The Piedmont Perspective - A Real Estate and Community Newsletter from Julie Gardner

Here's to Getting Older, The Piedmont Perspectice, Vol 100, Jnue 17, 2009

2009-06-18T08:59:00.000-07:00

What's New?

Hey, I'm 100 today (not years, but editions) and thanks to you, readership has grown to more than 1000 subscribers and continues to expand. Rarely a week goes by without a few new readers added to the list. I can't tell you how gratifying that is.

Today marks my 100th edition and I take great pride in that. What started as a weekly listing update has blossomed into a unique and creative platform to speak to all manner of issues with respect to real estate.

Unexpectedly, it has also given me an opportunity to share stories about my children, my friends, my mother-in law, my sisters, my parents, the dog and my husband - who is easily the funniest person I have ever known, but also loves me in spite of how often I poke fun at him (which is often! ) Honey, this must be the "for better or worse" part of the vows.

As to the rest of you - throughout the months, you've written or called to ask if I was referring specifically to you in a particular piece. Once in awhile, the answer is "yes," but usually, any reference, is coincidental; the examples are a composite of many people and many experiences. Typically, a phrase, a song, a memory or a moment gives me a "jumping off " point and a story takes root (and yes, I do take broad literary license).

I build a framework, let it marinate, rewrite, rewrite, REWRITE, fine tune and then meet with DJ Grubb on Tuesdays who has become an integral part of the process. While he rarely makes changes, when he does, they are always "spot on." He is invaluable to me in keeping the news relevant and the one-liners memorable. (Thank you DJ.)

A few of you have written to ask why your home didn't make The Perspective in a given week, as if it wasn't somehow "Perspective worthy." The short answer is that I made an agreement with my coworkers when I began writing The Piedmont Perspective to seek approval before publication. Some agents prefer to tightly control the marketing of their listings and I do my best to respect that choice and their practice. Inevitably, I'll have made a mistake or two (John Faust) or inadvertently passed along information prematurely. If so, I apologize.

On balance, I hope I have had more hits than misses. If they haven't all been homeruns, they've certainly contributed to the conversation as evidenced by those times when you approach me to tell me how much you enjoyed the piece I wrote about baseball, were touched about my son's college hunt or laughed over the argument about Cliff's briefcase. That you remember the stories, that they made an impact or struck a chord, is continually surprising and brings me great personal joy. The favorite part of my week is each Wednesday when I hear back from you. (Some of you are regulars and I'm forever in your debt.)

I'm most often asked, "How do you come up with the stories?" It's a bit of a mystery (even to me) a touch of serendipity, a lot of work and some pixie dust! Some of the topics come easily and others take much longer to emerge. Some get tossed in the recycle bin only to resurface weeks later in much better form, having improved while gestating. Others simply get discarded altogether; lost forever or not good enough to make the grade. With each piece, I work very hard to create readable copy and an authentic voice. I admittedly keep it positive, not because I see the world through rose-colored glasses, but because I truly believe in the concept of home ownership. To quote Dorothy, "There's no place like home."

Along the way, you have referred me friends, family, neighbors and coworkers and my business has grown exponentially. For anyone who works in a competitive field as I do, your referrals are the ultimate compliment and acknowledgment of my value. You have entrusted me with your care in transitions that are often highly emotional, even under the best of circumstances - and I hope I have lived up to your expectations.

So thank you one and all for reading, for writing back, for creating the moments, for the good-natured rebuttals and for The Piedmont Perspective's growing success and circulation. It has been a true privilege. Here's to the next 100 episodes and here's to growing older!

I hope I continue to improve with age.

Secret Agent, Man, The Piedmont Perspective, May 13, 2009

2009-05-13T13:07:00.000-07:00

What's New?

Rummaging through my kitchen cupboards last Sunday morning, I couldn't help but notice a big bold recipe on the back of the Kosher Salt box entitled "Secret Spice Rub." Really? I mean how secret can the recipe be if it's published on the back of a box in GIANT FONT, no less? Ask my teenage son what he did on Friday night with his friends and you'll get nothing but cold stone silence. As soon as I inquire, he's on lockdown. Now, that's how you keep a secret!

It might surprise you to learn that some homeowners prefer to sell their homes - secretly. No For Sale sign, no MLS, no Sunday Opens, no overt marketing of any kind! Strictly a covert operation and their agents are known as . . . you guessed it, "secret agents." Secret sales are the homes you hear about every once in awhile that exchange hands without ever coming to market; the few private sales with happy endings that encourage others to shoot for the same outcome - usually with less successful results.

While there can be good reasons for the "off market" listing - one where the secret agent keeps the news "in-house" - typically the loss of market exposure vastly outweighs any gain in privacy. In an era where more than 85% of buyers begin their search on the Internet (complete with pictures, video tours, school information and neighborhood demographics) opting to keep your sale under wraps carries tremendous risk - risk that the perfect buyer will never even know your home is for sale.

Obviously, "Secret Agency" eliminates the buyers in New York and North Carolina or London for that matter, who may well be searching the Internet for a home in the Bay Area, but it also eliminates the buyers just down the street. The neighbors who, quite frankly, don't even know they are real buyers -until they walk into a Sunday Open and literally, fall in love (the emotional close).

The neighbors who like their current home, but have always wanted a family room or a level garden. The neighbors who hate their kitchen and covet yours. The neighbors who are downsizing (or upgrading) and find your home meets their needs better. The neighbors who have friends who are relocating. The neighbors who always thought "If that home ever comes on the market, I'd move," and so it goes . . .

The secret listing eliminates everyone who isn't already represented and actively seeking a home with a qualified agent. "Secret Agency" eliminates the CHANCE BUYER!

While it is still true that your home is more likely to be sold by another agent or a broker than at a Sunday Open, it is also true that the vast majority of buyers today, start on the Internet, well before contacting and selecting a local agent. (I recently represented buyers who had spent two years going to Sunday Opens before finding the "right" house and only then, did they make contact with me!)

If your goal is to get top dollar for your home and to sell it as quickly as possible, than full exposure to the marketplace which includes Internet saturation, photo tours, AND Sunday and Broker's Opens, are respectfully, part and parcel of the process.

As for secrets? I still don't know what my teenager did last weekend and maybe I'm better off not knowing. Certainly, he won't be telling me. That kid knows how to keep a secret!

Feel free to visit my website at JulieGardner.com

The Butcher, The Baker, The Candlestick Maker! The Piedmont Perspective, April 30, 2009

2009-04-30T15:34:00.001-07:00

What's New?

I secretly scoff at all of you double latte, mochochino, espresso shot coffeeholics, as if I am somehow morally superior for avoiding the daily pull of Starbuck's or Pete's. The ugly truth is, I'm stubbornly hooked on Raspberry Snapple (I'd shoot the tea directly into my veins if it were possible) allowing myself just one each morning. (Mulberry Market stocks the sugary fix just for me - thank you Chad and Laura!)

When life gets really hectic, I'll succumb to a second Snapple by late afternoon. You can pretty much gauge the level of my work load by the number of raspberry teas I drink! (Sadly, there's no 12-step program for Snapple addicts.)

Last week proved busier than usual. Between the demands of end-of-the-year school activities, community fund-raisers and my work as a Real Estate professional, I was forced to spring for an entire case of the caffeine-fueled nectar (Ah -Sweet Nirvana)!

As Realtors, we wear many hats, often pulling up our shirt sleeves to work side-by-side with the sellers to prepare their home for market. Part mover, part landscaper, part cheerleader, part caterer . . . indeed, part therapist - I'm whatever I need to be in the moment. It's not unusual for me to help a client clean out a closet, rearrange the furniture, or plant a flower bed. (The butcher, the baker, the candlestick maker!)

Even so, prepping, staging and marketing a home in a short period of time, requires a team of dedicated professionals far beyond me. From tree-trimmers, to house painters, to designers, to photographers . . . (you get the picture) it's the sum total of many talented professionals who create the polished final act. As much as I really enjoy the "hands-on" experience, I'm better off delegating these tasks to those more experienced than I am in their particular skill set - and so are you!

Let's face it, selling a home, under the best of circumstances, is incredibly invasive. Even when the move is happily anticipated, there's no shortcut to the work involved, let alone the emotions that go with packing away your memories. Our homes have value far beyond the balance sheet. Letting go can be extremely tough (unexpectedly so) and fraught with emotional land mines.

To the extent that you can lighten your burden and delegate some of the overwhelming tasks at hand - do it! Do it! Asking for help and then letting others actually help you can be invaluable and incredibly time efficient. It's also surprisingly satisfying - whether you are the seller or the Realtor! Learn to delegate.

Speaking of which, it's time to crack open another Snapple. I've another busy day ahead of me! Can I offer you to a cup of Joe?

Up, Up and Away Fun! The Piedmont Perspective, Vol 91, April 8, 2009

2009-04-07T15:54:00.000-07:00

What's New?

"Hey Juls, remember my leather litigation case you threw out a few years ago?" my husband, Cliff, yelled from the bedroom as he packed his overnight bag. Typically, Cliff doesn't travel much for business but was headed to Seattle to argue a case the next morning before the Ninth Circuit Court of Appeals. In Cliff fashion, he was waiting until the last minute to organize his belongings. "The big square one that held my files?" he said.

"I remember it," I hollered back from the kitchen, "and I didn't throw it out - you did."

"Not true," my husband countered, "Why would I throw it out? I need it." (Lawyers are accustomed to arguing and my husband is no exception. Perhaps I was his warm-up?)

"It was falling apart," I replied, lowering my voice as I walked into the room. "You'd had it for over 25 years and we were moving . . . Remember?"

"No, I don't remember," Cliff countered, rooting through the luggage closet for an alternative that might suffice. "Why don't you just admit that you tossed it," he said. "You throw everything away." (It's true - I'm the family purger, but I was holding my ground.)

"Because I didn't," I said (a snappy comeback if ever there was one). Ok, I was beginning to feeling a tad bit defensive. "We specifically talked about that briefcase, if you recall."

"No, I don't recall. I'm going to have to start confirming our conversations in writing," my husband teased - a refrain I have often heard over the course of our 19-year marriage.

While confirming conversations in writing may be pushing it just a bit within the bounds of holy matrimony, confirming things in writing is a very smart idea with respect to real estate - where the consequences matter a whole lot more than whose turn it is to pick up dinner or who threw out a shop-worn briefcase (definitely not me!).

I am an e-mailer both by nature and by well-honed practice (you've probably figured that out by now). I value the ability to clearly answer questions, state a position, and track a transition from beginning to end - and in spite of my husband's good-natured ribbing, both he and I prefer to spell out our responsibilities in writing; often emailing each other throughout the day, as opposed to conversing on the telephone.

So it comes as no surprise that I follow the same course of action with my clients as well. From outlining a listing calendar to answering questions about strategy, to finalizing the deal, regardless of how important or seemingly inconsequential the issue, I find a written record keeps ALL of us on track and on the same page.

I won't discount that there is an important human element and connection to the art of conversation, but I find that memory, intentions and actions are best served in writing. While I am always available to assist you on the phone, chances are, I'll be confirming our conversation in a written format as well - be it, email, text or the good old-fashioned letter (remember those?).
Now you'll have to excuse me, I'm off to the luggage store to replace my husband's ratty old briefcase (the one I didn't throw away).

For the record, this action does not now, nor in the future, imply, infer or impart a partial or full admission of guilt as to the tossing of aforementioned briefcase.

Cliff, please print and file this email for your records.

What's Coming?

Liz Dickson has listed a very grand 5bdrm/4bth Newsom and Newsom Manor, built in 1922. This gracious home features five bedrooms up, including luxurious master suite, cozy upstairs library, spacious rumpus/play room down and lovely gardens and pool, accessed through French doors. Please contact Liz for more information at The GRUBB Co.: 510-339-0400. www.grubbco.com

I am pleased to announce my newest listing at 12 Keefer Court in Piedmont. This Magical Mediterranean is coming to market a week from Sunday, on April 19 . Creatively-sited on a private cul-de-sac, this charming 4bdrm/3bth home with intimate courtyard, features lovely formal rooms, an updated kitchen with breakfast nook and a true master suite with large sitting room and private patio entrance. Located near schools, playing fields and the community pool and recreation center, this wonderful home is listed for $1,385,000. Open Sunday, April 19, 2-4:30pm .

Dana Cohen has just listed 1400 Mountain Boulevard in Montclair. This elegant 1920's Tudor retreat features 4bdrms/2 .5bths, private master suite, an updated kitchen with breakfast room, generous formal rooms, beautiful period details with built-ins and gumwood trim - all on a large, level corner lot with lush gardens, manicured lawn and play area. Just two blocks from Montclair Village, the public library and recreational facilities, this special home is open this Sunday, April 12, 2-4:30pm. List price: $935,000.

Jill Carrigan has listed 117 Diablo Drive and brings it to the market on Sunday, April 19. This Modern Masterpiece, sculpted into the hills of Montclair offers unsurpassed views and represents the perfect fusion of pure, clean modern architecture, and Asian craftsman design. Designed by renowned architect, Richard Janzen, this 4bdrm/4bth home with sauna and media room is truly one-of-a-kind! List price: $2,185,000

While in Montclair, drive by Scott Hill's listing at 950 Leo Way which has been reduced to $1,045,000. This charming Cape Cod home - built in 1993 - sits on a quiet wooded street and features 4bdrms/3bths, formal living room and dining room with French doors to a patio and level grass yard, master suite with beautifully update bathroom, 2-car garage, and ample natural light! Please view this property at www.950leo.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?

Maybe it's the beautiful sunny days we enjoyed earlier this week that caused the dogwoods, rhododendrons, wisteria and tulips to burst into prolific bloom, but there's evidence and a reinvigorated sense that things are really beginning to POP in the spring market!

New buyers are hitting the market in strong numbers, spurred on perhaps by the news that jumbo money is back in play (it is) and that home interest rates have probably gone as low as they will very likely get (historically low)! Cautious buyers who have been sitting on the sidelines, are now taking advantage of this very attractive marketplace - and they should.

As an example, the uber-sophisticated Modern at 330 Hampton Road has quickly gone pending and with multiple offers, once again reinforcing my belief that demand exists for perceived value. List price: $1,550,000

What's Happening?

Easter eggs won't be the only things being discovered this Sunday. Whether you celebrate Easter or Passover, there will still be many homes open this weekend for your viewing pleasure.

If you have visiting relatives, these family holidays often provide a rare opportunity to view homes with your mom, your dad, your siblings or your returning kids.

Happy hunting!

What's Fun!

If you have been to a G-rated movie lately, you've probably caught the coming attractions for "UP" - Pixar's soon to be released, animated feature, written and directed by talented Piedmont dad and Pixar director, Pete Docter (he's probably a talented director too). This latest animated film looks truly delightful and I, for one, can't wait to see it.

Good news. Now I don't have to (and neither do you)! The Docter family - Amanda, Pete, Nicholas and Elie are hosting a special advance screening benefit for The Piedmont Educational Foundation on Saturday, May 2, 2009 at the Pixar Studios in Emeryville, with wine tasting hosted by Mulberry Market. This special evening also includes a light supper and silent auction with limited edition merchandise so be prepared for Up, Up and Away Fun! Children of all ages welcome so bring the whole family.

Tickets are extremely limited and will be sold on a first come, first serve basis at: www.piedmontedfoundation.ogr/up.

The Piedmont Plug!

The Piedmont Neighbors and Newcomers Club invites you to join them at their Annual Progressive Dinner on Saturday, April 25, 2009.

Tickets are $40 per person. Checks should be payable to PNNC and sent to 422 Blair Avenue, Piedmont, 94611.
Whether you are new to Piedmont or a lifelong resident, this is a wonderful evening!

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Batter Up! The Piedmont Perspective, Vol 89 - March 25, 2008

2009-03-24T17:01:00.000-07:00

What's New?

Watching my son come up to bat last week, I was once again reminded how difficult baseball is - a game where even the best players in the world only get on base once out of every three attempts.

Statistically, baseball is a game of failure; a game where every miscalculated step or strike out is painfully on display for all to see. There's no hiding in the pack like with soccer, basketball, lacrosse or rugby (what exactly happens in a "scrum?"). Even water polo has plenty of activity to redirect the eye. Not baseball! While baseball is theoretically, a team sport, you often stand alone.

So in spite of the atheist in me, like many an anxious parent, I always pray for a little help each time my son approaches the batter's box or whenever a hit sails deep into left field toward his outstretched glove. Fingers crossed, eyes looking toward heaven, I silently pray, "Please, please, please . . ." as I watch him react and race to the ball.

At the risk of offending those who pray for more than baseball, I know that it isn't prayer that makes the difference in my son's success or failure - it's practice. Because so much time is spent waiting between plays, the inescapable truth is that my son will only be ready to act in the moment, if he is adequately prepared before he sets foot on the field. Mastering critical skills should happen before - not during - a game, so that when action is required, the play is automatic!

Preparation is the key in real estate as well so that when the right opportunity comes along, you are set to execute the corresponding play. Preparation starts with clarifying your goals and then qualifying your actions, understanding your finances and then pre-approving your loan, outlining a timeline and then visiting Sunday Opens, selecting an experienced REALTOR and then effectively communicating your needs (and that's just your warm-up). Fine tuning your real estate skills should happen before, you find the right home - not after.

While today's INTERNET generation is more apt to research and explore the market on their own, yesterday's consumer had it right in one important strategic component: they relied much more on their agent's experience and often started with a well-timed phone call to their Realtor FIRST.

Even with today's unrestricted access, there's no doubt that aligning yourself with a local REALTOR from the onset, automatically improves your odds in the game. No one wants to bunt if they should be swinging for the fences (and my husband thinks I don't know baseball!).

As a neighborhood specialist, I am in the best position to know what is coming to the market, what has withdrawn, what is due for a price reduction and which sellers are open to an offer long before the most adept Googler. Like a well-honed athlete (or a boy scout) it is my job to be prepared; to know the players, to understand their strengths and weaknesses and to manage the game from beginning to end.

So while I am more than happy to help the home buyer or seller who waits to contact me until the 7th-inning stretch, YOU are better served by capitalizing on my knowledge and experience from the very first swing. Like Baseball, Real Estate is essentially a team sport; however, unlike baseball - you never have to stand alone.

Just think of me as your personal batting, pitching, and base coach all rolled into one. I am your back up man, your "go to" girl, your supportive trainer and your strategic manager. I study the competition, know the landscape, and do my best to craft a winning game plan.

So whether it's a curve ball, an off-speed pitch or a fast ball crossing the plate (bear with me, I'm on a roll. You can think Tudor, Mid-Century Contemporary or quintessential Brown Shingle.) you will be prepared to hit the pitch out of the ballpark, round the bases and arrive safely at home!

Batter up!

What's Coming?

Anian Tunney has just listed 10 Huntleigh Road near Hampton Field in Piedmont. This chic and stylish home with gracious open floorplan seamlessly combines formal and informal living. Built in 1980, this beautiful Brown Shingle, features spacious formal rooms, inviting kitchen, beautiful brick patios for entertaining, family/media room down, elegant master suite, high ceilings, French doors and garden fountain. List price: $2,900,000. Shown by appointment only! www.grubbco.com

Anian Tunney has also listed 330 Hampton Road. This striking Contemporary was famed architect, Clarence Mayhew's, own home and features 4bdrms/3bths, walls of glass, family room off of the kitchen and lush gardens on a large corner property, nestled amongst California Live Oaks.
List price: $1550,000. Open Sunday 2-4:30

Don't miss Michelle Winchester's listing at 191 Sandringham Road. This beautiful Monterey Colonial features 5bdrms/3+bths, elegant formal rooms with Bay views, paneled library, big media/family room down and inviting brick courtyard. List price: $2,195,000. Open Sunday 2-4:30. www.191Sandringham.com

I will be back at 308 Pala Avenue this Sunday afternoon, 2-4:30pm. Please join me at this elegant Mediterranean which features 4bdrms/3bths, formal living and dining rooms, sunny spacious kitchen, bonus media/family room down and renovated rear garden in Central Piedmont.
List price: $1,850,000. www.308Pala.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 open and inviting view home on Scenic Avenue, listed for $995,000 hit the market last week and went pending very rapidly. This well-priced home sits squarely within the "sweet spot," I wrote about a few weeks ago. Homes perceived as a "good value" continue to attract strong attention!

While it's tempting to hold out for the "deal," it's really the "value" you want in this - or ANY market.

What's Happening?

Last week I spoke about the "tipping point" being near at hand and sure enough, Kenneth Harney's article in last Sunday's San Francisco Chronicle confirms my belief.

It's worth noting that Bank of America is leading the way in true Jumbo financing and will be originating loans up to $1,500,000 but they won't be alone!

For the last several months, loans above the "super conforming" loan limit of $729,750 have been difficult to come by and significantly more costly for the borrower, which has created a backlog of high-end properties.

With news that ING Group is offering loans as high as $2,000,000 and Luxury Loans of San Diego is underwriting mortgages from $3,000,000 - $ 6,000,000 for large commercial banks to put into their investment portfolios - homes that were previously unattainable may now be back on the table for high-end buyers.

Jumbo borrowers - start your engines!

What's Fun!

The annual Tri-School fundraiser takes place on April 4, 2009. This is the only event all year that benefits all three elementary schools.

Beach, Havens and Wildwood parents are cordially invited to attend Retro Fever Auction 2009! Celebrate, Dance and Dine at the Sequoyah Country Club and enjoy live music, great food, signature drinks, and far-out auction items, including children's art, vintage wines, exciting getaways and groovy parent parties. Now that's fun!

Tickets are limited so RSVP to:www.PiedmontSpringFling.org by March 30, 2009 to reserve your spot.

The Piedmont Plug!

Risking my neutral stance on all things political with respect to Piedmont, I am going to put in a plug for Measures B and E that are scheduled for a vote on June 2, 2009.

Together, these two measures address some (not all) of the lost revenue our schools have recently experienced due to BIG budget cuts in Sacramento. Measure B continues the parcel tax we already have in place, for an additional four years, while Measure E seeks to backfill a portion of the revenue that supplements Piedmont's fine academic programs.

Without addressing the complex feelings that surround these measures, I will speak as a local REALTOR who analyzes the market every week and wishes to remind all of you that our high property values are directly tied to the health and well-being of our PUBLIC schools. While other communties statewide have suffered the impact of dramatic downturns, Piedmont still remains relatively stable, due primarily to the strong demand for our K-12 education!

Compromise the quality of our children's education and you are sure to see a comparable decline in the value of your homes. As a community that has always placed a high premium on educational excellence, can we really afford to abandon this position now - especially now?

Yes on Measures B & E. "BE" Pro-Education!

PS - While some of us pay a disproportionate amount of property taxes, compared to our long-established neighbors, Parcel Tax money is exclusively for education here in Piedmont, and it is the only school tax money that we control 100% locally. Parcel Tax funds account for a much-needed 27% of the school's annual budget. So please feel free to forward this message. Every "yes" vote counts!

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

The Sky Isn't Falliing! The Piedmont Perspective, Vol 86 - March 4, 2009

2009-03-04T14:35:00.000-08:00

What's New?

Is it so wrong to enjoy the fact that the sun peaked out from behind the clouds today and gave us all a much-needed respite from the rain? Coming off of a tw0 year drought and acknowledging that California desperately needs to refill its near empty reservoirs, the rain has been an incredibly welcome sight (except during Sunday Opens). Still, I lost NO time taking advantage of the clear skies to get out and stretch my legs a bit and walk my Black Lab, Buck, who was even happier than me to bounce along the road - his tail (not mine) wagging along at top speed.

Most of the headlines these days seem to be a lot like the storm clouds of late. None of them have been good and ALL of them have played into the fear of the consumer and the homeowner - even those on solid ground. Consume a steady diet of the mainstream media and like Chicken Little, you're bound to think the sky is falling!

Gather your information from national news or Internet sites alone and you are sure to be misled as to the reality of your specific neighborhood.

To hear national media reports, one might think that every home in America has lost 25-50% of its value and that's just not true. As I have repeatedly said, real estate values are largely dependent on their geographical location. In our East Bay Market, home values are further defined neighborhood-to-neighborhood and block-to-block. Moreover, our market has remained more stable than most!

According to GRUBB Broker and co-owner, John Karnay (who tracks our local sales statistics religiously) "our market is in remarkably good shape." John compared The GRUBB Co's market share - which accounts for sales above $500,000 - from July-Dec. 2007 to July-Dec. 2008 - in El Cerrito, Kensington, Albany, Berkeley, Oakland and Piedmont and here's what he found : the average sales price has dropped 5%, the median sales prices is down 2.2% and the average price per square foot is off by 6.5%. So while we're not exactly in the positive column just yet, it's positive news in light of national reports that would have you believe an entirely different story.

Which isn't to say that I'm not sensitive to the headlines. Of course I am. REALTORS are working on the front lines. Like many of you, I have kids to put through college and retirement to plan for as well, so I hear you and understand your concerns.

Nor could I responsibly and effectively guide you in your most important financial decision, without reading, watching and absorbing everything that affects my profession, our market and your outcome. BUT I try to balance out the mainstream news by forming opinions on what is truly relevant to our community and to our experience. Your particular experience may be entirely unique but in general, here's the skinny . . .

For those of you who bought real estate within the last five years,
chances are you bought in competition and paid for your appreciation up front. Having now lost that appreciation, there may not be a soft landing for you at this time. Stay put if possible.

For homeowners who bought prior to 2004, you are quite likely, in fine form. Even if your home lost some appreciation during the last few years, you bought before prices really took off and while you may have lost some additional gain in the last few years, you haven't really lost intrinsic value.

Finally, more affordable housing stock represents real opportunity. While buying down may be less advantageous, buying UP makes a whole lot of sense (and cents) in this market. While some are selling at a loss, others are expanding their income property portfolios. While some are leaving the area, others are flocking in to take advantage of the public schools and more attractive pricing. There are two sides to every coin.

In the meantime, try not to obsess about the headlines and turn off the news! The sky isn't falling - it's just raining a bit - and we need the rain! (Remember, the sun often follows the clouds.) Can I offer you an umbrella?

What's Coming?

Steve Michaledes brings a great "starter" home or investment property to the market in Montclair at 7030 Broadway Terrace. Featuring mid-century architecture, sparkling views of Mt. Tamalpais and the North Bay, an inviting open floor plan and fished rooms down, perfect for au-pair or in-law suite, this 3bdrm/3bth home is well-priced at $680,000. Open Sunday 2-4:30 www.grubbco.com

Steve Michaledes has also listed a fabulous Contemporary in the Claremont Hills. Named Metropolitan Home of the year in 2009, this award winning design blends bold, modern architecture with sleek, sophisticated finishes and showcases an artful mix of simple, clean lines and warm inviting spaces. http://www.pointclickhome.com/winners Featuring4bdrsm/3.5bths, outdoor living room, kitchen/family room/breakfast nook combo, fireplace and partial Bay views, media room/library with built-in surround sound, master retreat with fireplace, steam shower and beverage center, this home is truly one-of-a kind! Open Thusday 3/5 for Broker's Tour and Sunday 3/8, 2-4:3o. List price: $1,850,000

Carol Brown has listed 168 Wildwood Avenue. Centrally located near playfields, schools and Grand Avenue shops and restaurants, this 3bdrm/2bth Mediterranean offers both convenience and charm. This home features a sunny living room with arched multi-paned windows and vintage craftsman fireplace, formal dining room, renovated eat-in kitchen, lovely bedrooms overlooking enclosed private garden, many updated systems and nearly level access from back garages. Open this Sunday, 2-4:30. List price: $985,000 www.grubbco.com

Please join me at 308 Pala Avenue this Sunday, 2-4:30pm. This elegant Mediterranean which features 4bdrms/3bths, formal living and dining rooms, sunny spacious kitchen, bonus media/family room down, level living and renovated rear garden in Central Piedmont is still available! List price: $1,850,000. www.308Pala.com

Dana Cohen's listing at 10 Bukeye in Upper Rockridge is an adorable 3bdrm/1.5bth Traditional with Bay view, open living and dining room, cozy breakfast room with built-in and luscious gardens and patios. Just one block from Village Market, this home is close to schools, BART, and freeway access. Open Sunday 3/8 from 2-4:30pm. www.10Buckeye.com List price: $715,000.

(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?

Speaking of opportunities, several wonderful opportunities exist in Piedmont and throughout the East Bay right now and they are waiting for your well-crafted offer. (Don't be shy Buyers. your opportunities have never been better!)

Just a few short years ago, REALTORS would have encouraged an above asking offer whenever several parties were coming to the table in order to remain competitive. While a few special properties are still enjoying this response, more and more, a below asking offer is perfectly appropriate and often welcome. If a home is just out-of-reach, make an offer. You might be surprised by the warm reception!

What's Happening?

I am passing along a cautionary tale of a wonderful couple I recently worked with who qualified for a purchase loan until they got a bit too eager "shopping" their mortgage options. Each time they spoke with another lender, another credit report was run. By the time they had chosen a lender, one of the couple's credit score had slipped ever so slightly (less than 15 points) but that was enough to significantly limit their financing options.

One of the lenders I work closely with, Melissa Milton of LaSalle Financial, explained that even a few points less on a credit score can mean the difference between eligibility for the best rate versus a second-best rate and sometimes, eligibility for a particular loan program (for example, 80% financing as opposed to only 75% financing). She advises to start the pre-approval process with ONE reputable, recommended mortgage professional, and then continue to speak with other potential lenders WITHOUT having each subsequent lender pull another credit report.

By informing subsequent potential lenders of the scores derived from the one credit report, buyers can still gain the benefit of comparison shopping without incurring unnecessary credit requests.

Make your decision which individual loan officer to work with based on the variety of banks and loan programs available through that person, on experience in the mortgage industry, on pricing, and on customer service!

Melissa Milton can be reached at (510) 339-4300 or at www.lasallefinance.com and is available for consultation at her email address: mmilton@lasallefinance.com

What's Fun!

From wrong to brazen (I'm full of guilty pleasures this week). I snuck out-of-town last weekend and had a great time with several girlfriends in Park City. While the snow wasn't quite up to par ("dust on crust," as one local called it) the weather was warm and beautiful, the town was charming, and the company of women was excellent.

Stealing away for a few days of fun in the sun in sunny Utah and leaving behind my husband, kids, household duties and most importantly, my BOSS, is highly recommended - but wait for the next big snow storm!

Better yet, avoid the expense of air travel and head to Lake Tahoe where the snow has been dumping since President's week.

Either way, you're probably due a few days of R & R!

The Piedmont Plug!

My order of Girl Scout cookies arrived this week and my kids quickly began to devour them (I've resorted to hiding the Thin Mints in the freezer.) Clearly, growing boys can rapidly consume a lot of cookies (as can their mother). No worries, the Girl Scouts will be out in force for those of you who didn't have the chance to preorder.

Please support our local troops as they set up in spots around town with their goodies in tow! Remember a portion of the net proceeds go to local charities and that's a sweet result.

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Real-Time History, The Piedmont Perspective, Vol 85, February 25, 2009

2009-02-24T15:05:00.000-08:00

What's New?

The nice thing about writing The Perspective week after week (after week) is that I have accumulated a fair amount of real-time history and can easily access the sales patterns with respect to Piedmont's unique marketplace. Wanting to compare the number of this year's listings, with last year's, I looked no further than my own newsletters (e-letters!) of February 2008 to comparison shop. As I chase these statistics, I realize we are on track for a robust Spring Market!

While many observers perceive that there is too much inventory on market, it just isn't true. (In Stockton - yes. In Piedmont - No!) Last year, the Multiple Listing Service (MLS) reported 16 homes for sale in Piedmont, with an average list price of $1,928,375 and average days on market (DOM) reported at 46 days. This year, the MLS reports 18 new listings since the beginning of 2009, with an average list price of $1,816,726 and an average DOM of just 14 days!

This seems to indicate that aggressively priced homes quickly find buyers, while homes that are stalling need to adjust the list price downward in order to meet buyer demand!

While it's true that recent bank upheavals, poor economic forecasts decreasing stock values and uncertain employment opportunities are all contributing to current buyer conservatism, the blunt truth is that the bulk of homes that are languishing, are simply overpriced for the market conditions - AS THEY EXIST! Which isn't to say that there aren't plenty of willing and able buyers about - there are. (They are even showing up in the POURING rain - and that's commitment!)

With mortgage rates at historical all time lows and a shiny new stimulus package on its way, designed to promote and reward home ownership, ALL buyers continue to seek good values, regardless of where they fall on the spectrum. As new buyers move into the marketplace, the market will in turn, experience improved health and better stability, restoring faith and encouraging other buyers to move UP the ladder. As has always been true, first-time buyers drive the marketplace!

Sellers, are you listening? Are you attracting buyers or are you mired in last year's values?

What's Coming?

There's a good deal of activity heading our way so grab a cup of coffee and let's begin . . .

Scott Hill brings 950 Leo Way in Montclair to the market this Sunday. This charming Cape Cod home - custom built in 1993 - sits on a quiet wooded street and features 4bdrms/3bths, formal living room and dining room with French doors to a patio and level grass yard, master suite with beautifully update bathroom, 2-car garage, and ample natural light! List Price: $1,125,000. Open Sunday, March 1, 2-4:30. www.950Leo.com

Anne Feste brings a truly appealing 2004 Tudor home to the market this week at 9 Woodside Glen in the enchanting, secluded pocket neighborhood of Westminster. This sharp and sunny newer construction home, on a mostly level lot, features many modern amenities which include a spacious master suite on the main floor, formal living and dining rooms and gourmet kitchen opening on to a lush garden. With an inviting open floor plan and a friendly cul-de-sac location, this wonderful 4bdrm/2.5bth home is listed for $1,050,000. Open Sunday, March 1, 2-4:30 www.grubbco.com

Dana Cohen has just listed 10 Buckeye Avenue - an adorable Upper Rockridge Traditional, featuring 3bdrms/1.5bths, Bay views, open living and dining rooms with stone fireplace and wonderful gardens that incorporate patios and play area for easy outdoor entertaining. Only one block from the Village Market and close to schools, BART and shops, this wonderful home is listed for $715,000. Open Thursday, February 26 for Broker's Tour from 10am-1pm and on Sunday, March 1, 2-4:30pm. www.10buckeye.com

Bebe McRae's newest listing is at 6150 Broadway Terrace in Upper Rockridge. This stately 5bdrm/3bth expanded Traditional features a wonderful master suite, separate au-pair/guest suite, family/media room, updated kitchen opening onto park-like gardens and garage with work room and easy access to the home. List price: $1,550,000. Open Sunday, 2-4:30pm. www.grubbco.com

Now that your home from skiing, make sure you see my listing at 308 Pala Avenue, open this Sunday 2-4:30 and always, by appointment! This elegant Mediterranean features 4bdrms/3bths, formal living and dining rooms, sunny spacious kitchen, bonus media/family room down and extensively renovated rear garden in Central Piedmont. List price: $1,850,000. www.308Pala.com

Gene Boomer has just listed 1126 Harvard Road in Piedmont. This inviting 4bdrm/3.5bth Traditional has been thoughtfully renovated and expanded to meet your growing needs while maintaining distinctive period details from the 1920's. Featuring formal living and dining rooms, updated kitchen with adjoining family room, rear deck, level play yard, hardwood floors and ornate fireplace, this spacious home is nestled in a peaceful and private setting, appointed with mature oak trees and wrapped by three vacant lots, owned by East Bay Municipal Water District. Close to schools, parks, recreational facilities and Lakeshore Shopping district and transportation, this elegant home also offers an excellent Piedmont location! List price: $1,449,000. www.grubbco.com

Carol Brown brings 168 Wildwood Avenue in Piedmont to the market on Sunday, March 8. This charming, all-level Mediterranean features 3bdrms/2bths and is centrally located near elementary, middle and high schools, playing fields and Grand Avenue restaurants, shops and transportation. Offering a sunny living room with craftsman fireplace, dining room that opens to an eat-in kitchen, master suite with bath, nearly level access to lovely back garden, large basement and two garages on a private back alley, this sweet home has been lovingly maintained and updated. List price:$985,000

Finally, if a "fixer" is in your future, don't miss the new listing on Manor Drive that features terrific street presence and "good bones" (as we say in the buisness) but requires more than just cosmetics. Please give me a call to go over the inspections in more detail and to book an appointment!

(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 uber-sophisticated contemporary on Marsh on the Piedmont side of Montclair, went pending very quickly. This unique home had tried to find a buyer last year with a competitive discount firm, but had no luck. This year, the motivated seller listed with The GRUBB Co. and met buyer demand. He sold in quick time and with more than one offer! List price: 1,295,000.

Discount firms tend to provide discount services! Examine your goals and decide how you want your home positioned in this very complicated marketplace!

While one prospective seller recently suggested that "homes sell themselves," the example above proves the opposite is true. Now, more than ever, choose your agent and your brokerage carefully. This important decision may make the difference between selling or NOT selling your home!

What's Happening?

The Stimulus Package is the talk of the town (ours and every other town as well) but don't expect to see changes filter down for several weeks. Mortgage interest rates continue to shift daily,if not hourly.

While Buyers may be coming to the Sunday Open Homes willing and able, they frequently are surprised to discover that they aren't quite as ready as they previously thought.

Too often buyers work backwards. They find the house they want first and then begin the process of qualifying for the loan, only to discover that changes in employment or credit have harpooned their ability to buy in this stricter environment!

Working with a reputable mortgage broker or a private banker from the beginning of your home buying process not only qualifies you up front, it also brings great clarity to the process about your purchasing power! www.lasallefinace.com

At a time when terms are every bit as important as price, good preparation increases your chances at the negotiation table!

What's Fun!

Honigman Designs goes to the Oscars! Did you watch the Oscar ceremony on Sunday evening and happen to catch Amanda and Pete Doctor, of Pixar fame at the awards show?

It's no surprise to anyone who adored this sci-fi animated masterpiece (like I did) that WALL-E won for Best Animated Feature, but the unexpected surprise was that jewelry designer, Amy Honigman-Tobe, was a winner in her own right as well. Pete's wife, Amanda was adorned with an intricate sapphire and gold necklace and elegant moonstone and sapphire earrings which were both designed and created by Piedmont artist, Amy Honigman-Tobe!

Amy creates sophisticated pieces and currently sells her elegant designs through Pave, McMullen and Nathan & Co. Says Amy, "Custom pieces are my favorite as my customers get just the look they want." Now how much more fun does it get than attending the Oscars in custom jewelry designed specifically for you?

Amy can be contacted at HonigmanDesigns@comcast.net. Stay tuned for her upcoming web-site as well.

Congratulations to Honigman Designs and to all the creative folks at Pixar for your recognition and your showing at the Oscars!

The Piedmont Plug!

You wouldn't think that Montclair Village needs another coffee shop, would you? Between Nellie's, Peet's and Starbuck's, how much coffee can one village drink?

Here's where you'd be wrong. The Metro Cafe & Bar has just opened its doors and they offer not only gourmet coffees and teas, but innovative sandwiches, salads, soups and desserts - as well as premium beer and wine! Now coffee (and coffee houses) just got a whole lot better!

The Metro Cafe & Bar is located at 2058 Mountain Boulevard and is open Monday-Friday 6am-9pm and Saturday and Sunday 7am-8pm and according to my boss, DJ Grubb, "They make the best tuna sandwich it town." Enjoy and don't forget your laptop.(There's plenty of Internet access as well.)

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Quality, Value & Convenience! - The Piedmont Perspective, Vol 84

2009-02-18T11:02:00.000-08:00

What's New?

Thank you to those of you who wrote back last week to respond to the Trivia Question "What does QVC stand for?" At least a dozen sharp subscribers got it right away and several other readers correctly identified two of the three initials. The correct answer was (drum roll please . . .) "Quality, Value & Convenience!"

And the lucky winners to two FREE tickets to "Shopping the Musical" are: Penny Robb, Alexandra Manoles, Jason Zeledon, Su-san Lichen and John McWilliams. Thanks again for playing and have a great time at the show!

It should come as no surprise that, Quality, Value and Convenience are also three important staples that drive home prices as well. Gone are the days when buyers conveniently "overlooked" flaws - minor or major - in order to remain competitive in the prevailing marketplace.

In today's more conservative marketplace, even cosmetic blemishes such as old carpeting or an anemic paint job can easily derail a prospective sale. Sellers, resist the temptation to save money by foregoing painting, staging and necessary repairs. The extra effort and investment upfront typically results in additional "value added" to the home and often mitigate any problems an empty or tired house might otherwise highlight (such as sloping floors). Bring a Quality home to market and you WILL get prospective buyers through it.

Selling quickly; however, depends on where you price a property. Whether the home is "picture perfect" or a total "fixer," price the home appropriately if you wish to attract purchase offers in quick time. (Hint: if your home has been on the market longer than 21 days, chances are its's overpriced!) While Buyers might wish for the "deal," it's hard to deny real value when they see it. Offer Buyers real Value and you are sure to attract and achieve the best result!

As for Convenience, expect homes with coveted locations to attract stronger interest. Being within walking distance of shops, markets, restaurants and public transportation all add to a home's desirability and Convenience and that's added value as well! (For a quick assessment of your home's walkability score, go to www.walkscore.com)

When markets become less certain, Quality, Value and Convenience become more important than ever!

What's Coming?

Like the Magnolia trees around town or the bearded iris in my garden, the market is beginning to bloom! There are currently 22 homes for sale in Piedmont and 13 of them have come on since the beginning of the year, signaling a strong start to the upcoming Spring market. Buyers donned raincoats, galoshes and hats and hit the Sunday Opens in BIG numbers in spite of very heavy downpours. Like the welcome rain, the winter real estate drought appears to be over! Let's begin with my Central Piedmont listing on Pala Avenue.

Are you free this Thursday night? Yes? Great! Please join me for an evening viewing at 308 Pala Avenue on February 19, from 5-7pm. This elegant Spanish Mediterranean featuring 4bdrms/3bths , bonus media/family room down and extensively renovated rear garden in a GREAT Central Piedmont location is wonderfully welcoming and "turn-key" ready. Please join me for wine and appetizers on Thursday evening and bring along an interested friend! www.308Pala.com List price:$1,850.000. Can't make it on Thursday? I will also be there on Sunday, February 22 from 2-4:30 as well. Hope to see you soon.

Matt Heafey's listing at 27 Muir Avenue is the quintessential classic Traditional Piedmont home, featuring four large bedrooms up and gracious formal rooms on the main level, including elegant living and dining rooms and inviting family room off a very spacious kitchen. Situated on a level and highly-coveted tree-lined street, this lovely 4+bdrm/4bth home with pretty rear garden is a dream in the making. List price: $2,295,000.
www.27muir.com Open Sunday, 2-4:30pm.

Last, but not least, look for a fabulous 50's Classic with Captivating Bay Views to hit the market this weekend on Dudley Court. This well-appointed 4bdrm/3bth level- in home is nicely located on a quiet Piedmont cul-de- sac. The lower level of this home features a versatile guest suite and a fantastic family room complete with a wood burning fireplace. This appealing space is further enhanced by its direct access to the large flat lawn and patio area. Exceptional livability! Open Sunday 2-4:30.

These represent just a few of the homes here in town. Please call me for a complete list of ALL homes that meet your criteria!

What's Pending?

The pretty Mediterranean home on Dormidera went pending last week while many other fine properties are still available and open to offers. With the average list price in Piedmont hovering at $1,889,404 - there may be room to negotiate on many of these wonderful homes. You'll never know what a seller will take unless you put pencil to paper and open a dialogue!

Here's the "Buyer's Market" you've been waiting for. Now call your mortgage broker and be prepared! (Don't assume last year's pre-approval still holds. Credit viability and qualifications are changing daily!) www.lasallefinance.com

What's Happening?

Do you need to move or do you want to move? That's the $64,000 question, but the majority of buyers seem to be moving for sound "need-based" reasons such as a new baby, a job transfer or a practical downsizing - as opposed to those wanting to move just because . . .

However, for those seeking to move as an option, rather than an imperative, there is less competition and plenty of good inventory in the marketplace. Now could be an exceptional time to move UP in the market as value is more easily obtained.

And stay tuned to the new Stimulus Package which among other incentives will once again be increasing the "jumbo conforming" loan limit and will be offering an $8,000 credit to first-time home buyers as well. (Sorry, this won't apply to those of you who already own a home and will be moving up - or paring down.)

This influx of funds may take some time to filter through the system so don't expect these changes next week. Also recognize that once the money begins to make its way to the consumer, it will run out . . . There should be stiff competition for these finite funds.

What's Fun!

Your touching responses to my folk's true love story were really fun (for me anyway) and I was thrilled to hear from you. One reader - director, screenwriter and my neighbor and good friend, Kate Montgomery, responded with a funny tale of her own courtship and with Kate's permission, I am reprinting it here.

"Doug's first gift to me when we were dating was a Henkel 4 star chef's knife. Of course I acted thrilled but in truth I was just a bit perplexed by this, until my mom asked "is it one he already has or does it compliment his collection?" Sure enough - it was one he didn't have himself ... "I think he's serious" said my mom - and of course, she was right."

I am an equal-opportunity voyeur. For those of you similarly literarily inclined, please send me your own funny, ironic, embarrassing or profound stories and I will donate $50 for each one I print in The Perspective to the Tri-School Fundraiser.

Pick whatever topic you like as long as it represents a "slice of life." Turn your stories into cash for our schools!

The Piedmont Plug!

Now that Valentine's Day is behind us, perhaps there are a few frilly frocks in your closet that may no longer be needed? The Princess Project passes along gently used formal (think prom) and semi-formal attire to those in need and are currently accepting donations for their annual "dress drive."

You can reach the caring folks at The Princess Project at www.princessproject.org to learn more about this worthy cause. (Thank you Lisa Kieraldo for this timely and thoughtful suggestion.)

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply email me at jgardner@grubbco.com . I love sharing my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

"The Diamond in the Rough!" The Piedmont Perspective, Vol 83, February 12,2009

2009-02-11T16:51:00.000-08:00

What's New?

Truth be told, my pragmatic hard-working father was never a hopeless romantic. He was the kind of husband who gave my mother a dishwasher, a vacuum cleaner or a washing machine come the holidays and she - equally sensible - was thrilled to have them.

My mother had grown up in San Marino (the Piedmont of Pasadena) while my father hailed from the small town pastures of Davis. In her family's eyes, Dad was a bit of a "Diamond in the rough" compared to Mom's more genteel upbringing.

My mother said she married Dad because "he made her laugh." In spite of her family's strong objections to the pairing, their union stuck. They've weathered 56 years together - sometimes laughing, sometimes crying - but all of it together. That's about as romantic as it gets.

So when it came time for me to choose a mate, I followed my mother's example and married a man who made me laugh, who engaged my mind and who always believed in me - even when I faltered. Even without romantic gestures on Valentine's Day -that's true love!

With respect to homes, "the diamond in the rough" is the home that's badly in need of TLC (tender loving care). The trick in this or any market, is getting the lump of coal for a discounted price in order to offset the costs of renovations and repairs that are necessary to bring out the "sparkle." That seems basic but it's a tougher challenge than statistics bear out.

Too often, I see hopeful buyers excitedly jump into a bidding war on these "fixer" properties with the expectation that they are achieving a "below market value" when all too often, the opposite result plays out. Unfortunately, the large number of "fixer buyers" often drives the selling price well beyond the asking price, erasing any potential appreciation the home may have had. Ironically, these homes often math out at much higher prices per square foot than their "fixed" counterparts down the street! Go figure! (Seriously, go figure!)

When buying a "diamond in the rough," carefully do the math and understand your end game. If the goal is to "flip" the house in a short amount of time, be certain you are not overpaying for the project on the front end. If on the other hand, you plan on renovating and staying for many years, then the price you pay in the short-term may hardly be relevant.

If that's the case - as with marriage - commit to the long-term and carve out the diamond of your dreams . . .

Happy Valentines Day Mom and Dad!

What's Coming?

I am pleased to report that inventory has increased dramatically over the last few weeks and there are some really wonderful homes to consider, from Classically Traditional, to Elegant Mediterranean to Ultra-Chic Contemporary, so let's get started . . .

I'll begin with Matt Heafey's new listing on 27 Muir Avenue set to debut this Sunday, February 15, 2-4:30. This stately home, featuring 5bdrms/4.5 baths, gracious formal rooms, spacious kitchen and family room, formal entry and detached office or gym, sits on a most-coveted, level tree-lined street in Piedmont. List price $2,295,000. www.27muir.com

My new listing at 308 Pala Avenue is ready for viewing a week ahead of time and will be open for Broker's Tour tomorrow, Thursday, February 12 from 10am -1:00pm and again on Sunday, February 15 from 2-4:30pm. Please join me or my colleague, Michelle Winchester, on either day at this elegant Mediterranean which features 4bdrms/3bths, formal living and dining rooms, sunny spacious kitchen, bonus media/family room down and renovated rear garden in sought-after Central Piedmont. List price: $1,850,000. www.308Pala.com

Judy Cain has just listed 740 Calmar Avenue in Crocker Highlands. This stunning Mediterranean offers old-world charm, including Venetian plastered walls, vintage tiled fireplace, Tuscan-style kitchen and designer garden with fountain and shade trees. Featuring 3bdrms/1.5bths and terrific Lakeshore location, this home, near the Farmer's Market, local shops, the Grand Lake Theatre and public transportation is a bit of Italy in Oakland! List price: $969,000 Available for private showings beginning on February 19 and open to the public, next Sunday, February 22. www.740Calmar.com

Moving from old-world charm to cool sophistication, Hope Broderick brings 2 Marsh Place on the Piedmont side of Montclair to the market this weekend. This luxurious remodeled oasis features 4bdrms/4bths, spacious open floor plan with Golden Gate and Bay Views, outdoor spa and shower, high-end kitchen and loads of natural light! List price: $1,295,000. Open this Sunday, February 15, 2-4:30 www.grubbco.com

"Fabulous" doesn't begin to describe the sleek Contemporary at 45 Lane Court on the Piedmont side of Montclair. For those of you seeking a view home in the Oakland Hills, this artistic romantic retreat featuring 3bdrms/2+bths, Bay view sunsets and every designer amenity, is not to be missed! List price $1,795,000. Please call me for an appointment right away - this spectacular home won't last long!

And finally, for a private hideaway in Montclair, look no further than Bebe McRae's 1930's listing at 1957 Gaspar. With 3+bdrms/2bths, peek of the Bay and level yard, this charming home has loads of space. Open Sunday, 2-4:30. List price: $825,000. 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?

Kelly Deal's Contemporary Craftsman listing at 1076 Mandana Avenue sold very quickly after returning to the market with two offers and one in back up! This Crocker Highland's showpiece went into contract well above its list price of $1,275,000 and other coveted neighborhoods are experiencing much the same interest.

While Buyers find it hard to believe that multiple offers are still at play in this marketplace, the fact is that Buyers are placing quality and location at the top of their priority list. Expect good homes to receive the attention they merit - even in today's marketplace!

What's Happening?

The GRUBB Co. is pleased to announce their new affiliation with London based brokerage firm Mayfair International Realty. As part of our ongoing expansion and global reach, The GRUBB Co. and its Buyers and Sellers are now internationally represented!

What's this mean to you? It means that properties that are marketed here in the United State are also being aggressively marketed throughout England and Europe as well.

In an increasingly global marketplace, one never know where the Buyer will originate or where the Seller will move. Regardless of the continent on which you reside, you will be in professional hands and quality care!

Isn't it nice to know that The GRUBB Co. is going the extra 5,371 miles to satisfy your every need?

What's Fun!

Love is in the air and nothing says "I love you" like diamonds (Honey, are you listening?)

But if diamonds aren't in the budget this year (or even "diamoneques" ) perhaps you'd like to see a show in San Francisco instead? - compliments of Dan Meagher, Director of Marketing and new Perspective reader. (Thank you Dan!)

Now in its third hit year, "Shopping! The Musical" is currently San Francisco's longest running original musical. This award-winning revue features comedy songs about customers, products,Victoria's Secret, those "oh-so-helpful" sales people, people who pay with nothing but change and much, much more!

Dan is offering a night of laughter, music, and "shopping" without maxing out your credit card to the first five readers who answer the trivia question below (sorry REALTORS, this is for customers only!)

Ticket certificates are good for two(2)FREE tickets to any future Friday performance at the Shelton Theatre in San Francisco's Union Square. Show time: 8:00pm.

For show information, please visit:http://www.shoppingthemusical.com/.

Trivia Question: What do the initials "QVC" stand for?
I'll personally deliver the tickets to the first five correct respondents - or you may pick them up at The GRUBB Co. office in Montclair. "Go Shopping!"

The Piedmont Plug!

Whether it's roses or tulips (or roses AND tulips) that strike your fancy, no one puts together a more beautiful and fragrant bouquet than Piedmont floral designer, Alexandra Conroy of Conroy Designs. I've bragged about Alex's stunning foral creations in the past but having had several occasions to utilize her talents last year, I speak from personal experience and encourage you to find out for yourself!

Good news Cupids - you're NOT too late for Valentine's Day (hint, hint). Give Alex a call at (415) 710-8831 or email her at: alexandra@conroydesigns.com. To see her creations go to: www.Conroydesigns.com but don't delay, 24 hour notice required. Delivery charge of $5.00 within Piedmont.

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email me at jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well or sign up for this e-letter at thepiedmontperspective.com

The Keys to the Castle! The Piedmont Perspective, February 4, 2009

2009-02-07T12:46:00.001-08:00

What's New?

There was a time(before the introduction of The Multiple Listing Service)when Realtors held the keys to the castle - quite literally. As the gatekeepers for the majority of sale transactions in any given neighborhood, Real Estate Brokers and Realtors controlled and released the appropriate information on an "as need to know" basis.

Today's immediate access to Internet sites such as Zillow, Trulia, Realtor.com and the still closely guarded Multiple Listing Service (MLS) makes every prospective buyer or seller an instant expert - and herein lies the danger.

With public records as close as a click, prospective buyers can quickly and easily ascertain tax records, assessed value and purchase price for any given home and begin to form an opinion of value based on information that isn't exactly accurate, specifically relevant or in some cases, even true.

While it's good practice to understand the recent market activity surrounding a listing, the geographical demand and the larger economic picture, the price the current owners paid may or may not be relevant to the resale value in today's marketplace.

So let's begin by analyzing what is, what isn't and what may be relevant to a prospective purchase offer:

Seller/Buyer motivation is relevant - Understanding the reasons why the Seller or Buyer is moving sets the agenda.

Terms are relevant - How quickly would the Sellers like to close? How soon do the Buyers need to move? When can inspections take place? And are the Buyers preapproved through a reputable lender? Write a contract without ascertaining these answers and you are sure to be missing important key components.

Price and condition are relevant - Whether it's a dilapidated "fixer" or a pristine estate, the price must accurately reflect the condition of, and the demand for, the property. Grossly overpriced homes don't sell in any market while conversely, aggressively priced homes do! Ultimately, it is the market that determines the value of a home.

The previous purchase price isn't relevant (except in cases of a "short sale" - one where the outstanding loan is higher than the list price of the house. Sellers in these cases have very little room to move.)

What a Seller wants or needs isn't relevant - Buyers don't care about what you want or what you need, nor more than Sellers care about what Buyers can afford. Once again, it is the market that determines the value of a home.

Outstanding loans/liens may be relevant. Understanding how much money is owed on the note may give you valuable insight and inform your purchase offer. On the other hand, don't expect a "steal" just because the owner bought 40 years ago and now owns the house outright.

Days on Market (DOM) may be relevant -but only if the MLS is reporting them accurately. Agents have been known to manipulate the reported DOM by removing listings for a few weeks and then placing them back on so that they remain "fresh." When accurately reported, DOM may indeed signal a buying opportunity.

Finally, are Real Estate Websites relevant? - Tread carefully! "Zestimates" don't see the improvements an owner has made to a home or the number of offers the property down the street received in a recent sale. They don't personally visit a home so how can they accurately assess value?

More often than not, homes values on Internet sites are merely a matter of averages. Compare that to your personal home-shopping experience where many homes (especially those in competition) are far above average, while some are well below! Get caught up in this kind of faulty information, and you are sure to form opinions that work against a successful outcome.

When crafting an offer, I work to collect, organize and analyze as many facts as possible, but truth be told, decisions by Buyers and Sellers regarding Real Estate often have less to do with stats and more to do with feelings than anything else. While empirical evidence would make my job much easier, at the end of the day, there's a certain amount of leg work, gut instinct, subjective opinion and well-honed intuition that comes into play on every successful transaction.

That's when working with an experienced local Realtor pays off in spades! Find one and be open to his/her experience and you are sure to obtain a set of keys to your very own castle in the near future!

What's Coming?

I will be bringing a wonderful Spanish Mediterranean to the market in the next few weeks. This inviting 4bdrm/3bth home with potential au pair/guest suite down has a terrific Central Piedmont location on a shady tree-lined street and has recently undergone an extensive rear yard renovation.

Please join me for a special Piedmont Preview on Thursday evening, February 18 from 6-8pm with opens to the public on Sunday, February 15,and Sunday, February 22, 2-4:30pm. List price: $1,850,000. Please call me for more details.

What's Pending?

Here's a true Tale of Two Cities . . . while Liz Dickson's fabulous remodeled listing on El Cerrito Avenue jumped off the market in mere days, a much more modest 2bdrm/1.5 bth home on Oakland Avenue spent 120 days on market before attracting a willing and able buyer. Originally listed at $813,950 - it rode the market down, down, down, to $654,700 before doing so. (This illustrates my point above with respect to price and condition.)

Every house has a "tipping point," but finding it quickly, statistically has better results for Sellers. Setting a realistic list price may be the single most important component to a successful outcome!

What's Happening?

After last week's discussion of how critical banks have become with respect to Buyer's Fico Scores (above 740 to qualify for Jumbo Loan financing) one reader and good friend (we'll call him "A") wrote back to assert that his Fico score of 700 is still "good!" (Sorry "A," no offense. Please don't shoot the messenger!)

But he's right in one sense, because getting a loan is about so much more - including the home appraisal, the location, the down payment and the credit risk.

Which only emphasizes my point that before you begin to shop for a home purchase, it is indeed wise to put yourselves in the hands of an experienced loan broker or private banker to smooth the way and help cement the deal! www.lasallefinancial.com

(Here's a shout out to Patty Edmonds, my personal Wells Fargo Banker.)

What's Fun!

It's the Year of the Ox and as my neighbor and friend, Kevin informs me, "the year of the Ox signals a year of hard work."

Given the economy, it's only natural to dig in, pull up one's sleeves and work harder than ever, but as I pointed out to Kevin, "A year of hard work beats the alternative, which is a year of too little or worse yet, NO WORK. (Bring on the ox! I'm ready for it!)

San Francisco's China Town celebrates The Year of the Ox in all of its glory, this Saturday night, February 7 from 5:15 -8:00pm. Rated as one of the top ten parades in the nation, it is one of the few remaining night-illuminated parades and is the oldest in the country. Begun in 1860 this crowd-pleasing, fun event, celebrates the Chinese culture with singing children, floats, stilt walkers and a 201 foot long, Golden Dragon -"Gum Ling."

If you're up for large crowds, grab BART and view this exciting spectacle which begins at 2nd and Market Streets and winds it's way toward China Town! Best of all, it's FREE!

The Piedmont Plug!

Last week I wrote about the upcoming Beach Dad's Jazz Night and in an effort to avoid playing favorites, am now announcing the Wildwood Dad's Club Crab Feed this Saturday, February 7. Gates open at 6:00pm and everyone is welcome!

This fun, annual event, featuring fresh crab, no-host bar, lasagna, salad and great french bread, takes place this Saturday at the Piedmont Veteran's Hall in the center of town. (Clearly, the dads in this town, know how to have fun!)

Please join the Wildwood Community in this Funraiser!Tickets $40 in advance and $45 at the door! Childcare available at Haven's School Mates.

For more information or to secure your reservation, email Jeff Porter at jgport@pacbell.net or Jim Gardner (no relation) at jgardcon@sbcglobal.net.

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email me atjgarnder@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

I honor your privacy and requests to be deleted from the mailing list. Simply click on to the "opt out" link below if you are receiving this newsletter, but would prefer not to. On the other hand, if you'd like to pass it along, please do so!

Real Estate License #R01431765

Hitting the Mark! The Piedmont Perspective, Vol 81, January 28, 2009

2009-01-28T19:28:00.000-08:00

What's New?

"Surrender!" my younger son yelled, jumping from behind a doorway and aiming his automatic Nerf gun squarely at my chest while spongy orange foam darts rapidly filled the air. Avoiding his aim, I dove behind the couch, grabbed a second rifle and began to shoot back.

"Never!" I shouted, doing my utmost best to keep up with the obsessed tenacity and the energy of a 12-year old boy in battle. (I imagine this is a very different experience than the one my twin sister shares with her two girls.)

We spent the next twenty minutes running from room to room, shooting, reloading, and stealing each other's ammunition until exhausted and laughing, we called a momentary truce. When the Nerf war was finally over, most of the darts had landed helter skelter throughout the house but a few were velcroed squarely in my hair and in my back. Victory! Tristan's well-executed attack had hit the mark.

Helping today's Buyers find the right home is a lot like my son's Nerf battle. Most of the darts are going to land helter skelter, but with well placed aim, strong motivation, good preparation and a well-executed attack, you're eventually going to "hit the mark"- especially as winter gives way to spring and more and more buying opportunities emerge.

As they do, you will want to have a good plan in place (avoid the surprise approach my son often relies upon). Start by understanding the market, the price point you can afford, what you need and desire in a home and where you want to live. Once you have real clarity, the target becomes much easier to find and your darts will begin to land.

With a savvy Realtor, an effective mortgage broker and a reliable escrow team in place, victory should be close at hand!
What's Coming?

Anian Tunney's stunning Normandy Traditional listing at 57 Lincoln Avenue will be open this Sunday from 1:00 -3:00pm! (Please note the time change due to the Superbowl). This truly spectacular home with 4bdrms/5bths, chef's kitchen out to stone patio and terraced gardens is truly stunning. Price: $3,450,000.

The Wonderful Colonial at 1127 Winsor Avenue was sold just a few years back and has returned to the market with beautiful new kitchens and bathrooms and smart remodeling choices throughout. This extensively remodeled home features 5bdrms/3bths, professional grade kitchen, family room and au-pair/guest suite or home office with separate entrance! Conveniently located near all of the schools. Price: $1,850,000. Open Sunday.

I will be bringing an elegant Spanish Mediterranean to the market soon. This 4bdrm/3bth home with potential au pair/guest suite/media room down has a terrific Central Piedmont location on a tree-lined stree and has recently undergone an extensive rear yard renovation. Expect it to hit the market at the end of February! Please call me for more details. 510-339-0400/264

What's Pending?

The lovely and fully renovated home on El Cerrito is now pending after receiving more than one offer. With a home that special, was there ever a doubt? List price: $1,695,000.

What's Happening?

The return of affordable Jumbo Loans is a very welcome sign of positive change!

Roger Smith of LaSalle Financial Services reported today that loans as high as $2,000,000 are available to those with good credit scores (740 and above) and with strong down payments, for as little as 5.25% on a 5-year fixed/adjustable rate mortgage and at 5.5% on a 7-year fixed/adjustable rate mortgage!

This is great news for those of you buying or selling in the high-end market or for those of your who have been thinking about refinancing your current home.

For more information, contact any of the well qualified mortgage brokers at LaSalle Financial Services at 510-339-4300. www.lasallfinace.com

What's Fun!

Winter Music Night - Saturday February 7!

Those totally fun Beach School dads are at it again. If you missed last year's Winter Music Night, here's your chance to get in on the fun!

On February 7, The Beach Dad's Club will again be hosting their Winter Music Night featuring live music, food, and drinks served up by the Beach School dads! (It's always nice to see men at work!) This is an adults only evening - childcare will be available.

Tickets: $40 per person (beer and wine $5 each)
Location: Piedmont Community Hall
Time: 7:00 - 11:00pm
Music: Beach dad, Miles Perkins' band, Mingus Amungus
Food: Beach dad, Rob Lam's Butterfly Restaurant

Please email your reservation to: receipt@beachparents.org

The Piedmont Plug!

Faye Keogh of the Berkeley GRUBB Co. office reminds us to check in with Spare the Air before using our fireplaces.

Nothing's cozier than a nice warm hearth, but with so little rain, it's important to be cognizant of the health issues surrounding smoke-filled skies. You can quickly check the daily status by going online to www.sparetheair.org before building a fire.

Thank you Faye for this important and timely!

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email to jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Coveted Real Estate - the Piedmont Perspective, Vol 80, January 21, 2009

2009-01-21T11:40:00.000-08:00

What's New?

I typically steer clear of any political views in The Perspective, but having just watched Barack Obama take the oath of President of the United States, I should acknowledge that perhaps, the most highly coveted piece of property this week was anywhere along the parade route or in Capitol Mall in Washington D.C., where MILLIONS of heartfelt citizens vied for space and the opportunity to gather together to celebrate the change of leadership and to honor our first African American President - a fitting tribute, one day after The Martin Luther King Holiday and 46 years after Dr. King's, I have a Dream speech was immortalized in front of the Lincoln Memorial in 1963.

I grew up in Sacramento in the mid 60's in a fully integrated school system and never gave much thought to color. My life and environment was, not simply dotted, but heavily saturated with diversity. As I matured and entered the workforce, my friends, classmates and colleagues have seamlessly represented every ethnic, religious and sexual orientation - much to my benefit and growth. However, it occurred to me while watching the Presidential inauguration, and the many memorable and moving faces within the crowds, that change which was once forcibly mandated by law, has now been voluntarily embraced by choice.

No where is that concept more evident than here in Oakland and Berkeley where blended families seem to be the rule rather than the exception. On any given Sunday Open, I meet people from every walk of life and they echo this sentiment in our discussions. Oakland/Berkeley/Piedmont proudly serve as home to a kaleidoscope of nationalities, experiences, and beliefs. Our unique community isn't a color-blind society - it's a color-RICH society. (Isn't it the differences in texture and colors that make a patchwork quilt truly vibrant?)

These are indeed historical times. Like the many participants and well wishers that came together this week to share a sense of purpose, I am looking forward to profound changes - not only in Washington D.C. - but throughout the entire county. With renewed hope, I anticipate and embrace remarkable and profound changes ahead for all of us.

Let me remind you that I will be donating 10% of my net proceeds to the charity of your choice after the close of escrow throughout 2009!

What's Coming?

I will be joining Anian Tunney at her Open House this Sunday for 57 Lincoln Avenue, near Crocker Park. This exceptional grand Normandy home features 5bdrms/5++bths, elegant living and dining rooms, stunning kitchen leading to inviting stone patio and beautiful tiered gardens, au pair/guest suite down and indoor/outdoor children's play area. This truly beautiful home in the heart of Piedmont is pitch perfect! Open Sunday, 2-4;30pm Price: $3,450,000. www.grubbco.com

Mindy Scott's Traditional listing at 139 Waldo Avenue sits on one of Piedmont's most coveted blocks, offering instant community and a fabulous central Piedmont location. Featuring 4+bdrms/3bths, elegant formal rooms and a charming, open kitchen; this classic home is priced at $1,995,000. Open Sunday 2-4:30pm. www.grubbco.com

Make time to see Liz Dickson's wonderful listing at 341 El Cerrito Avenue in Central Piedmont. Just steps from the Recreation Center, the Community Pool and the Piedmont Middle and High Schools, this charming and inviting home has been completely rebuilt from stem to stern and is turn-key ready! Featuring 3bdrms/2.5bths, study, large kitchen/family room, open floor plan, sun filled spaces and a view of Mount Tamalpais, this is a surprisingly spacious home that lives big! Thanks to local Piedmont contractor Frank Silver and his wife, Paula, this home's thoughtful renovation was truly a "labor of love." Price: $1,695,000. Open Sunday 2-4:30pm. www.grubbco.com

Bebe McRae brings 210 Stonewall in Berkeley back to the market the first week in February. This fabulous 30's Wurster Modern sold very quickly a year and a half ago and is now available once again. If you missed that opportunity, here is your chance to purchase this spectacular home in the Claremont Hills with Bay View!

In Piedmont, don't overlook: 450 Hampton Road for $1,295,000; 58 Crest Road - a spacious Mid-Century Modern for $2,038,000, 633 Moraga Avenue - a sophisticated renovation for $1,195,000, and 70 Somerset Road for $1,795,000! www.grubbco.com

What's Pending?

The open and inviting 4bdrm/3bth home at 126 Dracena Avenue came on the market and went pending in rapid succession. List price: $1,495,000.

What's Happening?

Dennis Duffy of A Very Nice Mortgage Company, set me straight last week when I mistakenly said that the conforming loan limit was $615,000.

"Julie - Thoroughly enjoy your Wednesday Piedmont Perspective; however, The Conforming Jumbo Loans in our area are capped at $625,500." (I knew that, but just wanted to make sure YOU were paying attention).

And Zach Griffin of LaSalle Finace confirmed Dennis' quick observation. Here's the breakdown:

Conforming: > $417,000
Conforming Jumbo: $417,001 - $625,500
Jumbo (aka: the Super Jumbo): < $625,500

Why work with a Mortgage Broker instead of a Private Banker? "The advantage of working with a Mortgage Broker," according to Dennis " is that a Mortgage Broker has the opportunity to shop for the best rates and most favorable terms from many lenders and has the ability to fit the applicant to the lender. In contrast, the Private Banker is an extremely limited banker relationship and the services provided depend on the overall size of the managed account. The larger the account size, the more services offered."

Thanks gentlemen, for keeping me on my toes! (Now I'm sure I'll hear from some private bankers on the topic.)

What's Fun!

It should surprise no one that I was a fairly diligent Girl Scout in my day. I loved the uniform and knee socks; the wide green sash brimming with hard-earned tributes my sewing badge had taught me to carefully applique.

Each year, come January, my sister and I went door to door selling Girl Scout cookies to our neighbors. To this day, I still have an insatiable affinity for the Thin Mints (who doesn't?) but now there are so many more flavors from which to choose including: Lemon Chalets, Trefoil Shortbreads, Do-si-dos, Samoas, Dulce De Leche, Sugar Free Chocolate Chip, Real Chocolate Chip, Tagalongs, and Thin Mints.

Haven's Elementary student, Sophie Hodess, wrote me to say she is taking orders for cookies on behalf of her troop. Presales are open until February 1. If you would like to place an order, please email her at 5at5@comcast.net.

Cookies are $4.00 a box and I have already ordered mine (thin mints of course). Please support your local Girl Scouts!

This year as with last, a percentage of the earnings will go to charity.

The Piedmont Plug!

Now that change is in the air, I'd actually like to see it coming my way. (My windows have been overdue for a professional cleaning since last spring!)
Typically, I'd wait until the rains had come and gone, but Ben, the owner of Squeeky Windows is currently offering a 30% discount on ALL window cleaning though January 31, 2009 (now that my windows are sparkling, rain should be imminent).

You can secure your spot today by calling Squeeky Windows at 510-531-8138, but hurry! This discount only applies to work performed during the month of January.

While the crew of Squeeky Windows is at your home, you may want to ask them to clear your gutters as well. Before the next big storm develops, now is the time to maintain the performance of your roof, drains, and gutters!

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email me at jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

"Finding The Right Boot!" The Piedmont Perspective, Vol 79, January 15, 2008

2009-01-15T08:47:00.000-08:00

What's New?

My toes were frozen, my feet were numb and the pain shooting through my thighs was sheer torture. We've sent men to the moon, but can't engineer a ski boot that fits comfortably (or create a "Fast Track" lane that's actually fast - but that's another rift)! I'd only been on the ski slopes for a few short hours, but by mid-morning, I knew I was done. Big bruises were already forming on my shins and my right calf was so tender, I wondered if I could make it down the mountain without ski patrol coming to my rescue.

Slowly and painfully hobbling into the lodge, I vowed once again to take up snowboarding, if only to avoid those damned hard-shelled boots. Silently cursing my bony feet, the sub zero temperature and the manufacturers of ski boots the world over, I realized I'd have to return the boots as soon as we flew home. In the meantime, it was back to rentals.

"We'll figure this out together," Tom, the owner and proprietor of Montclair Sports, assured me when I unexpectedly showed up, purchase in hand. "I want to make sure that whatever boot you own, it 'fits you like a glove,' but more importantly, I want you to be happy. Don't worry, we'll find the boot that fits your feet."

What Tom intuitively brought to the process was a heightened awareness and a keen sense of responsibility to 'get it right.' As a result, I felt incredibly secure in his hands and I trusted his advice and his recommendations.

Like Tom, helping my clients find the 'right boot' and understanding their particular journey and their reasons for selling or for purchasing a home, is essential to the success of our relationship and to its outcome. I've yet to work with the Buyer who walked into the first home he or she saw and said, "Close enough. This one will do. Would you prefer cash and how soon can I move in?"

I have; however, worked with Buyers who specifically bought a house for their kids, for the schools, for a new job, for a home-based profession, for a hobby, for a garage, for a view, for its potential, for its value, for its location, for the weather, for a grand piano, for an art collection, for retirement, for an aging parent, for a new baby, for a returning college graduate, for an au pair, for a gazebo, for a yard, or for a cherished pet (the adjoining neighbor was the dog's sitter).

Choosey? You bet and with good reason. A home is more than a simple investment - it's where you live your life! Whatever the compelling reason for purchasing or selling a home, the motivation is uniquely yours and it's always the right choice. You may have one reason or you may have many. Either way, my job is to help you clarify and achieve those goals to the best of my ability. Listening to your concerns - without judgement - is part of the process. Assuring your sense of comfort and understanding my responsibility to 'get it right' is as important to me as it is to you. I look forward to working with you.

And thanks Tom, for service above and beyond. I'll never shop for sporting goods anywhere else but Montclair Sports.

Now can you fix the Fast Track lanes on the Bay Bridge?

What's Coming?

Anian Tunney has just listed 57 Lincoln Avenue, near Crocker Park. This exceptional Normandy-styled home features 5bdrms/5++bths, elegant living and dining rooms, stunning kitchen leading to inviting stone patio and beautiful tiered gardens, au pair/guest suite down and indoor/outdoor children's play area. This truly beautiful home in the heart of Piedmont is pitch perfect! Shown by appointment only! Price: $3,450,000 www.grubbco.com

Mindy Scott's Traditional listing at 139 Waldo Avenue sits on one of Piedmont's most coveted blocks, offering instant community and a fabulous central Piedmont location. Featuring 4+bdrms/3bths, elegant formal rooms and a charming, open kitchen; this classic home is priced at $1,995,000. Open Sunday 2-4:30pm. www.grubbco.com

Don't miss Liz Dickson's wonderful new listing at 341 El Cerrito Avenue in Central Piedmont. Just steps from the Recreation Center, the Community Pool and the Piedmont Middle and High Schools, this charming and inviting home has been completely rebuilt from stem to stern and is turn-key ready! Featuring 3bdrms/2.5bths, study, large kitchen/family room, open floor plan, sun filled spaces and a view of Mount Tamalpais, this is a surprisingly spacious home that lives big! Thanks to local Piedmont contractor Frank Silver and his wife, Paula,this home's thoughtful renovation was truly a "labor of love"!
Price: $1,695,000. Open Sunday 2-4:30pm. www.grubbco.com

(Good news! The Silvers work on other people's projects as well! Franks and Paula can be reached at: www.fmsprojectsinc.com )

What's Pending?

Debra Dryden's beautiful and magnificent listing on Monte Avenue never officially made it to the open market before receiving two hotly contested offers, putting it into "pending" status immediately. This is a prime example of qualified buyers recognizing value in this marketplace and acting on their good instincts.

Good homes will always find ready, willing and able buyers!

Don't forget these good values still waiting to find their buyers and open to your offer: 633 Moraga Avenue - $1,195,000, 450 Hampton Road - $1, 295,000, 58 Crest Road - $2,038,888, 125 Estates Drive - $1,349,000 and 204 Hillside Avenue - $1,900,000.

What's Happening?

The availability of Jumbo Loans (those loans over the current conforming loan limit of $625,500) are returning to the marketplace and that's good news for those of us living in higher end markets such as Piedmont, Crocker Highlands, Rockridge, Montclair, Claremont and Berkeley and those of you wishing to buy. (As an aside, these higher-end neighborhoods have remained relatively stable in the face of softening values in many surrounding areas.)

While I often recommend working with an experienced mortgage broker to secure a loan, these newer Jumbo Loans are more likely to originate through private banking via Bank of America, Wells Fargo and First Republic Bank. It may be well worth a phone call to your local banker to see if you qualify for these higher purchase or home equity loans!

What's Fun!

Maybe it's just me, but I'm thrilled when the kids go back to school and I can resume my schedule which includes walking with friends, my husband, or our black Labrador, Buck. It isn't fancy, but it's fun connecting with others and getting a bit of exercise along the way.

This morning, my friends and I took our dogs and walked the Lafayette Reservoir. Last night, it was the hills of Piedmont and on Sunday, the trails above Skyline Boulevard. With days (and evenings) as warm as these, there's no good excuse not to take advantage of our stunning scenery.

The Piedmont Plug!

Having sung the praises of Tom Revelli of Montclair Sports above, it's only fair to give credit where credit is due. Montclair Sports offers both purchases and rentals of ski and snowboarding equipment, but it is also clear, they offer much more than the latest merchandise of every kind-they offer personal service!

In a world of corporate mega stores that have no accountability and whose employees have no experience with the product they sell, it's comforting to know that Tom stands behind his products, his staff and his store. Montclair Sports is a full service sporting good store, located at 1970 Mountain Boulevard, Oakland, CA 94611 and is open seven days a week! 510-339-9313 or montclairsports@sbcglobal.net.

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply email me at jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

The Piedmont Perspective, A Return to Optimism, January 11, 2009

2009-01-11T12:05:00.000-08:00

What's New?

Happy New Year! I hope your holidays were joyfully spent with family and friends and that the new year brings you good health and prosperity. I am really looking forward to what 2009 has to offer and happily, I am not alone! There's a tangible return to optimism.

Here's what one previously cautious reader had to say . . .

"Julie, still enjoying your updates . . . and still scared about what lies ahead. Meanwhile, guess what? We're in escrow to buy a place . . . (Yeah, I know; I don't listen to my own advice.) It's a real dump, the classic fixer-upper but it's got what you guys call "great bones." And it's in a nice part of the city . . .

Our logic for taking the plunge? We're looking to live in the property for at least five to ten years, this will be our home and we were able to get a good price from a very motivated seller. Plus, the ridiculously low interest rates these days made it incredibly affordable! Even adding a homeowner's line to the monthly mortgage, we're only going to be paying a few bucks more than we now do for rent."

Wait, it gets better. Charles goes on to say . . .

"I don't have any data to support my hunch, but my opinion - and it's only my opinion - is that more folks around the country are going to get lured back into the market because of increased affordability as well as the low interest rates. That's not to say housing prices won't continue to slip but hopefully, we're approaching the turning point. Six months from now, I'll know whether I was right or simply offering another useless opinion."

Hey Charles, I think your opinion is right on the money! Furthermore, I think that those of you who step in and take advantage of today's market are going to be well rewarded down the line.

Congratulations Charles on seeing the upside potential of our current real estate market and thanks for your revised forecast and optimistic viewpoint. Please keep me posted.

What's Coming?

Piedmont currently has 14 properties on the Multiple Listing Service (MLS) and here are several new listings expecting to surface in the next few months: a fully renovated Beauty in the center of town, a recently remodeled home near Wildwood Elementary, a classic Brick Georgian Colonial on Tyson Lake, an impressive Contemporary on Indian Gulch, a sweet Mediterranean off Mountain Avenue, a charming Spanish style home with room to grow on Pala Avenue in Central Piedmont,a wonderful Traditional on one of the best streets in town and a Smaller Home across from Dracena Park. Stay tuned!

In the immediate future, Mindy Scott has listed 139 Waldo Avenue, coming to the market this weekend. This beautiful home features a traditional floor plan with four bedrooms and an office upstairs, an updated kitchen/family room and gracious formal living and dining rooms. Bring your central Piedmont buyers to this elegant and lovely Traditional. Price: $1,995,000. www.grubbco.com

There is also a new Mid-Century listing at 816 Blair Avenue. This 3bdrm/3bth home with bonus space down is priced at $1,198,000.

While in Oakland/Berkeley, Bebe McRae brings several wonderful properties to the market, beginning with 1328 Bay View Place - a Historic Craftsman, never before on the market with stellar views and great bones; 1020 Keeler Avenue - a one-of-a-kind Baronial Villa Compound with adjacent lot and charming cottage; and 535 Cragmont Avenue - a Mid-Century Jewel, custom built for its owner, offering splendid Bay views!

Anne Feste has just listed 1294 Holman Avenue in Crocker Highlands, previewing on Sunday, January 11! This fantastic 3bdrm/2bth Mediterranean features stunning details, beautiful marble bath and IPE Brazilian outdoor deck. Close to coffee, shops, and the new-new gourmet ghetto on Park Boulevard! Price: $850,000. www.grubbco.com

Finally, the Landmark Turn-of-the-Century home on Bonita Avenue has been reduced to $2,000,000 which represents a substantial price reduction from its starting point of $3,500,000, signaling very motivated sellers! This home is in need of extensive TLC but provides an opportunity to own a piece of history.

What a great way to bring in the New Year!

What's Pending?

Speaking of buyers who stepped in and capitalized on the market, the exceptional Cape Cod Traditional on Sheridan Avenue went into contract over the holidays and is now pending. I had the distinct pleasure of representing the buyers in this purchase which resulted in a mutually successful transaction for all parties involved! List price: $4,200,000.

Now how can I help you?

What's Happening?

As Charles pointed out above, mortgage rates are "ridiculously low."

Here's what Roger Smith of LaSalle Financial has to say about the current mortgage opportunities: "The first quarter of 2009 should bring historically low interest rates for those who are well-qualified and for those with good equity in their current homes. 'Stimulus' money is going to be available for both new purchases and for refinancing alike - especially at conforming rates. We may see rates as low as the mid-fours in the next several months." (Wow!)

Be advised that interest rates are changing daily (almost hourly) so connect with an experienced mortgage broker sooner rather than later, and develop a strong relationship. Roger is just one of many brokers at LaSalle Financial who can be reached at
(510) 339-4300 or at: www.lasallefinance.com.

For a more indepth analysis of the mortgage picture go to:
http://realestate.msn.com/article.aspx?cp-documentid=16285436>1=35000

What's Fun!

While my auditioning days are long behind me, my love for dance never wanes (although the 80's boogying around the house embarrasses the heck out of my kids).

A few months ago I happened upon a salsa class in Emeryville taught by salsa pros, Serena and Nick and was instantly hooked - the music, the beat, the movement - one, two, three (pause) one, two, three (pause). As it happens, salsa is fairly easy to learn (especially for the followers). Throw in a few spins and you'll look like a true professional - or not - but who cares? It sure beats the treadmill or spin class!

Join me on Tuesday evenings from 7:00-8:00pm near the Allegra Ballroom (I'll drive). Give Serena and Nick a call at 415-608-6180 or 510-207-4289. They are also available for private lessons, workshops or parties. www.salsavalet000.com. Hmm . . . a summer salsa series sounds like fun!

Start now and you'll have the basics for the three-day SF/Bay Area Salsa Rueda Festival, February 20-22 at the Hotel Whitcomb in San Francisco. There will be instructions, classes, demonstrations and of course, lots of dancing for all levels! For more information, go to: www.salsarudeafestival.com

The Piedmont Plug!

So you didn't send out Christmas cards this year (me neither) but it's not too late to still reach out to family, friends and business associates via a New Year's Card, or how about a Valentine's greeting?

Leslie Bond and Marcia Redford of Printed Affair, will happily assist you in designing a personalized salutation, a custom invitation or a moving announcement as need be. Printed Affair can be found at 460 Boulevard Way at Grand Avenue in Oakland and is open Tuesday through Friday from 10am until 4pm and on Saturday by appointment. This unique neighborhood studio is a homegrown Piedmont asset and they are offering you a 20% discount when you mention The Perspective!

To reach Leslie or Marcia, go to printaffair@sbcglobal.net or www.PrintedAffiair.com. You can also reach them the old-fashioned way at 510-654-9903. And don't forget the personalized stationary!

See you in two weeks!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply email me a jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Tidings of Comfort and Joy! The Piedmont Perspective, Vol 77 - December 18, 2008

2008-12-17T13:07:00.000-08:00

What's New?

There's nothing that brings a smile to my face as quickly as the lights of Christmas. I'm giddy as a kid on Christmas morning (although my family celebrates Hannukah) as I drive the blocks taking in the bright strands of colors. I am especially thrilled when I discover new additions to the streetscape that light the night sky. Even the tackiest of displays brings me great joy. You have to admire the passion that goes into every gaudy plastic Santa or snowman. There's real pride in each of these holiday displays, be it Martha Stewart or Jed Clampet. Even the cemetery dresses up in full regalia (really - drive through it with your kids) and this year, we have snow in Tilden Park to add to the wonder. All of it is a reminder to me of the celebration of the holidays and the overwhelming love of home.

In a year where turbulence has ruled the day, not a week goes by that a friend or a client doesn't worry out loud about the value of their home. You've approached me at soccer matches, football games and school events; at cocktail parties, fund raisers, and the grocery store, at the bank, the gym and the hairdresser's; while pumping gas, dancing salsa or walking the dog. Suddenly I've become very popular!

In short, almost every homeowner has some concern about the current value of their home and why wouldn't they? In a climate that seems to serve up disconcerting news almost daily, it follows that people would worry about a deepening recession.

Given that many of us have a tremendous amount of equity invested in our homes and that many more of us are counting on their significant appreciation to supplement our retirements, we ALL have legitimate cause for concern. Don't we? Weren't we lead to believe that the ever-increasing equity of our homes would allow us to take our families on Safari, educate our children at Harvard and provide for our futures? (Yes, we were.)

Which isn't to say that your home won't provide these admirable ambitions in the end, but here's the thing - the value of your home is only relevant when you go to sell it! One more time because it's important - the value of your home is only relevant when you go to sell it! (It's like your weight is only important when you go to the beach!)

Like many of you, I bought my current property near the top of the market and in retrospect, I wish I had paid less (who doesn't?). Am I regretting my decision to buy? No. Why Not? Because I am planning on staying in my home for another ten years or so, which makes today's value essentially irrelevant. I'm not in the market!

For those of you that are in the market, the value of real estate is relative. You may be selling for less, but you are also buying for significantly less as well. This makes valuable sense (and cents) for those of you moving up and especially for those of you who are currently renting and don't have a property to sell in the current marketplace.

Believe it or not, there are sound arguments for taking advantage of this buyer's market (and the lowest interest rates in four years)! Even if you are losing on one end, you are more than likely gaining more on the other. Increased appreciation over time on the "up leg" should more than offset the losses on your current property.

Finally, the best advice I've heard is to stop thinking of your home as an investment . It's your home, first and foremost. As one smart friend (and savvy commercial real estate investor) insightfully stated, "I don't think of my home as an investment, I think of it as a proposition. It's where my kids live. It's where we gather as a family." (Thank you Peter, I couldn't have said it better myself.)

So save your anxiety for your stock portfolios (and for bathing suit shopping). Your home provides a unique "emotional value" that's hard to quantify and vastly different than the value of your stocks and bonds. But if it's peace of mind you seek, may I remind you that "Main Street" has historically outperformed "Wall Street" over and over again.

So string up a few more lights and honor your home - leaky skylights and all. You are one of the lucky ones. Tidings of comfort and joy!

What's Coming?

Debra Dryden has just listed a magnificent property at 38 Monte Avenue. This Stately Traditional on a exceptionally large corner parcel in central Piedmont, features 4+bdrms/3.5bths, grand foyer, sweeping staircase, elegant formal rooms with high ceilings and exquisite moldings, spacious study and sunny family room. Lovingly maintained, it boasts a new roof, professionally landscaped grounds, and upgraded bathrooms. Add a guest cottage and attic to the package and you have a true treasure! Price: $3,250,000. Shown by appointment only.

If Mid-Century Contemporaries are your preference, Angela Grubb's newest listing at 58 Crest Road, close to Hampton Field, offers a spacious living room, formal dining room and updated kitchen with granite countertops and large breakfast nook. Featuring three bedroom suites, attached 2-car garage and a permitted downstairs - perfect for a 4th bedroom, home theater or personal gym - this classic mid-century defines the "California lifestyle," complete with new deck, Bay view, level yard with built-in pool/spa and a changing room with half bath. Just in time for the new year! Price: $2,300,000

What's Pending?

The "fixer" at 138 Bonita Avenue has gone pending after only one Sunday Open and is in contract well above its asking price of $1,950,000. In spite of what might otherwise be considered tough timing, this brown shingle Traditional underscores the tremendous demand for central Piedmont and the willingness of buyers to commit to location, location, location - regardless of the season!

It also emphasizes the "sweet spot" that homes under $2,000,000 have carved out. Prudent buyers who may well afford more, are feeling justifiably conservative as a result of recent economic events and many are reassessing their needs. There's a sense that fancy cars and multi-million dollar homes are a bit extravagant in today's uncertain economy.

As a result, homes that provide "upside potential" are selling much more quickly than their counterparts, as demonstrated by the high number of "fixers' that have sailed off of the market in recent weeks.

And here's a few more to add to the list, the elegant Traditional listing on Sierra Avenue is now in contract as is the more modest Monterey Colonial on Oakmont Avenue, further suggesting that "upside potential" may be the new name of the game!

What's Happening?

The Yule Tide is here and I'll be taking a brief vacation with my family from December 20-27. I want to wish you all the happiest of holidays and a very Merry New Year! As we approach 2009, I am grateful for such good fortune but I am also cognizant that many others are struggling. As such, I am committed to contributing when and where I can and here's where you come in . . .

Throughout 2009, I will donate 10% of my net proceeds to the charity of your choice whenever I help you (or a friend) purchase or sell a home. Be it the SPCA, Habitat for Humanity, Glide Memorial Church, The American Red Cross, Piedmont schools, Children's Hospital Oakland, The Alameda Food Bank or the AIDS Grove - you pick the charity and I will promptly send a check after the close of escrow - and that's a win/win for everyone! So pass the news along and please send your referrals my way.

Together, we can truly impact some very worthy causes.

PS - The GRUBB Co. is an official Toys for Tots drop off site! We want to thank you for your generosity and remind you that we are still collecting unwrapped toys for children in need.

What's Fun!

Last week, my good friend Maureen, invited me to join her on a field trip to a private viewing of a Barn House in Sonoma (Fun!). This charming harvest home was quite literally, a working barn in a previous life, but is now an elegant country chateau.

Designer and owner, Barbara Johnsen, boldly bought the barn frame when it was nothing more than numbered boards and had it shipped cross country, where it was reassembled by a well-trained team in less than two weeks time!

Once built, her local contractor took over and finished this beautiful and historic abode, complete with silo and weather vane! Featuring hand-hewn beams, random plank floors and nutmeg in the air, this now restored and rejuvenated structure has a whole new life as an inviting contemporary home with all of the charm and age of yesteryear and all of the modern conveniences of today. I loved every single inch of it! Hmmm. . . there may be a barn in my future. (I already own the weather vane!)

The Piedmont Plug!

Is there a barn in your future? (Think guest house, think vacation home, think rebuild!) This really is an exciting and interesting option and your opportunity to own your own piece of historic Americana. To learn more or see how Barbara's house was built, go to: www.Californiabarndesign.com or call Barbara Johnsen at 707-318-1711. She's happy to share her experience and encourages you to consider a Barn House of your very own! Barbara can also be reached at bjid@earthlink.net .

Merry Hanukkah and a Happy New Year. See you in two weeks!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email me at jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

"Sacred Rituals," Fa La La La! The Piedmont Perspective, Vol 77, December 3, 2008

2008-12-03T11:46:00.000-08:00

What's New?

"Do you still make your bed every day?" Molly laughed, poking fun at me after a crisp morning walk along Crissy Field a few weeks back. (Molly and I met when our 17 year-old sons first entered the same kindergarten class many years ago and we've only grown closer over time.) Having garnered the well-honed reputation as a bit of a "neat freak" back then (doesn't everybody arrange their children's toys by alphabetical order and animal phylum?) it didn't surprise Molly in the least when I answered that I did.

"Training from my dad," I replied, taking a sip of tea, "He didn't allow us downstairs until our beds were made." With six active kids under one roof, I suppose it was my folks' way of keeping some small (very small) semblance of order in the house. You made your bed every morning or you didn't eat breakfast!

Some habits are indelibly ingrained. Thanks to my dad, I never leave the house without tightly tucking in the sheets, pulling up the comforter and neatly ordering the pillows. The rest of the house might look like the epicenter of an 6.8 earthquake, but I always make the bed (which is slightly problematic when my husband is still in it . . .) To me, making the bed each morning is a sacred ritual.

The sacred ritual in real estate is what's commonly known as "Broker's Tour." Broker's Tour takes place every Monday and Thursday mornings. In the East Bay, it geographically encompasses Oakland, Piedmont, Montclair, Rockridge, Berkeley, Albany, Kensington and El Cerrito. At The GRUBB Co., we also preview each other's listings every Tuesday mornings as well. (Whew, that's a lot of ground to cover!)

Broker's Tour is an agent's opportunity to see any new listings that have recently hit or are about to enter the marketplace. This critical "sneak peek" allows us to view many properties in a condensed time period and is the best way to stay on top of the inventory. It isn't atypical for me to visit between 10-15 homes on any given tour day (that's approximately 30 homes a week and 120 homes a month for those of you who are counting).

While touring is the surest way to stay current, it isn't the only way. Many agents rely instead, on The Multiple Listing Service (MLS) to provide daily analysis and updates. While the MLS is an extremely valuable tool, to me, a "virtual tour" can never replace the importance of physically visiting a home.

Experiencing a home in person is the surest way to define whether or not a property meets my clients' criteria and needs. It tells me about the particular style of a home and its surrounding neighbors. It shows me where the sun comes in and how the garden grows. It informs me as to the quality of the craftsmanship, the age of the home and its care. It gives me the opportunity to question the listing agent as to the seller's motivation and needs. Touring, tangibly highlights a home's specific story and it allows me to see a property through my buyers' eyes. By previewing a home, I know what it has to offer and just as importantly - what it doesn't.

Here's the piece that's significant to you (oh good) - not every agent tours. In fact, I can say with assurance that only a small minority of agents do! If you are counting on an agent to be your first line of defense and your eyes and ears, doesn't it make sense to work with a representative who tours on a regular basis and makes it part of her weekly practice?

Why?
The obvious reason is that those of us who tour religiously know the inventory better, but the less obvious and more important piece for you is that we understand the bigger picture and how it affects your potential outcome.

We know which properties sold quickly and why; which ones faltered and needed to be reduced; which ones compare favorably to recent sales and which ones are vastly different or unique. We know the area's geography, its nearby shops, parks and schools and its closest BART station or freeway onramp. In short, we've done our homework and are better prepared to save you valuable time and money as a result (or did you really want to see 120 homes in person?).

So before aligning yourself with an agent, it might benefit you to find out if he or she tours regularly; which areas does he/she tour most often, and which homes has he/she recently seen? Ask him/her if he/she has bothered to preview the property before taking you to see it and if not, ask yourself, "What value does this agent actually bring?"

For top professionals, there is a time-tested reason why the weekly Broker's Tour is considered one of our most sacred rituals. While admittedly, touring is time-consuming (which is why many agents skip them altogether) it is simply one of our best and most important educational resources.

Now whether or not it's important if we make our beds is entirely up to you!

What's Coming?

Angela Grubb brings a sleek Contemporary to the Piedmont market on Sunday, December 14, at 58 Crest Road. Close to Hampton Field, this spacious level-in home offers a large living room, formal dining room and updated kitchen with granite countertops and large breakfast nook. Featuring three bedroom suites, attached 2-car garage and a permitted downstairs - perfect for a 4th bedroom, home theater or personal gym - this classic mid-century defines the "California lifestyle," complete with new deck, Bay view, level yard with built-in pool/ spa and a changing room with half bath. Now wouldn't that make a nice holiday gift? Price: $2,300,000

Anthony Riggins has just listed a split-level 1940's home with big level garden and I predict this one is going to sell quickly. Priced at only $675,000, this 3+bdrm/3bth home with bonus space, large open floor plan and great proximity to Lakeshore Avenue will have only one open house before taking offers next week. If you have been waiting for a Crocker Highlands opportunity, look no further. This sweet home and setting offers true value! Open Sunday 2-4:30. www.Grubbco.com

What's Pending?

While some of you were gobbling up turkey and fixin's or utilizing the time off to steal a few days away with your families, others stayed closer to home to beat out absentee buyers and were greatly rewarded. Hint: The holidays traditionally represent the best values!

If a move is on the horizon for 2009, I encourage you to seriously consider a purchase now - before competition returns to the marketplace. With interest rates once again at historically all-time lows, you may qualify for a bigger than anticipated opportunity!

The impressive "fixer" at 412 Monte Vista in Oakland went pending over the holidays. This stunning turn-of-the-century mansion, requiring a complete overhaul, is ripe with possibilities. With four offers and an asking price of $989,000, it enjoyed heavy competition. It is significant to note that GRUBB CO., agents Anja Plowright and Colette Ford, crafted the winning offer! Congratulations to the buyers.

What's Happening?

Piedmont currently has 21 homes listed for sale and has closed a total of 74 homes year-to-date. How's this stack up to last year? As you might suspect we are down a bit (close to 25%) but the news is hopeful. Last year, 101 homes had transferred ownership by the end of December 2007. With 21 homes still waiting to sell, we could potentially bring 2008 sales within striking distance of 2007!

While this is traditionally the time of year that home sales slow due to the holidays, I do want to remind you that properties for sale at this time of year aren't "testing the market." Don't be afraid to step in with an offer.

Here's the bigger picture -Sales are actually UP this year in The GRUBB Co. offices for the month of November! Last year at this time, The GRUBB Co. had 31 homes under contract, while this year that number has swelled to 42! More significantly, of the 90 properties that transferred ownership in our defined sales market (Rockridge, Montclair, the Oakland Hills, Berkely, Kensington and Piedmont) The GRUBB Co. was responsible for almost half of them!

Now why would you work with anyone else?

What's Fun!

Expanding on the theme of sacred rituals, the holidays are full of them, beginning with tonight's Annual Tree Lighting Ceremony in the center of town. Complete with Christmas carolers and warm hot chocolate, it's an inviting evening - even if Christmas isn't traditionally part of your holiday landscape. Please join your friends and neighbors for this wonderful Piedmont holiday ritual.

The Piedmont Neighbors and Newcomers Club invites you to join them at their annual holiday fete this Saturday, December 6 from 5-9PM. This year, it is being held at the beautiful home of Mike and Vicky O'Bresly on Bonita Avenue. Whether you are new to Piedmont or descend from the town's founding fathers, your presence is always welcome. Contact Trina Milos at trinamilos@yahoo.com for reservations. Haven't joined the Piedmont Neighbors and Newcomers Club yet? What better time to do so?

The Montclair Village hosts its Annual Holiday Village Stroll tomorrow evening, Thursday, December 4, from 6-9PM. Shop, stroll and enjoy the merriment of the season! Everyone's doors will be open. Get your holiday shopping behind you.

Santa makes an encore visit to The GRUBB Co. on Saturday morning, December 13 from 10AM-noon. There will be coffee, cider, cookies and complimentary photos with jolly ol' Saint Nick. Ho, ho, ho! Please join us then.

Finally, the Boys Scouts remind you that their annual Christmas tree lot is open for business at Coach's Field every day after school and on weekends through Christmas Eve. Trees, wreaths and garlands are all available for immediate purchase. Proceeds benefit the local Boy Scouts!

The Piedmont Plug!

Speaking of wreaths, what holiday decorating is complete without a winter wreath? Designer, Deborah Lewis Gadbois has set up a design studio in her Piedmont home on Inverleith Terrace and will custom design a wreath perfect for any holiday setting.

Pick from one of her many beautiful ready-made wreaths for immediate purchase and delivery or select components to match your specific requests and décor (mine is so pretty, it now sits above my fireplace year round!). These creative and stunning wreaths by Lewis Designs will last for many years and can easily alternate with the seasons. (Why stop at Christmas?)

While we all know her husband Ray to be an extremely dedicated Piedmont School Board member, Debbie is clearly, the real talent in the family! For an appointment, call 510-410-2552 or email her at deborahgadbois@hotmail.com.

With the holidays fast approaching, I will be cutting back my e-column to every other week until 2009. See you in two weeks!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply email me at jgardner@grubco.com . I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

We're Talking Turkey Here! The Piedmont Perspective, Vol 75, November 18, 2008

2008-11-18T15:34:00.000-08:00

What's New?

Fall is well underway, the kids are firmly ensconced in school and the holidays are just ahead of us with all that entails including descending relatives, fine linens and pumpkin pies. (I'm already tired!)

This is typically the time of year when REALTORS start winding down their business and looking ahead to the spring market - right? Wrong! Unless you've been living on Mars, you know that this year has been anything but typical. You'll need to dismiss old patterns and outdated models. Today is a whole new day!

Piedmont currently has 26 listings on the market, which is unseasonably high for the fourth quarter. While it's true that there is a bit of a build-up of unsold inventory, the majority of these listings have come to the market since September and represent extremely motivated sellers. Moreover, committed buyers are returning to the market now that the presidential race has been decided and optimism is within reach.

If the traffic at my last few Sunday Opens is any indication of returning market interest, I believe we can realistically expect increased demand in the next several months - especially as people begin to make tough economic choices and many families reassess private versus public school education, where the average yearly tuition has now reached $28,600 (after tax dollars). Yikes!

Just for fun, I researched a few local private schools in Oakland, Marin and San Francisco and here is what one year of private education in these following institutions will set you back. (Are you sitting?) Brace yourselves:

Bentley $26,575 , College Preparatory - $28,600 , Katherine Delmar Burke - $23,300, Sacred Heart/ Convent -$21,600, Town School for Boys - $23,510, Marin Country Day School $24,095, University High $29,7000, Urban High School $30,750, and Branson - $30,315 !

Now multiply those figures by two or three children and by 13 years of education and the average family with two children can expect to spend a whopping $743,600 in today's dollars on private school education before their kids reach college. Wow! That's not chump change. We're talking turkey here. Compare that to the cost of buying a home and the tax advantages that go along with home ownership, you stand to realize a significant savings. Between the two, that adds up to a lot of house. Have I caught your attention? (I thought so.)

You can see how a move to Piedmont makes good economic cents and sense for many families who prioritize education (as it did for my family five years ago). For San Francisco families who have enjoyed strong appreciation on their current homes, Piedmont, with its coveted public K-12 education, may well provide the education, the security, the piece-of-mind and the community they desire without breaking the bank (as it did for my family five years ago)!

Now that we've established why every family should move to Piedmont, send this e-column to a few of your SF friends and encourage them to give me a call. Winter offers the perfect opportunity to prepare one's home for a successful spring sale!

Better yet - let me design and orchestrate a plan of action to bring them a successful result!

What's Coming?

Debbi DiMaggio Betta brings 125 Estates to the market this Thursday for broker's tour. This sun-filled, level-in, chic and sophisticated contemporary with sparkling San Francisco Bay views has an updated new master bathroom, refinished hardwood floors and features 3bdrms/3.5bths, dramatic living and dining rooms, large family room down, home office and master bedroom suite. Designer touches include: ebony hardwood floors, wall of windows, inviting decks, custom closets, granite counter tops and recessed lighting. Close to Montclair Village, the casual carpool, Hampton Field and easy freeway access! Open Thursday 10:00am-1:00pm and Sunday 2-4:30. Price: $1,395,000. www.125estates.com

The sweet and sunny 3bdrm/2bth home at 124 Ricardo Avenue offers plenty of opportunity for the right buyer. At $795,000 it also offers an attractive price. This home requires a new foundation and will benefit from a kitchen and bathroom remodel, but it's location on a welcoming, tree-lined street, makes both the schools and Piedmont Avenue very accessible.

Anne Feste brings a unique opportunity to the market at 71 Dudley Ave in Piedmont. This large and enchanting estate on a nearly level park-like lot features 4bdrms/4bths, guest house and the possibility of a lot subdivide. The pool and gardens can be maintained with the help of the on-site well. (How often does one get to market an on-site well?) Private, country-like setting just minutes from the center of town! For more information, call Anne Feste at The GRUBB Co. (510) 339-0400/371.

What's Pending?

As anticipated, Linda McClain's brown-shingle listing at 224 Ricardo Avenue went pending very quickly with more than one offer and is set to close next week. Hint: the winning offer had great terms!

After dropping to $650,000, the distressed foreclosure on Scenic Avenue received six offers over the weekend and is awaiting a decision by Wells Fargo.

The "fixer" on Arbor Avenue is also in contract after receiving a whopping ten offers (yes, ten)! Bebe McRae of The GRUBB Co. crafted the winning purchase agreement which brings up an important distinction - The GRUBB Co. represents more buyers and sellers in Piedmont and Berkeley than any other East Bay firm.

Doesn't it make sense to work with a GRUBB agent?

(Yes, it does.)

What's Happening?

Anian Tunney has several listings not to be missed beginning with the Monterey Colonial at 92 Oakmont Avenue, now reduced to $939,500.

On Sunday, I held open the beautifully renovated 1920's 3+bdrm/3.5bth home at 633 Moraga Avenue which is currently listed for $1,195,000. Just a hop, skip and a jump from Coach's Field, this "turn-key" home received rave reviews for its care and attention to detail.

The classic 60's home at 450 Hampton Road features 4bdrms/3bths, soaring cathedral ceiling, beautiful natural light, an open floor plan and a tranquil wooded setting close to Hampton Field. Price: $1,395,000.

Don't forget about the magnificent Italian Villa at 50 Bellevue Avenue which is currently listed for $4,995,000. This grand 5bdrm/4bth Mediterranean in the heart of Piedmont was a featured kitchen on the CSL tour a few years back with good reason. The kitchen is extraordinary, as is the rest of the home.

Last, but certainly not least is my personal favorite - the stunning Cape Cod Traditional at 334 Sheridan Avenue, now listed for $4,685,000. This 5+/4+bth home with gracious formal rooms, inviting kitchen/family room suite, sweeping stairway with sitting parlor, gentlemen's study and finished attic with game room has it all, including a wonderful central location. What's not to love?

Each of these homes, regardless of their price point, offers tremendous value when compared to their San Francisco counterparts. Make an offer and see where it lands. Sellers have never been more negotiable!

To view these fine homes, go to: www.grubbco.com.

What's Fun!

Mark your calendars for the 7th Annual Turkey Trot Thanksgiving morning. This local 5k tradition attracts both sprinters and walkers alike, starting in front of Piedmont High at 8:30 am and winding its way through the town streets of Piedmont, to Hampton Field and then back again. Whatever your level of fitness, you can enjoy this fun event buoyed by the excitement of both the runners and the fans alike (that's me).

Volunteers to man (or woman) the intersections are still needed. Contact Doyle O'Regan at 594-2768 or doyleoregan@yahoo.com.

Registration and course map available at www.active.com.
Proceeds benefit the cross country team. This is a great way to start the holiday and offset the calories that are sure to follow!

The Piedmont Plug!

With the holidays fast approaching and out-of-town travel a likely component of your weeks ahead, Cindy Fleming reminds me that the most comfortable place for you to leave your beloved pet is at home!

As sole proprietor of Wags and Wiggles, Cindy will provide daily walks and attention, administer medications, clean litter boxes, bring in newspapers, send email updates and adjust your home's day/night lighting. How's that for personal service? You get to enjoy your vacation and she gets to enjoy your pet. It's a win/win!

You can reach Cindy at 510-547-4677 or at asapwagsandwiggles@gmail.com

Thanks to all of those who wrote and missed me last week. You can expect a Perspective every other week from now through the end of January. See you in two weeks!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply write me a jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Blind Faith - The Piedmont Perspective, Vol 74 November 5, 2008

2008-11-06T12:49:00.000-08:00

What's New?

The GRUBB Co. now has an easy, efficient (and frankly, cool) hi-tech tool for tracking new listings that you can self- generate from the comfort of your home Log on to www.Grubbco.com and hit the "Grubb Co. Registry" button up top (or as I like to think of it, The GRUBB Club).

By registering your name and your criteria, you can custom fit an automatic search that is specific to your needs alone! Looking only in Piedmont and Crocker Highlands? Simply input the 94610 and 94611 zip codes, number of bedrooms and baths, price range and the name of an agent (preferably me) and you are set to go! You have now just ensured that ALL new and current listings automatically come your way. It couldn't be easier!

The GRUBB Co. Registry pulls from the MLS (Multiple Listing Service) - not just GRUBB Co. listings, so you won't miss a thing. Rather than scanning the Internet, let the Internet come to you to peruse at your leisure!

What's Coming?

Anian Tunney adds 633 Moraga Avenue to the marketplace this weekend. At $1,195,000 - this large home on three levels offers ample space and is just a hop, skip and a jump to Coach's Field. Open Sunday 2-4:30.

Debbi DiMaggio Betta brings 125 Estates back to the market, after leasing it last year. This sun-filled, level-in, chic and sophisticated contemporary with sparkling San Francisco Bay views has an updated new master bathroom, refinished hardwood floors and features 3bdrms/3.5bths, dramatic living and dining rooms, large family room down, home office and master bedroom suite. Designer touches include: ebony hardwood floors, wall of windows, inviting decks, custom closets, granite counter tops and recessed lighting. Close to Montclair Village, the casual carpool, Hampton Field and easy freeway access!
Price: $1,395,000. For a preview: www.125estates.com

What's Pending?

By the time you read this, the election results should be in and we should begin to see some real movement in the marketplace. Week by week, the news improves with respect to available funding as well. Now that you are ready to resume your hunt, there are some real values to discover.

If it's "the deal" you have been waiting for, don't overlook homes that went into escrow and quickly fell out. Homes that fell out of escrow in the last few weeks, typically had more to do with the lack of available financing than with the quality of the home. Don't be afraid to approach these serious sellers with an offer.

You might also want to reconsider homes that have been "temporarily withdrawn" and are currently off the market for the holidays. Many of these owners are still interested in selling their homes, but are banking on more buyers and a better result come next spring. For them, the bird in hand, is often worth more than two in the bush! For you, it's better to be that one bird than compete with a whole flock next spring.

Call me for access to these properties. I can easily provide you with a list!

Finally, not to be outdone by serious sellers, serious buyers have gone into contract on Kelly Deal's beautiful and private all-level residence on Skyline Avenue in Montclair, with a full price offer and Matt Heafey's listing on Crest Road in Piedmont has gone into contract as well. Smart buyers will step in and take advantage of the opportunity to be the only buyer at the table.

Will you be one of them or will you continue to wait?

What's Happening?

Several homes have taken significant price reductions and many bare reconsideration. While others properties have not yet taken the formal step of reducing the price, anyone currently selling represents an extremely "motivated seller." Make an offer and begin a dialogue. You might be pleasantly surprised!

The spacious listing at 70 Somerset Road has been reduced to $1,795,000. The darling starter home at 102 Oakmont Avenue is only $695,000, the stunning Cape Cod Traditional at 334 Sheridan Avenue is now listed for $4,950,000 and the grand Mediterranean at 50 Bellevue Avenue is currently listed for $4,995,000.

Now what would you like to offer?

What's Fun!

Week after week, I send The Perspective out into the Google sphere, not really knowing if my musings hit home, or more often then not, hit the recycle bin. While a dedicated few almost always respond with a brief word or two, a compliment, or a question - it's really blind faith (is there any other kind?) that leads me to believe that the rest of you silent subscribers, READ The Perspective, rather than DELETE it. ("Blind faith" makes a great Halloween costume by the way.)

Imagine my delight then, when so many of your responded to last week's riddle about my husband's Halloween costume. Yes, he was "Orange Julius" (Caesar) and eleven of you responded with the correct answer while a whole bunch more of you wrote back looking for more clues. ("smarty pants" - another costume suggestion?)

However, fellow scriber, Len Gilbert was the first respondent, making him the lucky recipient of the Mulberry Market gift certificate. Lisa Oyama came in a close second, followed by Karen Plessinger in third place. (Sorry ladies.) I loved hearing from ALL of you - thank you for your time!

Because it proved to be so much fun (for me anyway) look for more opportunities to score in the coming weeks. I may just slip in a riddle on a monthly basis to keep you on your toes! (The Piedmont Puzzler?)

The Piedmont Plug!

With a commitment to giving back, HOME Stagers once again, partnered with Habitat East Bay and donated their talents and vision to the first and only Habitat Model Home in the San Francisco Bay Area. The collaboration between HOME Stagers and Habitat East Bay began two years ago and was such a HUGE success that designers, Chris Breining and Bill Upton have expanded their program from supplying a few select elements, to now include every element of a "Habitat" home - from the front door to the master bedroom suite!

With a dedicated, comprehensive commitment to Habitat East Bay, HOME Stagers recently staged the model unit for Habitat East Bay's new development in Oakland. This development is part of Habitat's effort to complete 200 homes in the next five years! For information on homeownership, or to get involved, visit www.habitatEB.org.

And here's more timely news . . . With the holidays quickly approaching, HOME Stagers also specializes in holiday decor! Whether it's to highlight your Thanksgiving table or decorate your entire home for a Christmas or New Year's gathering, HOME Stagers can help you "set the stage!" (Use your own holiday decorations or have them purchase new ones for you.) For a free consultation, call 415-285-9911. info@homestagersinc.com

With the holidays fast approaching, I will be cutting back my e-column to every other week until 2009. See you in two weeks!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or email me at jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Geological Time Moves Faster Than My Teenager, The Piedmont Post, Vol 73, October 29, 2008

2008-10-31T13:35:00.000-07:00

What's New?

I returned to college after my son's birth, planning to put some of my dancer's training to work as a physical therapist (for anyone who's counting, he's now 17). Enrolling at the College of Marin, I discovered my previous science education left much to be desired. (Choreographers didn't inquire as to one's science background and a career in real estate was still several years away.)

Scanning the course directory, I strategically selected a geology class, believing it would be the path of least resistance (it wasn't). As the pedantic, white-haired professor loved to frequently remind us (speak really, really slowly while saying this) "geological time spans millions of years . . ." which means that geological time moves more quickly than my teenager!

Last Friday I was reacquainted with the concept of "geological time" when I went to hear Howard Cook speak at the Oakland Association of Realtors offices in downtown Oakland.(No, I'm not implying that he spoke too long.) Mr. Cook is a partner at Bay Area Retrofit and was speaking to the complicated yet compelling tax rebate programs currently being offered by the cities of Oakland and Berkeley.

The retrofit program doesn't apply to those of us living here in Piedmont - but does apply to anyone in Oakland or Berkeley who has recently bought, or is in the process of buying; however, the qualifying criteria is specific to each city and extremely time sensitive so act quickly if you are interested. For a detailed description of qualifying criteria, go to www.bayarearetrofit.com.

Cognizant that most of us in the room didn't have geological hours to spare, Mr. Cook (Howard) and his partners limited their remarks to a few digestible hours. (I think I speak for the handful of REALTORS who had gathered when I say, "thank you - we appreciated your brevity.") Still "geological time" was very much in the forefront as each partner spoke, in turn, about the Hayward Fault, which spans 40 miles and runs 20 miles deep.

According to Howard, "The Hayward Fault is continuously in motion, but its history shows a major tectonic event of a 6.9 earthquake or more, every 140 years (give or take 25 years)!"

Guess what? It's been 140 years since the last major event.

Here's some of what else Howard had to say (I'm paraphrasing to save you all two hours):

Seven million people live along the Hayward Fault.

Most homes will greatly benefit from relatively inexpensive earthquake retrofitting.

No codes currently exist for earthquake retrofitting, thus retrofitting companies require no license, no inspections, no follow-up and no special training.

Not all contractors are created equal. Ask yours if he understands current local guidelines.

Properly protecting a home, requires a three-phase plan: bolting the foundation, sheer walling the cripple walls and attaching the the floor joists of the building with transfer ties. All three components must be addressed for retrofitting to be truly effective.

Now you know what I know. Had I understood this back at the College of Marin, I might have improved my grade in geology.

To reach Bay Area Retrofit, call 510- 418-1676.

What's Coming?

Anian Tunney brings 450 Hampton Road to the marketplace this week. This 4bdrm/3bth sytlish contemporary offers an abundance of natural light and privacy with tree views from every window! Price:$1,395,000. Open Sunday 2-4:30. www.grubbco.com

Linda McClain brings 224 Ricardo Avenue to the market this week as well. This 4bdrm/2bth 1906 Craftsman Brown Shingle, just a few doors away from Dracena Park, features quintessential detailing, including box beam ceiling, wainscotting, inlaid hardwood floors and pocket doors to the formal living and dining rooms. Add a welcoming front "sitting porch," cozy sunroom and remodeled kitchen with breakfast room leading to a private back garden, and you have the quintessential Piedmont home! Price: $1,275,000. Open Thursday, Oct. 30, 10:00-1:00 and Sunday, Nov. 2, 2-4:30. www.224Ricardo.com

Did you bid on Highland Avenue, but didn't get it? Here comes an even better opportunity! The 3bdrm/2+bth "fixer" at 117 Arbor Drive is also a contractor's special, at a contractor's price of only $699,000! This home is NOT for the novice decorator; it needs extensive work from foundation to roof, but offers plenty of potential on a friendly tree-lined street.

Anthony Riggins has just listed 947 Larkspur Road in Crocker Highlands. This wonderful, sunny Traditional with Mediterranean flair features 3bdrms/2.5bths, beautifully updated kitchen and bathrooms and graceful master suite and stunning landscaped gardens with lawn. Open Sunday 2-4:30. Price: $1,250,000. www.grubbco.com

Sherry Benninger brings a sophisticated 2bdrm/2bth townhouse to the market at 6 Sereno Circle in Redwood Hts. Featuring sweeping San Francisco/Bay Views, new carpet, new paint, new tile and new appliances, this stylish, turn-key town home is ready for its new owner. Price $515,000. Open Sunday 2-4:30. www.6serenocircle.com

Looking for a light and bright circa 1920's bungalow in the Glenview District? Look no further than 3828 Glen Park Road. This charming, light filled cottage with pretty front garden features 3bdrms/1bth, hardwood floors, gorgeous windows and wonderful architectural details throughout! It's sweet and has a sweet price: $515,000.

Karen Starr invites you to rediscover her listing at 6265 Virgo Road in Montclair. This sleek, sophisticated home with fantastic Bay and City views has a zero pest report and has been reduced to $1,499,000. This smart home represents a terrific buy!

Please give me a call if you would like to see these properties or any others!

What's Pending?

Eleven Piedmont properties have gone pending or have sold since the beginning of September and they range from the quick sale of the $7,000,000 listing on Tyson Circle to the marathon listing at 77 Oakmont Avenue, listed for $699,000, which made its way through four different brokers and more than a year of marketing before finding a willing buyer. (This usually has more to do with the asking price than the REALTOR. When a house finds its right price, it typically sells - even now!)

Other pending properties include 2 Littlewood Drive, 125 Saint James Drive, 1042 Winsor Avenue and 505 Scenic Avenue. We've got some momentum in the market!

I suspect we will see even more buyers after the election and I believe we will also see more demand in neighborhoods where good schools drive home values as we move into 2009.

Stay posted and don't forget to vote!

What's Happening?

The holidays are fast approaching and this is typically the time when sellers contemplate pulling their homes off of the market until next spring if they haven't yet sold OR seriously reduce the price in order to renew buyer interest. (The 4th quarter has always presented the best values and best buying opportunities, irrespective of the economy.)

While none of us knows what the markets will do come 2009, we suspect that lenders will make more credit available at that time, allowing more buyers to reengage in the process (check out the 89% loan-to-value instruments at Bank of the West!). In other words, you should expect an uptrend in 2009!

I also suspect that many families that previously and easily supported private school education for their children may be forced to rethink that plan and move into communities that have long prioritized public education. (That's us!)

So keep supporting your local schools - your home values are directly tied to their well-being (whether or not you still have school age children attending them ).

What's Fun!

Halloween is fun! Look for goblins, ghosts and witches of all ages to hit the streets of Piedmont en masse on Friday night (please drive carefully). My spooky favorite locations for trick-or-treating include Waldo, Pala and Dracena Avenues. What streets would you like to add to the list?

In a nod to Halloween, my husband and I dressed up for the first time in many years to attend a costume party last Saturday night. Before that party, I had one other to attend, but no time to change in between, so I showed up at my client's going away party dressed up as Tippi Hedron - complete with attacking crows (remember Alfred Hitchcock's, The Birds? They didn't either - too young and before you write back, I know it was seagulls - not crows, but just try and find stuffed seagulls at Halloween. As it was, I had to borrow the crows.) Anyway, I made an unforgettable impression.

Take note, if you want to be remembered at a potential networking opportunity, show up in costume! That really gets people's attention.

My husband's costumes are never straightforward. A few years ago, he pinned multiple arrows and gobs of rotting fruit to his body and went as William Tell's older brother - the one that didn't make it - see what I mean? (It's a stretch.) This year, he dressed up as Caesar (the ruler - not the salad, ) but his toga was bright orange. Can you figure out his concept? I will award a $20 Mulberry Market gift certificate to the person who guesses correctly and gets back to me first.

Happy Halloween!

PS Larry - If you have to write the name of who you are in black marker across a white tee-shirt (Joe the Plumber) that's cheating.

The Piedmont Plug!

Spring forward, fall back. Don't forget to turn your clocks back this weekend (not the other way around).

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510)339-0400 x264, or write to me a jgardner@grubbco.com. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

Dancing With A Gorilla! The Piedmont Perspective, Vol 71, October 15, 2008

2008-10-15T14:24:00.000-07:00

What's New?

As Wall Street meets Main Street, the Piedmont residential housing market remains a very stable investment. Looking at 3rd quarter statistics for 2007, compared to the same quarter for 2008, the value of your home seems to be good and sound!

Last year, 23 homes sold in Piedmont between July 1 and September 30, 2007. The average list price was $1,797,217 and the average sales price was $1,772,304. Days on market (DOM) averaged 32 days. When I remove the $7, 600,000 sale on Sea View Avenue (which statiscally skews the numbers) the average list price adjusts to $1,522,272 and average sales price adjusts to $1,507,409. DOM remained virtually the same at 32 days.

Although only 13 homes sold during the same time period in Piedmont this year - here is the good news: the average sales price adjusted only 1.059% to $1,422,870 - AND the average price per square foot was actually UP from $597 a square foot last year, to $614 a square foot this year! DOM was cut almost in half! Houses sold on average, in 18 days in the 3rd quarter of this year, compared to 32 days on average for last year. While equity in most stocks has fallen dramatically over the last few weeks, Piedmont real estate seems to be holding its own! Isn't it nice to hear good news for a change?

Did the real estate market stand still the last few weeks? Yes it did.

D0 we have market optimisim? Yes we do.

Here's Why . . .

There are currently 23 Piedmont homes listed for sale on the MLS (Mulitple Listing Service) which represents a fair amount of inventory as we approach a late fall market and The GRUBB Co. is scheduled to bring on another seven homes in the next ten days - so stay tuned (I'll be bringing you all the news)!

The least expensive listing is Tricia Swift's 2bdrm/1bth sunny "starter" home at 102 Oakmont Avenue for $695,000 and the most expensive property is a 6bdrm/5bth rambling estate with a private tennis court on Tyson Circle for $7,000,000! Between these two extremes, lies a more traditional price point averaging $2,210,208.

Here's even better news: sellers are paying attention - especially to terms! In a market where liquidity is scarce and loans are tougher to come by than they were in the not-too-distant past, CASH will play a more significant role than it has previously - and so will seller financing!

Finally, anyone with a home on the market in today's climate is a bonafide seller! These aren't people who are "testing" the waters. They represent motivated sellers who are often willing to negotiate. Don't be shy! Sellers want and need to negotiate through the process. As your representative, it is my job to "frame" your offer in a way that respects the process and doesn't polarize the seller. (It can be a delicate dance!) However, any offer can provide an opportunity for true negotiation to take place. This is a very healthy environment!

In spite of the uncertain economic landscape nationally, this may actually be the best time to purchase locally - but only if you are so inclined; YOU have to be comfortable on the dance floor before taking on the Tango!

What's Coming?

Scott Hill brings 70 Somerset Road to market this weekend. This spacious 5bdrm/4++bth home is nestled high in the Piedmont hills, with magnificent South Bay views. This three level home includes a master suite, family room, office, wet bar, billiard room, bonus room, workout room and outdoor pool. Price: $1,995,000. Open Sunday 2- 4:30. www.grubbco.com

Anian Tunney brings 92 Oakmont Avenue in Piedmont to market this week. This wonderful Monterey Colonial features 3bdrms/2+bths and large rumpus room. Price: $1,185,000.
Open Sunday 2-4:30.

Karen Starr's stunning 4+bdrm/3.5bth Mediterranean listing at 6265 Virgo Road in Montclair returns to the market and features elegant open spaces, pano San Francisco Bay views, screening room and a ZERO pest report. Price: $1,499,000. Open Sunday 2-4:30 www.grubbco.com

Matt Heafey has a new listing at 207 San Carlos Avenue in El Cerrito. This fabulous 3bdrm/3bth home offers many upgrades including luxurious master suite with Bay views, sunny eat-in kitchen with spacious family/media room and French doors that open on to an expansive deck, perfect for entertaining! Open Sunday 2-4:30. www.207sancarlos.com

This week's tour provided one very nice surprise in the Upper Dimond district. Nesteled at the end of a wooded cul-de-sac the mid-century modern at 4406 Whittle Avenue was a lovely discovery. Featuring 3bdrms/2bths, inviting entryway, remodeled kitchen with breakfast room, bonus media/family room, 2-car garage and landscaped gardens complete with October pumpkins - this home was a visual treat. Price: 739,000.

The mid-century at 81 Calvert Court in Piedmont features 3bdrms/2bths, living room, family room and kitchen opening onto sunny side deck for al fresco dining. Price: $1,080,000.

What's Pending?

What happened at 235 Mountain Avenue? This "contractor's special" was listed at $2,150,000 and sold in 13 days for only $1,600,000. I am still a bit baffled by this surprising result. Are you?

The wonderful traditional on Domingo Avenue in the Elmwood District has also gone pending!

What's Happening?

That's really up to you! Here are some of my favorite Piedmont homes that are still available:

The stunning and spacious Connecticut Cape Cod Traditional at 334 Sheridan Avenue has been reduced to $4,950,000 and is absolutely beautiful! Offering three floors of meticulous luxury, this 5bdrm/4bth showpiece has it all (and then some). Shown by appointment only! www.grubbco.com

The all-level Contemporary at 43 Farragut Avenue is an open and elegant home, featuring large living and dining rooms, wide hallways, high ceilings and separate bedroom wing. Price: $2,550,000

"Potential" may be my favorite word when it comes to real estate and 44 Sierra Avenue has potential in spades . . . with grandly proportioned rooms and a great existing floor plan, this elegant, centrally located home awaits your vision. Price: $3,200,000. www.grubbco.com

The cozy 2bdrm/2bth home at 48 Crest Road is still available. This sophisticated home featuring 3 fireplaces, gourmet kitchen, great room and indoor/outdoor lifestyle lives like a vacation pied-a-terre. Perfect for the downsizing buyer, but also comes complete with Graff Architectural conceptual drawings for future expansion! Price$1,049,000 www.48crest.com

What's Fun!

The daring Blue Angels were in town over the weekend for San Francisco's Annual Fleet Week and once again, they put on a spectacular air show that had the hairs on the back of my neck on end! It's impossible to feel anything but red, white and blue patriotism while watching the aeronautic capabilities of these remarkable machines and the pilots who fly them. Nerves of steel! (Kind of like watching the stock market right now - the death-defying spirals, the near misses, the dramatic climbs, and the dizzying speed!)

This year, I had the great fortune of "oohing" and "ahhing" from a yacht on the Bay. I have admired the Blue Angels for years but was always relegated to the rooftops of San Francisco (not a bad view either). Having been spoiled with a front row seat now, I'm not sure I could watch the Blue Angels any other way from here on out (hint, hint).

Thank you Jamie and Gordon Miller and to Lisa Norris for hosting this memorable and fun afternoon! Can I book my spot for next year's trip now?

If this event shows up again at next year's tri-school event - sign up! It's sure to sell out as it did this year.

The Piedmont Plug!

This week I am plugging you and your input. I want to thank the many readers (you know who you are) who took the time to write back with comments, guidance and suggestions the last few weeks (even the ones who corrected my spelling!).

Your contributions make for a more well-rounded and better informed dialogue. I suspect that we will continue to see more turbulence over the next several months as the wings are righted and I look forward to your insights as we go. (Already the market seems to be making a comeback as witnessed by the SURGE of late fall market activity!)

One woman I know described her stress as "dancing with a gorilla" - "You might think you are in charge, but let's face it, if you're dancing with a gorilla, chances are - you aren't the one who's leading . . . " (love the visual).

While none of us likes the loss of control, anyone who knows me well, knows I love to dance (and anyone who's seen my husband dance, knows the gorilla analogy isn't far off). Sure, we may all need to learn a few new steps in this changing economy (I'm learning the salsa) but thankfully, we are still AT the dance and we are there together. Relative to other neighborhoods, our dancing shoes look pretty darn polished!

In the face of changes that may certainly be described as historically significant, I try to remind myself how lucky I am to have the good health of my family, a solid marriage and loving partnership, a secure roof over my head (except when it rains) a caring community and a profession about which I remain absolutely passionate (oh, and rhythm)!

If you know anyone who might benefit from my experience and consul, please pass along my name. I value your referrals.

Shall we dance?

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the East Bay/Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well. Real Estate License #R01431765

Asking for Permission! The Piedmont Perspective, Vol 70, October 8, 2008

2008-10-14T08:32:00.000-07:00

What's New?

Thrown by my inability to look into the future, I spent Friday cleaning out my closets in an attempt to control my own small corner of the world. For me, there's something incredibly calming about seeing everything in its proper place.

In spite of Congress' approval of the 700-billion dollar stimulus plan (plus!) none of us really knows how this will all shake out or what priorities will need to be reexamined. We do know it will take several weeks for the money to percolate through the system amd several more to guage the impact. In short, this isn't a quick fix!

In the meantime, buyers are reluctant to take that first step into the market. Worried that sales prices will correct further (in spite of strong bay area sales) buyers are holding back until someone else makes that first bold move. Everyone is waiting for permission. Hmmm. While waiting makes sense from an emotional point of view, it doesn't necessarily make sense from a financial one.

When a buyer and a seller meet at the negotiation table - without competition - there is obviously, much greater parity. Without the pressure of another offer in the wings, buyers can negotiate terms and conditions with a receptive seller (Isn't that nice for a change?) Buyers, here is the market you have been pining for, so good news - I am giving you permission . . .

Hmmm . . . Guess what? You don't need my permission, nor do I have the authority to give it. Frankly, the more I encourage you to buy OR to sell (even if I believe the circumstances merit it) the less credible I become. YOU are the only one that can decide your level of risk, your confidence in the marketplace and your desire to participate in it.

Until then, I am here to inform you, to advise you, and to assure you to the best of my ability. My job isn't to sell you a home - my role is to give you advice you can trust! While I can't control the outcome of the market, I certainly can control my efforts and my intentions with respect to my actions and with regard for yours. So I am here to support your decision - whatever that decision is; buy, sell or sit it out - it's up to you.

In the meantime, with closets well organized, I have now moved on to the drawers in my home. I will be here when you are ready.

Just give me a call!

What's Coming?

Anne Feste brings a remarkable and historic example of "First Bay Tradition" architecture to the market at 9 Tamalpais Road in the Berkeley Hills. This spacious and spectacular residence, designed by Harris Allen in 1915 features 4bdrms/2.5bths, formal living and dining rooms, original inglenook, updated kitchen, large rumpus room down, many built-ins and triple French doors leading to a large deck overlooking a verdant garden with mature redwood trees. A north bay/Marin view completes this stunning setting. Only two owners have had the privilege of calling this magnificent home their own. This is your opportunity to be the third! Price: $1,495,000. Open Sunday 2-4:30.
www.9tamalpais.com

At $780,000, the Prairie style home at 1042 Winsor Avenue in Piedmont is a great jumping off point. Near Wildwood Elementary and Lakeshore Avenue, this 2+bdrm/1bth home with eat-in kitchen, formal living and dining rooms and hardwood floors is a solid value.

Anthony Riggins has listed a treasured storybook home at 1615 Trestle Glen Road in coveted Crocker Highlands. From the hand forged iron gate to the terraced garden and waterfall out back, this charming 2bdrm/2bth home with serpentine staircase, brick and stone chimney, and separate master suite offers a storybook lifestyle . Price: $925,000. Open Sunday 2 -4:30 www.grubbco.com

At the corner of Scott Street and Fairbanks Avenue in Upper Lakeshore, stands a stately old-world 1912 Craftsman gem with classic craftsman details thoughout, including box beamed ceilings, wainscotting, built-ins, hardwood floors, and dramatic staircase. Featuring 3bdrms/2bths and attic expansion potential, this spacious home with brick patios, lovely yard and sweeping downtown Oakland views is truly elegant. Price: $950,000

Whether to live in or to invest in, 4135 Howe Street, just off Piedmont Avenue, is an elegant Craftsman bungalow. This sweet home features 2bdrms/1bth, sun-filled open floor plan, fabulous cook's kitchen and French doors leading out to a large patio and level yard. Close to Kaiser Hospital and Piedmont shops and restaurants, this wonderful location is just right! Price: $675,000.

Please give me a call if you would like to see any of these properties.

What's Pending!

GRUBB Co's 3 bedroom home on Saint James went pending in quick time. Here is a buyer who recognized and capitalized on a good opportunity! I suspect that strong public schools and a safe community are going to be reassuring commodities that prove more valuable than ever. With the rising expense of private education in a shifting economy, we may see an even greater demand for homes in neighborhoods offering high-performing public schools.

What's Happening?

Speaking of high-performing public schools, it's that time of year when those dreaded letters arrive asking us all to donate to the Piedmont Schools Annual Campaign. Having spent too many years with two kids in the incredibly expensive private school sector before discovering Piedmont, I want to remind all of you that we have a remarkably good deal here where 98% of our kids matriculate on to colleges of their choice!

While property and transfer taxes typically serve our schools better than most districts, the collected amount doesn't begin to cover the entire expense of our kids' education (even in good years) - especially when we wish to retain sports, music and arts as part of their curriculum!

In a year that has seen a significant decrease in the number of homes sold, the transfer taxes will fall far short of previous years. This year, your contribution is going to be more important than ever! To steal a line from a fundraiser I attended earlier this year: "give generously and give an amount that makes you proud."

I am told that roughly 50% of families with school age children donate annually (hard to believe only half contribute). Here is the reality: EVERYONE needs to give - even if you can only give a little. Your children will thank you for making their education a priority (but probably not right away) your community will prosper and as an added bonus, your home values will remain strong. Coveted schools have a direct correlation on property values!

To donate online: www.piedmontparents.org

What's Fun!

Is there anyone who hasn't been on YouTube recently watching Tina Fey impersonate vice presidential nominee Sarah Palin? (Don't worry, I know better than to get political with you - I'm simply sequeinging into a new technical development at The GRUBB Co!)

The GRUBB Co. has recently added YouTube to its list of technical achievements. You can now see The GRUBB Co. listings on YouTube. Last week, GRUBB Co. listings were viewed almost 1400 times with an average of 19 views per show! That's a lot of active lookers. Now that's fun!

The Piedmont Plug!

Elegant Clutter is having its annual Holiday Extravaganza sale on October 11 & 12. Last year, several of us ladies got together for lunch and a little pre-holiday shopping at this wonderful home accessory store in Danville. Owned and operated by Piedmont resident, Mary Burczyk, Elegant Clutter is sure to have that special item that sets your table apart, adorns your tree, or welcomes your guests.

Make a day of it and enjoy this remarkable emporium (it's worth the drive!). There is something special to discover around every corner!

Elegant Clutter -702 Sycamore Valley Road West, Danville.
925-837-1001 www.elegantclutter.com

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

The Piedmont Perspective, Vol 69 - Two Heads Are Better Than One! October 1, 2008

2008-10-01T17:41:00.000-07:00

What's New?

After last week's pragmatic overview of the market in The Perspective, I received a quick response from my long-time friend Vivian, who migrated to Terra Linda (Marin) a few years before I moved my family to Piedmont. Vivian and I exchange a frank debate about real estate on a weekly basis and she wanted an update about the future of the market (who doesn't?). Of all my friends, Vivian is typically the one who always sees the glass as half full, so I wondered if her concerns reflected the average homeowner's feelings. From the discussions I've had all week - they do . . .

Before responding, I wanted to get a true read on sales activity in the North Bay (remember, markets are local!). Picking up the phone to speak with my colleague, Val Rogers of Frank Howard Allen in Marin (vrogers@fhallen.com) I inquired about her recent experience in the market there.

Val who sells home in Ross (the Piedmont of Marin) Kentfield, Greenbrae, Mill Valley, Tiburon, Sausalito, Novato and Terra Linda and has more time in the trenches than just about anyone I know. I consider her not only a good friend and a mentor but also a finely tuned barometer of the marketplace and of our industry as a whole.

"Prices have adjusted 10-12% in Marin and they are holding steady," Val said. "By no means, are sellers 'giving away' their properties. They simply have too much equity in them and don't need to. Good properties continue to jump off the market in Marin." (Whew, that's been my experience here in the East Bay as well.)

Together this is what we concluded:

Should sellers enter the market?
That depends. What are the sellers' goals and motivation and are their expectations realistic? If yes, then there are still plenty of well-qualified buyers. While many REALTORS often advise sellers to wait until the spring, we really have no idea where the market will be in 2009. If you need to sell, you should move forward.

Should buyers enter the market?
Absolutely - After years of competing in a Sellers' Market, take advantage of the highly-anticipated Buyers' Market! (My employer, DJ Grubb, believes we have already hit the bottom!)

What if the market continues to correct?
It very well may, but holding out for "the bottom" may cause you to lose the unique home that fits your needs and requirements NOW. If you plan to stay in the home for several years, any further adjustments should be irrelevant in the long-term. If you plan to sell within a few years - rent.

Are loans tougher to come by?
Yes, they are, but liquidity does still exist. Meet with an experienced mortgage broker or your local banker before entering the marketplace to find out what steps you need to take in order to secure funds. Accorging to Diane Crosby of La Salle Finance, interest rates are expected to drop significantly next week! www.lasallefinance.com

Is cash king in this market?
Often - but not always. Cash is important to strengthening the terms of your offer - especially if it eliminates the appraisal condition or speeds up the close significantly - but cash doesn't trump a full price offer. (All offers are all cash to the seller at the close of escrow. How many days would you wait for an extra $25,000, $50,000 or $100,000? Thirty? Fourty-five? Even sixty? (Me too). It is a mistake to think that just because you have an ALL CASH offer, you are entitled to a wholesale price. All things being equal, a seller will likely take a slightly lower 'ALL CASH' offer in front of a highly-leveraged one (especially now) but a seller won't take it in lieu of a higher offer (practically and emotionally, sellers don't like to discount their homes.)

Here is our collective bottom line . . .

Quality and location have never been more important!
Good homes always sell irrespective of the market.
ANY flaw in a home is going to be magnified tenfold - mitigate them before you bring a house to market.
Both sellers and buyers should have realistic expectations about their outcome.
Loans are going to be tougher to come by. Secure your loan package before entering the marketplace.
Cash will play an important role, but it won't replace a much higher offer, especially if it is well-financed.
Take advantage of this "Buyer's Market!"

That's our opinion (two heads are better than one). How'd we do Vivian?

What's Coming?

Privately nestled beyond a front gate and surrounded by lush gardens and level lawn, lies a magical 3bdrm/4bth English Traditional at 689 Alvarado Road in Claremont Hills. Listed by Dana Cohen, this Circa 1926 home, renovated with ALL of today's modern conveniences, enjoys rich architectural details, European style kitchen and dazzling San Francisco bay and city skyline views! Price: $1,395,000. Open Thursday 10am -1pm and Sunday, Oct 5, 2-4:30pm.

Anthony Riggins brings to market a carefully preserved 2bdrm/2bth Historic Storybook home at 1615 Trestle Glen Road in Crocker Highlands. With architectural details that include an iron front gate, a serpentine staircase and a brick and stone chimney, this finely crafted home has appeared in many national publications and features a charming entryway, spacious living room with beamed ceiling and rubble stone trim fireplace. With an inviting dining room connected to a large eat-in kitchen and family room opening onto a whimsical courtyard and professionally landscaped, tiered gardens; this charming property will be open this Sunday from 2-4:30! Price: $925,000. www.grubbco.com

Jill Carrigan has just listed a Magnificent Mediterranean on a quarter acre parcel in Montclair just minutes form Montclair Village. This SPACIOUS 4bdrm/3.5bth home offers gourmet cook's kitchen with adjoining great room and fireplace and doors opening on to a magical central courtyard with cascading fountain. This custom home, built in 1996, utilized fine finishes including alder wood doors, wrought iron railings and wood beamed rooms. Price: $1,598,000. www.grubbco.com

An Eichler-esque mid-century at 2 Littlewood Drive in Piedmont has just hit the market fot $849,000. This 3bdrm/1bth contemporary features private courtyard patio and sleek open floor plan.

I will be holding open 1076 Mandana Boulevard in Crocker Highlands this weekend. This newly constructed Contemporary Craftsman features 4bdrms/3.5bths, great room with chef's kitchen, abundant natural light and exquisite detailing throughout. If you missed it before, don't make the same mistake twice. This elegant and romantic custom home is easy, breezy living. Back up the truck and unload the furniture! Price: $1,399,000. Open Sunday 2-4:30 ! www.1076mandana.com

Price Reductions!

The stunning Traditional at 334 Sheridan Avenue in Piedmont has been reduced to $4,950,000 and the equally elegant Mediterranean at 2 Westminster in Claremont Pines is now $2,800,000! Both of these homes are truly impeccable. If they were just out of reach before, now is your opportunity. Executive living at its finest!

Please give me a call if you would like to see any of these properties (or any others)!

What's Pending?

The "fixer" at 223 Mountain Avenue has gone pending! Also pending are the Queen Anne Craftsman at 21 Park Way and the starter "fixer" on Moraga Avenue. Add all three of these "fixers" to last week's quick sale of 309 Highland Avenue and one might easily conclude that a very strong market exists for the home in need of restoration!

What's Happening?

The news that the 700 billion-dollar bail out has stalled in Congress isn't good, but it seems to be a temporary set back. Once the Congress hammers out the details, we should have a better sense of where all this should lead and where we will land. . . However, it is becoming increasingly clear that ALL of us are going to share in the loss and in the recovery.

Despite the news, The GRUBB Co. sold 45 houses in September's market. Many qualified buyers are very interested in taking advantage of today's market. After waiting for a true "Buyer's Market" to emerge, it has. Foreclosed properties are being sold for pennies on the dollar!

While foreclosures and short sales don't necessarily reflect Piedmont's market or Oakland/Berkeley sales, good values are plentiful! Although many buyers will hesitate about stepping into the market just now, those who do commit to a long-term plan will most likely be well-rewarded for it down the road. (Think post 9/11. Those buyers made a very smart decision in retrospect.!) Focus on quality and location!

What's Fun!

The second annual Shades of Green Home and Garden Tour and Green Design Expo, www.shadesofgreenhometour.org will take place on Sunday, October 5 from 10am - 4pm and will include a self-guided tour of seven special and distinct homes in the charming, tree-lined Crocker Highlands Neighborhood of Oakland.

This year's showcase will display the broad range of architectural styles that are the hallmark of this historic neighborhood. It will also celebrate the inspiring and innovative design approaches that homeowners have brought to the task of simultaneously modernizing and preserving homes that were built in the
1920's.

In addition to the tour, there will be a Green Design Expo, held on the Crocker Highlands Elementary school grounds, highlighting eco-friendly construction and green landscaping techniques. Knowledgeable professionals will be on hand to share their information about sustainable products and design. Al fresco dining will be available throughout the day. The Green Design Expo is FREE and open to the public!

This event is a PTA fundraiser for the benefit of Crocker Highlands Elementary; one of Oakland's most diverse and successful schools. All proceeds will fund student enrichment programs. Tickets for the home and garden tour are $40 in advance and $45 at the door.

For further information, please call 510-452-5588 or shadesofgreen@crockerschool.org.

The Piedmont Plug!

A few weeks ago while shopping with my sister and her two stunning daughters (the advantages of mothering girls instead of boys) we happend upon Automic Garden at 5453College Avenue. For those of you thinking(and living) green, this unique eco-emporium is like discovering the mother ship! Filled with beautiful organic clothing, recycled glassware, oversized hemp bags, beeswax candles, homespun comforters and all manor of cool and trendy gifts and apparel, the Atomic Garden is a rare and inspirational treat.

Imagine my delight, when I discovered that one of Piedmont's newest citizens, Adrienne Armstrong, is one of the owners of this wonderful shop. Adrienne and her business partner, Jamie Kidson, met as soccer moms and have collaborated to create a forward-thinking, eco-friendly expereience. I invite you to discover this wonderful shop as well. (Don't wait for your neices to come to town!)

Automic Garden (510)923-0543 www.automicgardenoakland.com

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at wwwwJulieGardner.com for more information as well.

The Elephant in the Room! The Piedmont Perspective, Vol 68, September 24, 2008

2008-09-26T13:59:00.000-07:00

What's New?

No one got through last week without wondering where the failure of Lehman Brothers and other iconic financial institutions will personally leave us. The news seemed unrelenting on top of the government takeover of Fannie and Freddie Mac and the controversial taxpayer bail-out of AIG. All of us are waiting to see what this week will bring and whether or not that news will improve the country's financial outlook or add to the strain . . .

Like many of you, I have just seen my family's retirement and my boys'college funds take a substantial beating. (Ouch! ) And like you, I have worried about the long-term investment of my own home. On Friday I went to hear Leslie Appleton Young speak at the Oakland Association of Realtors. Ms. Appleton-Young is the chief economist for the California Association of Realtors and had this to say (I'm paraphrasing):

1) The decline of the market began roughly 3 years ago. Declining cycles in real estate typically last 5-6 years so we are more than half way through.

2) Investment opportunities will be abundant for those seeking to move dollars out of the stock market and into real estate - especially in the Central Valley. (Foreclosure sales are up 42% in the last three months!)

3) Foreign investors will be drawn to California's housing market - especially cities in and around San Francisco (that's us) due to the strength of their currency.

4) More entry-level buyers will enter the market due to increased affordability.

5) The sooner the bad debts are removed from the books, the faster liquidity should be made available and the faster the economy will experience a recovery. ("Hitting bottom quickly allows us to bounce back more quickly.")

6) REAL ESTATE MARKETS ARE LOCAL! HEADLINES ARE NATIONAL. PAY ATTENTION TO YOUR LOCAL MARKET! (And that's good news for those of us here in Oakland, Piedmont, Rockridge, Montclair and Berkeley. Locally, we remain relatively strong!)

Is there a silver lining?

Yes! Historically, responsible home ownership has proven a very sound financial choice and Ms. Appleton-Young expects it to remain so. The key word here is "responsible." In hindsight, mistakes were made and many people bought homes who were not qualified. Lured by the promise of cheap money, anticipated appreciation and the desire to own a piece of the "American Dream," banks, mortgage brokers, Wall Street and dare I say it - some realtors - all contributed to the idea that everyone could (and should) own a home. Together, it created a "house of cards" that, sooner or later, was bound to collapse. And so it has.

Let's hope the steps taken last week and in the next few, help calm the markets and reestablish trust. In the meantime, if you have been waiting to purchase a home, you are in luck! There is real value to be found in this more affordable housing market!

Are you selling? Let's look at this pragmatically. While you may have missed the top of the market, it is important to remember that markets are RELATIVE! You will also be buying your next home at a discounted rate.

Do we have a marketplace? Absolutely! The "fixer" on Highland Avenue received double-digit offers yesterday! (See What's Pending?)

Now, what can I do for you?

What's Coming?

Matt Heafey brings 48 Crest Road to market this week in Piedmont. This charming home in a serene tree-top setting offers 2bdrms/2bths, 3 fireplaces, gourmet kitchen, great room and indoor-outdoor living at its best. This cozy home lives like a penthouse and is ideal for downsizing OR for expanding (Graff conceptual plans available for a 5bdrm/3bth/3-car garage). Price: $1,049,000. Open Sunday 2-4:30. www.grubbco.com

Mindy Scott's newest listing at 3 Maxwelton is a newly- constructed Grand Mediterranean featuring 4+bdrms/4+bths, elegant formal rooms, gourmet kitchen with great room, bonus space down, 2-car parking and stunning details throughout. New homes in Piedmont are rare and this one lives for today's lifestyle. Price: $3,250,000. Open Sunday 2-4:30. www.grubbco.com

Anian Tunney's beautiful Tudor Traditional at 9 Wyngaard Avenue, designed by architect, William Schirmer features 3bdrms/2.5bths, formal living and dining rooms, kitchen with family room, beamed cathedral ceiling, hardwood floors and leaded glass windows. Make time to see this stunning home. Price: $1,995,000. Open Sunday 2-4:30. www.grubbco.com

Katherine Cooper's inviting circa 1938 listing at 125 Saint James Drive offers 3bdrms/2bths, spacious formal living and dining rooms, bonus family room down, lush front lawn and lovely woodland setting.
Price: $1,150,000. Open Sunday 2-4:30. www.grubbco.com

Dana Cohen brings to market a magnificent 5bdrm/3.5bth Tudor- style Traditional at 1100 Ashmount Avenue in Crocker Highlands. Grand formal rooms, rich architectural details, sweeping views on an expansive parcel with level lawn, patio and beautiful gardens add up to an exceptional opportunity. (Elevator and wheelchair accessible.) Offered at $1,300,000Open this Sunday 2-4:30. www.1100Ashmount.com

Did you miss 1076 Mandana in Crocker Highlands? Take heart, Kelly Deal will be bringing it back to market a week from Sunday on October 5 and I will be holding it open for her at that time. Come back and visit this newly constructed Contemporary Craftsman. With a beautiful open floor plan, this smart home is filled with high-end finishes and thoughtful details throughout.Easy living!

What's Pending?

Just when you steel yourself for bad news, a property like 309 Highland Avenue comes along and proves you wrong. With an entry-level price tag of $795,000, buyers flocked in droves! (Many REALTORS believe it is nearly impossible to underprice a home - and I am one of them - as this result bears out. ) The seller's low list price attracted many buyers to the table and drove the price considerably higher than asking! That's a great result.

On the flip side, overprice a home or let greed rule the day and its easy to crash and burn. Several weeks ago, I wrote about a full-price offer my clients had written on a home in Montclair, only to have the sellers counter back $85,000 above asking! You guessed it, this home is still on the market and has reduced its asking price well below what my clients offered! Tough luck! (coulda, shoulda, woulda) . . . In the meantime, my buyers snapped up a larger home for far less and will spend the difference making their new home the house of their dreams. Smart move!

To quote Paul Harvey, "Now you know the rest of the story."

What's Happening?

Are you in the condominium market for yourself , your college kids or for your parents? Look no further than Michael Friedman's large and elegant 2+bdrm/2bth condo at 670 Vernon Street in the desireable Rose Park Terrace. www.670Vernon.com . This sophisticated condominium near Piedmont Avenue provides luxury living in a secure building and offers a fragrant, peaceful and picturesque setting. Overlooking the rose garden from its private balconies, this wonderful condo features spacious rooms, a separate office/guest room, abundant sunlight, a fireplace, updated kitchen and loads of closet space. I can smell the roses now! Price:$595,000.

Have you been waiting for an opening at the Park Bellvue Tower? Here is your chance. Tricia Swift's listing at 65 Bellevue Avenue #702, has returned to the market. Elegant sophisticated, serene, and perfectly appointed, this 2bdrm/2bth condo with limestone entry and halls, cherry cabinetry, gorgeous window treatments, pool and athletic club, 24-hour doorman, interior parking and round the clock security is ready to move in! Offering the best location on Lake Merritt with sweeping views of the lake, the park and downtown Oakland, this all-level living opportunity is tough to beat. www.grubbco.com. Price:$668,000. Open Sunday 2-4:30.

Finally, Tricia Swift's darling 2bdrm/1bth Traditional listing at 102 Oakmont has been reduced to $695,000! Close to Wildwood Elementary, the Piedmont High School's playing fields and Davies Tennis Stadium, this truly affordable home is a sweet value! Take another look! I will be holding it open this Sunday as Tricia will be at Park Bellvue Tower. Please stop by and say hello!

What's Fun!

Mark your calendars for the 9th Annual CAP Masquerade Ball on Saturday, October 18. Child Abuse Prevention is part of EBAC (East Bay Agency for Children). This year, this fun event featuring dinner, dancing and gaming, takes place at 503 Park Way in Piedmont.

For mor details, call 268-3770.

The Piedmont Plug!

Last week, my good friend Jan Kessler, invited me to lunch at The Terrace Room at Barbary Lane Communities (also known as The Lake Merritt Hotel). Not only did we have a fabulous lunch in the pretty and polished restaurant, overlooking the lake (order the Nicoise salad, the berry cobbler and a mint spritzer - heavenly!) but her friend and proprietor, Cheryl Berger, joined us and gave us a guided tour of the recently remodeled facility. This stunning property, built in 1927 and owned and operated by Cheryl and her husband Randy for the last 21 years has a long and interesting history.

Previously, one of Oakland's finest hotels, its current incarnation features temporary executive housing and forward-thinking senior housing. Offering well-appointed studios, one and two-bedroom apartments, a personal spa, fitness center, a restaurant, meeting rooms, housekeeping and laundry services, Barbary Lane is a totally new concept.

"Barbary Lane is a place where seniors come to live," Cheryl proudly explains. "Because the public restaurant has always attracted Bat/Bar mitzvahs, corporate functions, and wedding and anniversary parties, the restaurant is a vital component of the life lead here, helping residents stay connected to the community."

With a philosophy that welcomes everyone, Barbary Lane is proud of its inclusive population. Close to Piedmont and downtown Oakland, this hotel lifestyle may be the perfect fit for your aging parents who aren't yet ready to surrender to "assisted living," but welcome the idea of a supportive and vibrant environment!

For more information, call Dave Latina @ 510-903-3600.

By the way - I can't think of a nicer spot for brunch!

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

What is the Value of My Home in a "Declining Marketplace?" The Piedmont Perspective, Vol 66 - September 10, 2008

2008-09-10T13:59:00.000-07:00

What's New?

Nothing good ever comes from opening the mail anymore. (All the fun invites show up on email!) Last week I made the mistake of opening a letter from the County of Alameda Assessor's Office (that already sounds ominous) and choked on the "increased property assessment" of my home. You guessed it, per the county assessor, my home's value has gone UP (who knew?) - and so have my property taxes!

While rising values in our current economy should be cause for celebration (whoo hoo!) it seems inherently contradictory to current market indicators to raise taxes in what lending institutions have now deemed "a declining marketplace." (Have you tried to apply for an equity line recently?)

Like many of you, I bought and sold at the height of the market and like many of you, have experienced some depreciation in that number since. Not to worry, I plan on staying in my current home for a looong time. (I know that real estate is a long-term investment and that eventually, my home is going to recoup any decline in anticipated appreciation - and then some!)

Moreover, I believe the market has already hit bottom AND I expect the market to rebound in the very near future! Still, what to do about my impending "increased assessment?"

Or put another way - What is the value of a home in a declining marketplace?

That depends. For many of you needing to sell right away - your home has NOT depreciated in value (really!). You have remodeled and updated appropriately, your home is in "turnkey" condition and your expectations are realistic. While you may have lost some "anticipated appreciation," you haven't lost any "real value".(This is an important distinction.) Lucky you - your home is in high demand!

For others, your home unfortunately, may now be worth less than you paid for it just a few years ago or less than you anticipate in a sale. You may need to sit tight and wait out the market (historically, time is on your side) or take a loss now and realize the greater gain on the "up leg" as one seller did who bought in San Francisco (her new Nob Hill residence has much greater appreciation potential than her previous East Bay home would have ever provided). For her, it made sense (and cents) to cut her short-term losses and potentially realize a greater return down the road.

Define your goal and work in the market you are currently in!

There are real advantages to"buying up" in a "soft market" where favorable pricing and negotiable terms now rule the day - bigger house, better location and higher appreciation when the market kicks back in! The hard part of the equation is that you may need to sell your current residence at a "discounted value."

Remember, markets are relative. Sell high and you are likely to buy high. Sell low and you are likely to buy low. (Having done both, I vote for the latter.) In the meantime, I have appealed the tax increase. In the case of property taxes, "declining values" may merit a significant decrease in one's annual taxes that may well be worth pursuing.

Oh, and I have vowed to stop opening the mail . . .

What's Coming?

Look for Katherine Cooper's circa 1938 home in St. James Woods to hit the market in the next few weeks. This 3bdrm/2bth home offers charm, space and Hampton field location!

There are few homes that appeal to the senses as much as Anian Tunney's newest Grand Cape Cod listing at 334 Sheridan Avenue (my dream home!). Beautifully restored from top to bottom, this elegant Traditional could easily rival any Presidio or Pacific Heights mansion and features 5+bdrms/4+bths, finished attic, old-world front porch, mature gardens and gorgeous details throughout. Centrally located on a tree-lined street, this timeless beauty is built for memories - for garden weddings, for Christmas mornings, for lemonade on a hot summer afternoon. Shown by appointment only!
Price: $5,5959,000. www.Grubbco.com

On the other hand, if all-level living in a sleek contemporary setting appeals to you more, look no further than the sophisticated and spacious home on Farragut Avenue. This 5bdrm/4+bth home with soaring ceilings and abundant natural light packs an impressive punch.

Mindy Scott has listed a French Revival Chateau at 370 Hampton Road. This distinctive home complete with turret, designed by Newsom & Newsom, features 4bdrms/3 bths, master suite, au pair room, family room, formal living and dining rooms and pretty garden with pool. Price: $3,295,000. Open Sunday 2-4:30. www.Grubbco.com

Dana Cohen brings a wonderful Mediterranean to market this Sunday in Redwood Heights. Situated on a cul-de-sac known for its Spanish cottages, this authentic Guido Avenue beauty features 3bdrms/1bth, formal living and dining rooms, hardwood floors, coved ceiling, and a huge level back lawn and garden! Price: $689,000. Open Sunday 2-4:30.

What's Pending?

The home at 300 Wildwood Avenue went pending and closed in quick succession.

What's Happening?

Trulia.com has just made it easier for you to identify Sunday Opens! Utilizing GPS technology, your criteria and Google maps, agents and consumers alike can make quick work out of a formerly time-consuming process. Check it out! The more information you have, the better prepared to compete! (And yes, there is still heavy competition for the right properties!)

What's Fun!

If you missed last year's Birdhouse Gala and silent auction, you are still in luck and still in time! PAINTS Progressive Wine Tasting Party still has room for several more "strollers". This progressive party, on October 4, from 6:30-10:00 is set to wind its way through five wonderful Piedmont homes and gardens in the Park Way/Monticello neighborhood.

Beginning at the Scimens-Moss home at 4 Park Way, the party will divide into five smaller groups to sample fine wines and delectable homemade hors d'oeuvres. Each home will be staged with fabulous art for sale. * Tempting desserts and cool jazz performed by the JazKatz, will round out the evening at house number five! Tickets are $70 each.

Contact Lisa Scimens at 655-6540 or scimens@sbcglobal.net, for tickets. Send checks to:
PAINTS Inc., PO Box 20920, Oakland, CA 94620. Please support this fun event - and don't forget to wear comfortable shoes!

*Twenty percent of ALL art purchases will go directly to PAINTS, Inc. to support art in Piedmont's public schools!

The Piedmont Plug!

I am plugging the final Movie Night in the Park this week - not only because I help underwrite this fun annual series, put on by Piedmont's own fantastic Park and Recreation Dept., but because it's represents our Piedmont lifestyle in a nutshell!

Admission is FREE! Grab your lawn chairs, a picnic dinner and a blanket and head over to the main park this Friday, September 12 for the screeing of SKY HIGH. The movie starts at dusk (which is creeping in earlier and earlier now that fall is definitely headed our way.) Bring a jacket - the weather has grown a bit chilly.

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.

The Turkeys Have Returned, So It Must Be Fall! The Piedmont Perspective, Vol 66, September 4, 2008

2008-09-05T12:45:00.000-07:00

What's New?

Ahhhh! (That's the sound of me rested and revived!) I hope you had a wonderful and restorative Labor Day as well. Now that the last of the summer holidays are behind us and the turkey sightings are upon us (Have you seen the big male strutting his stuff on LaSalle Avenue?) we have officially entered the "fall season" in Real Estate terms. (Your calendar will record it as September 21, but we're talking real estate time here!)

What does that mean for you?

Expect a flurry of new listings to hit the market before the Thanksgiving holidays.

Let's begin with my new listing at 6217 Westwood Way in Montclair- open this Sunday from 1-4:30. Light, bright and airy, this sleek and sophisticated mid-century modern offers an open floor plan featuring 4bdrms/2.5 bths, inviting family room with adjacent courtyard patio, floor to ceiling windows, updated kitchen and bathrooms, magical front garden entry with level lawn and large fenced back yard. Close to the village and Montclair schools! Price: $789,000. www.6217westwood.com

"It sounds perfect, but I'm looking in Berkeley."

Look no further than Matt Heafey's newest listing at 1033 Middlefield Road. This 3bdrm/2.5bth Park Hills mid-century features an open living room with fireplace, dining room with canyon views, eat-in kitchen with cool checkered floor and downstairs bonus/game/exercise room with half bath. It also offers an inviting front garden with level lawn and two-car garage. Price: $749,000. Open Sunday 2-4:30. www.grubbco.com

Tricia Swift's 2bdrm/1bth listing at 102 Oakmont Avenue is a "little gem" and it is also currently the most affordable home in Piedmont! Now that the tenants have moved out and new staging has moved in, this nifty home is worth revisiting and reconsidering! Price: $745,000. Open this Sunday 2-4:30! www.grubbco.com

What's Coming?

A "contractor's dream" on Highland Avenue for a very affordable price, a stunning and magnificent 5-bedroom traditional in a much-coveted location, a French Chateau near Hampton Field, a circa 1938 home with charm and space in St. James Woods, and the Jesse Wetmore 1878 Folk Victorian, adjacent to City Hall - the only nationally registered home in Piedmont!

Have I wet your whistle?

Terrific. Now give me a shout back and I'll fill you in!

What's Pending?

Several Piedmont homes went pending during the month of August, including 77 Oakmont Avenue, 54 Lake Avenue, 18 Blair Avenue, 125 York Drive, 300 Wildwood, 211 Lafayette Avenue and 25 Sea View Avenue!

Many of them attracted more than one offer!

What's Happening?

The Piedmont Appreciating Diversity Committee (PADC) and the PHS/MHS Wellness Center have invited Brian Copeland, star of the award winning show Not a Genuine Black Man, to perform in Piedmont this Sunday! KGO talk show host and comedienne Brian Copeland will perform at the Alan Harvey Theater at 800 Magnolia Avenue in Piedmont on Sunday, September 7 at 3:00 PM. Please join your community and feel free to invite your friends for a funny and thought- provoking afternoon. For more information about the show please go to: http://www.briancopeland.com.

This event is a joint fundraiser for PADC and the PHS/MHS Wellness Center and is appropriate for middle school children and older.

PADC promotes global awareness, inclusiveness and an appreciation of differences by providing grants to teachers and supporting diversity programming for all students in the Piedmont Unified School District.

The Wellness Center -- now just a year old -- provides services to promote emotional, physical and social well being for Piedmont and Millenium High School students.

BUY YOUR TICKETS NOW AT: https://enrollment.piedmont.k12.ca.us/BrianCopeland/

What's Fun!

On the subject of diversity, my friend and I met last week to see the documentary - A Man Named Pearl; the tale of a southern black man, discouraged from buying in an "all white" neighborhood, due to community prejudice. Rejected because the neighbors were concerned that "he wouldn't keep up his yard," Pearl has spent the last 25 years proving them wrong.

"Everyone comes up against obstacles,"Pearl says. "The important thing is that you don't let those obstacles define you."

His 3-acre garden, largely comprised of "throw away" plants by the town's professional nursery, could rival any at the Palace of Versaille and is now visited by tour buses from far and wide! This touching story told through the gravity-defying shapes Pearl has created with NO formal training and little more than his imagination and a pair of electric hedge clippers will absolutely mesmerize you (even if you don't like to garden).

Pearl has created living sculpture from boxwood, juniper and anything else he can shape, train, curve and cut. En masse, the garden creates a sea of stunning shapes and sizes. Geometry in motion. His yard isn't just one man's hobby; it's a life lesson in passion and what commitment to a goal can accomplish. This film is a must see!

You will never look at your garden the same way again.A Man Named Pearl is playing at the Elmwood Theatre on College Avenue.

The Piedmont Plug!

Deidre and Michael Coen invite you to join them for a potluck gathering for PRAISE - Piedmonters for Resources Advocacy and Information in Special Educationon o September 9, at 6:30PM at their home in Piedmont - 107 Pacific Avenue. RSVP to Deidre Coen at coenco@earthlink.net.

Deidre has been at the helm of this important support and educational group for the past few years and does an unbelievable job of booking speakers and organizing events for PRAISE meetings. PRAISE seeks to support families and parents of kids with learning disabilities and special needs.

If you haven't yet discovered PRAISE and you have a child who is developmentally, socially or academically challenged, PRAISE welcomes your membership.

PRAISE meets next on October 28 from 7:30-9:00 PM . The topic will be "homework strategies."

See you next week!

THANKS FOR READING!

For more information about any of the properties or events listed above, please call me at (510) 339-0400 x264, or simply respond to this email. I'd love to share my real estate tips and my experience in the Piedmont community with you!

Feel free to visit my website at JulieGardner.com for more information as well.