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

What's New?

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

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

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

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

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

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

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

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

Seven million people live along the Hayward Fault.

Most homes will greatly benefit from relatively inexpensive earthquake retrofitting.

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

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

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

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

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

What's Coming?

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

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

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

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

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

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

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

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

What's Pending?

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

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

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

Stay posted and don't forget to vote!

What's Happening?

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

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

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

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

What's Fun!

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

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

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

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

Happy Halloween!

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

The Piedmont Plug!

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

See you next week!

THANKS FOR READING!

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

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

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

What's New?

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

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

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

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

D0 we have market optimisim? Yes we do.

Here's Why . . .

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

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

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

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

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

What's Coming?

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

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

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

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

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

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

What's Pending?

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

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

What's Happening?

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

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

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

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

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

What's Fun!

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

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

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

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

The Piedmont Plug!

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

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

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

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

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

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

Shall we dance?

THANKS FOR READING!

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

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

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

What's New?

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

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

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

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

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

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

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

Just give me a call!

What's Coming?

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

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

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

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

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

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

What's Pending!

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

What's Happening?

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

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

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

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

To donate online: www.piedmontparents.org

What's Fun!

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

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

The Piedmont Plug!

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

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

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

See you next week!

THANKS FOR READING!

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

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

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

What's New?

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

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

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

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

Together this is what we concluded:

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

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

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

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

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

Here is our collective bottom line . . .

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

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

What's Coming?

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

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

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

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

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

Price Reductions!

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

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

What's Pending?

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

What's Happening?

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

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

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

What's Fun!

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

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

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

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

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

The Piedmont Plug!

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

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

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

THANKS FOR READING!

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

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