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. 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. 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 months – may 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. 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. 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 . . .