The Piedmont Perspective - a Neighborhood Newsletter from Realtor Julie Gardner

Ginger Bread Homes and Noble Firs, The Piedmont Perspective, Vol 30

2007-12-04T16:52:00.000-08:00

What's New?

With only one new listing - a 2bdrm/1bth home on Cambridge Avenue - to alert you to this week, I am going to take this opportunity to sing the praises of the new Mulberry Market which has replaced the old Bon Fair in the center of town. Last week, I had the good fortune of getting a "sneak peek" at the new Mulberry Market, which is currently set to open December 8, and it is absolutely fabulous!

Remodeled from the ground floor up, the new proprietors, Chad Olcott and Laura Pochop have created a space in which Piedmont can take real pride. With an open floor plan that boasts a Peet’s Coffee Bar (finally, coffee in town) a self-serve milkshake station, a fully-stocked deli, fresh, crisp produce, fine wines, and even chips and sodas for the teens, no detail – whether small or large - has been overlooked. From a pressed tin ceiling, to hand-milled cabinets, to a bank of stools in front of a grand picture window, Mulberry Market simultaneously bridges yesteryear with tomorrow. It is truly a visual and culinary treat for us all. Thank you Chad and Laura for your incredible tenacity and vision! (Chad for Mayor?)

What's Coming?

The holidays are fast approaching. (Yikes! Does Hanukkah really start tonight?) Whether you celebrate Hanukkah, Christmas, Kwanzaa, or some other winter solstice celebration, now is a great opportunity to carve out time with family and friends. Take advantage of California's year-round sunshine and walk Lake Merritt with an old friend you rarely have time to see. Rediscover the unique shops and outlets on 4th Street in Berkeley (they just keep getting better) and have scones at Betty's Diner. Stop by the new Whole Foods Market on Harrison and pick up dinner. (Who wants to cook after all that shopping?) Invite new neighbors over to share a glass of Christmas Cheer. Create a sugary gingerbread house with your kids (you knew a real estate reference was bound to show up somewhere) and then move the buttons on all of your pants . . . Whatever you do, enjoy this bit of down time because it never lasts long enough before the holidays are behind us and we are back into high gear come 2008.

And speaking of 2008, we may just skip first gear altogether! There are several wonderful new listings coming your way after January 1 - from very grand to "just right" (think Goldilocks) - and I will be keeping you posted on all of them. Stay tuned. Which properties you say? You'll have to give me a call to find out more . . .

What's Pending?

Lest you think the market has all but disappeared, fear not - it is just taking a breather as is typical for this time of year. The Mediterranean on Sea View found a happy buyer and for significantly less than the original list price (now wouldn't that make you happy?) If value is your number one priority, this is the perfect time to secure it. With interest rates as low at 5.75% on conforming loans* (we haven't seen rates this low since August of 2005!) you may be in a terrific position to buy now and December can offer very viable opportunities. Although it is easy to get preoccupied during the holidays, stay focused!

*Conforming loans are loans up to $417,000. Jumbo loans are loans higher than $417,000. To see how today's interest rates specifically fit into your plans, contact me for a referral to a qualified mortgage broker or log onto www.LaSalleFiance.com.

What's Happening Now?

Piedmont High makes U.S. News and World Report's "100 Gold Medal Schools"! It comes as no surprise that the success of Piedmont's high-performing schools sets our unique town apart from neighboring communities and now it is official! We, Piedmonters, have earned bragging rights! Pass it along. (This nifty news comes courtesy of Pam McBain. Thanks Pam for keeping us so well-informed.) San Francisco families - are you listening?

To learn more, click onto the links below.

http://www.usnews.com/articles/education/high-schools/2007/11/29/gold-medal-schools.html
(the list)

http://www.usnews.com/sections/education/index.html (the full set of articles, some with video!)

What's Fun!

Music Director Benjamin Simon kicks off the 2007-2008 season of the San Francisco Chamber Orchestra with Program I: Prodigies, Dec. 30, 2007—Jan. 1, 2008, a New Year’s celebration devoted to Mozart and Mendelssohn, two of the greatest child prodigies the classical world has ever known. The SFCO provides
music for small orchestra that is fun, fresh, first rate and free! For further details, see
their website at: www.sfchamberorchestra.org (Thank you Sherri Richards for this musical gift!)

The Piedmont Plug!

The Boy Scouts have once again opened their annual Christmas tree lot at Coaches Field on Moraga Avenue. With operating hours that extend from 3:45-8pm Monday-Thursday, 1:30-9 pm on Friday and 9 am-9 pm on Saturday and Sunday, you are sure to find whatever scented greenery your heart desires. From garlands to wreaths to stately trees, this is a wonderful way to support the local scouts here in Piedmont. Personally, I love the Noble Firs.

Turkey Trot on into Piedmont!

2007-11-24T13:10:00.000-08:00

What's New?
With only four Piedmont listings showing as active on the Multiple Listing Service this week, and none of them new, there is very little to whet the appetite. However, fewer listings often create a second wave of interest for homes that have been previously passed on for one reason or another. Buyers, who must buy now, are compelled to work with existing stock. If your home has been on the market for awhile, NOW is the time to reduce the asking price and bring qualified buyers back to the table. Clearly, they are out and about, and they are looking for value . . . That's great news!

What's Coming?
Thanksgiving is coming and for most of us that means a few days off with our loved ones and a hearty helping of turkey and fixings. Enjoy this time, whatever your traditions, and relax – that’s after the Turkey Trot through Piedmont, of course. The GRUBB Co. will be closed Wednesday afternoon and all day Thursday, but will be open for business bright and early come Friday. If you have any questions, please don't hesitate to call. (I'll be cooking for 25, but will make time for you!)

What's Pending?
The Traditional on Crocker went pending with one offer, as did the large lot up on Littlewood; while properties on San Carlos and on Lakeshore each received ten offers and went well over asking in both cases (WOW!) demonstrating that there is substantial demand – even late in the fall season. This may be because buyers - even those with "A" paper - had some difficulty securing loans in August and September due to the mortgage upset. Happily, sanity reemerged as mortgage lenders recognized the need to underwrite good candidates (that’s you) making October and November banner months at The GRUBB Co. as lending dollars came back into play.

What's Happening Now?
Dress Best for Less just finished its fall sale and is closing temporarily for a BIG remodel. The exciting new "upscale" Dress Best for Less will reopen on December 1, just in time for the holidays! This unique boutique, located at 3861 Piedmont Avenue, donates all of its net profits to Piedmont’s schools and last year, accounted for more than $50,000 of the schools' budget! Please support this very worthy enterprise.

Dress Best for Less welcomes your gently used clothing and household items. They can be donated at the drop off center behind the community pool.

What's Fun!
Speaking of the holiday season, The Christmas Revels has returned and offers performances from December 7-9 and December 14-16. Revels are a unique form of participatory musical theatre that brings together people of all ages and backgrounds in a joyful celebration of the seasons. It draws upon traditions of song, dance, games and performance from around the world to present a theatrical even that is rich in meaning and fun for the entire family. For more information go to www.CALREVELS.ORG. The GRUBB Co's own Tricia Swift performed in the original cast back in 1986 and has been a supporter ever since! Make The Christmas Revels one of your holiday traditions.

The Piedmont Plug!
Last week I had the good fortune of joining many of my friends for a holiday luncheon and shopping excursion at Elegant Clutter in Danville. This inspired and sparkling emporium, owned and operated by Piedmont’s own Mary Burczyk, specializes in upscale home furnishings and accessories at truly affordable prices and is well worth the destination and time. In fact, give yourself plenty of time to shop, as chances are, you won’t come away empty-handed! With room upon room of themed vignettes, the shop is simply dazzling! Elegant Clutter can be found at the Livery Shopping Center. Take 24 to Hwy 680 South, to Sycamore Valley Road West and explore!

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

Spring Forward - The Top Ten List for Preparing Your Home for the Spring Market!

2007-11-07T11:23:00.000-08:00

Were you one of the clever buyers who took advantage of the fabulous Fall Market? Lucky you. You can sit back and enjoy the comfort of your home for the holidays! If you now have a property to sell as a reult of your good fortune and savvy timing, or if you are looking ahead towards entering the market next year, here is my list of The Top Ten items you can begin to accomplish over the next few months. Get to work!

Top Ten Checklist or “First Impressions Count!”

1. Pack away everything that is nonessential (family photos, knick-knacks, and collectibles) and EDIT the rest: furniture, books, toys, clothing, artwork, etc. Use a critical eye and simplify!

2. Have your property thoroughly inspected so no surprises show up when you place your home on the market. Hire a qualified Home Inspector and a Pest Inspector and go from there, as indicated (chimney, foundation, engineering, roof, sewer lateral may all require further investigation).

3. Make any necessary repairs that show up on the above inspections if possible. Replace broken panes in windows, update batteries in smoke detectors, repair dripping faucets, repair decks or porches, strap water heater, and update kitchen and baths with new appliances if necessary (or be prepared to discount your listing price accordingly).

4. Clean interior and exterior thoroughly – power wash patios, bricks, walkways and siding. Wash windows, organize drawers, clean out garage and storage spaces, clean refrigerator/stove, and organize laundry room. Give away what you no longer use or need. Store away items that are treasured.

5. Paint inside and out, as needed. Avoid bold colors. Meet with a Stager for a color and staging consultation. Create an emotional connection!

6. Buff and polish hardwood floors. If badly damaged, refinish them as indicated.

7. Replace carpet as needed. Uncover hardwood floors where possible.

8. Give attention to the roof, flashing, downspouts and gutters. Clean out all gutters.

9. Trim overgrown landscaping and trees. Plant new color where needed or tired, and mulch garden.

10. Meet with an experienced, local REALTOR and a qualified Mortgage Broker to ascertain the real costs of selling your property. Define your goals and expectations and create a plan together!

Julie Gardner
REALTOR, The GRUBB Co.
1960 Mountain Blvd, Oakland, CA 94611
(510) 339-0400/264
www.juliegardner.com
www.ThePiedmontPerspective.com

Spooktacular Activity! The Piedmont Perspective, Vol 28

2007-11-06T18:31:00.000-08:00

What's New?
The trick-or-treaters were out in force last week in every manner of spooky or adorable costume and Piedmont, as usual, was decked out for the occasion! Year after year, Waldo Avenue continues to delight kids of all ages with its over-the-top Halloween spirit. Did you wander over?

My eleven-year-old waited until the last minute to decide on a costume, but an ingenious idea (thanks to my sister) some quick shredding of several inexpensive thermal, tea-stained shirts, a handy black eye-liner pencil, and about thirty minutes of wrapping, produced a spooktacular Egyptian mummy (and a dizzy child). King Tut would have been envious!

I bring this up because the fall market is just about wrapping up as fewer and fewer houses come to the forefront. (Did I mention my son's amazing mummy costume?) This week in Piedmont, there are a scant eleven active listings, and only one new property to introduce, but happily, it's a charmer!

Many of you might remember that several months back, I spoke about the "fixer on Sea View" that had sold in one showing before its first open house. That charming Colonial home has now been remodeled from floor to ceiling and is ready for a new owner seeking a pretty "turn-key" property. Designed by the same team who just brought Lexford to the market (and sold it in quick order) it is a honey of a home, featuring 3bdrms/2bths, hardwood floors, newly remodeled kitchen and baths on a fantastic tree-lined location.

What's Coming?
Most of "What’s Coming" will hold off until after the the New Year as is typical for this season, but don’t be discouraged – there will be plenty to get you excited in upcoming months and I will be here to keep you informed . . . Were you one of the clever buyers who took advantage of the fall market? Lucky you. You can now sit back and enjoy the comfort of your home for the holidays! Sellers also enjoyed strong demand and a flurry of activity.

Oakmont is returning to the market with Liz Dickson and Scott Hill at the helm. If you didn't see it before, now is your opportunity. Open this Sunday 2-4:30.

What's Pending?
It should come as no surprise to anyone that San Carlos went pending very quickly and with 10 offers! (For those of you who thought heavy competition was a thing of the past, The GRUBB Co. is still selling 50% of its listings in multiple offers!) This centrally located home had potential to spare and illustrates the point of bringing a home to market "refreshed!" Congratulations to all parties involved.

The lovely Traditional on St. James has also found new owners. While this property stayed on the market slightly longer - as is more typical in our current marketplace - it too, enjoyed strong interest and had lots of showings.

Food for thought. If you are willing to cast your net further afield, great values await. In a community as intimate as ours, no destination takes more than a few quick minutes. And the bus is a very viable option for many of our teenage children.

What's Happening Now?
The Haven’s Dads are in the process of organizing a Havens Dads' Club (finally)! Interested in becoming a member of The Havens Dads' Club? They are having a kickoff meeting on Wednesday, November 7 at 7:00 p.m. at the home of Wynne and Ralph Kokka at 1909 Oakland Avenue (sorry for the late notice) where there will be an open forum to discuss ideas for the new Dads’ Club. Your participation is needed to make this long-overdue club a success. Please contact Ralph Kokka at (510) 658-8851 or ralphkokka23@yahoo.com if you plan on attending, or if you can't make it, but are interested in participating.

What's Fun!
The Turkey Trot is just around the corner so mark your calendars and dust off those running sneakers. This annual family-friendly road race takes place on Thanksgiving and attracts both experienced sprinters and novice runners alike. Beginning at the Piedmont High School, the runners and walkers work their way to Hampton Field before looping back down Sea View toward the finishing line in a 3-mile course that shows off the town. Aside from offsetting the calories you are sure to enjoy later in the day (just how many pieces of pumpkin pie did you eat last year?) this event is a great way to help sponsor the PHS Track and Field Team while starting the day off right! Whether you are running (my husband) or watching (me) you will enjoy clapping and encouraging your friends as they jog by. Adults $25. Kids under 14-years, $15. For more information contact Lisa Joyce at lisajoyce@sbcglobal.net or go to Active.com (search "Piedmont Turkey"). Thank you Lisa!

For inspired fun, try and stand near Doug Ireland (you can usually find him on Mountain Avenue, near Sharon) for a "running" commentary on the race. He brings real wit and joy to the occasion!

The Piedmont Plug!
This week’s plug goes to The Parker Families. Scott and his brother, Keith, have owned Fenton McLaren furniture stores since 1982 and offer two locations for your viewing pleasure – one at 5535 College Avenue in the heart of Rockridge, and the other at 1325 San Pablo, near Gilman. These two industrious brothers teamed up while still in College at Cal Berkeley. Scott’s wife, Mara Lee, is perhaps the friendliest sales associate you will ever meet, while Kathy, Keith’s wife, works behind the scenes keeping everything running in smooth order.

Now that you have successfully found the home of your dreams, it’s time to furnish it. Fenton McLaren buys their furniture direct from the manufacturers in most cases, which results in huge savings for you! With a large selection that includes dining room tables and chairs, leather sofas and club chairs, coffee and end tables, bookcases and sideboards, you are sure to find what you need before the relatives descend. Don’t see it on the showroom floor? Ask Mara Lee to special order it for you – she often can!

Boo! Real Estate is Local!

2007-10-16T20:10:00.000-07:00

What's New?
Brokers’ Tour came and went without a single new introduction in Piedmont this week. However, several stellar properties are still available, beginning with Linda McClain’s Grand listing on Sandringham which has a substantially reduced asking price; Debbi DiMaggio’s Cool Contemporary on Estates Drive - which has also been reduced; and Dana Cohen’s Lovely Traditional on St. James Drive, which will be open again this Sunday, 2-4:30. If you missed your chance to see these wonderful homes, now is the time!

If we move down the road to Crocker Highlands, there is a magnificent new 4bdrm/2bth Mediterranean property on Longridge Road, featuring spacious formal dining and living rooms, two sun rooms, large family room, chef’s kitchen with indoor-outdoor dining, faux finishes, and enchanting gardens. For a private viewing of this exceptional property, please give me a call.

What's Coming?
Even with the holidays looming, there are still some nifty properties coming up just around the corner, starting with Dana Cohen’s new listing on San Carlos. This Traditional home, featuring 4bdrms/2bths, high ceilings and downtown Oakland City views is waiting for your finishing touches. Stay tuned!

What's Pending?
There truly is a buyer for every house and it just takes one . . . The property on Linda Avenue that had been on and off the market for several months has finally found that perfect buyer while the home on Lake Avenue sold almost immediately. So far, September and October have shaped up to be incredibly active months. Remember, Real Estate is local!

What's Happening Now?
Since we're talking houses, it only seems appropriate to mention Piedmont's own Haunted House at the Rec Center. "Magnolia Manor" opens up on October 18 and runs through October 26, culminating with the Halloween Carnival on Oct. 26, at the Rec Center Basketball Courts from 7-9 pm. Magnolia Manor has "scary," "very scary," and "not so scary" viewings, depending on your child’s age and capacity for fright! Boo! Tickets will be sold at the door and are $6 for children, $4 for adults. Check for times by calling the Rec Center 510-420-3070.

What's Fun!
Fall is in full swing which means that it must be time for the annual Neighbor’s and Newcomer's Margarita Party - which is always lively. This year, I have the honor of holding this fun event at my home and gardens on Littlewood (I’m hoping for clear skies)! While I’m not sure that four years qualifies me as a "newcomer" any longer, I'm happy to be included. (In Piedmont, it seems to take a generation - if not two, before really establishing oneself as a "local.") However, I have definitely earned my stripes as a good neighbor, becoming the "pot-luck queen" along the way (a moniker I wear proudly). If you have put off home repairs, throw a party. . . There is nothing like the threat of visitors to get you quickly motivated (I've been planting flowers all weekend)!

I am looking forward to seeing those of you who have already confirmed -and to meeting many more of you, this Saturday, October 20. If you haven’t yet signed up to attend, there is still time. Contact Jennifer Cavenaugh at 428-1442 or click onto the PNNC website at www.piedmontneighborsandnewcomersclub.org. The Piedmont Neighbor’s and Newcomer’s Club is open to everyone and they welcome new members!

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.

Indian Summer Sales! The Piedmont Perspective, Vol 25

2007-10-11T14:37:00.000-07:00

What's New?
Lexford is back on the market after four quick months with a snazzy new renovation and it looks spectacular! Apart from the high-end finishes and designer fixtures utilized throughout this 3bdrm/2bth Mid-Century Contemporary, there lies a gracious open floor plan that accommodates all types of lifestyles from toddlers to retirement and everything in between. And if that weren’t enough, the spacious and lush back garden extends well beyond its formal boundaries, prompting me to create a new term just for it - the "infinity"garden. Truly breathtaking! This should go quickly. Don’t wait!

What's Coming?
We’re going to see fewer and fewer properties coming to market now that the holiday season is right around the corner. We’re also going to see fewer rentals as well. The silver lining? Properties that do come to market between Thanksgiving and New Year’s, represent extremely motivated Sellers and you’ll most likely be up against fewer buyers as well, making this a GREAT time to buy. Make an offer and see where it leads . . .

What's Pending?
The market has experienced a flurry of activity in September/October. Huntleigh is now penidng, as are the homes on Harvard and Ranleigh and the fixer on Sylvan went well above asking with multiple offers!

As we move closer to the fall holidays, now is the time when properties that haven’t found their perfect buyer, consider withdrawing until the Spring market potentially brings more activity (but that doesn’t mean that they are necessarily off the table!). If you passed on a home earlier this year, you might check with your agent to see if the Seller is still interested in selling. This happens more often than you think and it is not a bad strategy to employ if you're still interested. One never knows until they ask. Put your agent to work, and have them make a phone call or two on your behalf on "withdrawn listings" that might fit your criteria!

What's Happening Now?
Indian summer is upon us, bringing days of warm fall sunshine, followed by cool crisp evenings. The autumn leaves are turning every shade of crimson and soccer has taken over most of the playing fields. This is Piedmont at its most inviting . . . warm and cozy and above all else, community based.

Last Saturday, I had the opportunity to see our special neighborhood through the sophisticated eyes of a prospective buyer moving back to the Bay Area from Amsterdam. His prestigious job has taken him to world-class cities most of us have only briefly visited, but its Piedmont he and his family are thinking about setting up house in for the next decade or so. And why shouldn’t they? With top-rated schools, historical architecture, and family-friendly atmosphere, this might be the nicest place he’ll ever live! (That’s certainly been my own experience.)

Aside from the little boy who stopped to say hello, the inviting fall weather, and the double-espresso we lingered over at The Terrace Coffee and Gift Shop (That's Europe rubbing off)we spied a wild turkey and her chick walking up Huntleigh, making for a nearly magical afternoon. Introducing Piedmont to others, made me appreciate Piedmont all the more. I can't wait to show it to the rest of the family!

What's Fun!
Half Moon Bay is kicking off its annual Pumpkin Festival this weekend. If you’ve never visited this quaint seaside town, you’re overdue. South of San Francisco, about thirty-minutes down highway 1, it’s fun for kids of all ages. Load up on pumpkins, locally grown fruit, and fresh cut flowers. Get lost in a corn maze and view the pumpkin contest on display, where this year’s winner weighed in at a record-breaking 1540 lbs! Now that’s a pumpkin Cinderella could ride in.

If Half moon Bay seems a tad too far, enjoy our own neighborhood patch here at Coaches Field. The Wildwood Dad's Club is once again sponsoring the Piedmont Pumpkin Patch with proceeds benefiting the school. Open after school and on the weekends, it's a very worthy endeavor and a fun little outing! (You'll be buying a pumpkin anyway.)

The Piedmont Plug! (A shameless nod to Piedmont's entrepreneurs)
If you picked up one of my water bottles at the Harvest Festival after enjoying the warm outing (they were easy to spot, what with my shameless self-promotion printed right on them!) you might be wondering exactly how that’s done? While there are many companies that imprint logos, I always use Rod and Barbara Brown’s company, Made To Order, whenever I want to create something quickly and memorably. Not only can I depend on the great customer service and quality of product I receive, I support a local business venture as well. www.madetoorder.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.

Bring on the Fall!

2007-09-11T14:04:00.000-07:00

What's New?

This week's theme is all about choice . As expected, available Piedmont properties jumped from a meager ten listings last week, to a much-improved 21 listings this week . . . Offering everything from an architecturally SIGNIFICANT and GRAND Contemporary estate with pool, tennis court and expansive grounds on Sea View Avenue, to a much smaller, but absolutely lovely home on Harvard – stellar opportunities have arrived. Whew! Nice to say "good-bye" to the August doldrums. Bring on the fall!

This week's favorites include but are not limited to: Anian Tunney’s classic and sun-filled Traditional on gorgeous Muir Avenue, Debbi DiMaggio's cool contemporary with dead-on views on Estates, Keith Tollas’ "turn-key" English Traditional in central Piedmont, Martha Holstlaw’s spectacularly renovated Craftsman on Ronada (fantastic upgrades and finishes) and last, but certainly not least, Nancy Rothman's Sea View estate listing mentioned above. (It's more than two-acres of jaw-dropping style!) Each of these fabulous properties have different architectural points of view, but all of them are well worth considering (as are many others). Need a tour of our charming town? Just give me a call.

What's Coming?

Continuing her string of Piedmont beauties, Dana Cohen is representing a wonderful 4-bdrm/4 ½ bth home on St. James with two master suites, exquisite chef’s kitchen - designed by Jarvis Architects, large family room, cozy library, all surrounded by gorgeous grounds on a corner lot. Look for this dazzler to hit the market on Sunday, September 21.

What's Pending?

We need to revisit this next week . . . Lack of listings in August has created pent-up buyer demand in September. I'm interested to see which fantastic property gets snapped up first.

What's Happening Now?

What's happening in the lending market? Should I be concerned? When is the best time to buy my new home? (You ask important questions!)

Strategically, Thanksgiving to New Year’s offers the best opportunity for saving on a purchase, but homes are not like Gap tee shirts – they are uniquely, one-of-a-kind entities (yes, I know that's redundant, but I'm trying to make a point here), which begs the question of whether you should purchase a home now or wait to see how the market responds to consumer confidence (or lack thereof?).
What if I buy now and the market continues to correct over the next few months? If interest rates trend downward after September 18 - which many forecasters predict - we'll be off to the races once again. . . Clearly, the next few weeks are gong to be extremely telling with regards to the Real Estate Market in general, but the short answer for those of you on the fence, is that it’s probably irrelevant(as long as you understand that homes are long-term investments and plan on staying in yours for five or more years).

Given this caveat,I believe you should purchase a home when you find the property that best fits your needs, your goals, and your criteria!(I speak from experience having bought three years ago very near the peak of the market. Had I waited for a downturn, I would have missed out on a very special property). At the end of the day, would you rather have a home you love or a good deal? If you’re waiting for a "Fire Sale" in Piedmont, chances are you’ll miss out on REAL opportunity NOW!

Fortunately, Piedmont enjoys a buffered marketplace to a large extent. We have a finite number of properties and highly-coveted schools. These attributes coupled with tree-lined streets, a relatively easy commute, and urban sophistication, typically ensure strong values. More importantly, our quality of life is tough to duplicate elsewhere!

What's Fun!

The Camp Augusta Gala is right around the corner and if you've ever had the opportunity to attend camp yourself - or have enthusiastically sent your cowpokes off to experience a week or two of this nostalgic and magical Piedmont tradition (or plan on sending young’uns in the future!) you’ll want to support this crucial fundraiser on Saturday evening, September 29, as it strives to update this wonderful community treasure. While the camp and its counselors are truly special, the infrastructure of the property and its buildings have seen better years (a bit like my knees).

Although this beautiful camp near Nevada City is Piedmont's own, our taxes do not contribute a single penny to its budget. This nonprofit and self-supporting enterprise depends entirely on our donations, goodwill, and intentions to keep it going for generations to enjoy and experience. Please contact Susan Royce at royceprinting@aol.com and join us for a fun-filled hoe-down as we work to improve Camp Augusta. Can't attend? Your contributions are always welcome. Please send a check to: "Camp Augusta" c/o Susan Royce, 12 Keefer Court, Piedmont, 94610 and thanks for your support! To learn more about Camp Augusta, go to: www.campaugusta.org

See you next week!

Labor Day is a Good Time to Be Away! The Piedmont Perspective, Vol. 19

2007-08-29T17:37:00.000-07:00

What's New?
School is back in session and the Labor Day weekend is quickly descending upon us. If you’re in the market for a new home, this is a great weekend to go AWAY! No kidding – you won’t be missing much. While "Coming Soon" signs are popping up throughout town – most, if not all, of these properties will be hitting AFTER Labor Day. So enjoy the beach, the campground, the lake, wine country, or the community swimming pool here in town and be prepared to dive in come mid-September. Whatever you do, stay away from the Bay Bridge which will be closed the entire weekend!

What's Coming?
The good news for those of you, who have patiently waited out the doldrums of summer, is that several new houses will be hitting the market and range from the mid-eight's on up! If your budget allows you to spend up to $2.6 million, you’re going to have several options coming your way. With choices ranging from traditional to contemporary, from central Piedmont to park settings, fantastic homes are right around the corner. I’ll pick just three that illustrate this range:

Linda McClain’s new listing on Harvard Road is an adorable and inviting 3- bedroom home featuring beautiful formal rooms with period detailing, hardwood floors, large updated kitchen and private rear garden.

Nancy Lerhkind brings to market a stately Craftsman Brown Shingle, featuring 5+ bedrooms and 3 & ½ baths overlooking Dracena Park, complete with family room and charming level garden that I’m personally salivating over. (How quickly could I sell my own home and hopscotch over without my husband noticing?)

And Anian Petit Tunney has listed yet another gracious and formal home, circa 1922, on Muir Avenue – arguably the prettiest street in Piedmont - which has four spacious bedrooms upstairs (two with views of SF) traditional floor plan, and a level back garden as well.

All three of these prolific women continue to represent wonderful homes and opportunities in and around Piedmont. With over 60 years of cumulative experience, it's hard to beat their market knowledge.

Whether you’re looking to buy or sell, your first step really should be the Grubb Company. (Yes, I’m biased, but our track record allows for it.) The list doesn’t stop here so give me a call if you’d like to hear about other new listings cropping up in the next few weeks!

What's Pending?
The starter home on Greenbank Avenue went pending in eight short days making for another quick sale! But with only a handful of summer sales in Piedmont, pent-up buyer demand remains high. If you’re thinking of selling, now might just be the right time to make your move . . . Maybe you're on the fence and need an idea of what your house might garner in today's market? I'm happy to provide a complimentary market analysis of your home.

What's Happening Now?
Dress Best for Less is accepting your donations and open to serve your shopping needs Monday through Friday. Complete your Back- to- School shopping with new-to-you designer clothing from Dress Best for Less, pick up a pair of broken in soccer cleats (they really are better that way) or start hunting for ski wear now. Great clothing and household wares at low prices, and the proceeds benefit Piedmont Public Schools. 3861 Piedmont Ave. 658-8525 Open 10-5 M-F. Drop off your gently-used items at the collection point behind the pool in the center of town.

What's Fun!
Most of us know about the Village Market on Harbord and Broadway Terrace (who could miss the aroma of barbecued tri-tip in the parking lot?) but I’m stymied by the number of long-time residents who have yet to discover The Terrace coffee shop and gift store next door . . . This little gem of ingenuity not only makes the best Mochas and White Chocolate Lattes (yes-wickedly indulgent) in town, they have great seasonal holiday hot chocolates such as White Peppermint for the kids (My son Tristan, loves these.) Moreover, the owner, Helen, has partnered with several local schools to raise funds for public education throughout the Rockridge neighborhood and intends to work with Piedmont's schools this fall. This newly anointed citizen of the U.S. serves as an ambassador and an example to us all to give back a little of our good fortune. You’re going to drink coffee anyway (or pick up a mouth-watering tri-tip!). Why not stop at The Terrace and give it a try? And while you're there, peruse the shop for reasonably priced gifts, linens, cookbooks, jewelry, etc. (husbands, are you listening?) And don't forget to congratulate Helen on her newly acquired citizenship.

See you next week!

For more information about any of the properties or events listed above, please call me at The GRUBB CO.(510) 339-0400 x264. I'd love to share my real estate tips and my experience in the Piedmont community with you! To sign up for The Piedmont Perspective, go to www.thepiedmontperspective.com

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

Ride the Wave! The Piedmont Perspective, Vol 17

2007-08-27T14:29:00.000-07:00

What's New?
I’m back from my vacation, rested and revived, and have returned to a scant few new introductions (clearly August is the time to take a holiday).

Among these are Angela Grubb’s latest listing on Ranleigh Way – a 3bdrm/1bth home, close to Wildwood School, complete with architectural plans by Jarvis, for remodeling and expansion opportunities. Olive Avnue offers a 1977 3bdrm/3bth 2-story property, and on Trestle Glen, a 1959 mid-century home, features 3bdrms/2bths, swimming pool, secluded deck, and ample storage on a large lot. (By the way, mid-century homes are really enjoying a wave of new interest - especially those that have been updated with cool and sophisticated finishes!) Please call for more details or a showing of any of the above listed properties.

What's Coming?
Angela Grubb is also bringing on another spectacular view home on Scenic Avenue right. (Go Angela!) With 3 bdrms/2+bths and huge rumpus room, I'm looking forward to seeing it. Linda McClain, who's enjoyed a very active year, is bringing on a smaller but sweet 3bdrm/1bth honey of a home with private yard. However if SPACE is what you seek, Sandringham is still very much available and waiting for your offer. Both of these properties will be debuting right after Labor Day and should be nice additions to our thinning inventory.

What's Pending?
As expected, Wildwood went pending very quickly in just 8 short days! While the properties on Harvard and Olive Avenues took longer to sell, Piedmont still enjoys a very respectable 25 days on market (DOM) on average (average being the operative word).

However, several other properties were pulled off the market as sellers did not receive the offers they anticipated. This is, and has been, for several months, a market that requires perceived value! Don't price your property higher than the market will bear. Better to let the market carry you up, than to be perceived as overpriced. Remember, the market defines the value of your property regardless of what you expect, want, or need. Don't get attached to previous years' results and you won't be disappointed!

What's Happening Now?
After 10 days of sand and surf, it’s startling to come back and find mortgage concerns as the lead story in every major publication. Take heart and take a breath. Today's news is 80% psychology and 20% reality. If you have large cash reserves to work with, more cautious lending practices will serve to benefit you, as it tends to eliminate high-risk buyers, thus thinning out the buying pool.

If you have less to work with, contact your mortgage broker and formulate Plans B, C, and D (lending criteria is changing daily). My point is, that while big waves are breaking overhead, there are calmer waters down below and the expectation is that the market will settle down, although not immediately. Any correction often results in an overcorrection initially. Don't panic. With a good plan, you'll ride the wave safely into shore.

Need help financing or refinancing in today’s market? Competent, well-qualified mortgage brokers abound and are waiting to help you navigate rough seas. Feel free to call me for a referral to one or several mortgage brokers and let them get to work for you. Or to speak with a mortgage broker right away, call LaSalle Finance at (510) 339-4300 Expect to be able to document your income and to bring more equity to the table. Check the health of your credit scores, SOONER rather than later and take the necessary steps to improve it, if need be. The money market has returned to using good old-fashioned common sense and so should you!

What's Fun!
Soccer season is upon us and if you’re like me, you’ve got more than a few years of accumulated cleats, shin guards and assorted shorts and jerseys that your children have out outgrown and no longer use. Would you join me in supporting -THE MAVERICKS – a 12 and under girls elite team, who, along with their Ghana-born coach, will travel to West Africa later this year, to raise awareness for GIRLS' SOCCER? The Mavericks will not only play while visiting Ghana, but will also help launch one of the first soccer teams for school-age girls, in a country that largely supports boys sports exclusively.

Your gently used items may be dropped off at either the Montclair or Berkeley Grubb Offices, or you may email me your address and I’ll gladly pick them up and deliver them to my colleague Anja Plowright, whose daughter will be an important member of this elite team. For more information, go to: www.mavericksgirlsforghana.com or www.maverickssoccer.com

By the way, this makes a fun project for any teen looking for leadership opportunities. Organize and collect, but act quickly. The items are being sent in September!

Hope you missed me and see you next week!

Life Outside of Piedmont! The Piedmont Perspective, Volume 18

2007-08-24T13:12:00.000-07:00

What's New?
With little to talk about in Piedmont, this week's edition features a duo of stunning view homes outside of our picturesque little hamlet. (Yes, there actually is life outside of Piedmont! Who knew?)

The incomparable Bebe McRae has two great new view listings. One on Skyline and the other on Stonewall - tucked neatly and conveniently behind Berkeley’s magnificent Claremont Hotel offering breathtaking vistas. Perhaps the only view better than a panoramic view, is the artistic view from Stonewall. Nothing sets off the bay quite as dramatically as looking through the tower of the Claremont Hotel. Foreground, background – it’s all about "perspective" and this house has it in spades . . . With 5+ bdrms/4.5bths, charming garden and a dramatic floor plan, it shouldn’t be missed.

Bebe’s listing on Skyline can't be found on the Multiple Listing Service (MLS) so if you’re interested, you’ll need to contact her at: bmcrae@grubbco.com for a private viewing. These outstanding homes are fantastic alternatives to SF view homes.

Of course, I’m also available to show you either of these remarkable properties (or any others that strike your fancy) as well. . . Remember that it makes good practical sense to secure a buyer’s agent – one that represents your goals exclusively.

What's Coming?
A wonderfully renovated Colonial on Crocker will be hitting the market soon . . . I had the pleasure of representing the buyers two years ago when they purchased this wonderful turn-key property and know this charming home well. Have I whet your appetite? Let’s hope so. I’d love to bring the buyers in this time around too. Featuring 4bdrms/3bths, den, chef's kitchen, and wine room on a lovely tree-lined boulevard, this home is prettier now than the last time around (and it was really great then)!

Anne Feste brings to market a magical Rockridge Mediterranean on Templar just waiting to fulfill your dreams. Gracious proportions, a nearly level floor plan, vintage architectural detailing, updated kitchen, and an extra wide lot on a quiet cul-de-sac complete this unique opportunity. This one's nifty - especially if you love the process of creating a garden, as I do. Great for buying up - or for capturing your prop. 60 and 90 tax advantages and buying down. (Email me if you'd like to know more about either Propositions 60 or 90 and how they affect those over 55.)

What's Pending?
Only 12 Piedmont properties went pending during the months of July and August, which makes for slim pickin's. Let’s hope the inventory expands in September (I suspect it will). Use this lull to prepare for a busier Fall market - speak with a mortgage broker now if a move is in your near future or even if it's just part of your dreams. Wouldn't it be nice to know how much you can afford?

By the way, mortgage brokers are a great resource for refinancing as well. Think kitchen and bathroom remodels . . . the best choices for recapturing your investment.

What's Happening Now?
Speaking of remodeling, Angela Grubb has reduced her listing price on Ranleigh 100K! This is a project to be sure, but one that makes eminent sense and offers upside potential and return – especially now that the price had been dramatically reduced. Have you been itching for a Piedmont fixer? This just might be your ticket in!

What's Fun!
Happily (and a bit regretfully) school has begun. Have you checked out the new Football Field? Wow! It’s fantastic (and bright)! Even if you don’t have a teen on the football team, consider joining the town for a fun and entertaining (I'm talking about the alumni now) Friday night game at this spectacularly renovated stadium. Or lace up your jogging shorts and run a few laps around the refurbished track if football isn’t your game. We’re so fortunate to have this resource in the center of town. Thanks to all involved and please watch out for little pedestrians now that school is back in session.

I miss summer already. See you next week!

P.S. Care to share an upcoming event in the "What's Fun" category? Feel free to write back with any suggestions you may have. I love new ideas. I'm also busy filling in the community calendar. Look for updates at www.thepiedmontcalendar.com!

Expand the Box! The Piedmont Perspective, Vol 16

2007-07-26T09:44:00.000-07:00

What's New?

There are few new listings as the summer progresses, with the expectation that August will bring fewer still. "Fixers" seem to be the common denominator of this week’s topic. While Wildwood offers a large and once grand fixer on a still larger lot, Oakmont presents a quaint Dutch fixer on a typical Piedmont lot.

While not for everyone, homes in need of TLC can be a great investment - as long as the selling price reflects the work required to bring them up to snuff. If you’re resilient and fixers are in your future, get a real sense of the costs involved and add 15-20% to your quote. Then have fun picking out the fixtures and the finishes and enjoy the process . . . That too, will take longer than you expected – but what a sense of accomplishment when the journey is completed. You won’t have paid for someone else’s design choices - they’ll all be yours. Careful though, you might just get addicted (my husband threatens to leave me if I don't stop)!

What's Coming?

September is coming and let’s hope it brings more choices and options than we currently have in the Piedmont marketplace. However, if you’re looking outside of our borders, there have been some terrific listings in surrounding neighborhoods – especially in Crocker Highlands (a personal fave) and Rockridge. For families interested in Piedmont, but not quite financially capable, these neighborhoods offer many of the same amenities – tree-lined streets, architecturally interesting homes and a real sense of community – for significantly less. Expand the box and look at all of the communities that the East Bay has to offer. There are many neighborhoods surrounding Piedmont, and all of them bring their own flavor and charm. Perhaps you’ll start in one and hopscotch your way over in a home or two if it's still important to you! (I bought, renovated, and sold 4 homes before landing in Piedmont). On the other hand, you may fall so in love with your new neighborhood, that you never leave. Life has a way of presenting interesting choices. . .

What's Pending?

Just like last week, fewer listings mean fewer pendings. We're in a bit of a holding pattern although I expect Wildwood should see some real action at the table today.

What's Happening Now?

I’m headed on vacation with my family for the next few weeks. I’ll return the second week in August. (Hopefully with a tan – I know it’s bad for you, but hard to resist. . .) I'll return with "The Perspective" in time for the fall market.

Speaking of the fall market, if you’re thinking of selling before 2008, September experiences a good bit of interest before the Holidays set in and the market cools dramatically. Speak with your agent now about what you need to accomplish to get your home on the market and ready to sell competitively.

What's Fun!

I’m one of those devoted crazies that walk my dog at the crack of dawn several days a week . . . Buck is a black Labrador Retriever (retrieve being the operative word) who never seems to get enough mileage, attention, or ball time. If I can combine all three, he’s in heaven. His favorite fun spot to swim and chase balls is The Bulb. Take I-80 to the Buchanan exit, past Berkeley, and turn left under the freeway, to the parking lot next to Bay Meadows. If you’re adventurous and don’t mind walking uneven terrain, follow the perimeter and you’ll come across massive, surreal, and magical sculptures, worthy of Picasso. Made from the surrounding concrete, wire, sticks, and stones their annoymous artists find in the environment, they are truly worth discovering. It’s almost better than a trip to the MOMA and your dog will love it too. Got a few kids? Take them as well and make it a family outing.

See you in a few weeks. I've got my Book Club reading to catch up on - preferably on a white sandy beach!

The Piedmont Perspective, Vol 14

2007-07-11T10:45:00.001-07:00

What's New?
Linda McClain’s magnificent listing at 50 Sandringham continues to be the sole new introduction in Piedmont. Although its asking price is a healthy $2,950,000, with 5 bdrms/4bths, the listing price factors out as the best value per square foot ($482), spanking rival properties listed in the high 8’s. If room to grow and room to spare, are what you’re seeking, take a closer look: www.Grubbco.com

What's Coming?
For those who appreciate Great Gatsby Glamour and love restoring a home to its former glory, Maureen Kennedy is bringing on 421 Wildwood Avenue - a classic, classic Newsom and Newsom Monterey Colonial that retains its original 1927 character and charm. With 5+ bdrms/4++ bths and grounds inspired by Golden Gate Park, this property is truly one of a kind. The price for such glamour: $3,000,000. Look for her "sneak peak" preview party next Friday, July 20.

What's Pending?
With fewer and fewer introductions hitting the market as the summer progresses, the "pending" properties are beginning to out number the available homes for sale. They include, but are not limited to 90 Pacific Avenue, 132 Palm, 424 El Cerrito, 107 Nova, 42 Nace, 653 Blair, and my own listing at 18 Littlewood Drive. Each of these wonderful homes went pending in June. Did you miss out?

Our market continues to move swiftly. Be prepared! Speak with a Mortgage Broker before you go shopping and line up your lending component. Just in case . . . you never know when your dream home might hit. When it does, you'll be ready and competitive. Need a reputable mortgage lender? I can help.

What's Happening Now?
Only 10 properties are currently listed on the MLS (Multiple Listing Service) which makes for slim pickings if your price point (like most or ours) falls below the $2,000,000 mark. With the addition of Wildwood, almost 50% of the properties currently on the market in Piedmont are well above that bar. Wow! We’re truly fortunate to live in a market that continues to thrive. If you bought more than a few years ago, congratulations. Your home has probably accumulated tremendous appreciation. Curious as to what that might be? For a free market analysis, contact me at the numbers below.

What's Fun!
Pam McBain writes me with news that the Piedmont Sailing Club "Ship 16" is looking for new members. Ship 16 is a coed organization that follows the BSA Sea Scouting program and is an opportunity for boys and girls at least 14 years of age, to explore all aspects of sailing and a love of the sea, while working in teams with the goal of tackling a multi-day sailing trip. This past year, Piedmont BSA was donated a 33 foot Morgan Sloop (beats me, but it sounds great)! Interested in learning more? Contact Ken Li, VP of Venturing, Piedmont Council BSA at (510) 410-4283 or ken.i.li@sbcglobal.net

Did you miss me? I celebrated an early birthday in Carmel with my twin, Jill (now that's fun) but I'm back on schedule. See you next week!

P.S. Care to share an upcoming event in the "What's Fun" category? Feel free to write back with any suggestions you may have. I love new ideas.
I honor your privacy and requests to be deleted from the mailing list. simply click on to the "opt out" link below if you are receiving this newsletter, but would prefer not to. On the other hand, if you'd like to pass it along, please do so!

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 www.JulieGardner.com for more information as well.

Piedmont Perspective, Vol 13

2007-06-28T07:35:00.000-07:00

What's New?
Summer has definitely hit and the shift in the market is palpable. With the exception of Debra Dryden’s listing at Scenic, no other new Piedmont listings appeared this week. Thankfully, 220 Scenic has drama to spare! This sleek, 80’s designed home goes beyond panoramic views; it has vast horizons (wow)! It’s the kind of view one typically only sees in New York City looking down at Central Park. Is there a price for such an expansive skyline? Yes, it comes in the form of steps, so don’t be surprised if you have to walk up a few floors for the payoff (but what a payoff)! List price$1,595,000.

What's Coming?
Linda McClain has hit a home run with her new fabulous listing at 50 Hampton Road. It’s shaping up as the property to watch. With 5bdrms/4+bths, swimming pool, spa, sauna, exercise room, office, media room, resort like gardens and three-car garage - it looks to be spectacular. It will debute on July 5th. List price $2,950,000. For a private viewing, contact me.

What's Pending?
Dana Cohen and I put 18 Littlewood into contract yesterday. Our Sellers received two very nice offers - both over asking. With incredibly caring clients who were also "coachable" and collaborative, it’s no surprise that their unique home went quickly and in demand. Today’s market is not last year’s or the year before . . . assuring a quick sale requires real effort and good old-fashioned work! Don’t get caught up in what last year might have brought. Timing is everything.

What's Happening Now?
Speaking of timing, summertime is here and vacations are taking their toll. Fewer buyers are around, as are fewer brokers and agents. But don’t despair if you’re just getting around to putting your home on the market. Those buyers that are out and about, are truly committed and anxious to find a home before the fall. With less competition, you may find that it’s a terrific time to sell. Good homes are always in demand and scant inventory often creates greater demand and a higher selling price in the end. If life dictates a move, go for it! Piedmont continues to be a Mecca for families looking for safe streets and good schools.

P.S. When vacationing, did you know the Piedmont Police Department offers a "vacation check?" They'll drive by the house every few days to make sure things are as they should be while your family is away. Where else could you live that offers that kind of care? Thank you to the Piedmont Police.

What's Fun!
The annual Fourth of July Parade is BIG FUN! This year marks Piedmont’s centennial so it’s bound to be bigger, bolder, and better than ever. If you’re new to the parade, find a spot for your chair the night before. Pool side lounge grabbers in Hawaii have got nothing on the parade attendees in Piedmont. The streets will be lined with camping chairs by nightfall and everyone has their favorite block. (Hint, look for a good lawn party). The parade begins at 10:00am and festivities last throughout the day, capped off by a concert in the park and then home for a barbecue, Ping-Pong, and sparklers. This is as "Americana" as it gets and I love it.

I'll be taking next week off to enjoy the holiday. See you the week after!

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.

Piedmont Perspective, Vol 12

2007-06-21T09:32:00.000-07:00

What's New?
Michelle Winchester has brought 424 El Cerrito Avenue back to the market. Many of you may remember that this charming property sold only a year ago. This impeccable 3bdrm/2bth home with city views is truly lovely and "turn-key." List price - $1,195,00. Also back on the market after just a year, is the 3bdrm/2bth property at 1165 Harvard for $1,399,000 but comparisons stop there. These homes are apples and oranges.

Another sweet option is the 3bdrm/2bth home at 147 Ricardo for $1,195.000. Although it's missing a full bath upstairs, available attic space may mitigate this shortcoming fairly easily (check with the City of Piedmont first). Definitely worth a look.

There are several 3 bedroom homes to choose from, but none as wonderful as Littlewood! (Yes, I know I’m bragging, but I emphatically believe Dana Cohen and I currently have the nicest listing in Piedmont.) Urban sophistication combined with easy living in a tree-top setting with room to grow . . . At an incredibly attractive list price of $1,495,000 - 18 Littlewood is undeniably the best value in Piedmont - bar none. Compared with other homes in its price point, Littlewood truly is superior and has received rave reviews with good reason. To see it, click onto www.18Littlewood.com

If you are at all interested, make time to see it right away. Offers may be coming as soon as this Friday! Need a showing? There’s still time. Call Dana or me for an appointment ASAP.

Tucked away, behind Trestle Glen sits 8 Cavendish Lane. This home has 3bdrms/2bths and is listed for $1,095,000.

Debra Dryden has a 70's, blue shingled contemporary at 220 Scenic Avenue with 4bdrms/3bths, level yard, master suite with fireplace, and stunning panoramic bay views for $1,595,000. Open on Sunday. Worth a peak if drama inspires you.

What's Pending?
Gone, gone, gone! 42 Nace Avenue, 449 Scenic Avenue and 132 Palm Drive all went pending this month. Congratulations all the way round.

What's Happening Now?
Two unique properties (one a starter, the other, a home for the long haul) have not gone pending, but should. Both represent real opportunities. 90 Pacific has a layout that easily allows for expansion to the master bath and sits in a coveted location above Highland Avenue. At $885,000, there’s a genuine upside to any improvements made to this already adorable property. Personally, I think it’s a gem just waiting for the right buyer. Is that you? Let me know. I’d love to sell it. For those waiting to get into Piedmont, this may be your time.

Not a starter, but a lifestyle, Sandy Vogl’s traditional listing at 210 Hillside Avenue features a level back garden adjacent to the kitchen, formal living and dining rooms, 4bdrms/2bths,finished attic , bonus basement rooms, and central location close to schools, parks, the community center and pool - all awaiting the next generation. This is the home in which to make memories. To learn more, click onto www.grubbco.com

What's Fun?
The Alameda Flea Market is not to be missed! Offering row upon row of shabby chic finds to Tibetan wooden well lids, to retro fifties furniture, to rusted iron rod gates, the Alameda Flea Market has become the premier Northern California Market for those of us who are dedicated "junkies". If you haven’t discovered this rare treat, it only happens the first Sunday of each month and requires a good eye, swift feet, a hand cart, and quick decision making. (Cash in hand works too!)

Dealers arrive by 6:00am, but even if you are not an early riser, there’s still tons (literally) to see all day long. It’s great fun for the whole family.

What’s not there? Tube socks, disposable razors, hair products and beanie babies!. (That’s the swap meet).

See you next week!

Simply click on to the "opt out" link below if you are receiving this newsletter, but would prefer not to. On the other hand, if you'd like to pass it along, please do so!

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.

Click here to unsubscribe or change your

Piedmont Perspective, Vol 11

2007-06-16T18:19:00.000-07:00

What's New?

Cute, cute, CUTE – best describes Debra Dryden’s listing at 132 Palm Drive. If you are seeking the perfect introductory level home in Piedmont, don’t miss this darling 3bdrm/1bth home below the playing fields of Piedmont High that hits all the right notes. Offers as soon as Friday, with interest. (Gone pending!)

Georgia Cornell's new listing at 107 Nova is positioned as the least expensive home currently on the market in Piedmont. Priced to sell at $875,000.

Last, but not least, is my sleek contemporary with woodland views, privacy, elevator and chef’s kitchen at 18 Littlewood Drive. Voted 2007’s "Best Front Entry and Fence Design," by the City of Piedmont, it features, wrap around decks, 3 bdrms/3bths, chef’'s kitchen and lower storage level with expansion potential. It’s truly special. Please join Dana Cohen and me at the Open this Sunday from 2-4:30. This home might be the perfect Father’s Day gift!

What's Coming?

Michelle Winchester is bringing back 424 El Cerrito Avenue for your consideration. This darling home just sold last year, but the sellers are now headed north to Oregon. If you missed the opportunity last time around, this might be your lucky day! It features 3+bdrms/2bths and is open this Sunday.

Know anyone looking for a "starter home" in Montclair? I have a wonderful Mediterranean Cottage listing on Beauforest that is currently being painted and primed for market and it is looking snazzy! Listing price: $649,000. It will be open on June 24.

What's Pending?

Opportunities for purchasing a home in Piedmont are getting slim. While the MLS shows fourteen active listings, two of those have already gone pending, reducing the number to twelve. The multi-level home at 211 Scenic is now in contract, and the adorable cottage at 90 Pacific Avenue was set to hear offers last evening. Finally, after months of on again, off again marketing, 449 Scenic has also found a buyer, proving once again the importance of pricing a home correctly to begin with.

What's Happening Now?

Is a move out of Piedmont on the horizon? Did you bid on Dudley but didn't get it?Venture a bit north and consider Ruth Frassetto's stunning (and I do mean stunning) all- level mid-century contemporary with courtyard and spectacular bay views in El Cerrito. Renovated from top to bottom by "Bee Renovated," this 4bdrm/3bth showpiece epitomizes the ideal California lifestyle. If Sunset Magazine isn’t knocking at the door for a photo spread, they should be! Open this Sunday. Drive over and discover this amazing property: $1,295,000

For a look at this home or any other property mentioned today, click onto http://www.grubbco.com/. Don't have an agent but need one? I can help! My contact information is below (see that was easy.)

What's Fun!

Can I take a moment to support one of my favorite charities? Habitat for Humanity East Bay presents Playhouses for Habitat – a remarkable auction of miniature homes arriving at Alamo Plaza on May 26 – June 16. This auction is free and open to the public, but offers a Special Preview Cocktail Reception on Saturday, June 16 from 4-6pm, if you are so inclined. Tickets are $25 and children under 10 are free.

So now that you’ve got your dream home, perhaps you’re in the market for a one-of-a-kind playhouse for your children?

What better way to fulfill his or her dreams while making it possible for someone else to own a home as well! For more information, visit http://www.habitateb.org/

See you next week!

Simply click on to the "opt out" link below if you are receiving this newsletter, but would prefer not to. On the other hand, if you'd like to pass it along, please do so!

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.

Piedmont Perspective, Vol. 9

2007-05-30T22:05:00.000-07:00

What's New?

This week’s listings have fallen to 16 active listings from a Spring high of 29! They range in price and style from a 3bdrm/2bth starter home on Moraga Avenue at $799,000 - all the way up to Mindy Scott’s stunning estate listing at 125 Wildwood Gardens for $5,875,000 (Grand and historic, this truly elegant home is surrounded by lovely and lavish English gardens in a very special setting) .

Worried that you missed the Spring Market? Demand remains high. Hagar Avenue received at least four offers and Sylvan Way seems to be following suit. Since only one lucky buyer will prevail, that leaves several others who still need and want a home! (Maybe yours?) Now is a great time to sell with less competition in the pool. Please feel free to call me if I can help prepare your home for a quick sale or one down the road.

What's Coming?

Memorial Weekend kept new homes off tour but what kind of agent would I be if I didn’t tout my own fabulous new listing at 18 Littlewood Drive? Dana Cohen and I are partnering to bring to market this spectacular contemporary home featuring 3 bdrms/3 bths, bonus family room, extraordinary eat-in chef’s kitchen, Brazilian Ipe wrap around decks, floor to ceiling windows, elevator, and wooded Oak views offering privacy and complete serenity. This property which has just won "Best New Entry and Fence Design," by the City of Piedmont, will be available June 17. List price: $1,495,000.

Prepare to fall in love with Debra Dryden’s pristine Mediterranean Traditional at 132 Palm Drive. Updated kitchen and family room, leading to private rear patio and garden, create elegant indoor/outdoor living. Be the first in line for this 3bdrm/1bth home, listed at $950,000.

A sharp-eyed neighbor on Pacific Avenue tells me that a darling home on her block (near Scenic) will be coming soon. More to come! (Love those "scoops" - keep them coming!)

What's Pending?

What’s not that should be . . . Sandy Vogel’s listing at 210 Hillside represents the stately quintessential Piedmont home so many families desire. Take another look and make an offer. What's the harm in trying? Likewise, Dana Cohen's terrific listing at 533 Blair is very available for a ready, willing and able buyer so step up. Wouldn’t it be nice to be alone at the negotiating table for a change?

What's Fun!

Is it possible that I moved to Piedmont so I could attend movie nights in the park?
I may have. . . (Although great public schools factored in as well.) It doesn’t get more nostalgic than meeting friends down at the park with a picnic basket in hand, a bottle of Chardonnay, a foldout camping chair, and a warm woolen blanket to cozy up in, while catching a family flick. This hometown experience is simple fun and requires nothing more than your participation, your kids, and a sleeping bag or two. Sponsored by the Recreation Department (and me!) as well as other supporters, this year’s movie nights fall on June 8, July 6, and September 7. Please join your neighbors for this family friendly event. Starry nights included. Popcorn, optional. I'll definitely be there.

See you next week! (But feel free to call me before then!)

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.

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2007-05-27T13:09:00.000-07:00

What's New?
Twenty-one listings are currently active in Piedmont and with the reintroduction of 50 Bellevue Avenue; the average list price comes in at $626 a square foot. (Many of you might have seen this grand property two years ago on the CSL kitchen and home tour.) Offering 5bdrms/4bths and a stunning gourmet kitchen, it’s still every bit as spectacular. Listing price: $4,995,000.
I keep singing the praises of 155 Hagar Avenue and with good reason. This atypical contemporary includes 4bdrms/3bths, cool and breezy open floor plan, panoramic view and decks, and downstairs family/media room, allowing for separation or easy gatherings. List price: $1,595,000

Don’t forget 533 Blair – a storybook traditional, centrally located and amenable to offers as they come!

What's Coming?
No longer coming - it's here! The Piedmont Calendar is up and running at www.thepiedmontcalendar.com. This is your community bulletin board so send in your calendar requests for any events you'd like to share . . .

What's Pending?
The lovely Traditional on Nova Drive went pending with 8 offers last week, as did the charming Turn-of-the-Century Farmhouse at 219 Sunnyside. Rumor has it that it received 7 offers in two days, even with significant foundation and roof issues. That one surprised us all! Both of these properties point out the demand hovering at the $1.2 million mark. Portsmouth is now in contract as is Highland Avenue and my own fabulous French Normandy listing on King has sold to the back up buyers who had patiently waited in the wings. Sometimes, committing to a back-up position works to your advantage.

What's Happening Now?
A few great values have been overlooked and they are ripe for the picking! Kathy Cooper’s two-story Traditional at 1607 Grand Avenue has been reintroduced with significant improvements which include, fresh paint, new roof, refinished floors, remodeled bathrooms and updated kitchen with all new appliances. At $995,000 this 3bdrm/2bth home is turn key and a really good buy.

If mid-century is your heart's desire, 451 Wildwood and 50 Woodland Way await your offer. There’s updating to be done on both, but they could really prove to be spectacular investments and homes, given their potential.

What's Fun!
I took last weekend off to join my son and his fourth grade class at Haven’s for a fun-filled weekend at Camp Augusta. For the uninitiated, Camp Augusta is Piedmont’s own summer camp near Nevada City and more than 200 campers (children and adults alike) joined the fantastic group of counselors for a walk in our children’s shoes. I spent two days maneuvering high ropes courses, zip lines, and climbing walls before coming back to Earth for target practice and mountain boarding. (Look out!) We capped the weekend with a square dance in the playing fields and ate ice cream off the Lazy Dog truck. (If you ever have the good fortune to come upon this truck - run, don’t walk to it!) The weather was perfect, the participating families were wonderful and the entire experience was memorable. Thanks to all of you who made the trip possible. (Camp Augusta also offers family camp weekends, so if you haven’t yet had an opportunity to visit and enjoy the camp, I highly recommend it.)

P.S. Camp Augusta receives no funding from the City of Piedmont and relies solely on our donations to keep it running. Please mark your calendars for the Annual "Ho Down" Fund Raiser on Saturday, September 29 and plan on joining your fellow Piedmonters in their support of this amazing legacy. We’re so lucky to have it!

See you next week and have a safe holiday!

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. 7

2007-05-15T12:46:00.000-07:00

What's New?
I hope you all had a memorable Mother's Day. Were you one of the families out shopping for a new home on Sunday? If you were, you were in good company. Dana Cohen reports very lively activity at her listing at 533 Blair. With charm and warmth to spare, this centrally located Storybook Traditional offers 3bdrms/3bths at a list price of $1,495,000 - offers as they come so get in there or someone else will!

Few houses boast the kind of whimsical nature and architectural elements that Nancy Lehrkind’s listing at 1121 Winsor features - an inspired, Berkelyesque cottage, residing in the heart of Piedmont, it has 3 bdrms/2bths and fabulous nooks and crannies that invite comfort and curling up with a good book. It’s truly unique and well worth seeing. List price: $1,695,000.

What's Coming?
I am still eagerly anticipating the cool, contemporary, upgraded mid-century modern with panormaic views at 155 Hagar Avenue - open this Sunday; along with Ed Kou's sparkling new listing at 51 Sylvan - offering easy living and downtown Oakland views in a clean and stylish 3bdrm/2bth package.

If you missed the turn-of-the-century Victorian on Oakland Avenue, here's your chance at another go - 219 Sunnyside, on almost 1/3 of an acre is an "AS IS" listing waiting for an enthusiastic owner. With expansive gardens, hill views and sunny front porch, it only needs a glass of lemonade to complete the picture of a bygone era.

It should be beautiful weather once again, so put on your walking shoes and check out these fabulous listings, as well as others you might have overlooked. (Need ideas ? Give me a call.)

What's Pending?
This week’s pendings include the traditional Tudor at 68 Sharon, the sleek Contemporary at 61 Arroyo, last week’s swift sale of the Cape Cod at 333 Seaview, and this week's even swifter sale of 101 Lexford Avenue, which never hit the open market. Wow!

It might interest you to know that of the 16 homes that have gone pending since the beginning of March 2007, 5 have sold under asking, 4 have sold at asking and 6 have sold above asking (that’s what we call a photo finish).

While listing price averages $615 square foot, average pending price hovers at $599 a square foot and average sold price reports $588 a square foot. (Are you catching the downward trend?) Looking at these statistics, one might surmise that about 1/3 of the time, the listing price starts too high (and they do – even here in idealic Mayberry). Remember that the market defines the true value of your home.

That’s important to keep in mind when setting your price. Buyers have little concern with what you need or what you want. As I’ve mentioned before, if you haven’t captured your market within the first two weeks, chances are your home is overpriced. The market tends to carry properties up, but will take them down in no uncertain terms and almost as swiftly. No one wants to find themselves in a free-fall (least of all, you!). Price according to what the market will bear and listen to your Realtor (we're not perfect, but a good Realtor should have a sense of where the true market lies).

What's Happening Now?
The Piedmont Calendar is what’s happening. So many of you have emailed me back with comments and suggestions for the "What’s Fun" portion of this e-letter that I’ve decided to take your suggestions to heart and create a community calendar.

With your help, I will be launching http://contactbeacon.com/r.php?id=101449-884457 tracking your events, interests, community gatherings and whatever else you’d like to submit. It’s time we all had a central bank that gives us an overview. I don’t know about you, but it’s tough to keep up! Thank you Debbie Kelly for this wonderful idea. . . Look for it soon.
What's Fun!

This weekend marks a fresh face for the Spring Fling! Returning to a local Piedmont venue. (The tennis courts in the center of town – yeah, I wasn’t a huge fan of the food or the acoustics at the Greek.) This year’s annual fundraiser, benefiting Beach, Haven’s and Wildwood Elementary Schools, promises to be more darn fun! Inspired and led by "Chad the Dad," Chad Olcott has revamped and revitalized this increasingly important event. This is your chance to get out there and support our local schools. Can’t attend due to the Camp Augusta weekend (as I can't)? I’m sure our checks are still welcome.

See you next week!

The Piedmont Perspective, Volume 4

2007-04-24T10:17:00.000-07:00

What's New?
Like the dazzling display of tulips along Sea View Avenue, fantastic listings are blooming all over Piedmont! Twenty-nine properties are currently active on the Multiple Listing Service (MLS) which is great news for interested buyers.

This week’s properties include 306 Sheridan - a stunning 4bdrm/2bth classic on a lovely tree-lined street, 150 Dudley Avenue – a completely remodeled 4bdrm/3bth mid-century with exquisite finishes that was featured on the garden tour last year, 135 Monticello – a charming storybook charmer featuring 2+ bdrms/2bths in a great central location, 1207 Oakland Avenue – a unique and elegant 4 bdrm/3bth home, close to schools, 38 Highland Avenue – a large 6bdrm/2bth home with 4 bedrooms upstairs and a pool, 58 Portsmouth Road – a 3bdrm/1bth home with nice bones, in need of a little updating, 425 Moraga (back on with a new agent) – a bright, cheerful home with flexible floor plan on a deep lot, and 303 Olive - a darling cottage with 3bdrms/1bth for only $689,000!If you aren't currently in the market, but know someone who is, or is thinking about moving, please pass along this information. It's great to see so many homes available and in every price point as well!

What's Coming?
A stunner, 42 Highland is getting primped and should hit the market in the next few weeks. This beautiful, spacious Traditional/Mediterranean home features 4bdrms/4bths with legal unit downstairs and all level garden on an expansive lot. Listing price - $1,995,000.

What's Pending?
It was a BIG weekend for Open Homes in Piedmont. Nineteen properties were scheduled to be open last Sunday, but three went into escrow before Sunday even hit, prompting their agents to cancel those open houses. Bona Fide offers came in for

133 Woodland Way,
169 Ronada Avenue, and
1127 Winsor Avenue, takingthese homes out of play.

Other properties that went pending last week include
575 Crofton Avenue, which received five offers and sold well over asking, and
46 Monticello Avenue.

Both properties sold in less than 14 days. The moral of the story? Strike quickly!

What's Happening Now?
There’s more demand than ever for Piedmont schools now that "open enrollment" is adversely impacting the few outstanding Oakland schools available. Rumor has it that 24 families were denied admittance to the Hillcrest school in upper Rockridge, even though their property taxes are earmarked for their local school. In some cases, their child was denied admittance, even when siblings already attend the school! The pressure for good schools is only going to become more intense, and so is the bidding process. Stay focused.

What's Fun!
The CSL Kitchen Tour gets underway this Friday and Saturday. Benefiting local children’s charities, the Children’s Support League, a 100% volunteer community, invites you to join them to tour five beautiful homes in, and around Piedmont. Afterward, head down to the Piedmont Community Center in the park for a box lunch and a little boutique shopping. It’s a fun event and an excellent way to get useful remodeling ideas, if you’re headed toward a kitchen renovation, Need a ticket? (They’re discounted if you purchase in advance.) Call Anne Feste, here at The Grubb Co. (ext.371) or on her cell phone at 757-4787. Don’t miss this fun and very worthy event.

See you next week!

P.S. - If you are receiving this e-letter and would like to "opt out," I respect all requests to delete addresses from my mailing list. On the other hand, if you know anyone who might benefit from receiving this update, please feel free to pass it along!

Shave and a Haircut- 2 bits!

2007-04-22T16:33:00.000-07:00

"When is the best time to buy?"

I'm often asked this question by my clients when what the buyer is really asking me is "When can I get the best deal on a home? When can I get the best value?"

Like farming, Real Estate is a cyclical business. Typically, we see more listings enter the market in the spring - weather permitting. This listing trend builds through March, April, and May, and then begins to slow down gradually once summer hits. August finds many people away for the entire month - translating to a tangible slooooow down in sales. However, listings bounce back a bit after Labor Day, with a last flurry of strong home sales, before Thanksgiving all but kills the marketplace for the next two months. (Many Realtors take this much needed break to go on vacation and recharge their batteries!)

Given the choice, very few people care to move during the holidays. Would you? It's just downright inconvenient, what with all those functions, dinners, shopping and school holidays! Homes that do hit the market between Thanksgiving and New Years, often represent listings that happen due to unforeseen stress: a divorce, a death, a job transfer - in essence, sales that were unexpected a few short months ago, but are now forced by new circumstances.

This is, in fact, the best time to buy. If dollars per square foot are all you are considering, this is the best chance to obtain a property below market value. (One caveat, there are typically many fewer homes from which to select during the months of November and December.)

Here's the real answer: buy a home when you find the property you can't stand to lose to another buyer. Buy a home when you desire it. Buy a home when you've outgrown your current home and need more space. Buy a home when you want to buy down and simplify your life. Buy a home when you've been promoted or received your end-of-the-year bonus and can now afford a bigger, better property. Buy a home when your finances allow you to make an informed choice. Buy a home because the timing makes sense for you and your families' needs - not because it's December.

Because more homes are available in the spring, chances are you are going to find yourself in a spring market. That's the reality for most buyers.

If you are fortunate enough to come across your "dream home" during the "off season," snap it up before you find yourself back in competition in the spring. Or worse yet, before the seller and his or her agent, decide to pull the property and bring it back on at a higher price come spring.

Last November, I worked with a buyer who after many months of looking, actually found two homes he could see himself happily ensconced in. Unfortunately, stories of the "declining marketplace" erroneously lead him to believe that prices would continue to drop after the new year. He passed on both properties when the selling agents were literally begging him to make "any offer." Citing "friends opinions," he walked away from the market.

Now he's back hunting, at the urging of his accountant and ready, willing, and able to buy, but we've been outbid in heavy competition on the last three purchase offers. (As a foot note, the homes he passed on last year, eventually sold to other savvy buyers who had the good fortune and good timing, to be the only buyer at the negotiating table. ) His well-meaning friends' advice cost this client a couple of great opportunities. Their advice may also have cost him tens of thousands of dollars when all is said and done.

If, at the end of the day, you end up paying a little more for your property in the spring, than you might have paid for a similar property in the fall, it's probably irrelevant. If you plan on staying in your property for at least five years (as most of us do) than the difference you pay to get the property you really want, is essentially moot. Properties are unique entities, identical ones don't exist. So buy the property when you find it!

The Piedmont Perspective, Volume 3

2007-04-17T14:26:00.000-07:00

What's New?
Just outside of Piedmont (literally one house) at 109 Calvert Court lies a cool mid-century modern with south bay views. If schools are not your primary focus, but location or buying down is, you might want to consider this modern take on life. 274 St. James has hit the market at $4,750,000 for buyers with discriminating taste, requiring a stunning English Manor on almost 1/2 acre. Featuring 6+ bdrms/6+ bths, manicured grounds, au- pair quarters, converted attic and elevator, it will meet your family's every need (and then some)! 68 Sharon is an elegant Tudor style home, offering 4+ bdrms/3bths in a great central location, priced at $2,495,000. 257 Scenic features 4bdrms/2bths at $1,257,000 and 303 Olive is returning to the market at $689,000 - a darling home for anyone just getting started. Need an appointment to see any of these homes? Please give me a call.

What's Coming?
135 Monticello is a charming shingled traditional with 2+ bdrms /2 bths. Its prime location on a flat block, makes it easy to access Piedmont Avenue for dinner and a movie and still walk to schools and Dracena Park. 58 Portsmouth will be entering the market next Sunday as well, asking price is$925,000. Built in 1922 and available for the first time, this home requires some updating, but is in excellent condition. It offers 3bdrms/1bth and sits below the high school playing fields.

What's Pending?
With so many families away enjoying the spring break, the week was quieter than usual. Still, while many of you enjoyed your time away, a few savvy buyers took advantage of your absence and purchased 117 Hillside Avenue - a large traditional home that's easy to grow into, and 290 Scenic - a Mediterranean with amazing views. Congratulations to these smart and lucky buyers who found themselves alone at the negotiating table!

What's Happening?
Value seems to be the order of the day. Buyers are demanding it and Sellers are responding in kind. 449 Scenic Avenue , 133 Woodland Way, 14 Caperton Avenue, and 116 Dracena Avenue have all seen dramatic price reductions! Several other properties, while not reduced, would welcome an offer. Listing price is often negotiable so if you like a property, but felt is was just out of range, make an offer! Time factors, close of escrow, terms, and attractive financing often play as important a role as the price. You never know what a seller is willing to accept until you step up and bid!

What's Fun!
"Chase the Blues" is definitely fun. This annual fund-raiser (and "fun-raiser") held at the Nady Mansion on Glen Alpine Road in Piedmont, benefits Children's Hospital of Oakland. This year's event falls on Cinco-de-Mayo and will feature blues music and blue margaritas. Dress code: blue jeans of course! Don't miss this casual and cool evening featuring drinks, appetizers, and my favorite- dancing. To order your tickets online or to find out more information, go to: http://contactbeacon.com/r.php?id=91713-884457 You don't want to miss this fun night out! (Tickets are limited so act fast!)

See you next week!

P.S. - if you are receiving this e-letter and would like to "opt out," I respect all requests to delete addresses from my mailing list. On the other hand, if you know anyone who might benefit from receiving this update, please fee free to pass it along!

Sweets Shouldn't Be Sour and Neither Should Sales

2007-04-12T07:46:00.000-07:00

Dessert seems to be a topic of ongoing dispute in my home. Since fifteen year-old boys ingest chocolate cake as quickly as locust strip a field of corn, my younger son has resorted to dividing any homemade goodies up front and hiding his share. So adept has he become at squirreling away these sweets, that he often forgets where he's placed them, only to discover them by accident, days or sometimes even weeks later, too stale to eat.

Property lines are a little like those hidden treats. Over the course of time, neighbors often forget (or never really knew) where their property lines actually exist. Fences fall down and get rebuilt, driveways are relaid, landscape grows and encroaches on adjacent properties and home ownership may be transferred over and over again. And while title companies exist to insure the property and deliver clean title, they rely on the legal description of the property only - not on fences, or retaining walls, and certainly not on here say. Without a professional survey, establishing the property lines is virtually impossible. Even with the legal description in hand, understanding the set markers requires professional knowledge and expertise.

In order to circumvent any discrepancies, many experienced Realtors request a preliminary title search before bringing a property to market. Even with clean title in hand, this does little to offset the contentious neighbor who invariably waits until the "pending" sign goes up to assert his claim that part of the property that just sold belongs to him. This assertion -right or wrong- often delays the close of escrow for weeks, or in some cases, even months. Once the claim has been made, a survey is usually required to settle the dispute. Unlike home inspections which can be ordered in a day or two and average about $500.00 to perform, surveys are typically backed up for weeks and start at about $3,000!

Aside from the cost and time involved, a property line dispute often makes enemies out of neighbors that had harmoniously lived side-by-side for years and can legitimately make the new buyers feel anxious about following through with the purchase altogether. Moreover, if the seller is relying on a simultaneous close of escrow in order to purchase his next property, a dispute that holds up the sale, can have disastrous reverberations.

Unchecked sweets can create infections the same way that unchecked property lines can. If you have any inkling that a problem might exist, if any claim was ever made - even in jest, if a passing comment was dropped - even years ago, clarify it before your property hits the market. Even if you have to pay for a survey up front, it beats losing the deal after a sale is established. Sweets shouldn't be sour and neither should sales. Putting the right ingredients into a cake helps make it sweet, putting the right ingredients into a home sale does the same.