I'm reminded how important "facts" are whenever I read through Seller disclosures. Disclosures are the documents that spell out whether the ADU is legal, if the home improvements were permitted, if water has ever seeped into the structure, how old the roof is, if active knob & tube remain, and if there's been a death on the premises in the past three years . . . among many other outstanding questions. FULL DISCLOSURE is critically important in a market where Buyers routinely write "non-contingent," offers, foregoing their due diligence. (BTW - Buyer waivers don't stop these same Buyers from suing if new discovery is found AFTER the close of escrow.)

Here's where things can get muddy.

Memory is a fungible characteristic that's prone to manipulation and reinvention, and some Sellers tend to cushion, or worse yet, cover up past imperfections regarding their homes, believing they shouldn't point out ANY problems. (The truth almost always comes out.) Moreover, the longer people have lived in a home, the less inclined they are to track it, having become accustomed to leaking pipes or swollen doors as part and parcel of their daily lives. (That's what hips are for.)

While it's easy to understand why Sellers prefer to gloss over certain less complimentary aspects of their properties — especially if they've learned to live with, or no longer notice, rotting decks, settlement in the floors, or leaning fences — once Sarah and I explain that the disclosures, as well as the inspections, are designed to be a layer of protection for the Sellers, the real story often emerges . . . .

"Do I need to mention that we had rodents in the attic several years ago?" (Yes, you do.)

"What about the flood caused by the upstairs toilet? (Certainly.)

"Should we mention our neighbor's garage band? (Absolutely.)

Such off-handed comments are why we prefer to sit down with our Sellers to review their disclosures in minute detail. Not only does it help Sellers to clarify fuzzy memories, it better informs their Realtors® about the property's attributes and challenges. While no one expects perfect recall when it comes to disclosures, people are entitled to honesty. (Unfortunately, honesty also seems to be a fungible concept).

AND because your average Seller or Buyer ISN'T an inspector, engineer, or architect (unless their profession IS inspector, engineer or architect), it's important to understand that Seller Disclosures don't take the place of a home, pest, roof, or structural inspection (where we assume the inspectors have expert knowledge that can be relied upon), but do provide knowledge that only the Sellers might be privy to. ("These windows, when opened with that door, can create a wind tunnel in the home. . . ") Fair enough.

Together, Seller Disclosures, along with the requisite inspections, are meant to inform the buying public about such peccadillos, as well as any "material facts" that may or may not meet the eye. ("Material facts" can be anything that once discovered, might change the opinion of the prospective Buyers.) As such, it's in a Seller's best interest to disclose EVERYTHING they know to be true about a property and neighborhood, if only to shield them from accusations and lawsuits after the fact.

But here's the good news: disclosures are limited to what the Homeowners actually know. If you don't know, or aren't aware of certain aspects about the property, you're not expected to "guess." However, if water showed up in the crawl space five years ago during an "atmospheric river," you need to plainly make it known. If there was a fire in the attic, persistent drips to the windows, backed up sewer lines, or a leak in the roof, accurately disclose when and where. Even better, if you took steps to address any such defects, this is your opportunity to spell out the subsequent repairs, and how these issue perform now.

Avoid the desire to embellish your answers by using words such as:

"All"
"Every"
"Never"
"Entirely"
"Totally"

Leave these definitive adjectives to the stylized speech of valley girls, unless you've "totally replaced every window in the house, dude" Then you have my permission to say so.

Finally, please check the "yes" box regarding your home's ongoing maintenance. ALL homes require ongoing maintenance, including annual gutter cleaning, sprinkler adjustments, and tree trimming, just to name a few. Home chores are why weekends were created (although my husband would beg to differ.)

In short, selling your home isn't meant to be a top-secret affair; it's more often than not a public event, so disclose, Disclose, DISCLOSE, (before your neighbors fill in the blanks — and make no mistake, they will). Remember that disclosures, for better or worse, are your opportunity to tell the WHOLE story of your home, and believe me, that's a story worth telling.

Just keep it real.

How can we help you?

Moreover, 99% of the houses we represent have been vacated, so lack of "privacy" isn't a real concern. In other words, we don't mind if curiosity compels people to peak through the front door; we're open for business.

What's more, it's important to understand that a staged home has entirely different goals and objectives than your personal residence. As Homeowners, our homes (for better or for worse) reflect our tastes, our lifestyle, and our choices. Realtors®, on the other hand, are trying to appeal to the largest pool of Buyers. Often this means negating personal preferences in favor of light, bright, aspirational interiors. (It's tough for people to envision their lives in a home when wedding photos are hanging on the walls.) At the risk of leaning on a cliche: "it isn't personal; it's business."

"Okay," she said, "you're the professionals; do what you think is best." (Thank you; that's music to my ears.)

Unfortunately, this Seller's quick turnaround is the exception rather than the rule. That's because Sellers tend to personalize the sale of their homes, which can make for a difficult journey. Whether out of pride, ignorance, or ego, the truth is that none of these responses work in your favor when it comes time to sell. Frankly, it's WHY people hire Realtors®. Good Agents bring levity, perspective, and experience, not to mention arms-length negotiations to the transaction.

However much you love your house, Realtors understand that selling is a business proposition first, and foremost. For Sellers, home sales tend to be layered with excessive baggage, and anxiety, which is why selling a property — especially a beloved one — is a complicated affair, often accompanied with OUTSIZED expectations. Of course it's going to feel disruptive. At its core, selling a home IS disruptive, IS stressful, and CAN be incredibly difficult. (Deep breaths. This is where we carry the load.)

We understand you're anxious (we do), but we'd be of no value if we were sidetracked (or hijacked) by our "feelings." Realtors® aren't (or shouldn't be) emotionally invested in the process. Our job is to sell your property for the highest price with the strongest terms. So while you focus on packing, purging, and moving, let us concentrate on the transformation, presentation, and marketing of your beautiful home. 

Even if our game plan doesn't necessarily align with your personal aesthetics or natural pace, we promise there's a strategy at work. Please keep in mind that while Homeowners tend to be hyper focused on how much attention, or perceived lack of attention, their property receives, we're often juggling several properties in different stages simultaneously. Consequently, we tend to move quickly once you hand over the keys. With hundreds of successful sales under our belts, we know what appeals — and more importantly, what doesn't. So bear with us; we understand that our methods may be met with mixed emotions, but we have very little time to accomplish a long list of tasks designed to meet your goals and objectives.

Take my word for it, the journey is far easier if you can trust the process, avoid micromanaging, and let go of the outcome. Irrespective of the work we do together, the market, is the market, is the market. At some point, the results are no longer up to us, but to a willing and qualified Buyer. If we've done our jobs well, the goal is to attract as many Buyers as possible. Wouldn't you agree?

Knock, knock.

Come in, the door's open.

How can we help you?

Consequently, even when we were explicitly asked to send a counter offer to one colleague's "motivated Buyers," the unexpected response after several hours of waiting to ratify was: "They've decided to hold at their original number," and that sentiment seemed to carry the day. While we eventually, and successfully secured a deal with those same Buyers, it wasn't the cake walk that we'd anticipated when the day began.

As one well regarded Appraiser remarked on tour this week, "Are we now seeing some of the air come out of the marketplace given the higher interest rates?"

The short answer is "quite likely."

In fact, the concept was brought home in a mortgage newsletter I was sent earlier this week that succinctly put it best: "Your Sellers think in 'price.' Your Buyers think in 'payment.' Those are two different languages, and in this market, the gap between them is where a purchase stalls."

I couldn't agree more.

And while Piedmont is often buffered by the general ups and downs of the greater economy, it's NOT entirely immune from higher prices EVERYWHERE.

Which is why, (and I say this with all due respect) it's important for Sellers to understand that Buyers don't care about what you want, what you need, what you must have, or what you believe your house is worth. They care about the price of their monthly nut. They care about the cost of healthcare, daycare, groceries, gas, and what vacations they will have to forego in order to afford a home. They CARE about the cost to borrow.

With the help of AI, let's break this down into real figures . . .

Assuming a $2.5M purchase price with 20% down (that's $500k), leaving a $2M balance, with a 30-year fixed mortgage, AND assuming 1.10% property tax as a reasonable estimate, (California’s base property-tax rate is 1%, with additional voter-approved charges varying by location) the monthly mortgage breaks down as follows:

Monthly mortgage at 3.0% on $2M = $8,432.00
Monthly mortgage at 7.25% on 2M = $13,645.00

With Insurance the totals may calculate as high as: $11,224 per month, or $16,437 respectively. (Insurance premiums have tripled in many instances.)

Thus, the annual PITI (principal, interest, taxes, and insurance) on the same property is approximately $134,688 vs. $197,244 at the higher interest rate, OR an extra $5,213 per month, equating to approximately $62,556 more per year. That's more than a few bucks, especially extended over a 30-year period. (BTW, interest rates are expected to go up another quarter in the next few weeks.)

And while Buyers certainly appreciate and quantify any upgrades and improvements you have made to the property, your sentimental attachment to the house likely carries NO VALUE for the prospective Buyers (although they LOVE the Seller letters explaining how much you've enjoyed the home). In other words, try to assess your property as a potential Buyer might, and then set your expectations accordingly.

On the flip side, we still live in an area of extremely limited inventory, high net wealth, newly-minted millionaires, world-class universities, and enviable weather, making Bay Area Real Estate a solid bet for the foreseeable future. Until supply & demand change, the Bay Area should continue to be a good investment, even if it softens a bit. (The next several months should tell the story.)

How can we help you?

Based on historical data, the median price for a Piedmont home in the 1970s was $45,000, which had risen considerably from the 1960s, where the median price sat at $28,900. Today, Zillow puts the typical Piedmont home value at approximately $2.51 million as of August 2026. Redfin's median sales price figure for Piedmont was approximately $3 million for the same period, and Realtor.com calculated the price at $3.6 million, illustrating just how much the number varies depending on the period and methodology. That represents approximately a 55-fold increase in value since the 60s.

Much of that appreciation reflects:

• inflation
• land scarcity
• regional economic growth
• Silicon Valley wealth creation
• dramatically higher incomes at the upper end
• increased demand for Piedmont's schools and location
• decades of constrained housing construction
• the accumulation of housing equity
• more demand than supply

The real story is the relationship between these factors. Piedmont real estate in the 1970s was expensive, but it pales by comparison to today's values. In the 1970s, a family could buy a typical family home with a conventional salary, a manageable down payment, and a monthly mortgage that, although expensive (interest rates were 11%!), was tied to a dramatically lower purchase price.

It's important to note that the median income in Piedmont in the late 60s was only $16,533 but even so, the ratio of home to income was much more affordable. A home's intrinsic value represented 2-3 years of one's salary, not 10-15 years. Back then, Piedmont's community included, teachers, firemen, and working-class Americans, along with doctors, lawyers, and executives. For all those folks, homeownership was not only attainable, it's how they built equity and wealth over time.

Consequently, existing Homeowners may be sitting on millions of dollars in equity, while first-time Buyers are trying to enter the market using today's salaries and today's mortgage rates, putting them at a distinct disadvantage in competition. And while competition also existed in the 70s, inventory was much stronger as well, providing for many more opportunities and less upward pressure. In today's world, housing hasn't simply become more expensive; the entire financial ecosystem surrounding a house has changed dramatically (and not for the better).

Contrast yesteryear's wages to today, where the median income in Piedmont is above $250,000, but the cost to own is MUCH HIGHER making homeownership in the Bay Area increasingly unaffordable. In fact, homeownership is often the result of wealth that has ALREADY been created. In short, established wealth is now the prerequisite to owning a home.

Today's Homebuyer is often relying on stock compensation, investment portfolios, inherited wealth, parents who can help with down payments, and equity from their departing multimillion-dollar Bay Area properties, which dramatically skews who can pursue "the American dream" and who can't. In short, for many people, homeownership has become a much harder hill to climb, or put another way, we're back to the haves and have nots.

And yet, one thing hasn't changed much at all: people still want good homes in good neighborhoods for the same reasons they did 50 years ago. The schools, architecture, parks, proximity to San Francisco and Oakland, and sense of community remain remarkably durable sources of demand, which explains why our Piedmont marketplace continues to climb in the face of rising interest rates.

At the end of the day, people still need places to live, and they'd prefer to live here if they can do so.

How can we help you? ​

Per the Multiple Listing Service (MLS) Piedmont currently has 16 active listings on the market, eight pending properties, and 91 closed sales and those numbers will climb through September. In total, that's 115 properties under contract NOT counting several that have sold off-market and weren't officially reported. In a town with fewer than 4,000 homes, there's always a limited supply of available housing stock, but it feels even tighter now. (The number of units sold year over year continues to diminish across all price points.) In short, Piedmont continues to favor Sellers.​

The lowest sale sold at 429 Linda Avenue off-market for $760,000, which is well below the current marketplace, while the highest recorded sale was 44 Farragut Avenue at $11,750,000. The average selling price was $2,883,945. The median was $2,328,000 and the average price-per-square foot was approximately $1,100.

Of course, home purchases aren't necessarily mathematical equations (nor should they be); they're emotional ones, which is why many sales defy the odds, such as our listings at 32 Caperton Avenue which we sold earlier this year for more than $1,500 a square foot, or 10 Muir Avenue, which sold for $1,400 a square foot; two exceedingly beautiful properties that both proved to be VERY compelling opportunities, and not surprisingly, both commanded far more than the "average" price.

Did the Buyers overpay? Not at all. They paid what the market would bear. They paid what it took to secure the home in competition. Nobody but NOBODY thanks the Agent who doesn't ultimately deliver a house. Make no mistake, these are heavy-weight prize fights come the offer dates.

Listening to my good friend, Brady Thomas, of La Salle Mortgage, this morning, (Brady is the host of PepTalk Mortgage which he posts on Instagram several times a week.) he reminded his viewers that our homes aren't meant to be investments the way our stock portfolios are. Our homes are places to raise our families and build memories. If we retain them, maintain them, and don't treat the growing equity like an ATM, they should also build a nest egg over time ("time" being the operative word), but our personal dwelling's main role is to function as our living space, to get our from under rent (and eviction potential), and to enjoy the lifestyle we create. (Our house, our choices).

Which is why, when we meet with Sellers, we're often pushing them away from their choices to present the house in the way WE think will have the greatest impact and the highest return. Sometimes it's as simple as getting everything in working order. While, other times, we're asking them to take a leap of faith with us while we renovate kitchens and bathrooms, update the lighting, landscape the yard, and professionally stage the home. For those Sellers that can quickly learn to let go, they're typically far better rewarded than those who prefer to hang on tightly and micromanage the process. (That too, is a choice.)

While this may be difficult for many Sellers, when you've hired a professional, take the next step and listen to their advice, and then let them do the job you are paying them to do. We're not going to ask you to support anything we don't believe will return a higher percentage on the other end, nor are we in the habit of spending your money unwisely. In fact, you're not "spending" money, you're investing it in the home, to receive a greater return. (Got it?)

That being said, it's still your house, and as the Owner you have final say. If you're okay doing less and making less, we'll follow your lead. However, if presenting your house in its best light interests you, we're available for consultation. The fall market is actually an excellent time to contemplate a sale next spring, and stagers are already booking into 2027, as are Realtors®.

How can we help you?

Life is a series of choices.

Defining what works (and what doesn't), is not only a huge part of the home- buying process, it's a critical life skill as well. Consequently, the sooner you figure out "what floats your boat," the easier your journey will be. My best advice: eliminate what doesn't serve you well, and focus on what does.

It goes without saying (although I'll say it) that identifying what's non-negotiable when it comes to a home, isn't necessarily an easy task; it requires a fair bit of footwork, introspection, and compromise on the Buyers' part. Those who dedicate themselves to the process, will likely find a property fairly quickly. Those who don't, will, unfortunately, continue to sit on the sidelines while more motivated Buyers step up and successfully negotiate the deal.

For those of you looking, be aware that we have a bifurcated marketplace here in the East Bay where the high-end continues to soar, while the low-end is often chasing the market down. (Higher interest rates affect starter-home Buyers far more than those with means.) So not only do you need to get out and tour regularly, you need to start noting where things trade, how many offers came in on a particular property, what you like, what you don't, AND then you need to let your Agent know your preferences. (The more input we have, the better.) Understand that the more properties you see, the more context you'll have, and that's half the battle.

The other half is being fully underwritten and approved so that you're in a position to compete. Don't bother writing lukewarm offers that won't prevail. If you're not willing to go to the mats, move on and wait for the next opportunity, but DO get your lender all the documents they will need to secure the loan. If you're in a position to pay cash, do so, and finance the home AFTER the close of escrow. While cash offers don't come with a discount, the cash component will likely encourage a counter should your offer fall short.

Finally, make sure to align with a LOCAL Agent. On Sunday, I had several unrepresented Buyers ask me at the Open House if I'd represent them on the sale of 29 Vista Avenue, assuming that would give them a leg up. As Sarah and I already represent the Seller, the short answer was: "No, it's an inherent conflict of interest, but I will happily refer you to a licensed colleague." (And so I did.)

It should be noted that it's not necessarily in the Buyers best interest to be represented by the Selling Agent(s). That's because our fiduciary duty lies with the Sellers, not the Buyers. As Buyers, you want, and need a dedicated Agent for your side of the transaction; one that successfully works in the marketplaces you've identified. 

Nor is it strategic to work with an out-of-area Agent. Certainly, they can draft your offer, but you'll be missing the inside track, which can make a huge difference in heavy competition. At the risk of offending your newly-licensed friend, uncle, or mother, your Agent should be a business decision - not a favor. Look at the track records of the Agents, and let that guide your choice. DO feel free to interview several Realtors® if you're uncertain. 

"Can we represent ourselves?"

You can, but you don't want to. Again, a local Agent will know the lay of the land, the other players, and the activity much better than you ever will. Moreover, they may also be aware of properties that are selling off-market that you'll never hear about. AND since the Sellers are still absorbing the cost of the Buyers' Agent (nearly 99% of the time), why not use an expert to navigate the complicated real estate process instead of driving the boat alone? You'll be in a far better position to manage the choppy waters. (See how I did that?)

How can we help you?

In Cliff's classroom, full of eager young law students, he's speaking of post-conviction remedies, which is a far cry from the work Sarah and I do as Realtors. But in both instances, we're essentially storytellers. The required preparation of bringing properties to market is no less important to our clients than are the facts of a case to his. How relevant elements are curated, woven, and perceived is the main objective in both our professions, and at the risk of falling into hyperbole: the stories we tell absolutely make a DIFFERENCE in their subsequent outcomes (which accounts for the huge swings in property values).

Earlier this week, I received a phone call from a colleague who had just toured our newest listing at 29 Vista Avenue in Piedmont; a property we've been diligently working on for the past several weeks, and she couldn't have been more complimentary. (She'd seen the "before" version.)

"Wow, you transformed the place," she said, (Thank you, we had a lot of help.) "You thought of things that wouldn't have occurred to me." (I felt the same about her recent listing on Pacific.)

In reality — and if we're observant — we "borrow" good ideas from one another, but I appreciated the acknowledgment from a trusted colleague just the same.

And while such transformations can often be unsettling for Sellers, who have spent years living in their homes to their liking, the process of bringing a home to market may be an epic journey that often takes a little persuasion before Sellers sign on. While not quite "The Odyssey" (or at least, we hope not), there's always a story to be crafted with every home we list, and it's usually NOT the Sellers'.

Why?

Because we're not selling the house to the Sellers (their friends, neighbors, or family) . We're looking for the next generation of Buyers, and they're primarily interested in "turn-key, light-filled, fresh, and "Insta-worthy" homes. (Try giving your kids your antiques; they have ZERO interest.) What's important to understand is that the choices we make when living in our homes is vastly different than choices made when selling them (assuming top-dollar is your goal).

Most of us sink comfortably into our environments, and don't give a lot of thought about the placement of the furniture, the chipping paint, the scratched floors, the overgrown garden, or the musty smell in the basement. By and large, we are living ultra busy lives that focus on our families, our work, our kids' activities, and our outside commitments. We're lucky if we have time to catch up on overlooked repairs and watering the potted plants.

However, when we sell a home, we're reaching for an "aspirational lifestyle;" one that doesn't include junk mail on the countertops, dripping shower faucets, unmade beds, or your teenager's pile of dirty laundry on the floor. (That's how they announce they've hit adolescence.)

This is where good stagers come in. Above all else, stagers are gifted storytellers, recognizing where a room needs more light, which angle best suits the sofa and chairs, what accessories highlight the space, where to hang a mirror, and most importantly, how to arrange these tried-and-true design details to best create a cohesive and compelling tale -  because homes are EMOTIONAL purchases, not practical ones.

With mid-centuries, we're often seeking a hip, modern vibe. If it's a cottage, we'll lean heavily into charm. A gigantic mansion? Let's create vignettes to make it more accessible, and provide seating areas that invite you to stay instead of feeling overwhelmed by the largesse.

What you're not going to find at most staged properties are window treatments, TVs and electronics, knick knacks, photos of your family, or exercise equipment (unless there's a dedicated gym). Granted, these are all things that make our lives better, but to Buyers, they are simply clutter. Buyers need an inviting palette that allows them to envision their lives in the house — not yours.

Finally, if you're monitoring the renovations, you will undoubtedly walk into the process at different phases that may strike you as unfinished. That's because you're focusing on one concern, while we are working toward the entire puzzle. Please give us the opportunity to complete the narrative and tell the WHOLE STORY. (I promise you, we have a plan. and a proven method.)

And while most Realtors® may not think of themselves as storytellers, it's the most imaginative and creative Agents who invariably rise to the top.

How can we help you?

That's not to say that running the full marketing period can't produce fantastic results — it often does — and when we expose the property for two weeks, we absolutely know we're not leaving money on the table. However, waiting the usual 12-14 day cycle doesn't necessarily mean you'll be rewarded with a higher offer in the end.

Thus, if an early offer is truly COMPELLING (lukewarm, tepid, or mediocre proposals need not apply), we're likely to encourage our Sellers to at least take a look, and if the offer is less than jaw-dropping, we'll politely ask the Buyer(s) to return on the offer date (no harm, no foul) and use their early interest as bait. (If you're going to come in aggressively, write high, or don't come at all.)

Moreover, good Agents will immediately reach out to anyone else who has expressed interest before encouraging the Sellers to sign on the dotted line. That way, if there is someone willing to pay more, they'll have an opportunity to do so. Yes, it's a fire drill to be sure, but it's not only doable, it's sometime preferable, DEPENDING on the circumstances. That being said, the speed can definitely be off-putting for some.

What's more, not every property (or every Seller) benefits from this quick approach. By way of example, we received an early preemptive offer on our listing at 132 Caperton earlier this year, listed for $2,495,000, and while certainly respectable, it left the door slightly ajar. After lengthy discussions, the Sellers declined, only to have those same Buyers write for significantly more come the offer date. (They were now in heavy competition.) That property closed at $4,200,000; a HUGE win by any measure, and WELL above both the list price and their original offer.

But be forewarned, the "preemptive play" isn't for everyone; it requires a steady hand, a leap of faith, and NO second guessing on either party's part. Because once a deal has been struck, there are no do-overs. That means the Sellers will never know if they could have achieved a higher price by waiting, and the Buyers won't know if they could have acquired the house for less.

In truth, if you plan to jump into a house prematurely, count on paying a premium for the property. In essence, you're paying NOT to compete on the open market with other interested parties, but that advantage doesn't come cheap.

BTW, A preemptive play is different than an off-market sale where the home never reaches the open market at all. In the preemptive scenario, the listing is live on the MLS, and has had a Sunday Open, and perhaps a Brokers' Tour, but the property is snapped up before an offer date is ever set, often cancelling the second week of Opens.

There's nothing wrong with this approach, and it can be a welcome relief, especially for the anxious Seller, as long as you slam the door on anyone behind you. If you're hoping to snag a deal, this isn't the time or place to do so. If a discount is what you seek, look for homes that have struggled and languished on the market for 30 days or more. Discounted properties DO NOT come about in the first five days of marketing.

As an example, I recently had a potential Buyer drive by one of our listings that is busy being prepped. Workmen were clearly painting, planting, hanging lights, laying mulch, etc. This Buyer then called and said, "I'll give the Seller X, and you can stop the work right now." Alarmingly, she hadn't stepped foot in the house, nor had she read a single disclosure, which doesn't exactly build confidence that the deal will survive, let alone close.

Without being entirely disrespectful, her number was achievable half a dozen times over, so the answer was a swift "no thank you." (That's not exactly what the Seller said, but this is a G-rated blog.) Again, if the goal is to nab the house before anyone else has had a chance to see it, you better have your ducks in a row. That means signing off on ALL disclosures, and being prepared to write a BIG FAT WHOPPING number. (Winner, winner, chicken dinner.) Otherwise, wait for the house to come to market, and submit on the offer date like the vast majority of Buyers. However you proceed, understand that buying a house in the Bay Area is a highly competitive race that requires endurance and speed. Ready, set, go.

"Runners, take your mark."

How can we help you?

 Not that Piedmont — or any other similarly affluent community — doesn't suffer from glaring inequities and systemic racism that's easy to ridicule (sadly, it does), but the solution isn't pitting one town against the other by tearing Piedmont down; it's by raising Oakland UP!

And while the article is quick to point out that 69% of Piedmont's population is white, with only 1% identifying as black, that leaves the other 29% represented by other races/minority groups which is (happily) a huge improvement over what Piedmont's population would have been even a generation ago. In fact, our fastest growing demographic is Indian/Asian/Pacific Rim. In short, Piedmont is evolving. 

Judging by the folks that tour the Opens on Saturday and Sunday, diversity may have been late to the party, but it's a healthy trend that's only going to improve over time. That being said, Piedmont's population is definitely underrepresented by brown and black residents, and that needs to change. New people, new ideas, and new traditions are more than welcome here.

Perhaps Piedmont gets picked on, despite its more affluent neighbors that include Ross, Atherton, Hillsborough, Woodside, Los Gatos, etc., because it sits in the heart of Oakland, and regretfully, the schools, infrastructure, and social services between the two cities ARE dramatically different, as are the demographics. That's absolutely not right, but it doesn't make Piedmont wrong. Frankly, Oakland deserves much better.

Piedmont's ability to retain its unique character may be due to the fact that this tiny incorporated city of fewer than 4,000 homes and less than 11,000 residents isn't saddled with the HUGE costs of underwriting and maintaining public hospitals, homelessness, urban blight, city streets, and the overbearing weight of city employees that Oakland must support. ($450 million a year for pensions and mandatory salary increases alone.) Without these burdensome, financial obligations, Piedmont can focus its resources on sustaining highly coveted schools, maintaining its beautiful parks and green spaces, and improving public amenities; all of which continue to support high property values within its borders. (And yes, Piedmont's median priced home is MUCH higher than Oakland's.) 

Additionally, Piedmont's parent body raises $3 to 4 million dollars annually to privately fund science, art, music, and athletic programs for the public school programs that have unfortunately been cut in other districts. (Remember when band was actually an elective in public schools?) Frankly, expanded programs are the reason people move to Piedmont; they're seeking academic excellence, STEM classes, summer camps, and afterschool activities in a safe community with a shared set of values centered around our kids. Piedmont's commitment to its children certainly factored heavily into the equation when Cliff and I abandoned SF private schools (and their exorbitant tuitions!) to migrate to the East Bay many years ago. Excellent public schools WERE the single most important reason for relocating. (Trading annual tuition for a college fund was a close second.) 

Should such choices be available to everyone? Absolutely, and like many others who are attracted to Piedmont, we worked tirelessly to make such opportunities available for our children. I'm not sure we should be "cancelled" for having done so. BTW, if you think there aren't HUGE disparities between neighborhoods in San Francisco, think again. Should we "cancel" Pacific Heights, Russian Hill, or Sea Cliff because they far outpace the Tenderloin? (Probably not.)

However unfair the discrepancies between neighborhoods, we can all agree that racist practices started WAY back before segregation and red-lining were conveniently ignored, before poorly planned freeways cut-off whole neighborhoods from one another, and before lenders deemed entire swaths of the population to be "poor risks." In short, inequality has been around since the founding or our county (and long before), which in no way excuses the practice, but if we're going to have a rational discussion, the concept of inequality didn't begin and end with Piedmont. Ask any social scientist and they'll tell you that racism is rooted in tribal behavior that has existed since man walked the earth. 

To make matters worse, the passage of Prop. 13 in the 1970s — which froze property taxes for seniors — resulted in SIGNIFICANT funding cuts to California's (then) outstanding schools and institutions, and that's a problem that needs addressing. That being said, the taxes in Oakland have risen 65% since 2013, while public services have all but disappeared. That's not a Piedmont problem: that's a management problem, a policy problem, and a fiscal problem.

Add to that the inherently punitive practice of funding schools based on average daily attendance (not enrollment), which means that high rates of chronic absenteeism, especially among low-income and high-risk students, has reaped devastating fiscal impacts on the schools that, arguably, need help the most. As enrollment is expected to decline through the next decade, most districts and counties will continue to face budget, operational, and educational challenges that come with downsizing (including Piedmont).

Listen, I'm a lowly Realtor®, so I don't have the answers as to how to make the world, let alone, the East Bay "fairer," but having sold in and around Piedmont for the last two decades, I can absolutely attest to the changing guard, the increased awareness around diversity, the desire to do better, and the efforts towards inclusion by a lot of good people who spend countless hours volunteering and leading the city with little, if any, pay, few rewards, and not nearly enough thanks. (Thank you.)

Finally, while Piedmont has been mandated by the state of California to provide more housing options, it is severely limited by its boundaries. Consequently, there are few opportunities for expanding or building low-income housing within the city limits. And, yes, that makes it difficult to correct the disparity and availability of affordable housing. Practically speaking, we are talking about Piedmont's geographical limitations and challenges, NOT its inherent values.  

Do I wish all children had an equal playing field from birth? I absolutely do. It's not only heartbreaking, but a real loss of potential and promise. We've let the vast number of our kids down, and that's not just sad, it's criminal. So perhaps our elected leaders in Sacramento and Washington should focus on how to give our children more opportunities instead of wasting time on the many distractions that now seem to polarize our politics. And maybe (just maybe), we could call upon our humanity and reject divisiveness in whatever form it takes, and instead celebrate our successes while extending a hand to every man, woman, and child who needs it. Is there a reporter willing to write that story?

How can we help you?

PS - Speaking of schools, they are back in session, so please be mindful and slow down.

Several years ago, we worked on a home with an outdated kitchen only to discover that the cabinet underneath the sink had completely rotted. Not only was the cabinet unsalvagable, so were the floor and the joist underneath, all due to a persistent drip that could have been addressed by a licensed plumber in less than a few hours.

Instead, our contractor had to replace EVERYTHING. What's more the rotting wood had attracted termites which meant the Seller had a significant infestation as well. Instead of transforming the kitchen with new counters and appliances, the budget went into structural repairs, which unfortunately, never bring the same ROI (return on investment) that cosmetic upgrades do.

At another home, a main structural beam the Sellers were aware was problematic, became a six-figure correction 10 years later when they decided to sell. Having no luck at attracting Buyers with the damage in place, the Sellers made the necessary repairs before bringing the property back to market and successfully selling their home.

(But wait, there's more . . . )

At yet another property, the tub leaked so badly, it threatened to fall through the crumbling tile floor. Sadly, the Homeowners had taped off the door and stopped using the bathroom altogether. Ditto for several of the other rooms throughout the house where the toilets had clogged, the showers stopped working, and the washer and dryer were broken. (Why???)

"Don't walk on the floor," the Seller's son said. "I don't think it's safe." (No, it wasn't.)

And so the story goes: rotten decks, crumbling plaster, pealing paint, leaning chimneys, failed roofs, nonfunctioning drainage systems, OVERGROWN yards, etc., etc., etc. You name it, we've undoubtedly seen it. Unfortunately, if you're expecting your Realtor® to "cure" your home, you may have waited too long. Consequently, you should anticipate the cost of repairs to be commiserate with the work involved. Getting a home back to its "former glory" often requires a substantial investment, especially if its been ignored for years or worse yet, decades.

"That seems like a lot of money." we've heard more than one Seller complain with disbelief and regret.

Perhaps, but realize it's money you DIDN'T spend during the tenure of your ownership, and probably should have. Now, it's time to "pay the piper." That being said, your home is likely to be far more desirable with stylish, new improvements, which translates to demand, which often results in a higher selling price. (MUCH higher!) In short, the work we're suggesting is designed to remove any hurdles to selling, and is usually returned many times over. 

That's because most Realtors are fairly adept at making properties presentable and camera ready for less, AND these skills are often part and parcel of the commissions we charge. In essence, you're getting our experience for far less than you'd pay an architect or designer. To be clear, Agents are NOT licensed contractors, designers, or architects. On the other hand, we DO know what the public responds to and have excellent resources at our disposal to ensure your property is "market ready."

But in a perfect world, would we prefer taking a listing that's been well-maintained through the years? You betcha. There's simply less risk, debate, and angst involved, and we can fast-track those properties in a way that we cannot when taking on a home that needs weeks, if not months of creative reconditioning before bringing it to market. With the understanding that the world is far from perfect and life is fairly distracting, an oversight here or there is understandable. Just don't let your home go to rack and ruin.

The moral of the story is: don't wait. If you're feeling overwhelmed, stuck, or frozen, there are countless trained professionals who can help, including your local Realtors® but it requires you to move into action. Just know that we have a long list of organizers, house cleaners, window washers, handymen, appliance repairmen, carpet layers, etc, all waiting for your phone call. You don't have to do this alone. In fact, you probably shouldn't.

How can we help you?

PS - Riley looks a bit like Frankenstein but made it through the surgery just fine. He was a little unsteady on his feet for awhile but is bouncing back beautifully.