Please give me a call.

What’s Coming?

109 Manor Drive
Elizabeth Dickson has just listed a terrific home at 109 Manor Drive in Piedmont. This sunny Traditional is the classic two-story home which features 4bdrms/2+bths, coveted floor plan, spacious rooms, and a great location on a level street where kids ride bikes and roller skate (so do the adults). Close to Dracena Park and Piedmont Avenue shops, restaurants and the theater, this wonderful home reminds me of the homes I grew up in. Open Sunday, 2-4:30om. List price: $1,325,000. www.grubbco.com

 

18 Sandringham Road

Look for my newest listing to debut NEXT week at 18 Sandringham Road in Piedmont. Designed by William Strickland (c.1940) and lovingly maintained, this sophisticated and spacious 4bdrm/4bth Traditional features a 3 en-suite bedrooms upstairs including a beautiful master suite, gracious formal living and dining rooms, and gourmet kitchen with adjacent family room. French doors throughout open to a romantic, lush courtyard, designed for elegant indoor/outdoor entertaining and a basement below provides tons of storage and a work room. Open Sunday, May 12, 2-4:30pm. List price: $2,123,000 (Photos up next week)

 

608 Boulevard Way

Dana Cohen brings an elegant 3+bdrm/3bth Tudor Revival to the market at 608 Boulevard Way in Piedmont. This updated residence includes an eat-in kitchen with Dacor gas cooktop and separate pantry, private master suite, office, and spacious family room that opens level-out to the rear patio and expansive lawn areas. Open Sunday, 2-4:30 pm. List price: $1,298,000. www.608Boulevard.com

 

317 Pala Avenue

317 Pala Avenue: Classic, yet beautifully updated and with Golden Gate and Bay views, Matt Heafey’s newest 3bdrm/3.5bth listing at 317 Pala Avenue in the heart of Piedmont, is a sunny Craftsman that features an inviting front porch, formal living and dining rooms, spacious master suite, large deck with wrap-around bench, bonus rooms on the lower level, a gardener’s paradise with mature roses & lush landscaping, lovely natural light & period details throughout, and a coveted central location close to award winning schools. What’s not to love? (Nothing.) Open Sunday, 2-4:30pm. List price: $1,849,000. www.317Pala.com

 

1098 Amito

Jill Carrigan has just listed 1098 Amito Drive in the Claremont Hills. This Plantation-style home with a contemporary flair, offers 4bdrms/3+bths, and spectacular Bridge, Bay, & Canyon views, as well as the City beyond. With seamless indoor/outdoor living, sunny open floor plan, custom kitchen that opens out to an expansive deck, magical rear garden, front porch w/expansive lawn, spacious master suite w/fireplace, and walls of windows that frame amazing vistas in every direction, this home is sun-filled by day and offers sunset views of the City by night. That’s true romance. Open, Sunday, 2-4:30pm. List Price: $1,175,000

(These are just a few highlighted properties for you to consider. For a complete Sunday Open House Guide, please contact me and I’ll be happy to send you an Ad Review each week.)

What’s Pending?

Speaking of potential, the magnificent home at 445 Mountain Avenue in Piedmont had it in spades and is now firmly in contract. (No, I wasn’t the fortunate agent to secure this sale, but The GRUBB Co. did in fact represent both the Buyer and the Seller in this transaction. List price: $4,200,000.)

How can we help you?

The Piedmont Plug!

PAINTS Annual Bird House Gala & Auction is held in a spectacular private garden each year, and provides funding for the arts programs in Piedmont’s schools. Enjoy wine and hors d’ourves, live music, and rowdy performances by the winning Piedmont High School Bird Callers (look for them on David Letterman as well) and let’s not forget to mention those fantastic, creative bird houses that will be available to the highest bidder (which has yet to be me, but I’ll keep trying).

Bird House Gala & Auction
Friday, May 17, 2013
5:00 – 7:00pm

For more information, go to: piedmontpaints.org or call Betsy Lalli at 510-325-1405. Tickets are $80 in advance or $90 at the door. PAINTS supports art education in Piedmont schools.

Building Community, One Family at a Time . . .

Vol. 275 – I’ve Got a Crush on Ed

What’s New?

I’ve got a crush on Ed.  Nevermind that’s he’s in his eighties, is happily married to a stunning woman named Mary, has grown children, several grandchildren, and I suspect, a few great grandchildren . . . I consider Ed to be my boyfriend.

When we run into one another, he quietly ambles over to me for an obligatory hug and a peck-on-the-cheek and then I watch him settle down with his coffee and some cookies and wait for whatever pearls of wisdom his years have bestowed upon him.  My evening is truly not complete without this affectionate exchange.

Here’s the part that really gets to me and melts my heart . . . Ed always smuggles a few cookies into his pocket for later on. Perhaps he’s taking them to his beautiful bride, or maybe they are consumed on the car ride home prior to his arrival.  No matter, it’s an endearing action; this desire for a little treat after the fact.  Or as my mother would say, “sweets for the sweet.” (Ed definitely qualifies.)

Here’s how “treats” translate into the world of Real Estate and can really “sweeten” the deal.

Currently, I am in the middle of a transaction; one in which my Sellers received several offers and are now in contract with a lovely family from San Leandro. (Great news!)  Even better, these aggressive Buyers quickly moved through their inspections and met their contractual obligations in quick time, releasing ALL of their contingencies within a few short days.  As you might imagine, this kind of integrity always makes the Sellers very happy and in return, they responded by “gifting” their trampoline, the lawn mower, and a few other incidentals at NO CHARGE to the Buyers.  Now that’s generous, not to mention very smart on the Sellers’ part.

One Buyer I represented several years back, referred to these courtesies between Buyers and Sellers as “throwing in the mats;” a term I’ve never forgotten and relied upon often. (Michael is a partner at BMW, SF and Mini Cooper so it was a natural analogy for him to make, but thank you just the same for an astute observation.)

In my opinion, “throwing in the mats” is always a wise move in a market where Sellers are typically seeing results far beyond their expectations and Buyers are feeling a bit battled and bruised before, during, and AFTER the offer date. (Sellers, take heed, Buyers are beginning to drop out and push back in response.) BTW this holds true even when (especially when) the successful Buyers have the winning bid that undoubtedly required UPPING the ante. Despite, or because of the pace, it has probably never been more important to finish off your transaction on a “sweet” note.

The last thing a Seller wants is for the Buyer to move into the house after the close of escrow and start nit-picking at every flaw and defect they now discover (no matter how much disclosure, there will be unknowns) OR worse yet, come back to the Sellers with a formal demand by way of a lawyer. (Say what?)

So take the few extra moments to meet with the new Buyers and familiarize them with the sprinkler system and the other components of your former home, leave behind your garage door openers and keys, the numbers for the gardener and the handyman, as well as the warranties on your appliances and hot tub, AND take it from me, a nice note and a bottle of champagne are never a bad idea . . .

When Cliff and I took possession of our house in Piedmont several years ago, the previous owner left a long list of contacts, from dry cleaners to the dog walker to the furnace repair man and ALL of it was appreciated as we were new to the area and hadn’t a clue.  They’d also left a beautiful bottle of wine and a card. (They’d wisely ended the sale on a “sweet” note.) A week later, when we discovered that a large redwood tree on the property would need to come out immediately or we’d lose the out-building that was destined to be Cliff’s home office, it never occurred to us to double-back around to the Sellers (or the agents) and ask them for the money.  There was no blame to assign and we now owned a house in an incredible setting (yes, with majestic Redwood trees and all that entails).  Forget real estate, in life, it’s important to recognize the gift.

Conversely, I’ve witnessed Sellers and Buyers become so polarized during a transaction over the smallest of perceived offenses that they never make their way back to a cordial working relationship (You’re irrevocably damaged because someone sat on the bed or turned on the remote control? Really?) In these cases, both parties invariably feel slighted and upset and you better believe both sides start looking for reasons to walk away from the deal, negotiate on price, or in the worse case scenarios – drum up a lawsuit designed to teach a lesson. (Eww, that hurts.)

I ask you, isn’t a little treat a lot easier?  Aren’t kindness, courtesy and good intentions a better way forward?  They’ve certainly served Ed well. (Take as many as you like, Ed, your secret’s safe with me.)

What’s Coming?

525 Forest

Judith Glass and Shiela Sabine have a wonderful, new Rockridge listing at 525 Forest Avenue.  This legal duplex offers a sunny upper unit with 2drms/1bth and a handsome lower unit with Craftsman details, featuring 2bdrms/1.5 bths.  In addition, the property also boasts a 3-car garage, enclosed back patio and a prime, coveted location.  (One unit is currently vacant and the other will be as of 5/30/2013.)  Purchase as an owner/occupier or as an investment opportunity; either way, it’s a great opportunity. Open Sunday, 2-4:30pm.  List price: $949,000. www.grubbco.com

46 El Camino Real

Tricia Swift has just listed a magnificent Berkeley Brown-Shingle at 46 El Camino Real in the Claremont.  Featuring 6bdrms/4+bths, level-in entry from the street, two parcels creating a BIG yard, and a spacious au pair unit; this home has lovely period details and room to spare. Open Sunday, 2-4:30pm.  List price: $1,850,000.


565 Bellevue

Finally, if you are seeking condo living, look no further than Tricia Swift’s listing at the Park Bellevue Tower  at 565 Bellevue on the 23rd floor, overlooking the recently transformed Lake Merritt.  Featuring 1bdrm/2bths, and many custom upgrades, this wonderful unit offers “City Living” at its best.  Open Sunday, 2-4:30pm. List price: $495,000.

Jill Carrigan has just listed 1098 Amito Drive in the Claremont Hills. This Plantation-style home with a contemporary flair, offers 4bdrms/3+bths, and spectacular Bridge, Bay, & Canyon views, as well as the City beyond. With seamless indoor/outdoor living, sunny open floorplan, custom kitchen that opens out to an expansive deck, magical rear garden, front porch w/expansive lawn, spacious master suite w/fireplace, and walls of windows that frame amazing vistas in every direction, this home is sun-filled by day and offers sunset views of the City by night. That’s romance. Open, Sunday May 5. (Price upon request. For more information, call Jill at (510) 339-0400.)

(These are just a few highlighted properties for you to consider.  For a complete Sunday Open House Guide, please contact me and I’ll be happy to send you an Ad Review each week.)

What’s Pending?

My listing at 1691 Mountain Boulevard in Oakland is now in contract, having received multiple offers – thank you very much (List price: $1,050,000).

And on the flip side, I helped Buyers into the winning position on a home here in Piedmont at 62 La Salle Avenue (List price: $1,250,000), also against multiple offers.  Now, that’s a productive week.

How can I help you?

The Piedmont Plug!

My favorite fundraising invitation just arrived in the mail and this one I try never to miss:

PAINTS Annual Bird House Gala & Auction is held in a spectacular private garden each year, and provides funding for the arts programs in Piedmont’s schools.  Enjoy wine and hors d’ourves, live music, and rowdy performances by the winning Piedmont High School Bird Callers (look for them on David Letterman as well) and lets’ not forget to mention those fantastic, creative bird houses that will be available to the highest bidder (which has yet to be me, but I’ll keep trying).

Bird House Gala & Auction
Friday, May 17, 2013
5:00 -  7:00pm

The GRUBB  Co’s own Heather Webster once competed as the Willow Ptarmigan bird and landed on Johnny Carson back when she attended Piedmont High School.  How’s that for a memory?

To make your own memories and for more information, go to: piedmontpaints.org or call Betsy Lalli at 510-325-1405. Tickets are $80 in advance or $90 at the door.  PAINTS supports art education in Piedmont schools.

Building Community, One Family at a Time . . .

Vol. 274 – Stop Digging Holes!

What’s New?

My dog and I are at an impasse. I want him to quietly lie in the garden and Buck wants to dig holes. I respond by planting more shrubs in the shady areas he loves and he thwarts me by finding another spot in which to dig.

I can’t say I appreciate being “out-foxed” by a dog. In fact, I find it rather frustrating, but he’s a dog, and dogs DIG. Unfortunately, I don’t think this is a battle I am likely to win, given that I’m at work all day while he’s got free run of the yard, but I’m not entirely willing to surrender either. Thus, he digs, and I plant – each of us trying to “out-fox” the other.

The truth is, no one likes being out-foxed in any situation and it’s especially difficult in today’s marketplace where Buyers are rarely alone at the table and are often compelled to spend quite a bit more than they had anticipated. If you’re not lucky enough to be Midas, it can be rather frustrating to watch home after home go to more aggressive (or richer) Buyers who can waive their inspection and appraisal conditions and close in mere days, as opposed to several weeks. Shucks!

“This whole process seems rather obscure,” one Buyer recently confided. “Why can’t I know what the other offers are so that I could decide whether or not I want to pay more?”

Gee, wouldn’t that be nice for us all?

Buyers would be able to quickly decipher whether or not they could realistically compete and their Realtors could save a tremendous amount of time NOT writing offers that probably don’t stand a chance under current circumstances (hmmm. . . it may be worth considering).

Of course, I’m not sure that Sellers who have now realized tremendous gains and are in possession of a unique commodity, would benefit from open bids as much as they do from a closed process – nor necessarily, would Buyers . . .

Typically, when multiple offers come into play, there is often a clear winner; one that is usually well-ahead of the rest of the pack. It’s not that the winning Buyer has “overpaid” for the house; it’s that savvy Buyers understand the nature of the contest and are willing to set themselves apart in order to avoid a “multiple counter” response; one in which the decision is likely to become a popularity contest (at which point, they’ll have NO control over the outcome). In short, these educated Buyers want the house and are willing to set the market value to get it.

Conversely, when only one offer is up for consideration, the Buyer usually has the advantage of bidding below the list price (once again, Buyers are setting the market value). And while that doesn’t necessarily describe our current marketplace here in the Bay Area, it’s important to remember that markets are cyclical and we’ve just come off of several tough years where Buyers have had the upper hand. Even with the dramatic shift, there are still many communities outside of the Bay Area where homes can still be purchased for less than asking (what a concept).

Fortunately (or unfortunately, depending on how you see it) this is the Bay Area, and given that you WILL in all likelihood, be bidding against several other Buyers on almost every home this Spring, it helps to have a Realtor who understands the nuances of the game, knows the other players in the mix, is well-respected by his/her peers, and clearly understands the standard practices in each specific marketplace. (Take my word for it, terms vary greatly from region to region.) Without these advantages, you may find yourself “out-foxed” and at a real disadvantage.

Recently, I have spoken with several Buyers who have struggled with saying good-bye to their out-of-area agent, in order to work locally. And while I appreciate the strong bond created in the search for a new home, your loyalty will probably come at a heavy cost to you and perhaps, in the form of missed opportunity. (Just because I vacation in Tahoe, doesn’t mean I know the marketplace there.)

By way of illustration, a few months back, I received a pre-emptive offer on a listing here in town, e-mailed to my inbox from an out-of-area agent who probably thought they had “out-foxed “ the rest of the buying public by declaring early. (They hadn’t.) Nearly everything with the offer was wrong, from the price, to transfer taxes, to their demands. At which point, their offer was politely declined and when a slightly modified offer was resubmitted come the offer date, it was declined once more – a repeat rejection. (Ouch, that really hurts.) The truth is, their offer missed the mark on every single level – and the worse part of this story is that their agent probably didn’t even know what mistakes he had made.

So if you have changed your geography by more than a few miles (I’m talking different cities, not different neighborhoods) it’s probably time to reconsider your representation. If you are still feeling torn, ask your agent to make the referral, which gives him/her an opportunity to recoup a little of their time and some of the lost commission. Granted, it won’t be the same pay-out as a full sale’s commission, but you’re much more likely to actually achieve the intended goal of homeownership, and that should be your Agent’s goal for you as well. Otherwise, we’re all just digging holes.

So plant your garden. . . our Spring Market is in full bloom and it is thriving!

What’s Coming?

It’s the week of Spectacular homes!

Elizabeth Dickson has brought a Grand Dame to market this week at 445 Mountain Avenue in Piedmont. This exceptional and distinguished home (circa 1913) designed by well-known architect, Arthur B. Brown, Jr., features four floors of living space, 6 bedrooms, 4 full & 3 half bathrooms, a grand columned entry hall, spacious formal living & dining rooms, adjacent to a handsome wood- paneled library (each with its own fireplace) three additional sun rooms, full attic and finished basement, and lavish use of architecturally significant moldings and period details throughout. Surrounded by mature blooming gardens and views of lush greenery from every window, this centrally located home also features a lower level that opens to a beautiful swimming pool and sunny level terrace. Show by appointment only! List price: $4,200,000 445Mountain.com

 

Anian Tunney has just listed 87 Sea View Avenue. On the most prestigous street in Piedmont, this lovely Colonial Traditional features 5bdrms/5+bths, grand foyer, box-beamed ceilings, gleaming hardwood floors, elegant yet inviting formal rooms, eat-in kitchen, glamorous swimming pool, and professionally landscaped gardens that create a series of magical outdoor vignettes at every turn. (They don’t make them like this any more.) It’s very special. List price: : $5,990,000. By appointment only! www.grubbco.com

 

In the market for incredible views? Don’t miss Anian Tunney’s new listing at
676 Blair Avenue in Piedmont. Walk into this dazzling Contemporary and find the SF Bay at your fingertips. Unsurpassed views of the shimmering Bay, the Golden Gate & Bay Bridges. Loads of space including 5 bedrooms, an office, two-car attached garage & a large rumpus room which opens to the lovely, sunny back garden, complete with a sparkling pool. Open Sunday, 2-4:30pm. List price: $1.950,000. www.grubbco.com

What’s Pending?

Multiple offers continue to be the name of the game and often, with surprising results. Both 221 El Cerrito Avenue (List price: $1,595,000) and 121 Ricardo Avenue (List price: $950,000) are now pending well above their list price. (Ricardo received more than 20 offers , as did Jerome last week!)

These are tough waters to navigate and “fixer opportunities” seem to be the toughest of all. Work locally and work with an expert. (We’re here to help and we know our business.)

Last night, I put my 1691 Mountain Boulevard listing into contract – also with multiple offers.

How can I help you?

The Piedmont Plug!

Spring brings a slew of fun and fabulous fundraisers. First up: CSL’s 25th annual Heart of the Home Tour: April 26 & 27, 10am-4:00pm. Tour five beautiful homes in Piedmont and Crocker Highlands and then stop by the Piedmont Community Center for lunch and some some timely shopping at the CSL Boutique. (Don’t forget Mother’s Day is right around the corner.)

Have a conflict with your kids? No worries, for the first time, CSL has arranged a special optional all-day program to give busy parents an opportunity to attend. The “Wild West Camp” on Saturday is $100 per child and is paid directly to Piedmont Recreation. Drop your kids for some fun with Tree Frog-Treks, “Mr. Science,” so that everyone gets a chance to play. (The Wild West Camp is not a fundraiser for Children’s Support League, but a service for guests on tour.)

Building Community, One Family at a Time . . .

Vol. 273 – The Do’s and Don’ts for Buyers

 What’s New?

“I think the  floor is sloping,” the skeptical Buyer loudly informed me,“cuz there seems to be some settlement here,” he continued, pointing at a corner in the hallway, intent on “educating” me (and everyone else within earshot) about the home’s potential defects.

“Is there room on the price?” another interested Buyer queried, “if so, we’d be willing to write today.” (You must be brand new to the marketplace  – or from Mars! Yes, there’s certainly room to negotiate, but northward only.)

“Are these windows single-paned?  We’ll need to replace them ALL,” another calculates; all but showing me her spreadsheet.

And so it goes . . . (thank you for your input).

I spend most Sunday afternoons manning an Open House in Piedmont, Rockridge or the Oakland Hills, so I’m well-versed on the Buyer who is calculating the math and deducting dollars for any perceived flaws (good luck to you).  At this point, I’ve logged more Sundays than I care to count, so I can reliably tell you that you are definitely NOT alone in hoping that there’s a discount to be had. (There isn’t; not in today’s market).  However – and with all due respectyou may want to rethink your strategy.

As the representative for the Seller, I’m not only there to answer questions and guide prospective Buyers toward details you may have overlooked or missed; I am also sizing YOU up as a potential candidate for the home.  In a marketplace that seems to be serving up multiple bids on almost every well-priced property, Sellers now have their “pick of the litter” and overwhelmingly, they want to choose someone who will love their home as much as they do.  In short, Sellers are often relying on their Realtor’s opinion and gut instinct about prospective candidates as they narrow down the field and select the final winner.

As such, you should be on your best behavior at an Open House (at least in front of the listing agent) and save your less-than-flattering opinions about the house for your own agent to address privately.  (This isn’t about silencing you as much as it is about improving your odds.)  You’ll have plenty of time to return with him/her to ask questions and work through any objections or concerns you may have – as any informed, potential Buyer should, and is encouraged, to do.

It’s not that I don’t appreciate the process (I do) it’s just that you want to be circumspect with how you go about it.  So when I council my own Buyers in such circumstances, I encourage them to be positive and upbeat.  (Any concerns should be for my ears, alone.)  While agents try not to play favorites, it’s only natural that we root for people we feel will indeed, be a good “fit” for the house and fairly happy in it.  Starting off the process, by overtly criticizing the home, sends the message that you’ll be tough to please.

So if you haven’t yet been “prepped” by your own Realtor, may I offer up a few suggestions for your Sunday Open strategy that may make you a more viable candidate as you tour?

  • DO introduce yourself and identify your Realtor
  • DO compliment the home and its decor.
  • DO ask if disclosures are available.
  • DO ask when offers are being accepted and how many are anticipated.
  • DO let the agent know if you’ve already seen the house with your Realtor or would care to come back another time.
  • DO bring your children (they’re adorable).
  • DO eat the cookies (they’re not staging and I bake them fresh on Sunday mornings).
  • DO work locally.  If I don’t at least recognize your agent’s name, your chances have just been reduced considerably.
  • DO identify what the Sellers need and try and customize your offer around those specifications. (A rentback? Quick close? Terms can make all the difference in the world in a multiple-bid situation.)
  • DON’T loudly pick apart and criticize the house in front of other guests or the agent (you’re only sending signals that you’ll likely be very difficult once in contract).
  • DON’T roll your eyes or scoff at the answers you receive to your questions. Aside from it being rather rude, almost every home in the East Bay has a mountain of disclosures that supply a great deal of detail and depth.  I’m not an engineer by trade, so I’m not licensed to give opinions about foundations, nor is it appropriate to debate you in a public forum.
  • DON’T offer up your opinions about the price, the unusual floorplan, or the busy street outside – unless they’re overwhelmingly positive – then talk all you want!
  • DON’T ask if I’ll “double-end” the sale on your behalf? (While perfectly legal, I’m not a fan of this practice – nor should you be.) My fiduciary responsibility lies with the Seller in this instance – not with the Buyer – but I’ll be happy to refer you to a colleague if you haven’t yet established a relationship with a local agent already.  If you have, stay put.  Now’s not the time to switch horses midstream.

Finally, I don’t know how high the home is going to go, so feel free to ask, but recognize that any number I proffer is just an educated guess at best.  I will happily supply your agent ongoing information about the level of interest and the Sellers’ expectations, but that’s as far as my magical powers of fortune-telling extend.  As the offer date draws nearer, I hope to have a much better sense of the “real players” and will share that piece of the puzzle with your agent as well.

Remember, Realtors set a pricing strategy only – not a market value; a willing and able Buyer defines the true market value of any given property at any given time.

So be willing and able, and then commit. Realize that every home has pluses and minuses, but understand, you’ll be better served focusing on the pluses (not the minuses) especially at an Open House.  And if there are too many minuses for your liking, than pass. Soon enough, there will be another property that sparks your interest. And when it does, just remember that your actions and comments are being noted.

Now go get ‘em and good luck!

What’s Coming?

Sunny, bright and beautiful!  There’s one last chance to see this wonderful home at 1691 Mountain Boulevard in the heart of Montclair.  Just steps to the library, Montclair Elementary (currently under construction and set to debut next Fall), and a few short blocks to the Village, this fantastic Traditional home features 4+bdrms/3bths, formal living and dining rooms, inviting family room and spacious, soccer-worthy backyard with stone patio and hot tub; perfect for entertaining!  It’s much bigger than it looks from the street so come on inside (trust me, you don’t want to miss it).  Open Sunday, 2-4:30pm. List price: $1,050,000.   www.1691Mountain.com


Bebe Mcrae has listed 299 Panoramic Way in Berkeley. Built in the 1920′s, surrounded by expansive gardens, and capturing Bay views in an idyllic setting with sensitive upgrades throughout, this 3bdrm/3bth home also offers a separate office/studio with half bath.  List price: $1,195,000. Open Sunday, 2-4:30pm.  www.grubbco.com



There will be one more Sunday Open for Mindy Scott’s wonderful Brown-Shingle Traditional listing in the heart of Piedmont at 221 El Cerrito Avenue. (Be still my heart.)  On the market for the first time in 50 years, this lovely classic home features 4+bdrms/3+bths, formal living and dining rooms, parlor, many plus spaces and an inviting front porch in a coveted central Piedmont location. What’s not to love?  (Nothing.) List price: $1,595,000. Open Sunday, 2-4:30pm.  www.grubbco.com

Anian Tunney has schedule one more open on a terrific “fixer” opportunity at 121 Ricardo Avenue in Piedmont.  On a great family-friendly street and close to Piedmont Avenue, shops and restaurants, this charming 3bdrms/2bth Traditional awaits your vision.  List Price: $950,000.  Open Sunday, 2-4:30pm. www.grubbco.com



Tricia Swift has just listed 1142 Longridge in Crocker Highlands.  This sophisticated, energy-conscience home features one-level living, 3bdrms/2bths, fabulous lower-level media room w/half bath, inviting floorplan and convenient location near the Crocker Elementary Schools. Enjoy nearby shops and restaurants on Lakeshore Avenue and the Saturday Farmer’s Market in front of the Grand Lake Theatre. Open Sunday, 2-4:30pm.  List price: $850,00.   1142Longridge.com.

What’s Pending?

Twenty-seven offers (!) came in on the little 2bdrm/1bth “fixer” at 429 Jerome in Piedmont, so with such stiff competition, I’m very pleased to report that my Buyer came out on top.

These are tough waters to navigate.  Work locally and work with an expert.  We’re here to help and we know our business.

How can I help you?

The Piedmont Plug!

Spring brings a slew of fun and fabulous fundraisers.  First up: CSL’s 25th annual Heart of the Home Tour: April 26 & 27, 10am-4:00pmTour five beautiful homes in Piedmont and Crocker Highlands and then stop by the Piedmont Community Center for lunch and some some timely shopping at the CSL Boutique. (Don’t forget Mother’s Day is right around the corner.)

Have a conflict with your kids?  No worries, for the first time, CSL has arranged a special optional all-day program to give busy parents an opportunity to attend.  The “Wild West Camp” on Saturday is $100 per child and is paid directly to Piedmont Recreation.  Drop your kids for some fun with Tree Frog-Treks, “Mr. Science,” so that everyone gets a chance to play. (The Wild West Camp is not a fundraiser for Children’s Support League, but a service for guests on tour.)

Building Community, One Family at a Time . . .

Vol. 272 – “Can I help You?”

What’s New?

“Can I help you?” the pretty, young salesgirl politely asked, clearly recognizing the confusion in my eyes. (I’m sure I’m not the first.)

“Yes!” I gushed, handing off the few shirts I had already selected, grateful for the rescue. “I desperately need some new clothes for work.”

Here’s the thing, take me to the Alameda Flea Market with literally row-upon-row of antique vendors as far as the eye can see, and I haven’t a problem quickly identifying what I want or negotiating for it, BUT if I wander into any large department store, I’m utterly lost; as if I haven’t a clue (I don’t).

With all due respect to April, I’m not fooling, I really have NO ability to filter through the sea of clothes as most of my fashionable peers can easily do (or any sixteen-year-old girl for that matter). Accessories? Uh . . . what are those? I wear a pair of earrings until I lose one and then I might purchase another (or not). Purses? I own just two.

“You’re not really wearing those baggy jeans?” my girlfriend, Teresa, has critically scoffed as I’ve arrived for an outing. (Not anymore, I’m not.) Teresa is the mother of three daughters – she always looks stylish.

Maybe it’s the boy thing. Frankly, neither Tris nor Case could care less about what either one of them is wearing, let alone me, but after twenty-plus years, I’m clearly out of practice and waaay out of my element. Maybe it’s the fact that I spend more time at the ball field than at the shopping mall. OR, maybe there’s a chromosome missing on my DNA?!?

Whatever it is, I am the first to admit that when it comes to fashion, I don’t know where to begin.

Thankfully, I don’t have to.

“I’m a personal shopper,” Sabrina explained as she escorted me into a private changing room. “If you ever need me, here’s my card.” (Need you? Can I adopt you?) “I’m just going to select some options for you . . . just wait here, I’ll be right back.” (Relief.)

One hour later and I walked out of Macy’s with three new shirts, a blazer, two skirts, a pair of pants, and a sporty little pair of Espadrilles – and they all mix and match. I’m set for the next several months. (Thank you, thank you, THANK YOU!)

Relying on others with more experience, doesn’t just make common sense (and cents) it’s often times, the wisest course of action, and the most expedient as well – especially when it come to Real Estate. Why reinvent the wheel when others more practiced, can better steer the way?

I can’t count the number of times, when potential Sellers bring me in after they have painted or made repairs, when they’d be much better served, inviting me in before (don’t mind the mess, I’ve seen much worse.) The truth is, there’s a very different aesthetic for marketing your home for photos online, than for decorating it to meet your own personal taste and style.

AND before you spend those hard-earned dollars that I will, in all probability, ask you to respend, PLEASE CALL ME. (Think Restoration Hardware or Pottery Barn Catalogue and you’re on the right track.) And yes, it’s very likely, the design will embrace a very neutral palette – and for good reason. We want potential Buyers to place themselves in your home, not get sidetracked by the photos of your darling children and their colorful artwork on the walls.

So for those of you contemplating selling your home in the next few years – or in the next few monthsmay I offer a few suggestions as someone who’s got a great deal more experience than the average home seller typically does?

If a move is in your future, here’s my Top Ten ‘To Do’ List:” (no charge)

  1. Define your goals, timeline, and expectations.
  2. Gather any information pertinent to the sale of your home, including building permits, receipts, plans, etc. and create a list of all home improvements.
  3. Purge your home, garage, and attic of any unwanted items and clean out and straighten closets and drawers.
  4. Professionally inspect your home for defects to the roof, chimney, foundation, electrical & plumbing systems, structure, and sewer lateral. (Better that you control this information than discover it in escrow!)
  5. If possible, consider repairing any identified defects or deferred maintenance the inspections uncover, prior to marketing.
  6. Install Smoke Detectors and CO2 Detectors as required by law.
  7. Paint and professionally stage your home. Dollar for dollar, staging brings the best return on investment.
  8. Power wash the exterior, clear gutters of debris and professionally wash windows inside and out. Freshen pots, replant beds, rake, mow, and tidy up the garden and all surrounding areas on the property.
  9. Most importantly, hire a local REALTOR (not an out-of-area agent) you trust and one whom has a proven track record in your neighborhood to help guide you through the preparation and the sale of your home. We’re experts in our field, so why not go with what works?
  10. No one should ever feel lost or overwhelmed when bringing their home to market.

Can I help you?

What’s Coming?

Sunny, bright and beautiful – please join me this Sunday at my newest listing at 1691 Mountain Boulevard in the heart of Montclair. Just steps to the library, Montclair Elementary, and a few short blocks to the Village, this fantastic Traditional home features 4+bdrms/3bths, formal living and dining rooms, inviting family room and spacious, soccer-worthy backyard with stone patio and hot tub; perfect for entertaining! It’s much bigger than it looks from the street. Come on inside (trust me, you don’t want to miss it). Open Sunday, 2-4:30pm. List price: $1,050,000. www.1691Mountain.com


Linda McClain has just listed a lovely Traditional at 6026 Pinewood in Montclair. Designed by Richard Janzen (circa 1996), this beautiful home features an ideal floor plan with 4bdrms/2bths up, including a very private master suite, formal living and dining rooms, office w/built-ins, and chef’s kitchen leading out to a wonderful grassy garden. Extremely functional and stylish, this house has it all! List price: $1,250,000. Open Sunday, 2-4:30pm. www.grubbco.com




Bebe Mcrae has listed 299 Panoramic Way in Berkeley. Built in the 1920′s, surrounded by expansive gardens, and capturing Bay views in an idyllic setting with sensitive upgrades throughout, this 3bdrm/3bth home also offers a separate office/studio with half bath. List price: $1,195,000. Open Sunday, 2-4:30pm. www.grubbco.com






Mindy Scott has just listed a wonderful Brown-Shingle Traditional in the heart of Piedmont at 221 El Cerrito Avenue. (Be still my heart.) On the market for the first time in 50 years, this lovely classic home features 4+bdrms/3+bths, formal living and dining rooms, parlor, many plus spaces and an inviting front porch in a coveted central Piedmont location. What’s not to love? (Nothing.) List price: $1,595,000. Open Sunday, 2-4:30pm. www.grubbco.com



Anian Tunney has just listed a terrific “fixer” opportunity at 121 Ricardo Avenue in Piedmont. On a great family-friendly street and close to Piedmont Avenue, shops and restaurants, this charming 3bdrms/2bth Traditional awaits your vision. List Price: $950,000. Open Sunday, 2-4:30pm. www.grubbco.com



What’s Pending?

Only nineteen homes have gone pending in Piedmont since the first of the year, per the MLS. Of course, this doesn’t account for the handful that have traded privately, of which there have been quite a few.

Private, or “off-market” sales are always disturbing to those Buyers who, understandably, feel left out of the hunt, but unfortunately, they’re not all that uncommon – especially as the market becomes more frantic. Working with an area specialist, gives you a much better shot at hearing about these sales, before they go into escrow – not after.

The average price per square foot in Piedmont, currently factors out to $578, but ranges from a low of $493 to a high of $731. The average sales price is $1,608,454, while the average list price is substantially less, at $1,483,886, reaffirming the reality that most homes in Piedmont (as well as many surrounding communities) are trading 20% – 30% above the list price and in some case, 40% over asking. Wowza! (That’s still a value compared to San Francisco.)

That’s tough news to digest if you’re a Buyer, but great for Sellers. If you’ve been on the fence Sellers, it’s time to jump off.

My lovely, all-level listing at 4434 Clarewood in Rockridge went into contract after only one Sunday Open and with eight offers. Suffice it to say, Mr. Seller had a great result and the home is now pending WELL above asking. (List price: $1,098,000).

How can I help you?

The Piedmont Plug!

Spring brings a slew of fun and fabulous fundraisers. First up: CSL’s 25th annual Heart of the Home Tour: April 26 & 27, 10am-4:00pm. Tour five beautiful homes in Piedmont and Crocker Highlands and then stop by the Piedmont Community Center for lunch and some some timely shopping at the CSL Boutique. (Don’t forget Mother’s Day is right around the corner.)

Have a conflict with your kids? No worries, for the first time, CSL has arranged a special optional all-day program to give busy parents an opportunity to attend. The “Wild West Camp” on Saturday is $100 per child and is paid directly to Piedmont Recreation. Drop your kids for some fun with Tree Frog-Treks, “Mr. Science,” so that everyone gets a chance to play. (The Wild West Camp is not a fundraiser for Children’s Support League, but a service for guests on tour.)

Building Community, One Family at a Time . . .

Vol. 271 – No Pain, No Gain!

 What’s New?

“I’d love to get a little more aggressive with your skin,” Irena politely said, examining my face as if it were a science experiment.  “There’s a lot of damage here  . . .

I should preface this by saying that the lovely Irena is blemish and wrinkle free. She has the kind of stunning, olive-skinned complexion reserved for those who have been blessed with terrific genes, coupled with diligent care and an avoidance of the sun, AND a lilting, Russian accent that makes her very exotic to boot. I’d hate her if I didn’t like her so much.  Her age . . . is anybody’s guess.

Not me.  I grew up in hot, hot, HOT Sacramento, where my sisters and I spent entire summers at the swimming pool and as a result, my skin has freckles I’ve never outgrown; more Annie Oakley than Elizabeth Taylor. What’s more, my daily skin-care regiment consists of a bar of soap and if I remember, a dab of moisturizer. In short, I have the skin I deserve.

I blame my mother.

“Okay, let’s do it,” I replied as she revved up the laser and put on the eye shields . . .

And then I spent a week shedding my old skin like some hideous amphibian, waiting to emerge like a beautiful butterfly. (Don’t look now, but I think I’m still in the moth stage.)

Such is life (and aging). No pain, no gain.

So, here’s the Real Estate tie in (I know you’ve been waiting) . . . Often when I’m invited over to someone’s house to assess their home for purposes of resale, there’s often a bit (or a lot) of aging that’s taken place with the home.  (Don’t fret, you’re not alone.)

Early plans to remodel the bathroom or the kitchen invariably got put on hold or waylaid altogether in favor of things like uhhh, college tuition or paying taxes.  That’s simply life – and taxes.  There’s no getting around some of these more expensive obligations (such as our kids).

Ditto with respect to your home.  Replacing the roof is never fun, but when you delay,  it can lead to much more expensive repairs down the road (like extensive dry rot)In short, deferred maintenance can really penalize you in the long run.

When you finally go to sell, those items you have conveniently overlooked or learned to live with (ie: stained carpet or peeling paint) should be addressed if receiving top-dollar is your intended goal.  And let’s be real, I’ve yet to meet the Sellers where receiving TOP-DOLLAR wasn’t the intended goal.

“How much will I get?” every Seller earnestly asks.

To which I usually reply: “I can’t guarantee you a particular outcome, but I can’t begin to get close unless we do X, Y and Z  . . .”

At which point, I outline an aggressive strategy for marketing and selling that almost always involves painting and staging, and some not-so-gentle persuasion. Frankly, there’s no easy way to tell Sellers that their home needs an intervention. Or if there is, I haven’t yet found it, but I’m certainly of little value to you if I’m not being truthful and putting your fiduciary interests front and center.

Gratefully, my Sellers usually capitulate once they weigh the possible outcomes and start checking off the “To Do” list in short order.  Mind you, they are often spending a fair amount of money in the process (no pain, no gain) but it’s almost always worth the extra effort and dollars – especially where photos and Internet marketing are concerned (just take a peek at: www.grubbco.com).

“Wow, I didn’t even recognize my home.” one Seller excitedly exclaimed recently, “I actually thought I’d walked into the wrong house!”

Indeed, my team had made some incredible changes in the space of one month, including two brand new bathrooms (Thank you, “Bath Simple”) fresh paint, professional staging, power washing, and new plantings that quite literally, transformed the look of the home and elevated the gardens to an entirely different level.  As a result, this lovely home is likely to sell in one week – and it should.  Mr. Seller did everything I asked, was highly “coachable” and ultimately, leaned into the process, which made the journey infinitely easier on everyone involved: www.4434clarewood.com .

The moral of the story? Why wait until you sell?

Thus, I’ve been on a mission with my own home and while the kitchen is still a dream-in-the-making, the bathrooms are finally finished, there’s a new roof in place and we’ve just finished painting the exterior.  Last week, the windows were professionally washed and the bricks are now free of moss!

I’m methodically tackling each item as they come up, and no, I’m not employing my husband, Cliff to do any of these chores (I’ve discovered that hiring window washers is cheaper than employing a marriage counselor.)   Happily for us both, I’ve a long list of vendors to fill in the gaps and they always appreciate the work, unlike my teenage son.  (Please let me know if you need any referrals; they’re worth their weight in gold.)

And now that Spring is here and the cherry trees are in bloom, I have to admit, the sweat equity (and the dollars) have made a noticable difference. It’s pretty darn beautiful around our place.  One day, I’ll finally get around to the kitchen remodel (hopefully well before I sell) and yes, it will undoubtedly be expensive.  Sigh, that’s life.

No pain, no gain.

What’s Coming?

Last chance!  We’re hearing offers on this incredible home tomorrow after 2:00pm.  Enjoy all-level living in this Classic California Mid-Century home at 4434 Clarewood Avenue that could easily grace the pages of Sunset Magazine.  With formal living and dining rooms, BIG kitchen with adjacent family room, two newly renovated bathrooms, professionally landscaped gardens on nearly 1/2 acre, 2-car garage with bonus studio and coveted upper Rockridge location near Village Market and College Avenue shops and restaurants, this vintage home has been artfully updated and truly offers indoor/outdoor living that’s easy to love. An entertainer’s dream! List price: $1,098,000.

Look for my next listing to arrive next week at 1691 Mountain Boulevard in the heart of Montclair.  Just steps to the library, the elementary school, and a few short blocks to the Village, this fantastic Traditional home features 4bdrms/3bths, formal living and dining rooms, cozy family room and spacious, soccer-worthy backyard with stone patio and hot tub.  List price: $1,050,000. You won’t want to miss it.  (Please call me for more information.)

Linda McClain has just listed a near perfect home at 6026 Pinewood in Montclair.  Designed by Richard Janzen (circa 1996), this beautiful home features an ideal floor plan with 4bdrms/2bths up,  including a very private master suite, formal living and dining rooms, office w/built-ins, and chef’s kitchen leading out to a wonderful grassy garden. Extremely functional and stylish, this house has it all!  List price: $1,250,000.  Open Sunday, 2-4:30pm. www.grubbco.com


Bebe Mcrae has just listed 299 Panoramic Way in Berkeley. Built in the 1920′s, surrounded by expansive gardens, and capturing Bay views in an idyllic setting with sensitive upgrades throughout, this 3bdrm/3bth home also offers a separate office/studio with half bath.
List price: $1,195,000. Open Sunday, 2-4:30pm.  www.grubbco.com
(photos up next week)

Last, but certainly not least, Anian Tunney brings on a completely restored Traditional at  Broadway in the heart of Rockridge. Featuring 4bdrms/2+bths, stainless steel appliances, gleaming hardwood floors, and a sunny open feeling. This unique urban oasis offers a “Walk Score” of 83 and is close to College Avenue restaurants and shops and in a word – it’s uber-fantastic!  List price; $850,000.  Open Sunday, 2-4:30pm.  www.grubbco.com

The Piedmont Plug!

Thank you Bath Simple.  This innovative concept of essentially ordering an entire bathroom in a box made the bathroom renovations for 4434 Clarewood, truly a one-stop-shopping experience.

My new BFF, John Crowley – an MIT trained architect and the brains behind this operation – showed up at my client’s house with his I-Pad and sketch pad in – hand and within an hour, we’d banged out not one, but two custom bathrooms down to the tile and grout color.  Start to finish, they were installed within a month.  What a concept!

Is a new bathroom in your future”  Give them a call and let them know I sent you: 800-699-2618.

Building Community, One Family at a Time . . .

 

Vol. 270 – The End of an Era . . .

What’s New?

It’s the end of an era!” my client cheerfully exclaimed, as I delivered the news that she and her husband had successfully outbid eight other parties for the home of their dreams. After two years of searching and bidding, this darling couple had finally stepped up, outmaneuvered the other parties at the table, and crafted the winning offer. (Winner, winner, chicken dinner!)

Unfortunately, not every story has a happy ending. A new home hadn’t come easily to this family. They’d underbid on several very good opportunities and missed the margin by very little on several others. In spite of a tireless search and good intentions, the learning curve had been lengthier and steeper than either one of us preferred. It hadn’t just been an “era,” it had literally been Homer’s Odyssey! (Sometimes it takes several dry runs before Buyers are really ready.)

Still, when the pieces finally came together, the difficult journey seemed worth the extra effort and the patience. The historic Craftsman on a flat, double lot with an unbelievable view of the city and the Golden Gate Bridge, was nearly perfect. With room to grow, and unlimited potential, it was also within walking distance of shops, the theater and restaurants. And as often happens when we stay open to the possibilities, this remarkable home took the sting out of the “near misses.”

Until . . .

“Are you sitting down?” my client asked? (Uh, oh, that’s never a good start to a conversation.) “We’re not going to go through with the purchase.”

What?!? (I was sitting now.)

“My husband is too uncertain.”

“Don’t make a rash decision you’ll regret later,” I urged. “Homes such as this one come along very rarely. I think” (That was true.)

“It’s just too quick for us . . .” (Huh?)

Okay, now she’d lost me.

This wasn’t the first home on which they’d been interested enough to place a bid. Nor were they inexperienced, uninitiated, unprepared, or under-educated as to the demands of the market. In fact, on paper, they were practically perfect. It’s just the ‘real life demands’ that seemed to have them frightened and unable to perform. In a go-go-go market full of froth and foam, second-guessing can occur and when it does, all bets are off.

Nor, unfortunately, were they the only couple to pull the plug that week, as fear replaced elation on more than one deal in-house. Regrettably, that’s the down side of a go, Go, GO marketplace. It’s very rushed and overheated, which can translate into unexpected stress for the most well-intentioned Buyers.

Aw shucks . . .

In the end, no manner of persuasion could put Humpty Dumpty back together again and this extraordinary home ultimately went to the back-up Buyers. (Their loss was another family’s fortunate gain. DO take those back-up positions when offered.)

What really happened?

Perhaps it was the pressure of having to buy well beyond the list price in a run-away market that continues to climb. Perhaps it was an inability to comfortably believe in, and navigate, the concept of “value.” Perhaps, it was just a general lack of unease overall . . . Whatever the reason, buying a home in any marketplace requires a GIANT leap of faith, and especially today, when it seems nearly impossible to keep up. (Listen, it’s never been easy to stretch for a house. Just ask your parents.)

To which I can only say, “Take the leap!”

With historically low interest rates still in play, if not now, when? Interest rates can only go up from here.

Years ago, friends insisted the market was experiencing a bubble and they would “wait.” Turns out they were right, but in 2008 when the stock market tumbled, banks folded, and housing prices finally dropped; financing tightened up considerably and they no longer qualified for a loan that would allow them to buy into the American Dream.

Aw shucks . . .

The truth is, life is full of uncertainties, but it’s also incredibly expansive - if we allow it to be.

So BELIEVE and begin a New Era. It’s up to you.

What’s Coming?

Please join me at my newest listing at 4434 Clarewood Way in Upper Rockridge. Enjoy all-level living in this Classic California Mid-Century home that could grace the pages of Sunset Magazine. With formal living and dining rooms, BIG kitchen with adjacent family room, two newly renovated bathrooms, professionally landscaped gardens on nearly 1/2 acre, 2-car garage with bonus studio and coveted upper Rockridge location near Village Market and College Avenue shops and restaurants, this vintage home has been artfully updated and truly offers indoor/outdoor living that’s easy to love. An entertainer’s dream! Open Sunday, 2-4:30pm. List price: $1,098,000. www.4434Clarewood.com (website up later today)

Look for my next listing to arrive in early April at 1691 Mountain Boulevard in the heart of Montclair. Just steps to the library, the elementary school, and a few short blocks to the Village, this fantastic Traditional home features 4bdrms/3bths, formal living and dining rooms, cozy family room and spacious, soccer-worthy backyard with stone patio and hot tub. List price: $1,050,000. Coming in April. You won’t want to miss it. (Please call me for more information.)

What’s Pending?

What isn’t? With JUMBO LOANS under 4% and on loans up to $3,000,000 for those that qualify, there’s a lot of play out there, and even more interest. The fact of the matter is that most properly priced properties can now sell in as little as one week. Whether they choose to stay open for a second Sunday is often, up for debate. (Sellers, if your home hasn’t sold, it’s overpriced.)

Last week on Broker’s Tour, several of us has just walked into a brand new listing in the Elmwood, only to be told that two offers were already on the table and any other offers would be considered the following day! Really? Really. With an offer more than 30% above asking, no wonder the Sellers jumped. (Sometimes the bird in the hand, is worth two in the bush.)

Buyers, be prepared to be aggressive and once again, be bold. This market will reward the courageous.

Building Community, One Family at a Time . . .

Vol. 269 – White Smoke!

What’s New?

The world is a fast-moving, ever-changing place these days, except perhaps for the Catholic Church and its time-honored practices. While I’m not Catholic, I have to admit to being completely fascinated by the “conclave” and the sacred decision making process that enveloped the Dioscese as the visiting Cardinals sought to elect the next Pontiff – a system that has endured for more than 2,000 years.

On Wednesday morning, black smoke rose from the Sistine Chapel, signaling once again that no consensus had yet been reached by the 115 Cardinal Electors who had traveled far and wide in order to cast a ballot for the next leader of the Roman Catholic Church; a religion that counts more than 1.2 BILLION (!) faithful among its followers . . . (Wow!)

But by Wednesday evening, a shy and humble Jesuit from Argentina had finally been chosen. A well-educated and simple man by all accounts (Jesuits take a vow of poverty after all) the church’s first Latino Pope signals a brave new direction in many respects for the Roman Catholic Church. Forget rock stars, the POPE has an audience like no other, which is, I suppose, the reason for such an arduous selection process.

Unfortunately, buying a home these days is rather arduous as well. Like most popularity contests, Buyers tend to congregate around the same few, coveted properties, while overlooking others that might not exactly make the grade – which makes finding the home much easier than actually securing it. Had you been in the market a few years ago, you would have very likely been the only bidder at the table (perhaps you were but didn’t take the plunge). Now, I am preparing my Buyers to write over and over again (timing is everything). If you have been shut out by the heavy competition and find yourself coming up short, it may be the time to look farther afield . . .

That may mean expanding your geographical parameters considerably to include neighborhoods and communities that weren’t previously on your radar. Try giving some attention to overlooked “pocket neighborhoods” that offer better buys and less competition (the first of many reasons to work with a local REALTOR). OR, it may mean taking on a less-than-perfect property with the mind set of customizing or remodeling the home later on to better meet your specific needs.

It may mean moving up to the next price point if you can afford to do so. (Why not take take advantage of historically low interest rates that actually offer greater affordability?) Remember, it’s not about the price to purchase, as much as it is about the cost to own!

It may mean beating the bushes, networking with other Agents to unearth “off-market” opportunities (there are actually more of these than you might think) or starting a letter-writing campaign to prospective Sellers in an area you have identified as desirable. OR it may mean going back to last year’s unrealized sales to see if any of those homeowners are still interested in selling in this year’s more dynamic marketplace.

In short, when the field gets very narrow, getting creative becomes more important than ever. To no one’s surprise, the more rigid you are with your needs, wants, and wish list, the fewer choices you will actually have. (Just between us, I’m thinking the church should open the priesthood to women – then you’d have some truly amazing choices.)

Finally, be bold! Buying a home – especially in a tight marketplace – requires not only good timing and opportunity, it requires decisiveness and a steady hand. If you are worrying about the fear of “overpaying,” in this very heated marketplace, let me politely suggest that you are in the wrong game. (Respectfully, this may not be your time.)

Home purchases are long-term investments and what’s more, “market value” is driven not only by “Supply and Demand,” but in large part, by emotions, which have a tendency to send prices soaring with little tangible reason. No matter! As my colleague, succinctly and wisely states: “Homes are shelter. Whether you pay a little more to get it now, will be largely irrelevant ten years down the road.” (He’s absolutely right.)

So have faith in the marketplace. Historically, home values have always gone up over time. With good diligence, creative thinking, clear intentions, and a bit of of luck, the solution may just be in the road less traveled. (Case in point: A Pontiff from this side of the pond – who knew?)

Even so, buying a home is a process that seems to be quite a bit more transparent than choosing the head of the church, and one in which you have much more control than you might believe.

In the case of the Pope, the Catholics throughout the world could do nothing but wait for the white smoke! You can get out there and bid!

What’s Coming?

I have a wonderful new listing at 4434 Clarewood Avenue in Upper Rockridge set to debut one week from today. This classic Mid-Century could be straight out of the pages of Sunset Magazine and features all-level living, 3 large bedrooms, 2 new bathrooms, formal living and dining rooms, open kitchen with adjacent family room, leading out to professionally landscaped gardens and lush lawns. Offering indoor/outdoor living at its very best; this home IS California Dreamin!‘ Just steps to Village Market and the Terrace Coffee/Tea House. List price: $1,098,000. Open Thursday for Broker’s Tour 3/21, 10am-1pm and Sunday 3/24 2-4:30pm. (Photos online next week.)


Anian Tunney has just listed 121 Ricardo Avenue This 2-story Traditional features 3 bedrooms up with a central hall plan, level back garden, lovely natural light, beautiful wooden windows and a dynamic street location, brimming with active families and young children. Close to Piedmont Avenue and Dracena Park! List price: 950,000.




Dana Cohen has just listed 2309 Bywood Drive in Oakland’s Upper Oakmore neighborhood. This elegant and updated Mediterranean features 4bdrms/3+bths, large patio, manicured lawns, mature gardens and spectacular San Francisco Bay and Bridge views! Close to both Montclair and Glenview shops and restaurants, top schools and public transportation. Open Sunday, 2-4:30pm. List price: $1,149,000.




Bebe McRae has just listed two extraordinary homes in Berkeley that are being sold together: 12 Ajax Place and 90 Hill , as a gated compound, and both homes are remarkable in their own right. This larger of the two is a memorable Masterpiece of Ultra Modern design featuring panoramic Bay views surrounded by artfully landscaped gardens, while the guest house (on a separate parcel) feels like a Mendocino getaway, with the same spectacular views. At the end of a cul-de-sac,and offering tons of privacy, every detail of these two properties is truly one-of-a-kind. List price: $3,750,000. www.12ajax.com

(These are just a few listings I’ve chosen to highlight. For a complete list of available properties and Sunday Opens, please contact me and I will put you on The AD Review list.)

What’s Pending?

It’s no surprise to anyone who saw 310 Hillside Avenue in Piedmont that it quickly went pending with multiple offers and well above asking. (List price: $2,100,000.)

With many homes now trading 20-30% above their list price (and in some cases 40%!) Buyers have gotten very serious about their intentions. Clearly, faith has been restored to the housing market – certainly here in the Bay Area where we are currently enjoying weather in the 70′s and 80′s. That’s tough to hear if you live back on the East Coast (our condolences).

Say, can I interest you in a home in sunny Piedmont, Oakland, Berkeley, or Kensington . . .?

Building Community, One Family At a Time . . .

Vol. 268 – Intentions and Technicalities!

What’s New?

“How much?” I said to the vendor at the Alameda Flea Market on Sunday, zeroing in on a pair of heavy, cement garden urns overflowing with great, BIG, wonderful succulents, already certain where I would place them in my home.

“Eighty-five for the pair,” he said.

“I’ll take them,” I said, foregoing the usual cat and mouse negotiations that are typically part of the dance. (I know ‘value’ when I see it.)

“Can you hold them for me?” I politely asked. “I’ll pick them up on the way out.”

“Sure,” he said, removing the plants and placing the urns aside. (Damn, I should have clarified my expectations regarding the plants.) No matter, a quick trip to the nursery would remedy that.

I’d decided at the last minute to hit the flea market and had e-mailed a few friends the morning of, on the off chance that they might be awake. The first was in London (Jealous much? Yes, I am.) but the second, surprisingly, was up and agreed to join me. Regrettably, she would be keeping her check book at home – Ann had given up buying anything “new” for Lent.

I d0n’t have that dilemma. I’m Jew-ish and Passover is still a few weeks away. Even if sacrifice were a requirement of the High Holy Days (thankfully, it isn’t), I’m not sure that anything at the Flea Market technically qualifies as “new,” but Ann’s a purist. She doesn’t look for “technicalities” to get her off the hook. That girl is always well-intentioned and pure-of-heart. It’s a lesson for us all.

Not surprisingly, Intentions are part and parcel of every home sale as well, so it’s important to check ours going into each and every negotiation. While, the inherent intention in every real estate deal, is to transfer title of the property, how we get there is often less straight-forward than we might believe and it’s also often fraught with unintended pitfalls. On some occassions, it can be downright difficult, if not nearly impossible.

Why?

Because home sales, unlike most purchases (save for wedding dresses) are loaded with emotions and expectations. For better or worse, our homes typically represent our largest single investment and moreover, they can be expensive to maintain and own. Strike that, they ARE expensive to maintain and own, which is to say, there IS a LOT ON THE LINE.

Buyers (especially first-time Buyers) having scraped together their very last dime, can find themselves racked with panic and fear, once given the news that they were successful with their very aggressive bid. (“Congratulations – you got the house!”) Upon which, those old nemeses: doubt and fear, have been known to creep in, and once present, they’re tough to shake. Buyers begin to worry: “Did we overpay?” “What does this really mean?” OR worst of all, “Can we get out?”

Conversely, even Sellers who want to sell are typically unprepared for the onslaught of feelings that accompany such a transition. “Did we really mean to sell our lovely home? Did we give it away?” AND “Did we pick the right stewards? “

Place these competing and often, conflicting goals together, and there are bound to be some bumps along the way. It’s why, on both ends, inspections and disclosure are a vital part of the contract and the process. Not only do contingencies allow Sellers and Buyers time to thoroughly investigate the property, they create a necessary familiarity while both parties adjust to the impending changes . . .

Thus, contractual contingencies aren’t just mere “technicalities,” they are important consumer rights and buffer zones. If you choose to strategically waive your contingencies because it makes your offer that much more competitive (it does) you also need to understand the risks involved (which may include your good-faith deposit of 3% should you have a last-minute change of heart).

Unfortunately, a “Seller’s Market,” such as we are experiencing now, puts heavy pressure on the Buyer to move rapidly, to make decisions quickly, and to waive the majority of their contingencies, leaving very little room for reconsideration. Ultimately, all this froth and speed results in MORE distress, not less, and paradoxically, in more uncertainty as well.

So while any seasoned Realtor is going to encourage you to be aggressive with BOTH terms and price in today’s much more competitive world, we recognize that this “super-charged” pace often makes it more difficult for Buyers to feel comfortable moving forward.

If the Sellers allow pre-inspections, it might be well-worth your investment in time and money to meet with a contractor or an engineer prior to constructing your purchase offer. As to the appraisal and loan conditions, these depend entirely on your lender, your level of down payment, your cash in the bank, and your understanding of market value. (It’s why “All CASH” offers tend to be KING in this, or any other market.)

Whatever the decisions you make as to these contingencies, as long as you have a clear understanding of the consequences and your intentions going in, your outcome shouldn’t be full of ambiguity. Align your expectations with market realities and clairfy your goals upfront with your Realtor (if you want the washer & dryer, specify that in the contract). And finally, make no assumptions with respect to technicalities – everything should be clearly defined and spelled out in the body of your contract. If you do that, there should be no second-guessing and no unwelcome surprises.

As for me? I’m off to the nursery now. I’ve got some succulents to replace.

What’s Coming?

Anian Tunney had a HUGE Open House on Sunday at 310 Hillside Avenue in Piedmont. This very popular, centrally located, Nantucket-style home, was completely refurbished in the 90′s by well- known local architect, John Malick. Offering uncommon privacy for its location, this special home features 3bdrms/2+bths, formal living and dining rooms, an office, mature landscaping & gardens, and stunning craftsmanship throughout. Open Sunday, 2-4:30pm. List price: $2,100,000. www.grubbco.com


Privately sited on approximately one acre of park-like grounds, Dana Cohen’s newest all-level Contemporary listing at 12440 Skyline Boulevard in the Oakland Hills, features 3+bdrms/ 3.5bths, grand formal rooms, two bedroom suites, family room off the kitchen, office, two fireplaces and walls of glass that connect the public spaces to the breathtaking grounds and in-ground pool. Truly an entertainer’s dream! Open Sunday from 2-4:30. List price: $998,000. 12440Skyline.com


Bebe McRae has just listed two extraordinary homes in Berkeley that are being sold together -12 Ajax Place and 90 Hill - as a gated compound, and both homes are remarkable in their own right. This larger of the two is a memorable Masterpiece of Ultra Modern design featuring panoramic Bay views surrounded by artfully landscaped gardens, while the guest house (on a separate parcel) feels like a Mendocino getaway, with the same spectacular views. At the end of a cul-de-sac,and offering tons of privacy, every detail of these two properties is truly one-of-a-kind. List price: $3,750,000. www.12ajax.com

(These are just a few listings I’ve chosen to highlight. For a complete list of available properties and Sunday Opens, please contact me and I will put you on The AD Review list.)

The Piedmont Plug!

Get ready to dance at Winter Jazz Night. Come enjoy the sounds of authentic Latin Jazz, featuring Jesús Diaz and friends. Bring your dancing shoes for plenty of Cha,cha,cha, Danzon, Son and Latin Jazz. It’s the Beach Dads Club annual Winter Jazz Night, Saturday, March 9 from 7-11:00 pm at the Veteran’s Hall. (This event is Adults only.)

Tickets are $65. Dinner generously provided by Butterfly Restaurant. Drinks will be available at the event for $5 each.

(Thank you Susan Miller for this week’s timely plug!)

Building Community, One Family At a Time . . .

Julie Gardner (DRE# 01431765) is a Piedmont, California Realtor affiliated with The Grubb Company. Julie is a member of The Oakland Board of Realtors, The California Association of Realtors, The National Association of Realtors and she is a designated "Luxury Home Specialist." She offers personal attention, care, answers, vision, and experience to motivated buyers and sellers who thrive in a collaborative relationship. Her weekly newsletter, "The Piedmont Perspective," has earned rave reviews with its friendly flair and high-quality information about the Piedmont real estate market. Call Julie today at (510) 326-0840 if you are considering moving to Piedmont or any other city in the East Bay.