The Piedmont Perspective, Vol 55 - Surf, Sand & Sun! June 25, 2008

What's New?

The solstice makes it official; summer has arrived and the big question is this: Is the market going to take a vacation?

The GRUBB Co. has incepted 56 new sales this month so far, which leads one to believe that momentum remains healthy and in fact, seems to be on the upswing.

However, if your home has been on the market longer than average, be prepared to negotiate. Flexibility is important here as buyers take advantage of an increasingly identifiable "buyer's market."

Tough as it is to admit, selling homes is a bit like high school. It's all about "popularity." If your home qualifies as the Prom King (or Queen), the buyers will be lining up to dance. Congratulations - you will be in the position of picking your buyers, your terms and your price.

("Popularity" often has to do with location, pedigree, and condition. If your home doesn't meet all three of these criteria, it is likely to be less popular. For properties that have missed their selling window, a successful transaction is ultimately going to filter down to PRICE!)

Find the sweet spot (the price where demand meets expectations) and you are sure to increase your "popularity" with buyers.

While we are on the subject of "popularity," Mindy Scott has listed a remarkable Traditional at 44 Sierra Avenue that offers grand living and a fabulous central Piedmont location near the park, schools and the town center that should prove my point. This extraordinary home is on the market for the first time in 35 years and although there is work to be done here, the end product promises to be a show piece that rivals the best Piedmont has to offer. With truly grand proportions and enough space to encompass all of your dreams, this wonderful residence has potential to spare. Price: $3,200,000. Open this Sunday 2-4:30. www.Grubbco.com

What's Coming?

Piedmont's annual Fourth of July Parade is coming! Grab your lawn chairs and stake out your viewing spot. (The real estate along Highland Avenue is tougher to negotiate on July 3 than the housing market in Piedmont the rest of the year!)

This is home town tradition at it's very best! Then after the parade, head on over to the park for the annual concert. With block parties scattered throughout town, a parking lot barbecue at Mulberry Market, and day long festivities, there's plenty of lively entertainment to be had. The parade begins at 11:00 am.

What's Pending?

The two-home listing on Sheridan Avenue has gone pending. With many qualified buyers away on vacation, there is bound to be less competition in the market. If you are holding out for the "deal," now may be your best bet.

Having said that, I want to remind you to shop for "values," not "deals." (Yes, I've said this before, but it bears repeating) The "deal" is short-term thinking, better suited to speculators who can absorb a loss. The "Value" is long-term thinking and is better suited to those who will be staying in their home. It is the purchase that five or ten years down the road, becomes the GREAT buy.

When you focus on getting a "great value," instead of a "good deal" you often create the "better deal."


What's Happening?

Speaking of value, I want to remind you to look at Carol Brown's TLC listing in the heart of Piedmont at 21 Park Way. This property has good activity around it and rightly so. I like all of the possibilities here.

I also happen to think there is REAL value at my listing at 324 Sea View Avenue. To see more: www.324Seaview.com. I opened up Veranda Magazine this week and the featured property's living room was identical to 324 Sea View! Check it out.

What's Fun!

Unbeknownst to my boss DJ, I stole away Monday afternoon for a quick getaway to Santa Cruz with my younger son and his best friend . We stayed at The West Cliff Bed & Breakfast Inn (800-979-0900) directly across the street from the beach and kitty corner to The Boardwalk, where we hung out riding the Big Dipper roller coaster and snacking on all things fatting and deep fried. How can you pass up 75-cent hot dogs, cotton candy and churros? ( I also happen to love The Dream Inn which is currently under renovation and is set to reopen July 1!)

We arrived Monday afternoon after waking to unseasonably cool weather in Oakland, and were thrilled to breach the summit at Hwy 17 to find warmth and sunshine greeting us down below. After checking in, we hustled into our suits and crossed the road (shovel and bucket in hand) and got busy hopping the waves and burying each other in the sand. (The boys dug. I finished my novel.)

Such afternoons aren't much different than the ones I grew up with when my own family made the journey from Sacramento each summer for our annual vacation; my folks' 57 Chevy Wagon stuffed to the gills with their six kids and every beach towel, floating device, ice cooler and sand toy imaginable.

We returned each year to a rental in Capitola where we spent gleeful days trading comic books, splurging on soft-serve ice cream and enjoying the beach and merry-go-round. There are some types of fun one never outgrows and for me, the beach is it.

Whether it's a mountain lake, a lazy river or the gentle waves of the ocean, I'm all for slathering on the sunscreen, propping open the beach chair and digging my toes into the sand.

Santa Cruz is only an hour and a half away and if the Boardwalk isn't your idea of fun, check out the thriving downtown scene or nearby Capitola for a quick getaway.

Do you think DJ will mind if I head back for an extra day or two?


The Piedmont Plug!


Andrea Kent is escorting a group of students to Costa Rica in conjunction with the Boy Scouts of America's standard and approval. This youth led activity, with adult supervision, is the first Community Service Crew trip to Costa Rica, but certainly, not the last. Andrea has an intimate knowledge of Costa Rica and couldn't be a better host or organizer for the trip (She and her family own and operate an inn there).

The main service project will be a creek clean-up, led by the local Covirena Group (Vigilance Committee of Natural Resources) and the kids from Piedmont will partner with kids from Costa Rica to tackle this environmental assignment.

However, this trip won't just be all work and no play. Andrea has been busy organizing rafting trips, zip lines, and a day at the Hot Springs for those inclined to seek adventure. For more information, call Andrea Kent at 510-444-4295 or email her at andrea.kent10@gmail.com. There are only a few spots left and this is a first come, first serve opportunity. The Costa Rica trip runs from August 4-12 and some fundraising is being conducted to help offset the costs. Call for more details.


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, "Pretty As A Picture," June 18, 2008 - Vol. 54

What's New?

There is plenty of inventory to talk about this week and the following examples represent stylish homes both in and out of Piedmont - and in a range of price points. Each is special in its own right and all of them are worth a mention here!

Let's begin with Anian Tunney's new listing which is a spectacular French Regency style residence on a quiet cul-de-sac in the heart of Piedmont. This elegant home at 9 Requa Place, offers 4bdrms/4bths, stunning gallery entryway with soaring ceilings, inviting patio courtyard with dipping pool, spacious formal living and dining rooms, 2-car garage and views! Open Sunday 2-4:30. Price: $2,950,000

Carol Brown's listing at 21 Park Way had terrific activity last weekend and with good reason. At $1,350,000 this centrally located, modified Craftsman, across from Dracena Park offers a tremendous amount of space and loads of potential in a charming package. Open this Sunday from 2-4:30 with offers expected early next Week!

My pick of the week in Crocker Highlands is an elegant English style home on Longridge Road, featuring 4bdrms/3.5bths, cook's kitchen, family room and guest or au pair quarters. Consider this terrific and historic neighborhood where like-kind homes are often much less than similar homes in Piedmont. With tree-lined streets and an active and engaging community, Crocker Highlands ranks high in desirability!

The 3bdrm/2bth Craftsman Bungalow on Mandana Boulevard, near Lakeshore Avenue is absolutely charming. This lovely home features remodeled kitchen and baths, original wood detailing in living and dining rooms, new landscaping and old-world charm at an affordable price!

Finally, Glenview offers a beautiful and sunny bungalow on Brighton Avenue. This "pretty as a picture" home offers 3bdrms/2bths, spacious living and dining rooms, updated kitchen and baths and a landscaped garden, ideal for entertaining! I keep returning to homes in the Glenview where value is easily captured.

What's Coming?

Look for a 1907 Grey Shingle home on Mesa Avenue to be open this Saturday and Sunday. Recently remodeled, this 4+bdrm/2++bth house features, sunny kitchen, wrap around yard, and custom finishes that highlight the home's architectural style. You could not want for a better location!

Sweeping bay views define the home on Scenic Avenue that has also just come to market. Featuring 5bdrms/3+bths, flexible space and many upgrades that make this home perfect for large-scale living and easy entertaining. It too will be open this Saturday and Sunday.

Please call me for more details or a private showing on either of these homes.

What's Pending?

Through June of last year, Piedmont had sold 72 homes, per the Multiple Listing Service (MLS). Contrast that activity to this year's sales. Since the beginning of 2008, Piedmont has currently sold (or has pending) 34 homes. That's slightly more than a 50% adjustment in the number of sales, but here's the good news: The average selling price is up! With demand continuing to be high (especially for turn-key properties) this makes good sense (and good cents).

Limited inventory drives prices higher.

However, not every property is experiencing the same result. A strong case can be made for making sure your property is "picture perfect" when you bring it to market. The homes that have had the best results are centrally located and ready to move in.

Still, don't forget about the homes that have experienced more then two or three weeks on market (or even two or three months!). These properties often present the BEST values and are still very much available. (Case in point - www.324Seaview.com).

Will you meet the market or wait for the market to come to you?

If you have circled with interest and watched the listing price "adjust" a time or two, NOW is the time to step in - as buyers did on the large home on El Cerrito Avenue last week and on the even larger home on Mountain Avenue last month. Both of these homes took longer than average to sell, but I am willing to bet that they both prove to be among this year's "best buys!" Wait too long, and some other savvy buyer will recognize the deal!

What's Happening?

I am smitten with Mindy Scott's 4bdrm/3bth English-style listing at 130 Sandringham. This storybook beauty features picture perfect details that include soaring cathedral ceilings, leaded glass windows, parquet tiled floors, intimate patio and blooming rose garden pathway to the front door (think Sense and Sensibility). This home is truly special and surprisingly, still available. Make time to see it if you haven't already. For more information: www.Grubbco.com

The 5bdrm/4bth home at 75 Selborne Avenuewith family room and rumpus, has had a price reduction and is now listed at $1,995,000. This home now represents a tremendous value.

I will be holding Anian Tunney's listing at 1150 Oakland Avenue open this weekend. This recently remodeled home offers 5bdrms/3bths and easy central location for only $1,349,000. If affordable space is what you are craving, this home may provide the solution! Please stop by and say hello. Open Sunday 2-4:30.

What's Fun!

I met my good friend for lunch at Bellanicio on Park Boulevard yesterday. I had been wanting to try it out this fun and fairly recent restaurant addition to the neighborhood as the buzz on the street has been so positive. Glad to report, that it didn't dissapoint. From the complimentary white bean spread served with crisp baguette, to the sweet corn soup I ordered for lunch, it was all delicious (I'm still licking my lips!) and very affordable. You have to love an establishment where the head chef refills your tea glass and asks about your meal!

Bellanicio is at 4238 Park Boulevard and recommends reservations for parties of six or more:(510) 336-1180.

The Piedmont Plug!

Heading out for vacation soon? Don't forget that the Piedmont Police Department will send out an officer to drive by and keep an eye on your home on a regular basis if you let them know you are heading out of town. These small town courtesies are one of the many reasons we live in Piedmont! Take advantage of this safe and complimentary practice: (510) 420-3010

To sign up for The Piedmont Perspective go to:www.Piedmontperspective.com

The Piedmont Perspective, Momentum is Moving, April 12, 2008

What's New?

Several months ago I wrote a piece called The Tale of Two Agents. In it, I compared two houses that had been listed at the same time. The first owner hired a local GRUBB Co. agent who had marketed and priced the home aggressively and staged it beautifully. The second owner hired an out-of-area agent who had drastically overpriced the home, had foregone staging and had rarely held it open due to distance.

As one might expect, the first home sold in a week with multiple offers and the second one languished for several months with NO sale.

Anian Tunney has now listed the second home and it is a whole new day! New painting, new staging, new front landscaping and best of all - new price! (This home has had a SIGNIFICANT price reduction.) Featuring 5bdrms/3bths and convenient Oakland Avenue location, this centrally located home now offers real value! Head back for a fresh perspective. You will be pleasantly surprised. Price: $1,349,000. www.Grubbco.com

Adding to homes that pack a big punch, Anthony Riggins has just listed a wonderful Cape Cod on 862 Trestle Glen in Crocker Highlands. Featuring 4bdrms/2bths, remodeled kitchen, formal living and dining rooms, and loads of living space. This home is in a great Crocker location, close to Lakeshore Avenue and delivers value in spades. Price: $995,000

While you are there, take a peek at another of Anthony's listings at 1206 Trestle Glen. It is a charming Traditional on two levels, offering 2bdrms/1bth, cathedral window, hardwood floors and lovely light.
Price: $749,000

Last, but not least, Anne Feste has a new listing at 868 Trestle Glen, featuring 3bdrms/2.5bths, large master suite, spacious bathroom, converted home office, kitchen with adjacent family room and second story deck! Open this Sunday 2-4:30.

Crocker Highlands has been on fire this year!

What's Coming?

Carol Brown brings on a new listing at 21 Park Way, directly across from Dracena Park. This 4BRM/3BA home in Central Piedmont features a generous eat-in kitchen, downstairs rumpus room and large office, inviting parlor, formal living and dining rooms and master suite at street level. With vintage Queen Anne details, decorative eaves, dormer windows and a corner tower in the living room, this spacious home offers tremendous potential and is perfect for the buyer who embraces the renovating process! Open Saturday 1-3 and Sunday 2-4:30.
Price: 1,350,000.

I am a big fan of the Oakmore and Glenview neighborhoods and encourage you to explore the great values here . . . from a terrific "contractor's special" on Everett, listed under $500,000, to a sleek contemporary view home on Clemens for a little more than $800,000, there are wonderful offerings in both of these vibrant, eclectic and architecturally charming, side-by-side neighborhoods.

Jill Carrigan may offer the best of the bunch. Remodeled by Jarvis Architects, this Traditional Bungalow at 4010 Everett has been rebuilt from the foundation up and every inch of it shows! Featuring 4+bdrms/3ths, quality finishes, intact details and level garden, this home offers great space and "luxe living" at a price point well within reach. Open this Sunday 2-4:30. To see more:

What's Pending?

The compact mid-century on Dracena with front courtyard went pending in quick time and with multiple offers, repeating a reoccuring theme; homes in Piedmont (especially those centrally located) are in great demand!

The 2bdrm/1bth starter home on Lake Avenue is also pending as is the Tuscany style home at 95 Oakmont Avenue.

What's Happening?

Momentum is happening! I showed up at last Sunday's Open at 324 Seaview Avenue (www.324seaview.com ) expecting interest to have waned a bit, as is often typical for third or fourth opens, but found just the opposite was true. This wonderful Romantic Mediterranean Retreat enjoyed brisk buisness!

Migrating buyers from the city showed up with children in tow, and more mature buyers arrived looking for a home large enough in whiich to entertain their grandchildren. Neighbors, joggers (one cyclist) and motivated seekers all stopped by.

It's always exciting when buyers (and neighbors) engage in the process and in this case, there is so much to appreciate in this remarkable home and gardens. Take time to review new renderings that include expanding the bedroom and parking count.* Matt Heafey will be holding 324 Seaview Avenue open this Sunday from 2-4:30. Please stop by and say hello!

*Renderings by Tecta Associates have not been approved by the Piedmont Pllanning Department.

Following a slower than normal spring market, I suspect we are going to continue to see strong interest well into the summer.

Anian Tunney's unique two-home listing on Sheridan Avenue has been reduced to $1,975,00. This wonderful family-compound property in the heart of Piedmont offers tremendous opportunity.

Finally, Scott Hill and Liz Dickson invite you to make an offer on their listing at 77 Oakmont Avenue. This 2bdrm/1bth home can be yours for under $800,000!

What's Fun!

School is out tomorrow (whew!) and my fifth grader will graduate Haven's Elementary, before moving over to Piedmont Middle School next fall -but first there are parties to attend. . . He and his classmates will head to the Piedmont Swim Club Pool for some splashing and one last big hurrah on Thursday afternoon. Although the pool has been the center of controversy (to build or not to build) there's no denying its central importance (quite literally) to our community. What fun!

The pool is open daily, from 5:30AM until 9Pm. For more information about the cost of becoming a member, call (510) 655-5163.

The Piedmont Plug!

Piedmont mom and go-getter, Shelby Strudwick, is the new Bay Area Development Manager for Etcetera. Etcetera is a New York based designer clothing company, seasonally shown and sold in the comfort of your own home. Shelby is actively recruiting women who are looking for a fun, flexible, rewarding, part time business in fashion!

This is the perfect opportunity for those of you who enjoy having your own business and would like to put together a team of friends to share this opportunity. While you need not be the ultimate "fashionista," you should love clothes and be out-going, well-connected and self-motivated.

Please visit Etcetera's website at www.etceteranyc.com . If an independent sales consultant position intrigues you (or if you can think of anyone who would be a perfect fit). Call Shelby directly at 415-272-3582 or email her at shelbystrudwick@comcast.net and she will be happy to answer any questions you may have.


THANKS FOR READING!

Julie Gardner

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!

June 4, 2008 Summer is Almost Here and Our Market is Heating up!

What's New?

Summer is almost here and our market is heating up! This week, there are currently 21homes listed for sale in Piedmont, ranging from a low of $790,000 for a 3bdrm/1bth home on Moraga Avenue, to a high of $6,450,000 for a grand estate on Sea View Avenue. The average list price in Piedmont is currently $2,180,428. Keep in mind however, that home purchases are not like produce purchases. ( One doesn't buy a home by the pound.) Still, it helps to have a frame of reference when researching the marketplace.

Let's begin with the exceptional Beaux Arts residence on Sea View Avenue which boasts 6bdrms/6bths, formal living and dining rooms, chef's kitchen, library, solarium, master suite with his and her bathrooms, au pair attic space, grand staircase, views, and full basement that potentially adds an entire third level of living space. On an expansive parcel and meticulously maintained, this home is truly breathtaking in every detail.

The all-level Mid-Century on Dracena is a little gem on a great big block! This 3bdrm/2bth home with courtyard entry directly across from Dracena Park makes great cents for those of you looking to buy a honey of a home on a desirable parcel. Location, location, location! As expected, it has already generated real interest so don't delay.

What's Coming?

Anian Tunney has a new listing at 1150 Oakland Avenue. Featuring 5bdrms/3bths, fresh staging and a new price of $1,349,000, this conveniently located home is well worth your reconsideration. Open this Sunday 2-4:30.

What's Pending?

Dana Cohen's listing at 518 Scenic Avenue went pending with two offers, after just one Sunday Open - continuing a hot trend that has emerged in the last month. This 4bdrm/2.5bth home was well-received and quickly found buyers, proving once again that value is easily recognized and well-rewarded.

Of the 13 properties that are either pending or have sold since April 1, 2008, ten have sold above asking - several have sold WELL above asking and all of these have had more than one offer presented. Demand is high!

I suspect this competitive activity will continue as long as homes are priced in line with market expectations.

Piedmont's marketplace continues to attract qualified and motivated buyers as the spring progresses. Perhaps it is the looming 50% down payment that private schools expect by July first. Multiply this payment by two or three kids and the number becomes a major factor. With privates school education rising annually, Piedmont's public education gets very attractive right about now and so do our homes!

What's Happening?

I am pleased to report that my listing at 324 Sea View is attracting strong interest. Offering real privacy and elegant sophistication, this Romantic Mediterranean Retreat, featuring 3+ bedrooms, 3.5bths, formal living and dining rooms with stenciled ceilings, French doors, tiled entry with adjacent courtyard, and fragrant gardens is truly unique. Now offered at $2,200,000, it is perhaps the best value in Piedmont.

I had this lovely home drafted to scale and my guest architect at last week's reception - Ahmad Mohazab, principal of Tecta Associates - created some wonderful renderings for those of you seeking an even larger home that encompasses 5+ bedrooms and gated courtyard entry! Please stop by. I will be open this Sunday 2-4:30. www.324seaview.com

What's Fun!

I had the pleasure of hosting a margarita party at my home for many of Camp Augusta's board members last Saturday evening. Camp Augusta www.campaugusta.org is operated independent of Piedmont's city taxes and as such, depends largely on these types of fundraisers. (Thank you to John and Leslie Quantz' for purchasing the evening. Nothing motivates me like knowing that 50people coming to my home for a party - my garden looks fabulous!)

While many of us worked together to pull off this fun casual event, no one contributed as authentically as Blanca Arechiga, who manned the taco bar all evening and served up calente Mexican cuisine, including the best mango salsa and guacamole I have ever tasted (I spent some time in Acapulco during my dancing days, so I am critical about my guacamole)!

Blanca owns and operates the Cock-a-doodle Cafe in downtown Oakland at 719 Washington Street. It currently serves breakfast, lunch and brunch on Sundays. Fantastico! www.cockadoodle.com

The Piedmont Plug!

The Piedmont Neighbors and Newcomers Club invites all of you to join them at their annual Pancake Breakfast on June 14, at the Veteran's Memorial Hall in the center of town, beginning at 8:30 AM.
PNNC members and their kids over three years of age - $5
Nonmembers and their kids over three years of age - $8
ALL children under the age of two - FREE!

Admission payable at the door!
RSVP: 510-421-3220

Anyone who would like to volunteer, contact Rani Batra at rani_date@yahoo.com Many spatulas make light work!


Thanks for Reading!