The Piedmont Perspective
Wednesday, October 5, 2011

Vol 203 – A Contest with a Skunk!

What’s New?

“Ew!  What’s that smell?”I asked my husband as I got out of bed, one morning last week.“Buck wrestled with a skunk last night and lost,” Cliff said.  “I can’t believe you slept through it – he went nuts. I let him out about 4:00 am this morning and he got into it but good.“  (Did he ever – phew!) 

This wasn’t the first time our dog, Buck, has lost a contest with a skunk, and it likely won’t be the last.  Our property is heavily wooded and all manner of critters share the space with us, from squirrels, to possums to seasonal wild turkey, to even an occasional deer – AND yes, unfortunately, skunks!  For the most part, the animals and I have reached an amicable understanding, which is to stay that we keep a respectful distance from one another. ( I won’t bother you , if you don’t bother me.) As most of these cohabitants come out at night, it’s an implied agreement that’s fairly easy to honor.Except when Buck gets out in the wee hours of the morning and accidentally comes across an unsuspecting furry friend (or enemy) - then the whole neighborhood gets an earful. (Sorry gang.)

At poorly timed moments like this, I try to remind myself that it’s not Buck’s fault.  Labs are bred to be hunting companions, so I can hardly blame him for following his finely honed natural instincts.  Still, irrespective of his love for the chase, Buck has yet to win a contest with a skunk (or even a squirrel for that matter).

“Quick, open the windows, ” I instructed my husband, ” No, close them, it’s worse outside!”Unfortunately, I had my own contest recently that involved a bit of “skunky behavior” by another Realtor from outside our area, who regretfully, represented a listing on which I represented the buyers. The further we got into the transaction, the clearer it became that everything wasn’t exactly above board (phew!).  This deal involved a “Short Sale” and as short sales go, it may have been fairly standard, except that it didn’t smell quite right from the get go. (Shucks - time to catch a varmint!)

Thankfully, those kind of antics are atypical in my profession. For the most part, Realtors try to play it straight as our paths tend to cross over and over again.  As such, it behooves us (as well as our clients) to deal honestly and fairly with one another.  Especially as it’s very likely that within a few short months, we will be facing one another again at the negotiating table – often in reversed roles!

So with the keen help of my Broker, the involvement of the Title Company manager, a flexible lender, and my incredibly adaptable Buyers, who artfully adjusted with each new wrinkle, we managed to clean up the transaction and close escrow late last week.  (Nobody ever said short sales were going to be easy  – or short; they’re neither.)  Moreover, we did it while keeping everybody’s integrity intact and with little fallout or drama.  Now that’s the art of the deal. . . .

Suffice it to say that during challenging Real Estate transactions such as this one, I am reminded of just how important it is to have a clear understanding of the objectives we seek and why being represented by a licensed, ethical REALTOR is a very good idea indeed. When one can’t control the actions of the other players involved, it’s incumbent upon us to make sure our side of the street remains clean, while striving to deliver the desired results. 

This wasn’t a run-of-the-mill kind of encounter (more like a skunk in the night) and it required much more than the perfunctory duties we often perform as agents (it required fumigation, to put it bluntly).  Suffice it to say, with careful orchestration and the unyielding desire to “get it right,” The GRUBB Co. was ultimately able to deliver a very successful outcome for our very patient buyers.  In other words, we prevailed – in spite of the  “skunk in the woods.”Regretfully, Buck’s encounter ended much less successfully – with a vigorous tomato and peroxide bath and a trip to the showers (at least the water was warm).  Unfortunately, my dog still smells like burned rubber – Yuck! 

Does anybody have a cure for that?

 

What’s Coming?

Dana Cohen has just listed a “diamond in the rough” on the Piedmont side of Montclair.  Bring your contractor to this charming and light-filled 3bdrm/1.5bth Mediterranean at 5946 Johnston Drive.  This “fixer” sits on an expansive lot (approx. 1/4 acre per public records) with front lawn and park-like grounds and is just a few blocks to top schools, Montclair Village, recreational facilities and freeway access. Listed price: $479,000.  Open Sunday, 2-4:30pm. www.5946Johnston.com

Karen Starr has listed a fabulous duplex opportunity at 1321-23 Glenfield Avenue in the Glenview District of Oakland.  This charming, well-located duplex has two spacious, side-by-side “Townhouse-style” units that are stone’s throw to Marzano’s on Park Boulevard, and  offer conveneint access to the city and Highway 13.

1321: 2 bed/1 bath, updated kitchen, dining room. Vacant and perfect for an owner or for a renter.

1323: 2 bed/2 bath, fireplace in living room and glass doors opening to private rear deck/garden. List price: $689,000   Open Sunday, October 9, 2:00-4:30 p.m. www.grubbco.com

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Pending?

Speaking of prevailing, I’m happy to report that I successfully prevailed against nine other offers (!) on the wonderful Brown Shingle home at 23 Monte Avenue in Piedmont, and helped a dynamic young family achieve a wonderful result!

And as mentioned above, 22 Mesa Avenue (coincidentally, the house right in front of 23 Monte) closed last week after being in escrow since early June.  In this case, “good things come to those who wait!”  

“Building community, one family at a time . . .”

How can I help you?

What’s Fun?

There are a host of great events coming up at The Piedmont Center for the Arts.  This week, Suzie Skugstad’s  “A Room With a View” opens on Saturday, October 8 with an Artist’s Reception from 5-9:00pm. (What fun!) 

Suzie’s exhibit will be on display through Tuesday, October 16.  For a sneak peak at many of her beautiful creations, go to: www.suzieskugstad.com

It must be nice to possess such talent. 

The Piedmont Plug!

Estate Sales Junkies – heads up!  Mary Merrick writes me to share that her company, Metropolitan, will be overseeing an estate sale this coming weekend here in town at 40 Woodland Way.  There will be Maguire and patio furniture, art, kitchenwares, exercise equipment, holiday decorations, apparel, shoes, handbags and much more.

Shop early (the good stuff goes quickly)!

Friday Oct. 7,  8:30 – 2:30
Saturday, 8:30 – 2:30
Sunday, 10:00 – 3:00

See you next week!

Posted by Julie on 9:06 pm — Leave a Comment

Wednesday, September 28, 2011

Vol 202 – It’s like Riding a Bike!

What’s New?

I slowed to a stop at the corner as the young boy wobbled up the small hill on his shiny new bicycle.  Helmet and elbow pads in place, the little boy huffed and puffed, a big smile on his face while his dad drove slowly alongside him in the family Volvo, making sure other drivers on the road gave his son the right-of-way. (You gotta give this kid credit – it’s not easy learning to ride a bike in the hills of Piedmont).

Waiting for him to pass, I flashed-backed to my own protective mother teaching me to ride a bike many years ago on a warm summer evening in Sacramento.  She ran beside me, her steady hand on the seat and handlebars of the Schwinn until she felt I was secure enough to let go.  A gentle push and I was off – until I tried to make a sharp turn and . . . CRASH!  A few tears, a skinned knee, a quick hug and some assurance from my mom and I was up and pedaling once again, pigtails flying in the wind.

When my turn as the parent came, I taught my kids exactly the same way, trying to navigate the delicate balance between holding on and letting go. I’ve been thinking a lot about that balance of late.

My older son, Case, left for his sophomore year of college at the University of Arizona six weeks ago and since then, I’ve spoken to him only twice – and both times I initiated the contact (no surprise there).

“How’s it going? I cheerfully asked.

“Fine,” Case answered.

“How’s the new house and the roommate situation?” I pressed.

“Good,” he replied.

“How are your classes?” (C’mon Case, throw me a bone.)

“They’re okay. I gotta go now mom.” CLICK!

(Other knowing parents tell me I’ll have better luck if I “text” him.  I’m questioning just how much I’m paying for college!)

I think back to when I moved down to Los Angeles at the tender age of nineteen with little more than my dreams, a futon, and a dance bag crammed into my used Toyota Celica.  Rarely did I ever phone home. (Sorry about that mom and dad.) I’d left college to pursue a dance career – foolishly and fearlessly perhaps – but my parents hadn’t tried to stop me. I was the fifth in a long line of children and they’d already mastered the art of letting go.

After running alongside buyers and sellers – often times for months - there comes a moment in every transaction when we have to simply surrender to the process and “let go.”  It’s a point at which the outcome is no longer ours to steer.  That’s when suddenly the idea of selling and leaving a home you’ve loved and cherished for years (or decades!), OR buying one that’s in need of major work, OR changing towns, OR changing jobs, OR changing lifestyles – can literally be overwhelming.  At these moments, there’s often a natural push back, when strong emotions begin to surface and second guessing comes into play.  If we don’t carefully reign in our objections or expectations with respect to the buying and selling process, this tipping point in negotiations can literally “crash” the deal.

The truth is that even the most reasonable of buyers or sellers are likely going to have a moment of doubt as the finish line approaches and it’s important (necessary even) to acknowledge and honor that process.  A good night’s rest, some thoughtful introspection, a great deal of careful consideration, and a bit of understanding about the stakes involved, and buyers and sellers are generally back up and pedaling once again.

With a steady hand, a gentle push and some keen guidance, the ride gets easier with practice!

What’s Coming?

Dana Cohen has listed 312 Pacific Avenue in Piedmont.  This masterfully updated 3+Bdrm/4bth, Central Piedmont Traditional with panoramic SF Bay and Bridge views features a spectacular gourmet kitchen with island that balances art and function, spacious family room, expansive windows, THREE fireplaces, den, study loft, wine cellar, and separate guest suite. With intimate spots for curling up with a good book, substantial mouldings and attractive attention to detail throughout, this “Nantucket-type” home could sit as easily by the seaside as it does on the hillside here in Piedmont.  Open Sunday 2-4:30pm.  List price: $1,998,000 www.312PacificAve.com (site up on Thursday) 

Jeff Robarts has listed a classic Stucco Traditional at 113 Arbor Avenue in Piedmont.  Featuring formal living and dining rooms with built-ins,  handsome central staircase, period details, and a sunny eat-in kitchen and family room that flows out to a level lawn and patio. This charming 3++bdrm/2+bth home is not only conveniently located, it’s also a terrific value.  Open Sunday, 2-4:30pm. List price: $1,095,000. www.113Arbor.com

Tricia Swift has listed 6020 Bullard Drive, in Oakland. On the Piedmont side of Montclair, this 4bdrms/2++bth Traditional estate-like home sits on 1/4 acre, with level-out surrounding garden, and features an elegant formal dining room, generous living room and adjacent den – each with fireplace - and a big bonus room over the garage.  Add an extremely serene and private setting – close to Montclair Village – public transit, easy commuting, and the Sunday Farmer’s Market, and you have the components of a wonderful home!  Open Sunday, September 25, 2-4:30pm. List price: $1,537,500

I see literally thousands of homes a year so there are few that knock my socks off; however, Bebe McRae’s listing at 1330 Albina Avenue in North Berkeley absolutely does!  This Historic Queen Anne Victorian Masterpiece was the cover story in last weekend’s SF Chronicle and for good reason.  Offering the finest artistry, it has been impeccably and lovingly restored over decades and every thoughtful decision only improves the quality and the craftsmanship of this outstanding property. Both the grounds and the home are exquisite. Don’t miss it! Open  Sunday, 2-4:30pm. List price: $2,500,000.  www.1330Albina.com

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Pending?

There are only 58 days until Thanksgiving.  In essence, that’s the remaining window within our Fall Season.  Either sell your house before then, or be prepared to take a deep discount for the Winter Market.

My sophisticated Mid-Century Piedmont Pines listing at 75 Castle Park Way quickly went pending  (List price: $1,100,000) as did the lovely Traditional at 209 Hillside in Piedmont (List Price $1,649,000).

It bears repeating that the best results come about in the first fourteen days!

What’s Fun?

The 2011 Rockridge Kitchen Tour takes place on Sunday, October 2, 12:30-5:30pm.  Visit nine stunningly renovated Rockridge kitchens, ranging in style from classic craftsman to cool contemporary.

Advance tickets may be purchased for $35 at www.rockridge.org or for $40 on the day of the tour at the College Avenue Presbyterian Church at 5951 College Avenue, beginning at 11:00am.

What a great way to spend the afternoon and gather ideas!  

The Piedmont Plug!

“Sandy is looking for board game donations for her church in Oakland,” came the email and quickly, I made arrangements to have the long-ignored foosball table growing dusty in my garage picked up, along with ALL of the games and puzzles my kids had outgrown.  While I was cleaning out cupboards, I added the DVD’s we never use any longer (NetFlix).

Thank you Sandy.  It feels really good to purge and send these items on to kids in need!

Sandy can be reached at:  510-812-4768.

See you next week!

Posted by Julie on 5:15 pm — Leave a Comment

Wednesday, September 21, 2011

Vol 201 – A Fly on the Wall

What’s New?

“You don’t suppose I could just quietly sit downstairs during the Open House?”  my client plaintively asked.  “I’d love to hear what people are saying.”  (Uh, no you wouldn’t.)

It’s not that I don’t understand your desire or your inclination to be a “fly on the wall.”  After weeks of purging, cleaning, and preparing your now fabulous home for the market, it’s only natural that homeowners want some well-deserved feedback. (Of course they do!)

“Absolutely not,” I replied, as sternly as any second-grade school teacher, as I handed them their bags and gently pushed them out the door.  “You need to enjoy an afternoon OFF while I take care of the prospective buyers and their agents.”

The truth is there is nothing more off-putting to buyers than having the expectant sellers remain in the house while they walk through it.

Take it from me, there’s a host of good reasons why homes are sold via third party negotiators and why agents do their best to keep buyers and sellers APART until AFTER the property closes escrow.  Once the property has transferred ownership, by all means, feel free to meet and discuss the drip irrigation system, the combination for the alarm code, and the wild turkeys that visit the property each fall.  (Just don’t do it before then.)

The fact is that no matter how beautifully appointed your home, or how meticulously you have worked to make it darn near “perfect,” the new buyers are very likely to repaint the walls, refinish the floors and start mentally tearing down walls.  It isn’t at all uncommon to hear them speak about “gutting the kitchen,” “changing out the baths,” and “ripping out the organic garden,”  even when - and especially if - the sellers have just put them all in!

I have a very good friend who lives by the credo: “What other people think of me is none of my business.”  And from where I sit (guiding anxious buyers and sellers)  I think it’s a philosophy well worth embracing.  No matter how much time and care you have invested in your spectacular home, it won’t reflect the taste of the next buyer – nor should it (the home represents your life story – not yet theirs).  It’s almost a foregone conclusion that the new owners will move in and quickly start changing . . . just about everything.

That leather-tufted wet bar downstairs you love – they hate.  The floor plan that works so beautifully for your family – is problematic for theirs, and the views that provide unbelievable serenity - are way too far up the hill.  Groan . . . (and that’s just from my perspective).

It’s not hard to imagine just how well these “keen  observations” go over with emotionally attached sellers who have recently spent a fair amount of time (and money) prepping and staging their lovely home for sale.  Selling a home is emotional enough without overhearing these off-handed, “constructive” criticisms and remarks, isn’t it? (Yes, it is.)

Yet here’s the essential element sellers need to understand (are you listening?): buyers cannot begin to place themselves in the home without these conversations taking place.  AND what’s more, they can’t speak freely with you in the home.  So do yourselves a favor and plan an afternoon at the movies, go shopping for your new residence or taking some well-deserved time off! (Trust me, I’ll take it from here.)

Kiss your house goodbye, wish me a successful Open House, and save your desire to meet the buyers until the day you hand over the keys and the remote controls.  Take your memories with you and thank the house for all it has carried you through.  If you can do that, you are bound to have a much better (and happier) result!

What’s Coming?

Dana Cohen has just listed 312 Pacific Avenue in Piedmont.  This masterfully updated 3+Bdrm/4bth, Central Piedmont Traditional with panoramic SF Bay and Bridge views features a spectacular gourmet kitchen with island that balances art and function, spacious family room, expansive windows, THREE fireplaces, den, study loft, wine cellar, and separate guest suite. With intimate spots for curling up with a good book, beefy mouldings and attractive attention to detail throughout, this “Nantucket-type” home could sit as easily by the seaside as it does on the hillside here in Piedmont.  Open Sunday 2-4:30pm.  List price: $1,998,000 www.312PacificAve.com (site up on Thursday) 

Mindy Scott presents 11 Estrella in Central Piedmont. This classic beauty on a tree-lined street, features gracious entry, elegant formal living and dining rooms, four bedrooms up, play room down and wonderful level lawn and garden!  Open Sunday, 2-4:30pm.  List price:   $1, 595,000.  www.grubbco.com

Jeff Robarts has just listed a classic Stucco Traditional at 113 Arbor Avenue in Piedmont.  Featuring formal living and dining rooms with built-ins,  handsome central staircase, period details, and a sunny eat-in kitchen and family room that flows out to a level lawn and patio. This charming 3++bdrm/2+bth home is not only conveniently located, it’s also a terrific value.  Open Sunday, 2-4:30pm. List price: $1,095,000. www.113Arbor.com

Steve Michaledes has just listed 868 Leo Way - a gorgeous  4+bdrm/3+bth Traditional on a flat, secluded, cul-de-sac near Montclair Village. Featuring an engaging open floor plan that surrounds a central courtyard, spacious gourmet kitchen with adjacent family room overlooking a sprawling lawn/play structure, au pair/media room and designer details throughout, this spacious, yet inviting home offers a coveted location, easy commute and spectacular “turn-key” conditions.  Don’t miss it!  List price:$1,4oo,ooo. Open Sunday, 2-4:30pm. www.grubbco.com

Tricia Swift has listed 6020 Bullard Drive, in Oakland. On the Piedmont side of Montclair, this 4bdrms/2++bth Traditional estate-like home sits on 1/4 acre, with level-out surrounding garden, and features an elegant formal dining room, generous living room and adjacent den – each with fireplace - and a big bonus room over the garage.  Add an extremely serene and private setting – close to Montclair Village – public transit, easy commuting, and the Sunday Farmer’s Market, and you have the components of a wonderful home!  Open Sunday, September 25, 2-4:30pm. List price: $1,537,500

Bebe McRae brings 1330 Albina Avenue in North Berkeley to the market.  This Historic Victorian Masterpiece offers the finest craftsmanship and artistry and has been impeccably restored.  Open for the first time on Sunday, September 25, from 2-4:30pm. List price: $2,500,000. www.grubbco.com or www.1330Albina.com

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Pending?

The well-priced Mid-Century at 15 Calvert Court quickly found a buyer and is now pending (List price: $998,000), as did the ultra-chic home at 162 Estates Drive (List price: $1,299,000).

While sellers often question the speed of a short transaction, understand that the “brevity” represents a very successful result.  You want your relationship with your Realtor to be short and sweet. The longer we hang around the less desirable the outcome.

What’s Fun?

The 2011 Rockridge Kitchen Tour takes place on Sunday, October 2, 12:30-5:30pm.  Visit nine stunningly renovated Rockridge kitchens, ranging in style from classic craftsman to cool contemporary.

Advance tickets may be purchased for $35 at www.rockridge.org or for $40 on the day of the tour at the College Avenue Presbyterian Church at 5951 College Avenue, beginning at 11:00am.

What a great way to spend the afternoon and gather ideas!  

The Piedmont Plug!

Have you discovered LOCAL yet?  If not, stop by this trendy cafe at 4395 Piedmont Avenue for a delicious bite.  Currently serving breakfast and lunch, this swank little eatery has put together a creative menu that’s sure to please.

See you next week!

Posted by Julie on 11:45 am — Leave a Comment

Wednesday, September 14, 2011

Vol 200 – I’m Two-Hundred! (Don’t I Look Good for My Age?)

What’s New?

I’m officially two-hundred!  Wow, that’s kind of amazing when I stop to think about it. With fifty-two weeks in a year (except for a few vacation breaks each summer ) I suppose that means I have been penning “The Piedmont Perspective” for a little over four years now.  (Don’t I look good for my age?  AND more to the point, just why haven’t I been discovered by Hollywood yet?)

Along the way, I hope I’ve made more friends than I’ve lost.  Perhaps the greatest compliment is when I meet readers for the first time who declare, “You don’t know me, but I know all about you!” (That’s a gift.)

It’s true, I’ve poked, prodded, and pulled my family and friends into the column on more than a few occasions (often without their permission) and have used this platform to work out a few issues of my own (a revelation I suspect, doesn’t surprise any of you).  “The Perspective” hasn’t only been a sounding board for all manner of Real Estate topics, it’s also served as my therapy and master class as well (albeit a whole lot cheaper).

Gratefully, I am surrounded by friends and family who support and nurture me, but more importantly, have the ability to laugh at themselves in turn.  If you’ve found yourself in a column or two, consider it the ultimate compliment (you’ve inspired me!) OR as my husband Cliff is quick to point out, “If you’re speaking with Julie, you’ve effectively waived your right to privacy.” 

That’s not entirely true  (I hold your confidences sacred) but it is true that I do tend to see a real estate analogy in almost every opportunity (and admittedly, I borrow liberally).

Still, there’s an important distinction between what should and what shouldn’t be shared with the public, and I hope I’ve done my best to respectfully honor this fragile line.  Rarely, and regretfully, there were a few observations  that  may have caused offense. When I did so, you quickly and emphatically let me know.  Thank you for your astute observations and willingness to be equally vulnerable in the moment.  You’ve provided me invaluable opportunities to grow - for which I am ever grateful.

My goal first and foremost, has always been to make The Perspective interesting and compelling (why else bother?) and to that end, I’ve not only shared my truth, but a bit of my personal journey along the way.  For those of you who wrote to say, “I get a lot of industry Blogs, but yours is the only one I read,”  know that you made my day -  I can truly think of no greater compliment.

While honing this weekly column, I’ll admit that on more than one occasion, I have argued with my broker, rankled a few colleagues, and come up against deadlines I struggled to meet, but I also discovered that the more I wrote, the easier the stories came. Experience has provided an endless stream of material and you’ve shown me that personal anecdotes are more colorful and “graphic” than graphs will ever be. (People are complex – as is Real Estate.)  After hearing from hundreds of you over the years, it’s rewarding to know that it’s the stories you connected to: “I loved the one you wrote about your son catching the ball in the outfield . . .  my son loves baseball too . . .”.

Some of you “got me” right away, while others, took more time to warm up and still others, decisively hit the “unsubscribe” button with little fanfare and NO apology.  That’s okay, no offense taken – I’m not everybody’s “cup of tea,” but happily, enough of you read “The Perspective” on a weekly basis to encourage me to continue to voice an opinion that not only found a home but seems to be highly sustainable as well. (Subscribers have grown from 250 to more than 1300 and climbing – I’m honored.)

While writing is a solo journey, publishing requires many eyes and ears. Many thanks to my bosses at The GRUBB Co., DJ Grubb and John Karnay, who started out as my harshest critiques, but proved to incredibly patient and astute mentors.  To my generous colleagues, Karen Starr and Dana Cohen, who consistently offer fresh eyes each week as my proof readers, and to Tricia Swift who never fails to send me kudos and compliments every Wednesday (the definition of “grace”). You’ve been enthusiastic cheerleaders from the very start and I will be forever indebted to each of you.

I owe my heart to my husband, Cliff, my boys, Case and Tristan, and my gratitude to my parents, siblings and friends (too numerous to list) who have willingly allowed me to peel back the onion on our respective lives in order to reveal lessons and humor from our collective pain and laughter. (No experience is ever wasted and luckily the boys rarely read their mother’s writing!) They’ve supported me, indulged me and encouraged me with few exceptions and even fewer complaints (that’s love).

Finally, thanks to all of you, who have followed my ramblings week in and week out, debated my observations, played the trivia games when asked, responded to my questions, submitted events, suggested ideas, and referred friends and clients my way simply because I had managed to earn your TIME and your TRUST.  (I can think of no more precious or valuable commodities.)

So I ask you, “With support and love like that, who needs Hollywood?”

Still, if you happen to know Darren Starr, please send him my way. I envision “The Piedmont Perspective” as the Real Estate equivalent of “Sex and the City” - except with no sex and no city.  (Why let details get in the way ?)

Cut to: a hardworking, yet very sincere (and also attractive) Realtor in a tree-line, picturesque hamlet (near a BIG city) who writes a compelling weekly Blog.  She’s busy typing at her computer . . .

Hollywood, here I come.

What’s Coming?

75 Castle Park Way in Piedmont Pines had a fantastic Sunday Open and with good reason.  On a much coveted street backing into the Redwood Regional Park Trail System, this sunny Mid-Century Contemporary is on the market for the very first time and features updated kitchen and bathrooms, Bridge and City Views, sophisticated open floor plan, TWO family rooms, billiard room, office, mature meandering gardens and inviting front courtyard.  Near trails and just minutes to Montclair Village, this captivating home is truly special.  Open Sunday, September 18, 2-4;30pm.  List price: $1,100,000. www.75CastlePark.com

Dana Cohen has just listed 1651 Trestle Glen in Crocker Highlands.  This timeless 4+bdrm/3+bth is a Traditional Masterpiece with exquisite Mediterranean flair.  Meticulously updated with an artist’s eye for detail, this thoughtful and ultra-chic home includes a chef’s kitchen, elegant formal rooms, baker’s dream kitchen on the lower level, family room, office and spa-like master suite.  Lush meandering grounds surround this special home with pathways and large terrace that beckon. Perfect for outdoor entertaining and year-round enjoyment. List price: $998,000. Open  Sunday, 2-4:30pm. www.1651TrestleGlen.com

Mindy Scott presents 11 Estrella in Central Piedmont. This classic beauty on a tree-lined street, features gracious entry, elegant formal living and dining rooms, four bedrooms up, play room down and fabulous level lawn and garden!  Open Sunday, 2-4:30pm.  List price:   $1, 595,000.  www.grubbco.com

Steve Michaledes has just listed 868 Leo Way - a gorgeous  4+bdrm/3+bth Traditional on a flat, secluded, cul-de-sac near Montclair Village. Featuring an engaging open floor plan that surrounds a central courtyard, spacious gourmet kitchen with adjacent family room overlooking a sprawling lawn/play structure, au pair/media room and designer details throughout, this spacious, yet inviting home offers a coveted location, easy commute and spectacular “turn-key” conditions.  Don’t miss it!  List price:$1,4oo,ooo. Open Sunday, 2-4:30pm. www.grubbco.com

Tricia Swift has listed 6020 Bullard Drive, in Oakland. On the Piedmont side of Montclair, this 4bdrms/2++bth Traditional estate-like home sits on 1/4 acre, with level-out surrounding garden, and features an elegant formal dining room, generous living room and adjacent den – each with fireplace - and a big bonus room over the garage.  Add an extremely serene and private setting – close to Montclair Village – public transit, easy commuting, and the Sunday Farmer’s Market, and you have the components of a wonderful home!  Open Sunday, September 25, 2-4:30pm. List price: $1,537,500

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Happening?

U.S. Ambassador to Australia and Piedmont resident, Jeff Bleich, is speaking at the Piedmont Center for the Arts on Saturday, September 17, 10 AM.  Topics will include “The Arab Spring, Wikileaks, the U.S. Economy, and ‘What We’ve All Been Up (or Down!) to in Australia.’”

Jeff is taking time from his busy schedule to give a special talk to his friends here in Piedmont and will share his experiences representing the U.S. in the Asia-Pacific, his thoughts on the economy, Bin Ladin’s operation, and much more.  He will also share his perspective on what it is like to be an ambassador, interacting with such dignitaries as the Dalai Lama and Henry Kissinger. Finally, he will talk about his experience – from a parent’s point of view - about attempting to raise teenagers in the world of diplomacy (mostly comical!) and life in Australia.

Tickets $25 at door. Questions will be taken from the audience.

Please note the early time of this event at 10:00am.  

The Piedmont Neighbors and Newcomers Club invite you and your family to join them on Sunday, September 18, 11am-3:00pm at the picnic area next to the Piedmont Rec Department (in front of the community pool).  Please bring an adult beverage.

$15 per adult

$8 per child (kids under 2 are free).

You needn’t be a newcomer or a current member to join in the fun. Come see what the Piedmont Neighbors and Newcomers are all about!

For more information or to sign on, go to:  

The Piedmont Plug!

Please,  don’t forget about the Camp Augusta FUNRaising Gala on September 24, 6-10pm.

Tickets are selling quickly but we still have room for you and your guests.  Held at a fabulous mansion on Glen Alpine in Piedmont, this evening of good eats, camp cocktails, and a live band and auction is Camp Augusta’s largest FUNRaiser and counts on your support.

Camp Augusta is a nonprofit organization, serving our community and our kids, but receives NO funds from the City of Piedmont.  I know it’s a busy weekend with the Harvest Festival and the 5k Wellness Center Walk, but please make time for this FUN and important event.

Tickets are $125 per adult.  www.campaugusta.org

And if you can’t make it, would you consider a donation in your stead? Your kids will thank you.

See you next week! (201)

Posted by Julie on 9:36 am — Leave a Comment

Wednesday, September 7, 2011

Vol 199 – Don’t Force the Fit

What’s New?

“Can I help you find anything?” the hip, young salesman at J. Crew eagerly asked. “Yeah, you can help me find my youth,” I thought as I beat-feet out of there.  It took only a quick glance through the racks for me to realize that the J. Crew fall collection was NOT designed for my middle-age demographic.

First of all, there was nothing above a size four in the store, and second, there was nothing above a size four!  The same can be said for the majority of other “women’s” shops I visit these days that seem more suited to pre-teens than to any of the women I see or know. (Just who are they designing for anyway? Not me!)

While I’m not yet ready to surrender to elastic waistbands and drawstrings, let’s get real – the days of mini skirts and hot pants are well behind the majority of us forty (plus!) gals.  With the rare exception of Jennifer Aniston, I find that looking good as one ages, is more and more about creative draping and skilled tailoring. 

Mind you, this isn’t necessarily a size or weight issue, but candidly speaking, clothing tends to hang a little differently than it did when we were younger (and hadn’t yet given birth). The truth is that no matter how well we women keep it together, there comes a point in time at which we should adjust our personal style and donate what no longer accentuates our best features (uh, that would be my ankles).  With respect to “flaunting what you’ve got,” perhaps it’s time to pass this mantle on to a younger, hipper, braver generation (also known as our daughters)!

With respect to Real Estate, there are moments in the heart of a deal, when I can literally hear and see my Buyers struggling with the “fit” of a home.  They like the house, but they are not quite sure it meets ALL their needs.  OR . . . they are in contract and have discovered unwelcome surprises that now make them uncomfortable moving forward.  OR . . . they are worried the costs to maintain or remodel the property will be too great.  OR . . . they’re not really sure the East Bay is really the right move for their family after all – and so it goes . . . . 

There are a host of good reasons why a house that initially caught your eye, no longer “fits” the same as it did before and why the bloom has fallen off the tree.  At which point, I want to assure you that whatever choice you make about moving forward or exiting the deal, it will be okay. However, if you want to see it through, even the most dire objections can be overcome with a talented architect, a skilled contractor, and some well-intentioned negotiation.   

Brick foundation? Yes.

Lack of permits? Yes.  

Extensive drainage issues? Yes.

Fear or paralysis?  Probably not.

The fact of the matter is, if you are squeezing into size four jeans - when you actually need a ten - the “fit” is going to suffer.  Not that you can’t fool yourself into thinking everything still looks good; it’s just that maybe you shouldn’t force the fit.  If you have to “talk” yourself into a home, it’s probably not the right property for you in the long run.  Let it go and move on.  As hard as it is to say good bye, there will be other opportunities and other homes that “fit” much better (I promise).

On the other hand, if you decide to move forward - despite your initial objections – than you’ll have to accept the “unknowns” on the house; “own” the decision and embrace the process. Have some faith, if you love the property enough, you’ll work through the imperfections and take on the risks (hmmm, sounds a bit like marriage).    

In either case, understand that “the perfect fit” probably exists only in magazines – and even then, those multi-million dollar homes are professionally styled for days before the photographer shows up and points the camera.  With no curtains, pillows, or miscellaneous items out of place, these architecturally, perfectly designed homes don’t really reflect reality; they reflect our fantasies. Don’t get too caught up in the “perfect image” – it isn’t real.   

Speaking of reality, I’m off to the semi-annual sale at Nordstrom’s -they’re  not exactly fashion forward but at least they have pants in my size!

What’s Coming?

At long last, I am ready to unveil my fabulous listing at 75 Castle Park Way in Montclair.  On a much coveted street, this sunny Mid-Century Contemporary is on the market for the very first time! Featuring updated kitchen and bathrooms, Bridge and City Views, sophisticated open floor plan, TWO family rooms, billiard room, office, mature meandering gardens and inviting front courtyard, this captivating home is truly special.  Open Sunday, September 11, 2-4;30pm.  List price: $1,100,000. www.75CastlePark.com (site up on Friday).Dana Cohen has just listed 15 Calvert Court in Piedmont.  Offering “easy living,” this serene 3bdrm/2bth, one-level Mid-Century on a quiet cul-de-sac  features an open living/dining room with cathedral ceilings, updated eat-in kitchen, family room, two fireplaces and master suite with walk-in closet.  A level lawn, mature gardens and private brick patio create a seamless transition from indoor to outdoor entertaining! Open Sunday, 2-4:30pm. List price: $998,000. www.15Calvert.com  (site up on Friday).

Mindy Scott has just listed 19 Littlewood Drive, in Piedmont. This spacious Traditional on a private cul-de-sac offers  “Great Room” living with BIG kitchen and dining room opening out to a level garden and lawn.  Featuring a main floor bedroom/den, plus four additional bedrooms and a family room up, this very gracious home is move-in ready! Call Mindy Scott for more details at 510-339-0400. Open Sunday, 2-4:30pm.  www.grubbco.com

Karen Starr brings 17 Eucalyptus Road in the Claremont neighborhood in Berkeley to the market. This quintessential Brown Shingle home with Bay and City views and romantic gardens behind a quaint stone wall, offers 4bdrms/3bths. Circa 1907 and designed by Charles Kaiser, this charming home, near College Avenue Shops, restaurants, Rockridge BART and the Claremont resort, is as special as they come.  Don’t miss it – it’s getting LOTS of attention and for good reason. List price:$1,295,000. www.grubbco.com

Tricia Swift has listed 6020 Bullard Drive, in Oakland. On the Piedmont side of Montclair, this 4bdrms/2++bth Traditional estate-like home sits on 1/4 acre, with level-out surrounding garden, and features an elegant formal dining room, generous living room and adjacent den – each with fireplace - and a big bonus room over the garage.  Add an extremely serene and private setting – close to Montclair Village – public transit, easy commuting, and the Sunday Farmer’s Market, and you have the components of a wonderful home!  Open Sunday, September 18, 2-4:30pm. List price: $1,537,500

 (I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Happening?

Labor Day is behind us and the summer market is officially over.  For Buyers still committed to the home buying process, expect to see a final flurry of new introductions within the Fall Market before the opportunities thin out considerably as the Thanksgiving holidays approach.

It’s a typical pattern that plays out year after year. It’s good news for both Buyers and Sellers as there is still ample time to take advantage of unbelievably low interest rates! 

What’s Fun?

It’s the Annual PCC Picnic! 

Grab the kids and join your friends and neighbors at the Piedmont Community Church picnic on Sunday, September 11, beginning at 11:30am. Rock out to the down-home music of The Royal Deuces and enjoy the BBQ and the last of the summer fun.

The Piedmont Community Church can be found at 400 Highland Avenue and everyone is welcome.

The Piedmont Plug!

On your Mark, Get Set, Go!

The PUSD Wellness Center, in partnership with the Piedmont Education Foundation, is thrilled to announce its first ever FallFest 5K Run/Walk on Saturday, September 24, at 8:00am – check-in begins at 7:00am at the Piedmont Community Hall.

Proceeds will help sustain the school district’s vibrant Wellness Center, which currently serves students in grades 6-12.  To find out more or to register your family, got to www.piedmontfallfest.org . Adults $30, children (13 and under) $20.

Come and out and Support this wonderful organization.

See you next week!

Posted by Julie on 9:36 am — Leave a Comment

Wednesday, August 31, 2011

Vol 198 – Snap!

What’s New?

“Hey Julie,” Cathy’s email said.  “You are currently signed up for five team dinners, 2 chain-gangs, 2 stats, the cocktail party, 1 gate, and the snack shack . . .  (What !?!)               

Say it ain’t so!

I’m a gal who doesn’t mind pitching in to do my fair share. I’ve been known to bake cookies, set up for parties, offer my house for gatherings and organize a group or two for school activities.  I’ve driven field trips, sent homemade bouquets on “Teacher Appreciation Day,” and worked school lunches. I’ve been roped in for fund raisers and board meetings, but as excited as my Freshman son is to be playing high school football, I have to admit that I’m less thrilled about the “team parent” aspect of it.  I know football is the “holy grail” of high school sports, but this was ridiculous.  Who signs up for everything?     

Evidently, I do. 

Let’s back up just a minute to fill in the blanks . . . our well-organized team parent had placed all of the duties on a web hosting page called “TeamSnap.”  It’s essentially designed to be a community bulletin board, where everything is posted: playing schedules, refreshments, activities, etc.  Once “invited” to join your son’s or daughter’s team, the parent signs on and “SNAP” everything is supposedly at your fingertips (supposedly).  Designed to replace the endless stream of emails, TeamSnap is the “go to” for all matters affecting your kid’s teams. (In practice, the emails come anyway.  I’m not the only adult who couldn’t figure it out.)

The confusing part (for me, anyway)  is that the parents aren’t registered on the site - only the team participants (???).  So having clicked on to my son’s name (per the instructions) I dutifully checked off what I assumed were practice and team dates under the heading of  “Availability,” but turned out to be a host of other responsibilities as well. (Oops!)  Moreover, carpool sign ups had been place in the “Refreshment” tab, making it even more difficult to assign the tasks.

Note to TeanSnap – you may want to make it possible to customize this template a bit.

But despite all my objections and criticisms about the site, the truth is I hadn’t carefully read the entire contents before blithely checking away.  Once I hit page 6 of an 18-page sign-up sheet, I was on automatic pilot.  Of course, Tristan would be there for every practice and game (that’s the commitment one makes to the other team members when taking on a team sport) and I assumed the coaches needed the information with respect to player availability.  As for me, I had already signed up for team dinners and carpools the old-fashioned way – on a clipboard at the first team meeting. Wasn’t that enough? (Evidently not.)  You’re actually supposed to read the fine print! (Go figure.)

When clients are handed a stack of disclosures (THUMP!) equivalent to Webster’s Dictionary (the unabridged version) the mountain of  reading material is a bit overwhelming as well.  READ IT!  Inside you’ll find the story of the home you are so keen on buying.  And having read it, the next step is to write down any and all questions you have that need explanations or further investigation. And no, it’s not a “snap,” it’s time-consuming, but for most of us - a home purchase represents our single largest investment and asset.  Isn’t it worth your time tp know what you are buying and where any potential pitfalls may lie?

While a good deal of the material is required, “boiler plated” disclosures and proactive “release of liability” language, a good chunk of it is quite specific to the house – and therefore, valuable to know.  In short, it’s information worth pursuing.  In my experience, the best results take place with the most informed buyers.  (I didn’t say the easiest, I said the best.)

 

So take your time, slow down and read the material, with the understanding that inspections are designed to draw attention to the defects of a home – not gush about its “fabulous views” and “ease of living” (that’s called advertisement).  You’re bound to have a better result if you know all the facts going in – even those you don’t necessarily like.  At least, you’ll be armed with knowledge that is bound to provide clarity.

In the meantime, quick, I need to sign back on to TeamSnap and delete a few check marks.  Now that I’ve got some clairity, there’s no way I’m hosting all those dinners!

What’s Coming?

Stay tuned for my newest listing at 75 Castle Park Way in Montclair.  On a much coveted street, this sunny Mid-Century Contemporary is on the market for the very first time! Featuring updated kitchen and bathrooms, Bridge Views, sophisticated open floor plan, TWO family rooms, billiard room, office, meandering gardens and inviting front courtyard, this captivating home is quite special.  Open Sunday, September 11, 2-4;30pm.  List price: $1,100,000.

Michael Friedman offers easy living in his newest listing at 6384 Estates Drive, just a few short blocks to Montclair Village.  This updated 4bdrm/3bth home on the Piedmont side of Montclair, features wonderful inside/outside flow for entertaining, lovely gardens and private master suite with Bay view. Open Thursday, 10:00am-1:00pm and Sunday 2:00-4:30pm.  List price: $798,000. www.grubbco.com

Don’t miss Dana Cohen’s newest listing at 6833 Armour Drive in Montclair. Entertain in style and enjoy Bay views in this 2004 custom built post modern with 4+bdrms/ 3++ bths. This dramatic home, full of warm finishes, features a chef’s dream kitchen with island, expansive master retreat with spa-like bath, home office, large family room and private guest suite, view decks, level lawn, native gardens and a two car garage with elevator. Open Sunday, 2-4:30pm. List price: $998,000 www.6833Armour.com.

Angela Grubb has just  listed 92 Oakmont Avenue in Piedmont.  On a friendly, tree-lined  street, close to Wildwood School, playing fields and Lakeshore shopping, this convenient 3+bdrm/2bth home is open this Sunday, 2-4:30pm and for Broker’s Tour on Monday, September 5, 10am-1pm.  List price: $925,000. www.grubbco.com

Finally, Sheila Sabine and Rebecca Erdiakoff have joined forces to bring 13170 Skyline Boulevard in the Hillcrest Hills of Oakland to the market.  This nearly all-level gated contemporary with smashing views, swimming pool, tennis courts, and 1.76 acres of grounds, offers 5 ++ bdrms/7bths, several entertainment rooms, master suite with two plus rooms, and parking for ten cars. It’s uniquely one-of-a-kind. Open Sunday, 2-4:30pm. List price: $1,795,000. For further information, please contact listing agents: Sheila Sabine, 510-326-5055 or Rebecca Erdiakoff, 510-418-1578. www.grubbco.com

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Happening?

Here’s a quick tale of “Before” and “After.” 

After a less than stellar market response on a rather “tired” house here in town, the listing agent pulled it off the market, made some significant repairs, painted the inside and out, cleaned, it, staged it, hauled away piles of trash and reintroduced it with a fresh new approach and a sparkling new outlook (steps she probably encouraged the seller to do the first time around). Now it’s a sophisticated and attractive opportunity AND with many of the cosmetic issues addressed, a much better value to boot!

As you might guess, the home had a very different response the second time around and quickly went pending after a single Sunday Open.

The moral of the story? -  Don’t bring your home to market without proper preparation.  Unless it’s being marketed as a “fixer,” (and priced accordingly) no wants to buy a shabby setting. (“Shabby chic” is another story altogether).

You wouldn’t wear your torn up jeans on a first date and your home is no different.  Sellers, think of it as a “courtship” and dress your home appropriately.  It makes a world of difference and delivers dramatically different results as well!

What’s Fun?

I am plugging the Camp Augusta FUNraiser once more.  If your kids have previously  attended the camp, you already know what an amazing place it is.  AND if your kids are headed there in the next few years, come join us and learn what’s on tap for the future at Camp Augusta.

A non-profit organization, Camp Augusta provides a “technology-free” zone where kids step back in time and experience nature in a safe and nurturing environment.  Through activities, team-building and play, our kids build skills, friendships, and memories that truly last a life time.

Come join us at a spectacular setting on Glen Alpine Road in Piedmont on September 24, from 6-10pm.  To order tickets or for more details, go to: www.campaugusta.org.

See you next week!

Posted by Julie on 7:05 am — Leave a Comment

Wednesday, August 24, 2011

Vol 197 – The Quintessa! August 24, 2011

What’s New?

Leave it to my husband and son to maximize their “winning opportunities.” Each year when we head to Tahoe, the Backgammon board comes out for marathon sessions of competitive Backgammon. Between Cliff, Tristan and his buddy, Andrew (who has joined our family vacations for years), these boys don’t mess around.  In between hikes and trips to the lake, the dice are rolling all day long and well into the evening.

Their good-natured ribbing of “I beat you so I’m the world champion,” is nonstop as they challenge and play each other over and over again. So competitive are these games, that they have actually instituted a last ditch final roll, that allows the losing opponent to “take” the game from the other by rolling “The Quintessa.”  Huh?

For those unfamiliar with “The Quintessa,” (and that would be everybody) let me enlighten you . . . “The Quintessa” happens when the heretofore “losing” player rolls  a four and a two (don’t ask, the back story is too long) which automatically trumps the winner. (Did you follow that?) At which point, the now debunked winner can “Reverse Quintessa” their opponent to reclaim the throne by also rolling (you guessed it) a four and a two.  In short, it ain’t over ’til it’s over!

That concept is a bit true of real estate as well.  Absent an “All Cash” or a “Contingency Free” offer, once a purchase contract has been presented and accepted (aka: ratified), it ain’t over, ’til it’s over. Typically, there are still several inspections to be performed, an appraisal to be conducted and a loan that must be guaranteed and underwritten, prior to the close of any escrow.  At any point within these contractual time frames, the buyer may come back and ask for a reduction in price, credits towards close of escrow, or repairs (hmmm, that’s interesting) OR in a worse case scenario, walk away from the deal altogether.  So Sellers – consider yourself warned.  In other words, don’t open the champagne just yet.

Forget the Sellers’ Market of yesteryear, where anxious buyers often lined up to buy a house for tens or several hundred thousand dollars over the asking price AND assumed ALL defects, no questions asked. (Those good ol’ days are long, LONG gone.)

Conservative buyers today are prepared to do battle over any “new discovery.” (“New Discovery” is information that wasn’t provided in the Disclosure Package prior to the offer date or develops later during the inspection period.) Once “new discovery” is uncovered, a savvy buyer is very likely to return and ask for all, or part, of the damages they seek.  You as the seller, may agree or disagree with the request and counter back in turn.  It’s a bit like “The Quintessa” as each side vies for top position (without the finger pointing and screams of sheer joy).  

However, instead of a “winner” and a “loser,” it’s more likely the buyer and seller will compromise on a solution that allows each party to get a bit of what they want and need. With all due respect to gamesmanship, we’re seeking  a “win-win” outcome here.

While it may feel great to obliterate the opponent in Backgammon (Quintessa!), in Real Estate it isn’t especially helpful or productive to a transaction to become entrenched in a position, to set unrealistic expectations, or to lose perspective altogether.  In fact, it’s been my experience that an overly aggressive attitude can knock a client and their agent out of a deal very quickly and send the buyer or seller onto the next more amenable opportunity.

So let’s not count on a last minute roll of the dice instead of a well considered strategy to secure a victory.  Should an unwelcome surprise come up, let’s seek to find solutions, instead of focusing on the problems. In otherwords, let’s play fair and let’s have some integrity around any decisions or requests.  With this in mind, my goal is to “maximize your winning opportunities,” and deliver you the desired result.

(Now you can pop the champagne!) 

What’s Coming?

Stay tuned for my newest listing at 75 Castle Park Way in Montclair.  On a much coveted street, this sunny Mid-Century Contemporary is on the market for the very first time! Featuring updated kitchen and bathrooms, Bridge Views, sophisticated open floor plan, TWO family rooms, billiard room, office, meandering gardens and inviting front courtyard, this captivating home is quite special.  Open Sunday, September 4, 2-4;30pm.  List price: $1,100,000.

Katherine Cooper has just listed a fabulous and elegant Mid-Century home at 11 Huntleigh in Piedmont. Featuring 4bdrms/4.5bths, TWO family rooms and a refreshing pool, this all-level retreat will be open this Sunday, 2-4:30pm.  List price: $1,975,000. www.11Huntleigh.com

Michael Friedman offers easy living in his newest listing at 6384 Estates Drive, just a few short blocks to Montclair Village.  This updated 4bdrm/3bth home on the Piedmont side of Montclair, features wonderful inside/outside flow for entertaining, lovely gardens and private master suite with Bay view. Open Thursday, 10:00am-1:00pm and Sunday 2:00-4:30pm.  List price: $798,000. www.grubbco.com

Carol Brown has just listed a smart, 3bdrm/3bth, 1980′s Contemporary at 6505 Harwood Avenue in the heart of Rockridge. On a tree-lined street near the BART station, Chabot School, and College Avenue, this bright, light-filled, split-level home, features an open floor plan, soaring living room ceilings, an updated eat-in kitchen and a separate downstairs family room. Open Thursday 10am-1:00pm and Sunday 2-4:30pm.  List price: $749,000. www.grubbco.com

Don’t miss Dana Cohen’s newest listing at 6833 Armour Drive in Montclair. Entertain in style and enjoy Bay views in this 2004 custom built post modern with 4+bdrms/ 3++ bths. This dramatic home, full of warm finishes, features a chef’s dream kitchen with island, expansive master retreat with spa-like bath, home office, large family room and private guest suite, view decks, level lawn, native gardens and a two car garage with elevator. Open Sunday, 2-4:30pm. List price: $998,000 www.6833Armour.com (site up on Friday).

Finally, Jane Anderson and Nancy Lehrkind have teamed up to bring

5054 Cochrane Avenue in Upper Rockridge to the market. This stylish, 3bdrm Traditional offers sunlight, views, a wonderful floorplan, level backyard and easy, convenient location.  Add gracious living and dining rooms, large eat-in kitchen, family room, office, and  rumpus/play room and you have a very smart opportunity! Open Sunday 2-4:30pm.  List price: $1.195,000.  www.grubbco.com

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Pending?

My sweet little 2bdrm/1bth Traditional listing at 170 Lake Avenue went pending after only one Sunday Open and with multiple offers!  Thanks to a seller who believed in the “bird in the hand,” he should also enjoy a fantastic result.

How can I help you?

What’s Happening?

School is back in session. Please take care of our precious students and slow down – especially through the center of town.

With everyone back in town for school, the fundraising season is underway.  Please mark your calendars for The Camp Augsta FUN Raiser on Saturday, Septmeber 24, 6-10pm.  This evening of cocktails, dancing and good eats takes place at a fabulous mansion on Glen Alpine in Piedmont.  For more information, go to:   www.facebook.com/camp.augusta

The George Mark Children’s House 8th Annual Autumn Gala is Saturday, September 24th, 2012. This fun evening of cocktails, live & silent auctions, dinner, and dancing, is their single largest fundraiser. The Gala always sells out, so please reserve your tickets today by  contacting Lindsay at 510.346.1274 or by going to: http://georgemark.org/Events-2011.html 

And Finally, don’t miss the Grand Opening of the new Piedmont Center for the Arts  this Sunday, beginning at 3:30pm.  This new jewel shows the best of Piedmont and is worthy of celebration! Come join the fun!

See you next week!

Posted by Julie on 3:37 pm — Leave a Comment

Wednesday, August 17, 2011

Vol 198 – The Keys to the Castle

What’s New?

“Thanks for getting back to me so quickly,” the email said, “and at midnight no less.” 

Let’s be honest, I’m not usually awake at midnight, but I was catching a plane early the next morning and the sad truth is, I’m not the easiest, nor the breeziest of travelers. Of course I was wide awake. What else would I be the night before a trip? There’s always an undercurrent of nerves running through me prior to any trip.

I worry that the alarm clock won’t go off; that I’ll sleep through it even if it does; that I’ll forget my plane ticket; that I’ll miss my flight; that I won’t have packed correctly, etc.  Never mind that I rarely ever sleep past 6:30 am under any circumstances (what’s up with that?), haven’t needed an alarm clock in years, and in this case, would have ample time to prepare the following day.   

Still, I dream of being that girl who casually rises, tosses a few essentials into a designer leather carry-on, applies some lipstick, and skips through security with nary a care in the world.  (Oh, and while we’re fantasizing, I’d also like to look like Christy Brinkly while doing so.)

Alas, that’s just not me.  Before going on any trip (business or pleasure), I can be found running around deep watering the beds, folding laundry, paying bills, cleaning out the refrigerator, hitting the bank, and organizing a dog sitter – and that’s just at home.  At work, I am getting my Sunday duties covered (thank you Jane) answering ALL my correspondence, placing advertisements, checking in with clients, and scheduling the week ahead so that I can get a jump start when I return.  For me, there are a million details to attend to prior to any departure.

Thank goodness, I happen to excel in the details. In fact, if I could just convince the majority of my clients to hand over the “keys to their castle” and let me handle the details for them, I can usually get a property to market within a few short weeks  – even those that require extensive painting, staging and landscaping. (Really?  Really.) 

With very little notice, I can arrange a painting crew, direct landscapers, hire window washers, meet with stagers, schedule inspections, calendar the photographer, set up the “Brokers’ Tours” and “Sunday Opens,” write a compelling marketing campaign, order postcards, customize signage, get a preliminary title report, and put together a disclosure binder for prospective buyers - if you’ll let me.  In reality, the toughest transactions are those in which a seller fails to trust the process and micro-manages the deal. (I haven’t as much control over the nerves of others as I do with respect to my own.) 

“People buy homes – but they sell houses,” my boss, DJ Grubb, is fond of saying. That’s true, but when it’s reversed, and people are emotionally attached to the sale of their homes, it can be extraordinarily difficult to navigate. Frequently this happens when people have held their properties for many, many years, are really conflicted about moving, unable to let go, unrealistic about the market, or like many of us, a bit  of a control freak. (May I suggest real estate as a profession for you?)

Sometimes, the only course of action is to step back and let these whirling dervishes have their way before they decide to relinquish control and let me do my job.  While the ride is typically a bit bumpier when we take the long route, we usually get there - even when it involves a few false starts along the way.  The bonus to the seller who allows me unrestricted access, is twofold: you get to offload your anxiety (on to me) and it typically proves more productive as well. (Consider it a win-win.)  Instead of a lengthy, tension-filled transaction (aka, root canal), the process moves rather swiftly and smoothly - and believe me, quick and painless is preferable.

In a year that’s once again fraught with market volatility, it is critical to get very clear about what your goals are and what you hope to accomplish once you place a home on the market – then it’s my job to deliver them to you(keys please).

For now, my immediate goal was to get some sleep before the next day’s journey.  Now where was that phone charger anyway? I don’t want to forget to pack it!

What’s Coming?

My listing at 170 Lake Avenue came to market last week and enjoyed a HUGE Sunday Open.  Featuring 2bdrms/1bth and an ideal location near Beach Elementary and Piedmont Avenue, this charming Traditional has been beautifully maintained and offers formal living and dining rooms, spacious bedrooms, eat-in kitchen with deck, stone patio, hardwood floors, many new windows, substantial foundation, plumbing and electrical upgrades, and handsome period details.  List price: $680,000.  Open Sunday, 2-4:30pm.  www.170Lake.com

Katherine Cooper has just listed a fabulous and elegant Mid-Century home at 11 Huntleigh in Piedmont. Featuring 4bdrms/4.5bths, TWO family rooms and a refreshing pool, this very special home will be open this Sunday, 2-4;30pm.  List price: $1,975,000. www.grubbco.com

Jill Carrigan brings 1100 Glendora Avenue in the Glenview District inOakland to market this week.  Featuring 3bdrms/2bths, this inviting home is an ideal fusion of modern design, blended with traditional 1920′s architecture.  Boasting an open floor plan, stylized kitchen and family room that opens out to spacious level lawn and garden, and a loft-like master suite, there is a lot of value in this exceedingly attractive home.  List price: $660,000. Open Sunday, 2-4:30pm. www.grubbco.com

Michael Friedman brings a spacious, level-in, remodeled Mid-Centurywith open floor plan and Bay view to the market this week at 6214 Ascot Drive in Piedmont Pines.  Only five minutes from the Village and offering separate master suite retreat and lovely landscaped gardens, this 4+bdrm/3bth home has been lovingly maintained by one family.  List price: $699,000.  Open Thursday for Broker’s Tour, 10:00am-1:30pm and Sunday, 2-4:30pm.  www.grubbco.com

Finally, Bebe McRae has a list or worthy “go sees,” which include 1426 Grand View, List price: $1,645,000, 964 Leo Way, List price: $1,250,000 and 636 Wildcat Canyon, List price: $1,950,000.

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Happening?

In spite of great volatility or perhaps, or should I say, because of it, interest rates are now at a 40 year low.  Quick, now’s the time to buy or refinance.

What’s Fun?

Please save the date for the Camp Augusta FUNRaiser!  Sure we’ll raise some funds, but we’ll have fun doing it.

Hosted at the spectacular home of Toby and John Nady at 11 Glen Alpine Road, we invite you to a special evening of music, entertainment and good eats.

Camp Augusta is 100% privately funded and offers our kids the opportunity to gather and experience nature, free of cell phones, computers and instant message (that alone, is worthy of your donations).  Come enjoy the night’s festivities and give back to the camp that has provided so many wonderful carefree hours.

When: Saturday, September, 21

Time: 6-10pm.

Register online at: www.campaugusta.org or join us on Facebook.com/camp.augusta

See you next week!

Posted by Julie on 12:20 pm — Leave a Comment

Wednesday, August 10, 2011

Vol 195 – How Does the Story End?

What’s New?

A few of you have caught on to the fact that I’m now “a chain.” Well, not technically, a “chain,” but I am now being published in the Piedmont Patch, in addition to my weekly Blog here in The Piedmont Perspective. It’s not exactly syndication, but hey, it’s a start . . .

Writing twice a week has been an interesting exercise to say the least as the editor had politely suggested, that “a ‘Real Estate’ column wasn’t exactly what The Patch was looking for,” but that she felt my observations about life in and around Piedmont might draw a fair amount of attention. (Flattery will get you everywhere Amy - or was that a backhanded compliment? Hmmm.)

I can’t say readers are exactly clamoring for my autograph, but I have met several who upon introduction, say. “You don’t know me, but I know ALL about you!” Or as one very good friend succinctly described it, “Julie throws her family under the bus, and then she says something about real estate too.” (Thanks Pam – although I see it more as restitution.)

Still, she may have a point, but with a full-time job, two kids and a household to run, I don’t really have the time to create two unique columns each week (remember folks, I do this for free) so I’ve taken the liberty of borrowing liberally from myself, but changing the ending. (Is it still plagiarism if you steal from yourself?)

And what I’ve discovered should probably be taught in high school English  - preferably before our kids start writing college entrance essays  – and here it is (drum roll please . . .) there’s more than one way to finish a story . . . . In fact, it’s been a real growing experience to change directions and veer off into completely different endings altogether (as it turn outs, NOT everything is a real estate analogy. Who knew?).  

However, this is a real estate column so let’s connect the dots, which is to say that with respect to real estate – as with story telling – there is often more than one way to go as well.  Sure, conventional wisdom would have you paint and stage every house before bringing it to market, but some homes have much better results when sold essentially “As Is”  and honestly and aggressively marketed as “fixers.” If there are significant structural issues, “putting lipstick on a pig” won’t charm the buyer from deducting for major defects – no matter how dressed up that pig is (sorry Wilbur).

And with respect to buying – depending on the other players at the table, the number of interested parties, the current lending practices, and your ability to be flexible on terms, there are several interesting ways your offer can play out.  Acceptance, rejection, counter offer, are just a few that leap to mind, but they are just the tip of the iceberg.

The question I’m most often asked - the moment a prospective buyer sees a house they like - is, “What’s this house going to go for?” And to no ones’ surprise I suspect, it is almost exactly the same question sellers ask as well. “How much am I going to get?” (In other words, “show me the money.”)

Here’s the unvarnished truth – “I don’t know”  (and neither does anyone else)! Until we have a real sense of the condition of the house (investigations and disclosures) the interest surrounding the listing (the number of parties writing) and the strength of the competition (WHO exactly will be writing?) it’s all guess work. Absent that information, I’m truly stabbing in the dark. So while I often have a strong sense of where the market will lead, what I don’t know exactly, is . . . how the story will end.

Remember, we only control half of the equation at any given time (yes, there are agents who represent both sides of a transaction, but I’m not one of them) and the only surprise ending I seek, is one in which the sellers get quite a bit more than they anticipated OR the buyers pay less than they expected. (That rarely happens in Piedmont, but it’s nice when it does.)

In the meantime, I will do my best to inform you, based on the supportable data, the current market performance, my “hands-on” experience, my day-to-day observations and my highly atuned instincts. I’ll seek to guide you in a way that makes sense for your family, advise you as to any relevant developments, advocate on your behalf, and support you throughout the process  – and then I’ll do my best to deliver the result you desire. (What more can you ask?)

But how the story ends?  That’s up to the market.  Here’s to happy endings!

What’s Coming?

Don’t miss my new 2bdrm/1bth Traditional listing at 170 Lake Avenue in Piedmont.  This charming home features formal living and dining rooms, eat-in kitchen with deck, stone patio for al fresco entertaining, hardwood floors, plumbing, heating and foundation upgrades, gracious proportions and wonderful natural light. Freshly painted, with new gardens and a brand new sewer lateral, this well-maintained home delivers a fabulous location as well – near Beach Elementary School and Piedmont Avenue shops and restaurants. A “Very Walkable” Walkscore of 78!  List price: $699,000. Open Sunday, 2-4:30pm.

Bebe McRae brings 7174 Norfolk in Berkeley to the market next week. Designed by the August Co. and located at the end of a cul-de-sac, its traditional architecture provides views of the Bay.  Features include 5bdrms/3.5bths and a large kitchen/family room that opens to a level play yard!  List price: $1,345,000.

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!)  

What’s Pending?

Sixty-six homes have sold since the beginning of the 2011 and another nineteen properties are currently pending, bringing the year’s total thus far, to eighty-five. The average price per square feet on these sales factored out to $499.93.  The lowest recorded sale, per the MLS (The Multiple Listing Service) was a very modest 2bdrm/1bth house on Fairview that traded at $550,000 and the highest sale to date, was a magnificent 5bdrm/7bth estate on Farragut that closed at $4,500,000.

Which puts us ahead of last year’s results, when seventy-six homes had transferred ownership by the first week in August.  However, price per square foot was slightly higher at $512.52 and both the lowest selling home and the highest recorded sale last year, were also higher in comparison.  Not significantly, but it is worth your consideration when pricing your home.

With a market that continues to deliver “uncertainty,” cautious buyers are shopping “value” at every price point.  Is your listing perceived as a good ”value” or are you expecting a different result than market performance supports or suggests?

What’s Happening?

Don’t miss the grand opening and ribbon cutting of the new Piedmont Center For The Arts on Sunday, August 28, at 3pm.

Spearheaded by our own Nancy Lehrkind, it opens with a wonderful art show by local artists and with music on the lawn: Mozart’s Horn Trio played by three Piedmont brass professionals, Jonathan Ring, Stuart Groningen and Tom Reicher and a short concert at 4:30 pm in the Main Hall by the Promusica Quartet of Stephen Whitehead’s “Count Dracula,” with violinist Joe Gold, violinist Debbie Dare,violist Frank Bliss and cellist Joyce Park, featuring guest narrator, Jim MacIlvaine. Additional music to be provided by a string quartet featuring Stuart Groningen Horn.

Homemade refreshments and wine will be served so please join the many volunteers who have really been working hard for this day -they’ve earned our kudos.  Hats off – what an inspiring accomplishment!

What’s Fun?

Don’t miss the American Institute of Architects, AIA East Bay Home Tour this  Saturday, August 13. The GRUBB Co. is one of the “premier” sponsors for this tour, which includes eight dazzling homes of both Contemporary and Traditional design throughout Berkeley, Oakland, Orinda and Lafayette.

Tickets are $40 in advance and $50 the day of.  For more information or to purchase tickets, go to:   http://aiaeb.org/hometours.htm

See you next week!

Posted by Julie on 7:00 am — Leave a Comment

Wednesday, August 3, 2011

Vol 198 – “First Class” is Pricey Real Estate!

What’s New?

My husband’s friend George emailed me a picture of Cliff last week, enjoying the luxuries of first class (First Class!) on his way from London to Johannesburg; final destination – Botswana, Africa.

I should preface this by saying that George and his wife Linda had visited the Bay Area over the 4th of July weekend and during dinner, George had casually mentioned that he and his son were headed on Safari and would Cliff care to join them?  For the price of a plane ticket, Cliff could experience a “once-in-a-lifetime” trip in the Kalahari Desert, visit Victoria Falls and see the animals in the wild. George had already covered the cost of the camp and Cliff could tag along for relatively little. (That’s certainly too good an invitation to pass up.)  Still, Cliff was uncertain. Between work, the boys, and me, he’s incredibly thoughtful about his priorities.  Could he really shelve everything and prepare with so little notice?

“You should go,” I told Cliff. “When will this opportunity ever come up again?” (With one son in college out-of-state, and another following on his heels, it certainly won’t be anytime soon.) “None of us is guaranteed tomorrow – GO!”

George and Cliff met in high school (well before Linda, I, or the kids  came along) and have always maintained a very close friendship – in spite of the distance and the intervening years. Of course, he should go.  I’d stay behind, tend to the fires at home, earn a living,  and shepherd the kids back to school. (No, I’m not bitter – plus, I wasn’t invited.)

All that was left to do was buy the ticket, and then some khaki “Indiana Jones” type cargo clothes online.  Logging onto Expedia.com, we checked out ”business class” airfare and promptly dismissed it.  At $9,000, it was more than our pocket book could accommodate and three times the cost of the ticket Cliff would eventually purchase.  Never mind the discomfort – that’s why they invented Advil.

Fortunately for my husband, George asked his son to trade seats with him during one leg of the journey and George’s son, nicely complied (that’s a boy who has been raised right). Which got me to thinking, just how much per square foot is the price of first class?

I’ll tell you – a first class ticket to Johannesburg from San Francisco is $14,399 – plus tax!. (Yeah, I know no one actually pays for first class -they upgrade – but still . . .  really?) That factors out to nearly $596 a square foot. Wow!  That’s a lot of mullah for a seat (no matter how cushy) and more than the average home price in Piedmont! No wonder British Airways supplies the champagne. For that kind of money shouldn’t there be a Grant Deed?

I’m certain that’s how my clients often feel when they are looking at the price of homes here in the Bay Area (they’re a lot of mullah!). No two ways about it, homes are expensive  – especially if you’re relocating from somewhere else outside of California and facing sticker shock.  So it’s only natural to want such a significant investment to “math” out.

I’ve talked about the “price per square foot” equation before and how homes aren’t really sold on the basis of square footage (they’re sold emotionally) but nevertheless, it’s hard not to think in those terms. As consumers and borrowers, we know the bank and their appraisers, begin their assessment of a property’s value, based on square footage before factoring in condition, finishes, location, etc. And while your property taxes are based on your original purchase price, any upward assessments to be made are ultimately based on the square footage of your home and how it compares to nearby sales. In short, size matters.

So if you’re looking for “fixers,” my advice to you is to buy the biggest dump you can afford and if you’re looking for “turn-key” properties, understand that you’re essentially buying “first class.”  Sure, you will be a lot more comfortable on the journey, but you’ll also pay a premium.  (Where’s the champagne?)  And if you’re looking for a comfortable plane ride, it helps to have a very generous friend (Thanks George .)   

Hey, Cliff, don’t get too used to “first class.”  We’re definitely living “economy” back home - and don’t forget the souvenirs (you’re going to owe me big time)!

Ahhh . . .  this is living!

What’s Coming?

I’ve got two great listings coming to market later this month that offer completely different points of view. . .

The first is an adorable 2bdrm/1bth cottage at 170 Lake Avenue in Piedmont.  Featuring formal living and dining rooms, many new windows, hardwood floors, handsome mantle, lovely proportions, period details and wonderful natural light, this sweet Traditional is just a block from Beach Elementary School and a hop, skip and a jump to Piedmont Avenue shops and restaurants.  List price: $699,000

The second listing is a captivating Mid-Century Modern at 75 Castle Park Way in Montclair.  This spacious home offers inviting front courtyard, panoramic Bay views, walls of glass, updated kitchen and baths, sophisticated living room with deck, TWO family rooms, separate office, billiard/game room, meandering gardens, and loads of storage.  At $1,100,000, it’s also an extremely great value.

If the Oakmore is your cup of tea (and if it isn’t’ on your radar, it should be) look know further than 4017 Oakmore Road.  This 3bd/3.5bth  Mid-Century Contemporary is move-in ready. On three levels, the attention to detail throughout the home, offers a unique juxtaposition of modern meets bucolic that is simply stunning. List price: $899,000. Open Sunday, 2-5pm. (Don’t miss the stylish chicken coop!)

(I haven’t mentioned every special home – just a few of my favorites!  For a more complete guide, please feel free to email me at jgardner@grubbco.com or better yet, give me a call 510 326-0840!) 

What’s Pending?

There are more houses currently pending in the city of Piedmont (20) than are actively listed (18) which tells you where we are with respect to inventory. (Demand is heavily outweighing supply!)  Any good or well-priced inventory is quickly being snapped up and consumed (while overpriced homes continue to languish).

The house at 332 Sheridan Avenue in Central Piedmont has gone pending after spending more than 90 days on the market.  List price: $2,395,000 and a lovely Traditional home on Bellevue received twooffers the first day it premiered. (List price: $1,750,000)

So while August isn’t classically the best month in which to sell a home, August may prove to be quite profitable this year, given the lack of good, available housing stock and phenominally low interest rates, coupled with the demand for excellent schools come the fall.

What’s Happening?

The debate over the debt ceiling may have been terrible news for the politics of Washington D.C., but it’s great news for homeowners and potential buyers alike, according to Diane Crosby, of LaSalle Financial.  

Diane shared that mortgage rates will NOT rise (yet) as investors seek the “safe harbor” of bonds. However, when bond rates DO rise, rates rise along with them, and mortgage rates rise MORE and for a longer period of time.  But for today, we’re in fine form with respect to borrowing – the price of money can’t be beat.

Even JUMBO money (loans above $1,000,000) are being offered at  low, low rates!

30-year FIXED - 5.125%,

10/1 ARM at 4.25

5/1 ARM at 3.75%

What are you waiting for?

Diane Crosby and the rest of here stellar colleagues can be reached at: 510-339-4300 or at:  www.lasallefinance.com

What’s Fun?

My sister invited me to join her and her daughters at Billy Elliot in San Francisco at the Orpheum Theater, last week (these are the outings one gets to enjoy with daughters). 

“Would the boys care to join us?” she asked. “I scored discounted tickets on Travelzoo.” (Not a chance.)

Anyway, even without my boys, it was GREAT and I highly recommend it (although the  actors do swear a bit, so be mindful of that fact if your kids are very young).  Still, it’s incredibly well performed by the entire cast of both young and seasoned actors and the dancing is really wonderful.  It’s easy to see why the play won several Tony Awards.

Billy Elliott plays through August 21. Don’t miss it if you love Musical Theater.

Posted by Julie on 11:30 am — Leave a Comment

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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.