Finding your "Red Hat!" The Piedmont Perspective, Vol 64, August 27, 2008

What's New?

In an attempt to squeeze in one more day of summer and put off the inevitable, my husband and I and our younger son Tristan headed over the Bay Bridge to Pier 39 with a buddy of his last Saturday.

Experiencing rare San Francisco sunshine, the four of us joined thousands of other excited tourists and headed over to Pier 39 to explore the shops and enjoy the street performers. Within an hour, the boys and I had settled comfortably in front of the juggler's hilarious act and Cliff had wandered into a sports memorabilia store (which is as close to shopping - or to jugglers - as Cliff ever gets). Everyone was happy and in his element. (Yeah!)


Cut to: laughter, frivolity, applause and the tip hat . . . too late, I realized the meter was about to expire on our parking space! Hurriedly shoving some bills into the open bowler, I grabbed the boys and rushed into the store in search of Cliff, who had already left and was in all likelihood, scanning the crowd for us. Guessing he would meet us at the car, the boys and I took off like Usain Bolt (humor me) and dropped several coins into the meter - just in the nick of time. (Yeah!)

No Cliff. (Drat!)

Thinking quickly (I can be inspired under pressure) I handed the boys a wad of crumpled bills and shoved them towards The Ripley's Believe it or Not Museum. "Don't leave this place until I come back," I firmly instructed the boys. "I'll find dad and return in a few minutes."

That's what I said to the boys, but inside I wondered how in the world I was actually going to find my husband amongst the sea of humanity spread out before me. . .

Like a salmon swimming upstream, I bumped and jostled my way through the crowds, and wondered (not for the first time) why my husband never carries his cell phone??? Looking through the seemingly endless swarm of people, my radar on high, I started to panic and doubted whether I would actually find him before the boys had explored every freakish oddity Ripley's has to offer.

Then I saw it! Like a beacon, I saw my husband's bright red baseball cap. (Yeah!) Among thousands of heads, I spied his red hat!

"What a relief!" you are thinking about now, "I've been on pins and needles, but how does your husband's "red hat" relate to Real Estate?"

Here's how . . . In my experience, homes that sell quickly have two things in common. First, they are all priced correctly (yeah!) and second, they all have a "red hat" - that one thing that distinguishes them from every other home on the block.

Your "red hat" may be an architectural gazebo, a soaring cathedral ceiling, a stunning view, a gourmet kitchen, a reading nook, a bank of French Doors, a fragrant interior courtyard, or an enchanting garden where one envision's family celebrations.

Because a home often represents one's dreams, people tend to buy their homes viscerally - people tend to buy them emotionally. Play up the "red hat" and you are sure to attract qualified buyers in a hurry!

Don't have a "red hat?" Create one. Staging often provides the "red hat" a property may be lacking. (It also typically adds value to any home sale. )

So here are today's lessons:
1) Find or create the red hat in your home.
2) Carry a cell phone!

What's Coming?

I am thrilled to announce my newest listing at 6217 Westwood Way in Montclair. Bright, light and airy, this Mid-Century Modern features a casual and sleek open floor plan, 4bdrms/2.5 bths, including master suite down, inviting living room with brick fireplace, spacious family room with adjoining courtyard patio, updated kitchen and baths and magical front garden with level lawn. Close to the village and level in from the large 2-car garage, this lovely and meticulous Montclair retreat welcomes you home! Open Sunday, September 8, 1-4:30. Price: $789,000

The Jesse Wetmore House at 342 Bonita Avenue - the only historically registered home in Piedmont - is for sale! This Folk Victorian was built in 1878, and features a square house with spindle work and jig saw trim on the porch. It includes, Wetmore's carriage house which still sits at the rear of the property and is now a legal second unit. The Wetmore House is the oldest unaltered house in Piedmont and offers 4bdrms/2bths. At 130 years old, the house needs updating and restoration but is the perfect project for someone who loves historic architecture and has the time and wherewithal to renovate. Price: $3,500,000. Shown by appointment only!(This home will not post on the MLS until 9/5/08.)

What's Pending?

The last week in August usually presents very little activity, as many buyers and sellers are still away, ekeking out that last bit of summer. Look for an abundance of choices to present AFTER Labor Day Weekend. The market traditionally pick-ups through the fall and slows down again around the Thanksgiving holidays.

If you have a home to sell this fall, now is a terrific time to come to market.

You're on the buy side? Great luck - now is an even better time to buy! With several buyers still away on on vacation, there are more buyers in the swimming pool and less competition in the buying pool . . . Dive in and you may find yourself alone at the negotiating table!

What's Happening?

Your best and most strategic opportunity to buy may in fact be now! As lending institutions have uniformly contracted, money has been harder to obtain. While "jumbo-conforming" loans are still being offered up to $729,000, this higher loan number is set to permanently reduce to $625,000, come January 1, 2009!

If a home purchase is on the horizon for you, try to identify the property and get into contract before December 1, in order to allow enough time to close before the January 1 deadline!

What's Fun!

Call me crazy, but Pier 39 really was fun! Aside from a few too many tourists, it was a real kick and a genuine treat to experience the pier with my son and his friend, Matt. From the street performers (who were all great) to the mini doughnuts (which were all fattening) to the Boudin Bakery Store (which is heavenly) San Francisco had come alive and we were engaged in the hustle and bustle that makes a city great. With blue skies and warm weather, it was an incredibly vibrant and fun-filled afternoon.

Pier 39 offers 110 shops and restaurants and live entertainment and is open 7 days a week! Head down the Embarcadero and you'll run right into it on the historic waterfront! We lucked out and found parking on the street, but several parking lots are nearby, as is the ferry! www.pier39.com

The Piedmont Plug!

At long last - school has just begun and for the juniors and seniors of Piedmont High, the college hunt is already looming like a huge tsunami. Fear not! Piedmont resident, Susan Freeman, is an independent college placement counselor whose teaches our kids how to surf the high tide!

Since 2001 Susan Freeman and Kim Kellogg have parlayed their considerable corporate marketing and communication skills into Successful Applicant - a company designed to find the "custom fit" for your college-bound child. While Kim is retiring after the successful placement of 162 kids, Susan still looks forward to many more years of guiding students through what many consider a grueling process. (Sound familiar?)

Whether your student ranks as class valedictorian or struggles for a C average, a college education should be part of every child's horizon, according to Susan. Her strategic approach helps students develop and communicate key messages that create a powerful image and help differentiate them from the thousands of other applicants.

"Finding the 'right fit' for each child is key to that applicant's success in college," Susan explains. "This is a passion for me. When my students - 'my kids' - get their acceptance letters from the colleges of their dreams, there is no better feeling in the world!"

Need I say more?

For more information contact Susan at 510-465-3713 or susanfreeman1@gmail.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 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!