The Waiting Game, The Piedmont Perspective, Vol 63, August 19, 2008

What's New?

While waiting for the "muse" to hit (and waiting and waiting . . .) I got to thinking about the waiting process altogether. Many buyers have been playing the "waiting game," hoping to time their purchase at the exact moment the market "bottoms out." While this strategy makes sense from a practical standpoint, it rarely ever pans out the way one plans.

Here's why: You may already have missed the bottom! (Have I caught your attention? I thought so.)

This week, two major indicators point to the conclusion that the market is currently on the upswing!

The first significant indicator is that foreclosure sales are up 42%,creating real affordability in the marketplace for first time buyers. Keep in mind, that entry-level buyers traditionally drive the marketplace. These buyers become the next generation of "move up" buyers that keep the process healthy and strong. Cheers to the entry-level buyer!

The second indicator is that inventory has been very scarce. While this sounds like bad news, it's actually very good. The scarcity of good homes has created tremendous pent-up buyer demand!

Here in Piedmont, homes on Sea View Avenue, Manor Drive and York Avenue all enjoyed multiple offers with terrific results in the last week alone. With fewer homes from which to choose, buyers are competing for those that are available, but more importantly, the buyers that have been waiting on the sidelines should be pouring into the fall market in high numbers!

Will you take advantage of this opportunity or will you sit on the sidelines and miss your chance?

What's Coming?

School is coming! (A collective groan from the children and a collective cheer from the moms!)

Registration is tomorrow for middle and high school families and the school year actually resumes next Monday, August 25 (not on Wednesday as in previous years). Our precious kids will be back on the streets in MASS. Ready, set, go, go go!

But - please take the time to slow down in the center of town. There are a lot of young ones crossing the street!

What's Pending?

Sixteen Piedmont properties either went pending or sold during the months of June and July - many of them at - or above - asking price!

This number represents a very small percentage of the almost 4000 residences in our town, underlining my earlier point about not waiting on the sidelines. With strong pent-up buyer demand and scarce inventory, our market is poised for a strong September showing.

At The GRUBB Co, we anticipate a very active Fall Market!

How can I help you?

What's Happening?

The Regal Residence at 50 Bellevue Avenue has returned to the market under the experienced guidance of Anian Tunney. This 5bdrm/4bth Piedmont Villa was featured on the CSL Kitchen and Home Tour a few years ago and remains one of the most stunning kitchens in all of Piedmont. Situated on a picturesque, tree-lined street, this magnificent home, featuring grand foyer, formal living and dining rooms, handsome den, circular staircase, 4 bedrooms up and bonus room down, is available by appointment only. Price: $5,400,000. www.Grubbco.com

The charming 2bdrm/2bth Craftsman Bungalow at 18 Blair Avenue features California indoor/outdoor living at its best, with expansive brick patios that extend the living space by half. With great flow and function, this home is both easy to love and is easy to afford. Price: $899,000.

What's Fun!

Last week, a reader wrote me that she only reads two e-letters that come into her box each week: mine and chef, Terry Paulding's and then she forwarded me Terry's e-letter and I was hooked! This woman knows how to orchestrate fun! Check out her new blog http://web.mac.com/terrypaulding/

Fun Facts: Terry's kitchen was chosen as the "home" kitchen for the reality show, Top Chef in season one (love it!) and she was the production and teaching chef for the entire Pixar team of animators when they were making the movie, Ratatouille. (There is a link to a lovely Disney/Pixar video on the home page featuring some of one session.)

Aside from these notable accomplishments, Terry really loves to bring corporate groups, families, and parties together for team building events. Several years ago, my husband and I attending a going-away party for dear friends who were moving to Connecticut and had arranged this type of event - it remains one of the most memorable evenings I have ever participated in. What could be better than gathering good friends, good food and good wine? Nothing! Consider her unique talents next time you are gathering friends.

Terry Paulding can be reached at: www.pauldingandco.com
510.594.1104 (kitchen/fax) or 510.543.5570 (cell)


The Piedmont Plug!

Piedmont mom and newly minted author, Kelly Valen has taken on an extraordinary project which speaks to the evolution of female relationships!

With the help of her wise and generous friend (MCB) she has crafted a straightforward, confidential, and completely anonymous survey that we should all find interesting and thought provoking.

In an effort to gain a balanced perspective, Kelly is casting a wide net - from Des Moines to Anchorage - and she is interested in hearing from women of ALL ages, types, and viewpoints; particularly from women who have often found themselves struggling in their female relationships. (Ladies, this is where you come in. Gentleman, you may take a pass.)Please take a few minutes to take the survey below and/or pass the link along to your mothers and sisters, aunts, cousins, college or book club pals, colleagues, and beyond (you get the idea). I know Kelly would really appreciate your help and thanks you for your time. www.kellyvalen.com


Please click here to begin:
https://www.surveymonkey.com/s.aspx?sm=EqmasC4tHXjQgwxR0jWetA_3d_3d

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.

Focusing on the Doughnut instead of the Doughnut Hole! The Piedmont Perspective, Vol 62, August 13, 2008

What's New?

Standing in line at my favorite local doughnut store in Montclair Village (I can always pass up the tiramasu, but never a fresh-baked doughnut!) waiting to order a maple old-fashioned, I couldn't help but think about "Mr. Selective" - a special client of mine who had spent a year and a half diligently searching for a home before he successfully landed in contract on a wonderful property that met all of his criteria and then some.

As often happens during the inspection process, the realities of home ownership became heightened - and so did Mr. S's anxiety - instead of focusing on the doughnut, he began to focus on the doughnut hole!

His initial excitement about the property evolved into concern and Mr. S. began to think of his lovely new home as a potential problem . . .

Understanding a first-time buyer's process (his feelings are not atypical) but having gained perspective from the numerous home inspections I have witnessed over the years, I said, "Let's turn this around and remember that the purchase of this home isn't a "problem" - it's a solution!" Relief spread across his face and he laughed. "You are right," he said, "this is a solution and I do love the house! " (Light bulb moment!)

How did I get so wise? I didn't. Luckily, I crossed paths on one of my very first listings with "Mr. Trustee" who was much wiser than I . . .

Building on an entire career of more than 50 years of experience, he brought a calming civility to a transaction that could easily have become complicated. In what proved to be a very challenging and protracted negotiation, Mr. T remained unfazed, regardless of the hurdle, returning again and again to his mantra: "There are no problems, there are only solutions."

Zen? You bet!

But what an epiphany: one can choose to find the solution, instead of focusing on the problem!

As a real estate professional, I try to remember this example whenever I feel challenged. Even when the solution isn't easy, there is always a solution - as long as the problem has been well defined.

Identifying the objections, examining the options and helping the client determine a solution, is part of a good agent's repertoire.

Now let's all have a doughnut - I'm buying!

What's Coming?

Anthony Riggins brings to market a 4bdrm/2bth Craftsman-style home at 125 York Drive in Piedmont. Well-located on a quiet tree-lined street, this vintage home offers great separation of space, featuring a 1982 second-story addition with two large bedrooms, full bath and home office. Period details include hardwood floors and built-ins. Price: $1,150,000. Open Sunday 2-4:30. www.Grubbco.com


Judy Cain and Ben Kahn have brought a spectacular Mediterranean residence to market at 878 Longridge Road in Crocker Highlands. This wonderful home features 4bdrms/3bths, formal living and dining rooms, and beautifully updated kitchen opening onto a large deck and garden below. Exceptional entertaining - indoors or out - this beautiful home has charm and grace to spare! Price: $1,299,000. Open Sunday, August 17, 2-4:30.
www.878longridge.com

Last, but certainly not least, is Liz Dickson's exceptional new listing on Sunnyhills Road just outside of Piedmont in Crocker Highlands. This charming white brick storybook home, designed as a "Honeymoon Cottage" by Fredrick Reimers in 1928 has only improved with time. Featuring dormer windows, French doors, hardwood floors and exquisite gardens in a park-like setting, this graceful 3bdrm/2+bth home with chef's kitchen and adjoining family room is truly special (homes don't get prettier than this). Don't miss this captivating Cottage! Open Sunday 2-4:30.

What's Pending?

Piedmont had several strong sales in July and August including the Craftsman Bungalow on Magnolia Avenue, the Chateau-inspired home on Oakmont Avenue, the Mid-Century on Saint James Drive, the Cape Cod on Huntleigh and the fabulous Estate on Lafayette Avenue.

There truly is a home for everyone!

What's Happening?

Wonderful starter homes abound in Upper Rockridge- from Mavis Delacroix's completely renovated mid-century listing on 39 Harbord Court for $719,000, to Dana Cohen's nifty renovated 40's retro bungalow, complete with checkered kitchen floor and authentic Wedgewood stove for $695,000 on Broadway Terrace. Both of these homes represent terrific values and offer a great Upper Rockridge location to boot! www.Grubbco.com

What's Fun!

If you have ever needed a good electrician (and who hasn't?) look no further than Earl Chapman of Earl's Lo-Cost Electric. (510) 436-4787. Earl and his sons are not only dependable and skilled, but Earl is also a committed community organizer.

Once again, Earl has organized The Annual Lake Chabot Golf Club Family Day and Golf Tournament, sponsored by The Lake Chabot Golf Club. This family-fun tournament promotes and encourages youth golf in our community.

Tee-off is August 31, 2008!

Registration begins at 7:00 am. Tournament fee is $95, Junior players under 17 are $50 and all fees include barbecue luncheon, tee prizes, awards and 1/2 cart fee.

Prizes will be awarded for longest drive, closest to the pin on par threes and hole-in-one! Following the tournament, there will be a putting contest and a Callaway golf club demo. A silent auction and raffle will also take place throughout the day.

If you were looking for an excuse to get out and play golf, this is a wonderful opportunity to spend time with family and friends* to support a very worthwhile cause, while enjoying a day at The Lake Chabot Golf Club.

For more information: contact Earl Chapman or Marvin Millet at(510) 638-7263

*Foursomes are encouraged!

The Piedmont Plug!

Piedmont mom and super organizer, Heidi Monical, is participating in the Susan G. Komen 3-day Breast Cancer Walk on September 5-7 in San Francisco.

Heidi is one of those unique and rare individuals who continually puts her heart into action -

"My inspiration for this endeavor has come from watching many friends and family members fight this disease. I felt it was my time to do something to help. Part of my commitment to this walk is to raise money for this very worthwhile charity. Each participant is required to raise $2200. Any donation, large or small, would be greatly appreciated. Thank you so much for your support!"

To donate go to http://08.the3day.org/site/PageServer, click on" donate now "button, and type in Heidi Monical (it's easy).

This is an amazing feat (or better yet - amazing feet)! Please join me in supporting Heidi in this worthwhile endeavor. After contributing so much to our community through her volunteer efforts, I can't think of anyone more deserving, nor think of a better cause!

See you next week!

Utilizing Your Agent's Skills to Get Ahead of the Game! The Piedmont Perspective, Volume 61, August 6, 2008

What's New?

Working at an Open House in the Upper Oakmore last Sunday, I was struck by the number of parties that came through the home with NO designated agent in place.

The Internet has made it so easy for buyers to search the Multiple Listing Service (MLS) that for many of you, it seems more natural and much easier to shop on your own . . .

However for most of us, our home represents our single largest investment. Add to that, the potential liability that surrounds every home sale and you have a complicated transaction at best. Given the potential risk involved, doesn't it make more sense to research and select your representative up front?

Yet with real estate, buyers often embark on the process alone, pulling in a REALTOR as an afterthought - once the property has been identified.

My point is this: Would you walk into the hospital and let the on-call doctor perform life-saving surgery without so much as a consultation? (I didn't think so.)

The earlier one connects with a qualified broker, the better. Aligning yourself with an experienced REALTOR to oversee the entire transaction from beginning to end makes good sense (and good cents) with so much at stake.

From mortgage brokers, to lenders, to escrow officers, to title companies to insurance brokers, to home inspectors (the list goes on and on . . .) a successful outcome requires thoughtful and directed collaboration.

Since you will ultimately require a REALTOR to get into contract, aligning yourself with a seasoned professional from the get-go, makes for a more symbiotic relationship; a relationship that is far more satisfying and successful when it begins early in the process!

Utilize your agent's skill set early on and you will be ahead of the game!

If you are thinking of buying or selling a home in the next few years - or have a friend who is considering a move - please feel free to give me a call.

What's Coming?

Bebe McRae's newest listing at 5329 Broadway in Oakland offers three floors of chic and sophisticated living. Featuring 3bdrms/2bths- including large master suite, chefs kitchen, inviting open floor plan, designer finishes, fabulous garden and wonderful views, this stunning home is located just steps from College Avenue and BART. This transformed Craftsman Bungalow offers much more than the eye can see. This is not a drive by. Stop in and see all this dramatic home has to offer. You will be amazed at the drama of this beautiful property. www.5329Broadway.com Open Sunday 2-4:30

Debra Dryden's listing at 45 Monticello Avenue is attracting rave reviews with good reason. This updated Traditional features 3bdrms/2.5bths, gated front courtyard, spacious foyer large enough for a baby grand piano, formal living and dining rooms, gourmet kitchen, professionally landscaped garden, 4-car garage (!) and beautiful windows that highlight the natural light and partial Bay views. Run, don't walk to see this wonderful home on a level street with an active monthly dinner club (now that's community at its finest!). This tastefully elegant home shouldn't last long. www.45monticello.com Open Sunday 2-4:30

300 Wildwood Avenue has been listed and offers a great Wildwood school location, 3bdrms/1bth, and bonus room downstairs. At $1,275,000, this charming home presents as an affordable value.

What's Pending?

The Piedmont/Rockridge/Montclair/Berkeley markets continue to remain strong but results are specific house to house. Finding a pattern is almost impossible as to what sells for over asking and why. Several wonderful homes have sold quickly, with multiple offers, while other terrific opportunities struggle to find their place in the market. There seems to be very little rhyme or reason, except the "perceived value" of a home - a concept I return to again and again.

Once your home is perceived as overpriced, it is very difficult to overcome the mind set of today's buyers who are hunting for a good value.

Set your price realistically and qualified buyers will flock to it!

What's Happening?

Good agents provide a host of services to their clients:

This week I consulted with buyers on design choices for a potential remodel, wrote a letter with respect to the value of an inherited home for a probate evaluation, showed property for a long-term lease requirement, held a home open for a colleague, wrote up a counter-offer on a current listing, provided comparable sales for an impending appraisal and refi, referred a qualified contractor and met with several inspectors for a home that went into contract last week.

Savvy clients understand how to utilize their agent's skills!

How can I help you?

What's Fun!

I had a birthday last month (48 for anyone who's counting which really means I am only 35!) and when my husband asked me what how I would like to celebrate, I knew exactly what I wanted to do.

"TEATRO ZINZANNI, " I replied. I'd like to see Teatro Zinzanni. I had never been and having had a brief circus career while working at Great America in my younger days (that's another story altogether) I am still amazed at the artistry and the skill circus acts require. Teatro Zinzanni was good old-fashioned fun!

Combining live theatre, opera, vaudeville and circus artistry in an elegantly appointed tent, this always sold-out show involved a fair amount of audience and wait staff participation and proved absolutely delightful - Beach Blanket Babylon meets Cirque du Soleil. Everyone had a rip-roaring time. I highly recommend it.

Slightly bawdy and full of double entendres, it makes for an ideal evening with adult friends. Even if you have already had the pleasure, the show changes every four months, so perhaps it's time to return? www.zinzanni.org For reservations, call415-438-2668.

The Piedmont Plug!

Mary Merrick has recently left The GRUBB Co. and is using her vast experience and knowledge to branch off into estate liquidation and e-bay sales(what a great and timely idea!). Her new endeavor: Metropolitan Estate Sales is sure to be in high demand given the care and creativity Mary brings to every project.

Mary's services encompass a broad range of needs, from managing the sale and disposition of complete households, to locating the best buyer for a few treasures. She has comprehensive knowledge and experience in the evaluation of personal property of all kinds.

Don't have an entire estate to liquidate - just a few items?

Metropolitan Estate Sales can do that too!

Please call Mary if you have a need to downsize, sell, or donate and she will happily meet with you at no cost, to see if she can help. Mary can be reached at
510-839-4006. To learn more about all of her services, visit her website at www.metestatesales.com


See you next week!

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.

Emotions Never Belong in Negotiations! The Piedmont Perspective, Vol 60, July 30, 2008

What's New?

Last week, while trying to negotiate a full price offer, I was struggling with a listing agent who kept insisting that my buyers bring back a higher purchase offer before she would be willing to present it.

"We don't want to offend the seller," she warned.

Frustrated by this tactic, I calmly explained, "This is a full price offer in a 'challenging marketplace' by very qualified and motivated buyers - they are not bidding against themselves. Take the offer to the seller and let them counter if they are so inclined. That's the appropriate process."

As professionals, it is not our job to get "offended" by an offer or a counter offer. It is our job to present any and all offers without opinion.

Do we often have insight as to how the seller might respond to an offer? Yes, we do. Are sellers often offended when the purchase offer doesn't match their expectations? Yes, they are. Are buyers often insulted when their well-intentioned offer is abruptly rejected? Yes, they are. Do real estate transactions often become too emotional? Absolutely. Do personal feelings belong in the negotiation process?

No, they do not.

While emotions can run very high between sellers and buyers, emotions should never overshadow the agent's negotiation process. To the contrary, our job is to "depersonalize" the sale of a home; to remind the sellers (and the buyers) that any disagreement is merely a disagreement about the value of a property between two competing parties. The seller wants as much money as possible for the home and the buyer wants to pay less. That's all. No offense or insult is meant.

The good news is that the goal for both parties is identical - to transfer ownership of the property. To the extent that each party can find the middle ground, this mutual goal can often be accomplished.

Objectively defining that middle ground is where good agents often earn their keep. Employing an experienced REALTOR to handle third-party negotiations to separate fact from fiction is a smart decision when the stakes (and the emotions) run as high as they often do in real estate. While it feels VERY personal to you, it shouldn't feel personal to us. As seasoned professionals, we recognize that it is the rare transaction that takes place without some back and forth and the less emotional we make this process, the better the results.

As empathetic professionals, are we aware that your feelings are important? Yes, we are. Are we often entering into emotionally delicate, highly charged situations? Yes we are. Are we attuned to your hopes, yours needs, your desires and your concerns? Yes, we are. Are we working for the best possible outcome in spite of them and because of them? Absolutely. Should OUR personal feelings come into play?

No, they should not!

That isn't to say that as people, we don't understand your frustration from time to time. The seller did counter back my buyers' full price offer - he asked for $80,000 above asking! (Now maybe that's just a wee bit offensive . . .)

What's Coming?

Fifteen homes are currently on the market in Piedmont, ranging from the 2bdrm/1bth homeat 102 Oakmont Avenue for $745,000, to the 6bdrm/6bth grand residence on Sea View Avenue for $6,450,000. The newest home to hit the market is Anian Tunney's latest listing at 400 Saint James Circle. This 4bdrm/3bth mid-century offers room to spare. Open this Sunday 2-4:30. Price: $1,850,000

Debra Dryden brings to market an extremely handsome new listing at 45 Monticello Avenue. With a private front entry courtyard, designer kitchen, formal dining room, rear garden with partial bay view, bonus rumpus room, convenient location, level street and 4-car garage (unheard of for Piedmont) this wonderful Traditional, featuring 3bdrms/2+bths, should go quickly. Open this Sunday 2-4:30. www.Grubbco.com

What's Pending?

Sixteen homes in Piedmont have gone pending since the beginning of June and four transactions have already closed. These four homes averaged only eleven days on market (DOM) while the current "pending" sales from June and July averaged only twelve days on market. (Wow!) Well-priced homes continue to quickly find qualified buyers and that is significant news!

Contrast 11 - 12 days to the average days on market (DOM) for ALL "active" Piedmont listings which hovers at approximately 41 days.

Why? Pricing!

Homes that are perceived as a good value are selling immediately while those that are perceived as overpriced, are still struggling to find their buyers.

Which of these outcomes would you prefer?

If your home has been on the market for more than three weeks without an offer, a20price adjustment is in order!

(Remember - "perceived value" and "appraised value" may be two entirely different realities, but it is the "perceived value" that brings buyers to the table!)

What's Happening?

The contemporary stunner at 9 Requa Place has been reduced and is now offered at $2,750,000 and the mid-century modern at 16 Saint James Drive is now being offered for $1,595,000.

This may be an ideal time to step in with an offer!

What's Fun!

Call me addicted, but no matter where I am, real estate seems to catch my attention. Walking along the crystal clear Tahoe waterfront while vacationing in Dollar Point last week, I came across a stunning new home that's currently under construction and drop dead gorgeous offering broad beamed ceilings, inviting front porch and stunning native rock and wood facade. The contractor was out front so I asked him if the house was replacing a previous home.

"Yes," he said, "My clients elected to start from scratch" (clearly, a common practice as this home wasn't the only one on the block currently being resurrected).

"How much does a person have to pay for a 'tear down' on the lake?" I asked.

"I don't know," the contractor replied, "maybe 2 or 3 million dollars?" =C 2

"Six point two million," came a booming voice from across the street. "They paid six point two million dollars for the house and tore it down the next day!"

Wow, and we thought Piedmont real estate was expensive!

This 'in-the-know' Orinda resident has owned his own cabin for more than thirty years and was able to tell me all about the history of Dollar Point which was partially developed by then, Piedmont resident Hal Ellis, in the 70's. (It's a small world).

"I'm from Piedmont," I proudly said, "and I work at The GRUBB Co. I'm renting the Kelly's wonderful cabin down the street ."

"Yes, there are a lot of Piedmont families that still own here," he winked, "but we're trying to weed them out."

Tahoe is always big time fun - both in winter and in summer - and we took full advantage of our opportunities - from boating, to hiking, to bicycling, to dining (lots of dining) to reading on the beach, to movies under the stars and yes, I even snuck in a little house hunting when my husband wasn't looking (What can I say? That's fun to me. A special thank you to Linda Granger and her team at Chase International in Tahoe City for arranging a showing at a moment's notice). All of it was memorable. I wish I could have stayed another week, or two . . . Thank you Larry and Debbie for your generosity in sharing your own slice of heaven.

The Piedmont Plug!

My good friends have an opportunity to move to Portola Valley and are looking to sublease their current Piedmont rental at 430 Hampton Avenue. This large 4bdrm/3+bth home, close to Hampton Field is available just in time for school to begin! For more information, contact Bonita Chin at 510 -338-0588/114. Price: $4500 a month. Sorry, no pets.

See you next week!

The Piedmont Perspective, Vol 58, If You are Only Watching the Ball, You are Missing the Majority of the Game! July 16, 2008

What's New?

As the mother of two very active baseball players, I have spent the last decade watching my boys play this quintessential American sport on numerous spring, summer and fall ball teams. Having now clocked too many games to count, one would think that I would have become an expert at "America's favorite pastime" - WRONG!

My exasperated husband still marvels at my lack of knowledge with respect to the subtleties and finer points of the game. Sitting in the bleachers, he'll overhear me questioning the coach's call for a bunt or worse yet, a "pick off" - a play that from my untrained perspective, invariably results in an overthrow - advancing the runners an additional base. Ugh!

"The pitcher and catcher have to attempt the pick off," my husband, Cliff, not-so-patiently reminds me, "or the runners will assume they can steal every base and will easily do so!"

Oh, now I get it! (Light bulb moment.)

In spite of my remedial progress with respect to baseball, I have come to learn that on a well-coached team, every player is moving on every play to collectively manufacture runs, secure outs and produce a successful outcome for the team!

Cliff has been teaching me to place as much importance on what's going on AWAY from the ball, in order to better appreciate how the game is actually won! (Funnily enough, my broker has been teaching me the same thing!)

Don't get me wrong. The ball is clearly important, but the game is much more complex than what meets the eye!

In real estate, finding a home is akin to focusing on the ball -

Experienced REALTORS (like experienced managers) know that what happens between the plays and in the dugout, often influences the outcome more. Yes, I'll admit it's a home run when I direct you to the house of your dreams, but my real value comes into play by knowing the strengths and weaknesses of the other players, staying on top of the market, understanding the inspection reports and how they affect the value of the home, successfully negotiating the transaction, and following through to the last inning.

Here's my point: if you are only watching the ball; you are missing the majority of the game!

Understanding that your REALTOR is often working diligently between innings, may help you comprehend his or her role a little better - as well as your own. Given the mass availability of information on the Internet, it stands to reason that buyers often seek out and find their own homes, but that doesn't discount the importance of their REALTOR'S involvement. Once a property has been determined, securing and obtaining the home and protecting you from potential liability, is where the REAL work begins!

OH! (Light bulb moment?)

Now, let play ball!

What's Coming?

Ed Kuo brings to market an authentic Japanese style home, custom built for its owners in 1977. This unique 4bdrms/2.5bth "Zen" property on Pershing Drive on the prestigious Piedmont side of Montclair - complete with cherry blossom trees and koi pond - features large open floor plan, traditional tea room with tatami mats, eat-in kitchen with movable island, spacious master suite and unobstructed bay views! Add thoughtful details such as shogi screens, hardwood and black slate floors, Japanese lanterns, surrounding gardens, abundant natural light, lower level workshop, and 2+ garage and you have a truly one-of-a-kind retreat close to Montclair Village. www.250pershing.com

Hope Broderick has just listed 4350 Bridgeview Drive in Upper Oakmore. This stunning Mediterranean combines old-world charm with sleek modern interiors and features 4bdrms/2bths, media room, inviting gardens, and gorgeous views! Situated on a dead end street close to wooded trails, Red Boy Pizza and Rocky's Grocery makes this home both conveniently located and exceedingly private as well. Price: $998,000 www.grubbco.com

What's Pending?

The charming home at 12 Sierra Avenue has gone pending and is now in contract, as are 87 Huntleigh, 21 Manor Drive and 334 Howard Avenue. Here we are in mid-July and the activity on many homes is absolutely staggering - contrary to often discouraging news. It all boils down to location and price!

What's Happening?

Contingent sales are happening! That is, homes that are purchased "contingent" to the sale of a current home or "contingent" upon the identification of a replacement home. Confusing? Not really. This is just a return to the good old days, when buyers (and sellers) wanted a clear understanding of what their current home might fetch in the market before moving on to the next.

While contingent sales involve close monitoring of ALL connecting transactions, due to the inherent "domino effect," contingent sales are an increasingly important and viable tool in today's current marketplace.

If you have been circling around a home, but have delayed making an offer because the timing for marketing your current home is still a few weeks away, seriously consider making a "contingent offer." Once you have locked in a replacement property, you can quickly bring your home to market. Commit to the process! You may be pleasantly surprised at the positive outcome.

Contingent sales may soon become the norm in a market that requires greater flexibility from all parties involved. At The GRUBB Co, we are well-trained in the contingent sale!

What's Fun!

Woodminster Theater has kicked off its 42nd annual summer season with the musical, Seven Brides for Seven Brothers. Chosen as Oakland Magazine's 2008 Readers' Choice Award for "Best Theater Company," the fun and high-spirited musical performances are performed Thursday through Sunday at 8PM under the stars at the Woodminster Amphitheater in Joaquin Miller Park. Tickets run from $23-$38. For more information about this season's shows, go to www.woodminster.com or call 531-9597.

The Piedmont Plug!

The Milkman Plus!

I remember waking up early and making my way to the front door several times a week to pull in the many gallons of milk, cottage cheese and butter my mother had ordered. With eight people in my family, we consumed massive amounts of the white liquid and had home delivery at several times a week for most of my childhood.

Good news! The Milkman is back! Pat Borella will drop off dairy items, juices, bread, bagels, entrees, water, coffee and more at your home at a predetermined time each week. With a huge selection of items from which to choose, you need never rush down to the store in the wee morning hours again. The Milkman Plus can be reached a 1-800-464-MILK. Now how easy is that?

See you in two weeks!

The Piedmont Perspective, Vol 57, Consider Custom Designing a Financial Fit! July 9. 2008

What's New?

Bebe McRae has just listed 16 St. James Drive in Piedmont. This sophisticated Tanteau-designed Contemporary offers 3bdrms/2bths, L-shaped floor plan, interior courtyard, large open living and dining rooms, walls of glass, polished concrete floors, updated kitchen and excellent Hampton Field location. With soaring ceilings, lush landscaping and private gazebo, this mid-century, all-level home is a fantastic opportunity on an expansive parcel. Open Sunday 2-4:30.

Kelly Deal joined The GRUBB Co. several months ago and she not only added her experience and talents to the fold, but also brought her husband's extraordinary skills to bear as well. Kelly's builder/husband, Melvyn Deal, has just completed yet another dazzling and sophisticated showstopping residence on Mandana Avenue in Crocker Highlands that exudes yesteryear's charm, but lives for today. This 4bdrm/3.5bth Contemporary Craftsman with airy open floor plan, great natural light, high-end finishes and appliances, two-car garage, charming front porch and mature landscaping, lacks for nothing. Do make time to see it. It isn't likely to last long! Price: $1,495,000. Open Sunday 2-4:30 PM

Tricia Swift brings to market a very sweet 2bdrm/1bth "starter" home at 102 Oakmont Avenue in Piedmont for $745,000. Built as a summer cottage for a San Francisco maiden, this pretty home boasts high ceilings, fine details, generous proportions, an office alcove and superb location near Wildwood Elementary School and Davie Tennis Facility. Kathy Cooper will hold this charming home open on Sunday from 2-4:30 PM, while Tricia shows her grand penthouse listing at Park Bellevue Tower on Lake Merritt, which has been reduced to $1,288,000.

(If a penthouse is more than you are seeking, consider Tricia Swift's other Bellevue Tower listing instead-#702 This handsome 2bdrm/2bth condominium offers secure and sophisticated living, stunning Lake Merritt views and every amenity the Bellvue Towers offers, including pool, gym, parking and 24-hour doorman. Price: $685,000)

To see any of these properties, go to www.Grubbco.com

What's Coming?

Ms. Swift has also been busy marketing two beautiful neighboring Hiller Highland condominiums - both on Spyglass Hill - and they each offer fantastic living opportunities:

The first town home features, 2bdrm/1.5bths, patio garden, enclosed garage, open floor plan and handsome finishes while the second unit features a 2-story floor plan offering 3bdrms/2bths, sleek interiors, large laundry room and media office/family room down. One unit has partial views while the other has dead-on views. Take your pick!

Since I am focusing on bay views and fabulous Hiller Highland's condominiums, this list would not be complete without mentioning Sherry Benninger's newest listing at 50 Starview Drive. This large, 2-story town home end unit boasts 2 bdrms/2bths, including grand master suite, chef's kitchen, media room, high-end finishes, impressive scale and yes, you guessed it - stunning bay and Golden Gate views!

If you have been considering a move to Hiller Highlands, these three town homes offer three distinctly different opportunities from which to choose. One of them is sure to fit your lifestyle and needs. Having recently helped buyers obtain a condominium in Hiller Highlands, I have the pleasure of sharing with you how thrilled my clients are, not only with their new home, but with their new community as well. What started as "interim" housing has quickly become their new permanent residence!

If ease of living sounds enticing, consider any of these wonderful condominium offerings. www.Grubbco.com

What's Pending?

Pending sales came quickly in June and the beginning of July. The mid-century home on Calvert Court went pending with two offers, the charming home on Kingston Avenue found a buyer, the property on Cambridge is currently pending and finally, the lovely renovated blue-shingle on Mesa Avenue went quickly into escrow as wekll - lucky buyers, one and all.

In total, 17 homes are either pending or have sold since May 1, 2008. Our market remains vital and active!

What's Happening?

Just as buyers are finally embracing their current home buying opportunities, lenders continue to proceed with newfound caution (as the past several months have illustrated). While Conforming Loans have increased through Dec. 1, 2008, to a temporary high of $729,750 - Jumbo Loans (anything above $729,750) have become pricey by comparison. (Keep in mind that from a historical point of view, jumbo money is still under 8% which is considered "historically" low. Interest rates are relative!)

Please speak with an experienced mortgage broker about the difference between traditional conforming loans and the temporary higher balance "conforming" loan limits, between FHA loans and conventional loans. There are subtle, but important differences between these programs.

Sellers - this may be an opportunity for you!

Consider carrying back the first or second mortgage for the well-qualified buyer by underwriting an interest only loan with an established balloon payment down the road. By supplementing the conforming loan limit, you will have sold your previously out-of-reach property, put an excellent buyer into contract, and created a potential money making opportunity for you as well! This may be a win-win for all parties involved.

*With good intentions and your flexibility, buyers may be in a better position to meet your selling expectations!

(Due to a contracting money market, I suspect creative financing is going to come into play for the next several years. )
Consider custom designing a financial fit!

*Always speak to your tax advisor before investing.

What's Fun!

Thanks to those of you who stopped by my 4th of July Open House at 324 Sea View Avenue after the parade last Friday afternoon: www.324seaview.com. This proved to be a marathon open house for me and I am grateful for your continued interest.

Prospective home buyers (and future Piedmonters) who had come to town for the parade and for a glimpse of the Piedmont lifestyle, met me at the door at 1:00 and I served up root beer floats until 5:30 that evening while pointing out the many advantages of Piedmont living (that's conversation that comes easily). Thanks for making this "out-of-the-box" open such a big success!

And thanks also to the folks on Mesa, Pala and Monte Avenues who let me crash their annual 4th of July block party after closing up shop. The food and wine was really welcome after being on my feet all day.

Now those folks know how to have fun!

The Piedmont Plug!

I grew up spending summers camping at the picturesque Pinecrest Campgrounds, above the town of Sonora in the Sierra Mountains. Without fail, my family returned year after year for a two-week stay. While camping isn't for everyone (my city-slicker husband has never really embraced it) Pinecrest is full of great memories for me; hiking the stunningly beautiful trails, soft ice creams, horseshoes, badminton, my first kiss (don't tell) and whole afternoons spent splashing in the cool clear mountain water with my twin sister, Jill, and our best friend, while we all turned dark shades of brown. Some of my fondest memories involve watching movies under the stars and sneaking away to the beach (for that first kiss). We'd pop our own popcorn over an open fire (Jiffy Pop) and head on over to the amphitheater with treats in hand.


These joyful memories are probably the reason I cosponsor movie nights in the Piedmont Park year after year. The next movie night is this coming Friday, July 11, at dusk. (about 8 PM). Curious George will be the main feature. Grab your children, your lawn chairs, a blanket, a picnic dinner and a bottle of wine and enjoy this free evening with your family and friends (and if your son or daughter should sneak away for his or her first kiss, well that's kind of a right of passage, isn't it?)

I will be away on vacation from July 20 - 27 and will suspend The Perspective while I am gone.


See you when I return!

The Piedmont Perspective, Vol 56, Avoiding the Sand Traps! July 2, 2008

What's New?

Piedmont currently has 24 active listings. While the beginning of the year saw a build-up in inventory as buyers waited out the market, Piedmont activity has now settled into a more consistent rhythm of listing to pending sales. Buyers continue to be attracted to our wonderful community and that's great news!

Still, strategic pricing has never been more important. Price your home sharply and the market WILL carry it where it should go. Price your home too high and you are likely to be penalized as you chase the market downward. If it is underselling you are worried about - avoid overpricing! This is where the real danger of selling a home "under value" truly lies.

While we are speaking of well-priced properties, Anian Tunney brings to market a terrific opportunity at 310 Highland Avenue. This 3bdrm/2bth home in the center of town is ready for your vision and is close to schools, the park and Mulberry Market. If "fixers" are high on your wish list, this house is definitely worth your consideration.

Continuing on the theme of "fixers," the new listing on Howard Avenue offers 3+bdrms/1+bth, sunny breakfast room, lower level plus rooms and original architectural details. At $775,000, this home is currently the least expensive listing in Piedmont.

(Although the home on Howard Avenue represents the least expensive property in Piedmont, the best "value" is Carol Brown's listing at 21 Park Way. Do the math. Across from Dracena Park and centrally located, this home may offer the best upside potential of them all. )

What's Coming?

I will be holding 324 Sea View Avenue open AFTER the parade on Friday, July 4 from 1-3 PM. For those of you with out-of-town guests, or for those who have yet to see it, please stop by. This Romantic Mediterranean is truly special. www.324seaview.com Come on by for a 4th of July rootbeer float!

Anian Tunney has listed 80 Wildwood Gardens. This sleek and sophisticated "buy down" house is filled with nice surprises and great light. With an inviting open floor plan and a lovely courtyard setting, this 2bdrm/2bth mid-century classic might be ideal for those of you whose kids have headed off to college and are looking to downsize, but wish to retain Piedmont living!

Finally, on the Piedmont Side of Montclair, there is an absolutely wonderful retreat home that has just hit the market, but shouldn't last long. Featuring 4bdrms/2+bths, this recently remodeled 1956 beauty on Bruns Court offers fabulous chef's kitchen with great room, formal living room, large foyer, courtyard entry, and nearly level lot with lawn and brick patios. Ideally situated close to Montclair Village, this stunning home blends traditional architecture with modern convenience and features close proximity to the village with rare privacy. Shown by appointment only.

Please give me a call if you would like to see it.

What's Happening?

On Sunday, my husband, Cliff, and I unexpectedly found ourselves with no kids and no commitments (unusual for a Realtor, or a mom, on a Sunday afternoon). With free time on our hands, Cliff suggested we make our way over to the Montclair Golf Course and enjoy the rare time together. I had never actually golfed on a real course before, but having honed my technique on putt-putt courses (I don't like to brag, but I can frequently get the ball through the windmill on the first try) I was sure my skills would easily transfer - WRONG!

I sliced, I hooked, I shanked, I skulled, I mulliganed, and when all else failed, whiffed the ball completely - and that was just on the driving range . . However, it was all worth it when the driver I had borrowed, connected beautifully and at long last, I hit one straight and true and then another and another (That's three total for anyone who's counting - clearly, I'm a specialist).

Unfortunaltely, my success was shortlived. Once we attempted the nine hole, par-three chipping course, I required at least four shots to every one that Cliff playe(that's twelve for anyone who's counting) and spent more time digging my balls out of the bushes than executing anything that majestically sailed aloft, before landing anywhere near the flag - or even on the green.

Frustrating? Just a bit.

Fun? Absolutely!

Sometimes, Real Estate feels a little like my golf game, I can spend a lot of time beating the bushes, but when everything comes together, it's like hitting a great drive . . .

Fun? Absolutely!

For you, hitting the 'great drive' will be vastly improved by working with a seasoned professional. Just as a good golf pro is sure to improve my golf game, a qualified REALTOR will help you avoid the sand traps along the way. You will want someone with 'eagle' eyes, who plays the 'fair way' and knows how to 'read the green.' Knowing the market and all of the players is just 'par for the course . . .'

I look forward to working with you.

What's Fun!

I am a huge fan of Pixar and was looking forward to seeing WALL-E; the latest animated film by the Emeryville studio, involving an empathetic robot left behind on Earth to clean up after mankind. In fact, my family was so excited that we bought tickets early and went on opening night.

As with all Pixar films, it was really wonderful and entertaining, but it was also surprisingly poignant and profound (I won't give it away). Suffice it to say that it's a toss up as to which of us enjoyed it most. The whole family loved it and you will too! Kudos to Piedmont's own Pete Doctor for co-creating this magical heartfelt story.

Living here in Piedmont, many of us cross paths with several of the talented professionals behind the making of these instant animated classics which makes us incredibly fortunate. Aside from experiencing these films on a more personal level, we can also thank the employess of Pixar for the many tours and special events they donate to our local causes and charities year after year which also, makes us incredibly fortunate!

WALL-E is playing just about everywhere, but we saw it at the Grand Lake Theatre in Oakland - one of the last independent movie theatres left. The organist played beforehand and there was not a commercial to be seen. Great entertainment followed by great entertainment. Now that's the way to see a movie - and don't be late. The short film beforehand is fabulously fun as well!

The Piedmont Plug!

The Montclair Golf Course is open every day from 9:30 AM until sundown. (The driving range is open until 10:00 PM.) This nine-hole "pitch and putt" course requires no reservations. First come, first served. Currently undergoing major renovations, the clubhouse and pro shop are much improved, but the facility has retained its authentic atmosphere. Enjoy an inexpensive burger and a beer and grab a bucket of balls for you and your kids. Start 'em early. It may be too late for me!

The Montclair Golf Course is at 2477 Monterey Boulevard in Oakland. (510) 482-0422

Happy Fourth of July! See you at the parade.