As it pertains to "unidentified callers," Agents are trained to respond within minutes, so we're easy prey, but when push comes to shove, these parties aren't interested in real conversations, they're seeking to infiltrate our personal data. As a result, I no longer answer calls that don't identify upfront. If it's truly important, the caller will leave a message, because nine times out of ten, these are nothing more than phishing. (Please stop already.)

Unfortunately, the advent of AI has increased the number of such incidences, forcing us to be both more vigilant, and highly suspicious. But it's not just Realtors® running into issues around scammers, it's title companies, and banks as well. Sadly, we can neither trust nor believe what we see or hear, and that's a real problem.

Unlike your medical records, housing records are easily accessible, and clearly, they're being accessed for nefarious purposes. While we do everything we can to implore our clients to confirm wiring instructions before sending money, the speed and transparency of many transactions, coupled with the human habit to immediately react, means that mistakes are going to be made, and when they are, they can be incredibly costly. And while technology has undoubtedly changed our profession, it's also added layers of unintended complications and consequences. We've entered a field of hidden land mines. (I blame the trolls.)

Fortunately, most legitimate Buyers are represented by Agents, and if they're not, they should be. Frankly speaking, we're your firewall and our main goal is to protect your interests throughout a complicated and most likely, expensive negotiation. Moreover, a good Agent is going to help you through the disclosures, outline any concerns, identify red flags, provide analysis, connect you with experts, advocate on your behalf, and calm your nerves in what has become a costly and increasingly turbulent transaction.

When you enlist the help of an Agent, you'll be asked to sign a "Buyer/Broker Agreement." This is now a requirement of the DOJ so please understand, we can't meet you, or show you anything without such an agreement in place. This agreement typically runs 90 days and must then be extended if you wish to continue working together beyond the three-month mark. The agreement protects you and it protects our work product, but it also stipulates a commission to the Agent. While it outlines a percentage (usually 2.5-3.0%) to be paid by the Buyer, 99% of the time, the offer will stipulate that the SELLER pay our fee.

So if you are legitimately interested in purchasing a home, you're first order of business is to secure funding, and then you should immediately align with a Realtor® you trust; one who understands the territory, has loads of experience, knows the inside track, and can knowledgeably guide you through the rocky road of real estate — trolls be damned. (You deserve nothing less.)

How can we help you?

Regrettably, we haven't always made the effort we should to celebrate our marriage, or each other. In fact, there have been years where we've taken our union practically for granted, letting our anniversary come and go with little more than a card and a fair amount of nonchalance. (Okay, we could work on romance.)

I'll freely admit that's not the best way to nurture a relationship, but, perhaps the longer you are married, the easier it becomes to overlook what's truly important. While familiarity hasn't exactly bred contempt (Aesop), in our case, it's sometimes led to indifference, and that's probably not the best way forward. (I'm gonna work on that.)

Having sold Real Estate for more than two decades, I'm convinced that the longer people live in their homes, the more "indifferent" they become regarding their upkeep. Like our mates (and our marriages), we learn to live with the peccadillos and petty annoyances, often ignoring what should demand our attention, sometimes at great personal cost. When you've lived with something for years, it's easy to minimize it, forget it, or dismiss it altogether — and that can be a problem — especially when you sell.

While overlooking peeling paint, threadbare carpets, and holes in the plaster may be questionable, it is often the unseen infestations that lurk behind the walls, or under the floors that tend to grow into much larger problems when left unattended. If we were smart, we'd have periodic check-ups on our homes to make sure termites haven't invaded, beetles haven't nested, and dry rot is kept at bay. But, there are other concerns to address, as well.

"That never bothered us," or "Gee, I've never noticed that before," are common refrains when questioning Sellers about their sloped floors, suspicious decks, or failed windows (Really? They're hard to miss.)

Years ago, I had a client who had let her kitchen plumbing leak for more than a decade. Rather than calling a plumber, she wrapped the pipe in electrical tape and allowed it to leak under the cabinet for more than 10 years. What should have been a minor repair resulted in a rotted cabinet, subfloor and joist, creating an extensive amount of repair work and amounting to far more than an immediate fix would have cost. (Not good, but also completely avoidable.)

Whatever the conditions of your home, it's the role of the Realtor® to look at your property with critical eyes, identify any hurdles to selling, correct what's easily correctible, disclose what isn't, minimize the faults, and maximize the attributes. (This probably should be the list for dating sites as well.)

Assuming top dollar is the aim (and it usually is), we will likely update the kitchen and bathrooms, paint the house entirely, replace the lighting fixtures, and remove all traces of the former owners, transforming the home and gardens into something you may barely recognize or even readily appreciate. (That's intentional. With all due respect, we aren't selling the house to you.)

Instead, we're trying to appeal to the greatest number of potential new Buyers in order to create a multiple-bidding situation and leverage. In the end, it's our job to capitalize on your investment to bring you the highest return. Fortunately, not only do we excel at our profession, we remain passionate about the mission of home stewardship.

But let's be clear, all homes (like all marriages) require an ongoing amount of vigilance, upkeep, and effort, because houses are NOT static propositions. They are constantly evolving, aging, and weathering (like people). "For better or for worse, in sickness and in health, to honor and to cherish" (yada, yada, yada). That's just the nature of the beast.

Speaking of beasts (only kidding. Cliff is the best of men) happy anniversary, honey. Let's spend the next 36 years putting up with one another, laughing at our foibles, having great and small adventures together, and continuing to build fond memories (hopefully, without the crutches). It's been a great ride, and there's no one else I'd rather be on this journey with than you.

How can we help you?

Ken Burns has based his work on the premise that "The best arguments in the world won't change a person's mind, The only thing that can do that is a good story." (Richard Powers, the Overstory.)

It's what I've suspected all along . . . .

At the heart of every home is a good story, and it's our job to tell it, or more specifically to craft it. That's easier done when the house has provenance, and a dramatic history, but in my mind, there's nothing that beats a past Owner visiting us at a Sunday Open (as one did last week) to share how she and her three sisters held slumber parties in the towers, or how they waited at the top of the stairs for Christmas to begin, or how she and her friends used to drive around Piedmont, hopping people's fences to jump in their pools, (Like doorbell dash only with higher stakes. That was a simpler time to be sure.)

Memories aren't something that any amount of research would have uncovered, but it was nice to be reminded of the many lives that have passed through this particular and spectacular home. However, homes don't have to be spectacular to have made an impact; even our smaller, "ordinary" properties have interesting stories to tell. (Sometime the MOST interesting stories to tell.)

I'm often asked when interviewing for a listing, what differentiates Sarah and me from other Agents, and the truth is I've been pondering that question for more than two decades, without a mic-dropping response. Instead I've relied on a list of hard-working attributes that top-performing Agents possess which goes something like this:

• We have experience.
• We are well connected.
• We are continually honing our craft.
• We can expertly guide them through the process.
• We can deal with the unexpected.
• We can oversee improvements.
• We can juggle many roles simultaneously.
• We are thorough with the paperwork.
• We are communicative.
• We are collaborative.
• We are available and accessible.
• We understand how to market your home.
• We are detail oriented.
• We are organized.
• We listen.
• We will negotiate on your behalf.
• We will provide timely and ongoing market analysis.
• We know the community.
• We aren't afraid to have difficult conversations,
• We will work without ego.

But until this week, I hadn't been able to identify the difference between good and great, and here it is: it's the art of the story. So first and foremost, a good Realtor® must be a gifted storyteller . . . .

Do Sarah and I check off all of those boxes? (Yes, we do.) Certainly with the help of Elizabeth and Kate, we strive to go above and beyond. Which isn't to say that others don't. I work with a highly-professional group of colleagues at COMPASS, who are diligent about their practice and incredibly skilled. With rare exceptions, high-performing Agents know what they're doing and take great pride in the profession. (It's also why we earn the commissions that we do.)

So how does a Seller decide who to work with?

That's the $64,000 question. Interview at least a few Agents, ask for references, visit Realtors® at their Open Houses, check out their websites, ask for a marketing plan, and do your due diligence. When it comes to your home, you're entrusting what is probably your single-largest investment with your Agent. In other words, you probably SHOULDN'T be picking them from a postcard, a bus bench, or a billboard. Although that's a story in an of itself; it isn't YOUR story, it's theirs. You want and deserve an Agent that is more interested in your journey than their own.

With respect to real estate, there are a 101 details that go into every successful transaction, which is why you should work with a team that understands the task at hand, does everything they can to bring you the highest return on your investment, can pivot as needed, and understands how to tell a really good story! (That's the difference.)

​How can we help you?

"Been there done that," my sister said. "You'll spend weeks on the damn thing that you can never get back. My advice is that you cut your losses now before you lose more time." (Sometimes you just need a reminder that not all journeys are equal.)

Neither are all houses — nor all clients — nor all Realtors®.

She's right, of course. I was losing my eyesight, my mind, and my patience with an activity that I usually enjoy; one that often brings me a moment of respite in an increasingly busy world.

Listen, I don't mind "busy," I was trained to be productive, but I am reminded that there are projects and situations we go into with trepidation, hoping things will improve over time only to discover that they don't (kind of like a bad movie that you suffer through until the end. Walk out!) In my experience, transactions that start off on the wrong foot, rarely ever correct themselves midstream, and frankly, life is too short. None of us is required to continue down a bad road, or suffer through a challenging relationship.

But to be fair, buying or selling a home is a highly emotional journey that often puts people under huge amounts of stress. Therefore, it's not unexpected that the process isn't exactly conducive to "Zen" moments. (Forgive the double negative.) Even so, Agents and clients need to trust and count on one another. What's more, given the speed of the average Bay Area transaction, we have very little time in which to do so. To put it bluntly, if you're not feeling secure and supported from the get-go on either side of the transaction, it's time to move on.

So interview a few Agents, clarify your expectations, understand what each side brings to the equation, do your homework, and then choose the right "fit," with the understanding that your Agent is doing the same thing. (We don't want to represent you if it's going to be an uphill battle or it's not our area of expertise.) Although you're hiring us, this is a two-way street that relies heavily on communication, good intentions, and faith. Put more succinctly, all the pieces need to fit together nicely in order to successfully complete the picture.

How can we help you?

So, the thought of creating an original floral tablescape that not only met the stringent requirements of the contest, but went along with the theme of "Best in Show," was not only out of the box, it was a completely foreign concept to me. As such, we bought LOTS of options, and did our best to make an artful display that we hoped would legitimately compete.

It occurs to me that when I work with home buyers or sellers, they're often wading into territory they're completely unfamiliar with as well. We grow up with the idea of homeownership, we watch our friends buy houses, and yet, until we're in the thick of it, we really have no idea of how much work it takes, how stiff the competition is, or how many people are involved with the home buying or selling process. (The butcher, the baker, the candlestick maker.)

When you think of mortgage brokers, Realtors®, title officers, insurance brokers, inspectors, contractors, gardeners, window washers, stagers, etc., it's an endless parade of people who make their livings in the world of real estate, accounting for 17% of the U.S. GDP! Of course it's scary; it's a significant commitment often involving your life savings. Consequently, fear is an entirely reasonable response . . . but don't let it paralyze you.

Justified "fear" is a roadblock that stands between you and your goals. (Growth lives on the edge of anxiety.) While moving can be overwhelming, it's our job to help our clients move into action, and overcome whatever hurdles they've erected. At the heart of it, Realtors® are problem solvers, shape shifters and transformers. Sometimes quickly, sometimes slowly, forward motion is is how we get the job done.

Here's some good news . . . even with the unknowns, even in the face of uncertainty, even with inflation concerns, stock market volatility, higher interest rates, and the dramatic loss of available housing stock (supply is down 25% in all price points), people still need a place to live. As such, our East Bay marketplace is experiencing incredibly HIGH demand. In other words, prices are quickly escalating, and Sellers are reaping the benefits.

Based on nothing but my own insignificant opinion, I believe the increased demand has a lot to do with the need to "nest" when the world feels chaotic and completely "out of whack" (that's a professional term). But the increase of Bay Area wealth due to BIG AI payoffs certainly doesn't hurt. These affluent folks have recently come into MONEY, and they're out looking for homes. (Please give us a call.)

Whatever your motivations, whatever your budget, whatever your comfort level, the truth is that buying or selling — under the best of circumstances — is an inherently difficult process, irrespective of which side of the equation you fall on. And because a home purchase or sale occurs, on average, only once every decade or so, it's always going to be a bit foreign, even to those who have moved frequently (as I have). So listen, learn, educate yourself as much as possible, and then rely on your team to help you navigate the complicated journey. We've done this hundreds of times, which is to say you may count on us for every phase of the operation. (BTW - it gets easier with practice, as I assume flower arranging does as well?)

How can we help you?

PS: Here was our submission. Not bad for a bunch of first-timers who didn't have a clue. How'd we do?

The largest, and as yet, unfinished Catholic cathedral in the world, the Sagrada Família began construction in 1882 under architect Francisco de Paula del Villar before Antoni Gaudí took over as chief architect just one year later, in 1883. Considered his "maxnum opus," Gaudí devoted the remainder of his life to the project. At the time of his unexpected death in 1926, less than a quarter of the building had been completed. On February 20, 2026, the basilica reached its final height of 172.5 meters (566 ft) when the last section of the central tower was lifted into place.

Attracting more than 4.5 million visitors each year, the cost of construction exceeds $25 million ANNUALLY, paid for entirely by ticket sales and private donations. (No one knows exactly how much has been spent to date.) Although work began in 1882, in 2016 it was discovered that the basilica never had an official building permit. (Gee, you think someone would have noticed.) To legalize its status, a special plan was approved in 2019, wherein the foundation agreed to pay a total of €4.6 million in fees and roughly $41 million USD in fines . . . (That's an expensive building permit to be sure.)

But for those of us on a budget (and that's MOST of us), here are the do's and don'ts of home construction, courtesy of Chat GPT:

1) Do set a realistic budget—with a contingency. Your construction budget should include:

• hard costs (labor/materials)
• soft costs (permits, plans, engineering, design)
• temporary housing/storage if needed
• 10–20% contingency for surprises

(If you skip this, your “dream project” can turn into a series of expensive compromises.)

2) Do define the scope of work before you break groundBe crystal clear about:

• what you’re building
• what’s staying
• what’s changing
• what level of finishes you want

(Changing plans mid-project is one of the fastest ways to blow your budget and timeline.)

3) Do hire the right team from the start. The right people matter more than almost anything else:

• architect/designer
• contractor
• structural engineer (if needed)
• expeditor/project manager (if applicable)

(Hire for experience, communication, and references—not just the lowest bid.)


4) Do get multiple bids. Always compare at least 2–3 qualified contractors. Look beyond price and compare:

• scope of work
• allowances
• exclusions
• timeline
• supervision plan
• payment schedule

(The adage "you get what you pay for," is absolutely true with respect to renovations.)

5) Do check licenses, insurance, and references before signing a contract.Before signing anything, verify:

• contractor license
• liability insurance
• workers’ comp
• recent client references
• similar completed projects

(And yes—actually call the references.)

6) Do get everything in writing. This includes:

• scope of work
• materials/finishes
• payment schedule
• start/completion expectations
• change order process
• warranty terms

(Define what ISN'T covered as well as what is.)

7) Do understand the permit and approval process. Make sure you know:

• what permits are required
• who is pulling them
• what and when inspections will happen
• whether zoning, design review, or HOA approvals apply.

(Never assume “the contractor is handling it” without confirming, and ALWAYS have the permits finalized!)

8) Do prioritize function over trends. Choose layouts and materials that support how you actually live:

• storage
• traffic flow
• lighting
• outlet placement
• durable finishes
• maintenance needs, etc.

(Pretty is nice, but practical is what you’ll appreciate day in and day out.)

9) Do make selections early. Specify your choices as much as possible before demo or framing begin:

• flooring
• tile
• plumbing fixtures
• appliances
• windows/doors
• cabinetry
• lighting

(Late decisions cause delays, rushed choices, and substitution headaches.)

10) Do stay involved in the process, and communicate regularly. Even with a great team, you need:

• regular check-ins
• site walk-throughs
• written updates
• quick decisions when issues arise

At the risk of repeating myself, DO make sure each segment of the permit process has been fully finalized. This avoids the unfortunate discovery that open permits still exist on file, which can prove incredibly problematic come time to sell. Closed permits freeze the building codes to the year the permit was pulled. Fail to do so, and a decade down the road, you'll not only be charged to reopen the permit(s), but undoubtedly, you'll spend far more, and jump through hoops finalizing the work that no longer meets current standards.

Having remodeled seven of my own homes, not to mention hundreds of others for our Sellers, the best advice I can give you regarding any renovation is to set a budget, stay flexible, be coachable, be organized, hire professionals, pivot when necessary, be solution-oriented, and expect delays along the way (that's not just a recipe for renovation, but for life).

Whatever you decide to tackle, let's just hope your project is not as drawn out as La Sagrada Familia; that's definitely been a long time coming. (I'd have fired my contractor long ago.)

How can we help you?

"I apologize," the representative said, (anticipating that I was on the verge of an unpleasant meltdown.) "The insurance company wants additional proof." (Really?!?) Photos, work orders, copies of checks to the contractor, and a ADT certificate outlining the monitoring systems aren't enough?

Moreover, it's not going to stop there. Last week, at COMPASS' weekly office meeting, Sheryl Drinkwater, a local architect and home-hardening specialist, spoke to our assembled group about fire safety and home-hardening regulations that are either already in place (and largely ignored), or headed to a theater near you (Could they make it any more difficult?)

While we're all aware that properties in the hills must annually clear grass and weeds around their structures, new building requirements will likely limit ANY plantings within 5' of a building, preferring rock, moonscapes, and succulents instead of anything that resembles our current green landscapes. Goodbye climbing roses.

Beauty isn't high on the priority list. Preventing the spread of fire is. (They have a point, but it comes at an aesthetic cost to be sure.)

Honestly, if I have to rip out half my garden, I think it will kill me. My deep, colorful beds, which I have lovingly tended for the past 12 years, are comprised of blooming Dogwoods, Magnolias, Japanese Maples, and a strategically-placed row of tall Birch trees that provide privacy between my house and the neighbor's next door (a living fence). There are dozens of hydrangea bushes, azaleas, native grasses, white roses, and blooming ground cover, not to mention butterflies, birds, and bees that are busy pollinating and nesting among the branches.

The truth is, cities are dense environments, in which the current goal of "infill" designed to create MORE housing, not less, is in direct conflict with the recommendations heading our way. Sheryl was suggesting structures sit 100' apart, that plantings not touch each other, that flora and fauna be limited to endemic species, that hedges be avoided, that any attached trellises, overhangs, or shade structures be removed, that eaves be enclosed, etc., etc., etc,

But as 90% of fires are started by embers landing on roofs, wouldn't it make more sense to focus our efforts there, instead of ripping out foliage around our properties? Is it realistic in our urban settings — especially when ADUs are considered part of the solution — to move in this direction? Isn't there a case to be made in a world of "global warming" for the importance of plantings and shade trees contributing to reducing temperatures in our concrete jungles, and to provide shelter for our animal friends? Is the next step having every homeowner cement over their yards (That's clearly NOT the solution.) Needless to say, I left that meeting feeling defeated only to return home to more demands from my insurance rep.

With MOUNTING frustration, I began shopping for new homeowner's insurance, but was told by several companies that they either no longer write in California or won't insure "high-value homes" above $2 million. (If anybody's got a better idea, please send it my way.) Given the boxed-beam ceilings, custom woodwork, and sheer size of my house (we also have an attached garden apartment), it's unlikely that we'd be able to rebuild within the stated limits, especially with tariffs in play.

So what's the upshot? Homeownership is going to get more expensive as the costs to own continue to climb, so buckle up and get ready. Your cancellation notice is probably in the mail as we speak.

How can we help you?

When I first began selling homes more than two decades ago, Agents made appointments to present in person, not only to the Listing Agent, but to the Sellers as well. With signed purchase offers in hand, we'd meet around a conference table, introduce ourselves, ask questions, and then speak glowingly about our clients, their qualifications, and their love for the house. It was a professional and polished presentation that played out over and over again, and an opportunity for Agents to meet one another. "Secret Agents" didn't exist. Either you made an appointment to present or you were left out of the process. Full stop.

Docusign hadn't yet come into existence (that was still years in the future). Instead, the contracts were printed on paper, formally presented, signed in person, and then ultimately acknowledged by the other party, all with "wet" signatures. This often resulted in late nights, and weekends at the office, meeting our clients AFTER their work day had ended. For better or worse, that was the nature of the beast.

Then along came Docusign - single handedly the biggest technology shift in our profession - which literally meant that we could draft and send contracts from anywhere in the world. In other words, I could vacation in France, and still present an offer in Oakland come the offer date. (That's both good and bad.) But an arm's length negotiation, often with out-of-area Agents, also came at a cost: we lost that personal touch.

Earlier this week, Sarah and I took offers on a sweet house in Piedmont that had proven more popular than we'd anticipated. (That's always a good thing.) So when I sent out an inquiry to 42 Agents (all of whom had requested disclosure packages) asking for a head count, and received only three responses in return, it made it impossible to give clear direction to the Buyer's Agents, or to their prospective clients, or to our Sellers. In spite of the fact that we are all walking around with smart phones, there seems to be a generation of Agents that prefer to keep their intentions a complete mystery; aka: "secret agents."

Why?

I can only assume, they're playing Texas hold 'em when the game is more like "Go Fish." But here's the thing, real estate benefits from collaboration and transparency; it should never be an adversarial process, so leave the cloak and daggers to Bond, James Bond. We expect to hear from you, AND we prefer to work with Realtors that are above board and committed to the process.

The irony is that it's never been easier to stay in touch, and yet too few Agents actually make an attempt to do so. In my experience, lack of communication puts us all at a disadvantage and sets up an inherent distrust. The sound of silence means we're working on gut instinct, and while I like to believe that Sarah and I have a pretty good handle on things, we'd much prefer accurate information in lieu of "hunches." (I'm sure you would as well.)

And for those of us who prefer a straight-forward approach (moi), failure to reach out or to respond signals that communication isn't their long suit, and we should probably expect the same M.O. throughout the transaction. (Certainly, that wasn't the intention, right?)

At the risk of sounding like my mother (guilty as charged), manners still matter, so Realtors®, take a quick minute to respond, and leave the covert actions to professional operatives. In other words, send a text, an email, or pick up the phone (old school). You'll be doing your Buyers a big, BIG favor.

How can we help you?

Last year these elegant creatures discovered how to hop my garden fence, and spent the better part of every late night or early morning chowing down on the buffet they'd recently discovered . . . With close to 20 white rose varieties in my garden, there was nary a flower to be found unless it was climbing on the arches or up the walls, well above their heads. Anything at ground level was quickly consumed in bud form, which was discouraging, to say the least. (Where's my dog when you need him?)

Luckily, the damage in my garden beds was primarily limited to the rose bushes, although my neighbor hasn't been as fortunate. A high-end contractor by trade, he and his family moved in a few years ago, completely and beautifully transforming both the grounds and the house across the street, finishing off with a sprawling lawn and flowering beds.
The deer don't care.

Irrespective of his heroic efforts, they have been merciless. He's now placed protective netting around many of his plants - an example I'll probably have to follow - but let's be real, deer netting is ugly, and it changes the focus from the plant to the plastic itself. It's akin to putting a cage around the Mona Lisa.

In response to the unwelcome invasion, I've tried coyote urine spray, but the stench is so horrific, that I"m not sure it's worth the trouble, and since it requires repeated applications, it's a short-term solution at best. Unfortunately, Bambi (and her clan) are ruthless, and clearly, very hungry! What were once abundant blooming shrubs, are now little more than bare stems, struggling to survive.

So what's the solution? Deer-resistant plants are probably the best bet, as is hardscape, along with thoughtful planting. Fortunately, there are some fantastic succulent gardens around town that lead the way - I just haven't gotten there yet. So while I'm not wholeheartedly embracing a purely native California garden, I'm definitely replacing some of the "tastier" fare with less "succulent" dining.

Per "Claude," here are the top AI suggestions for deer-resistant planting in the Bay Area:

Anchor Shrubs (Structure & Height)

• Ceanothus 'Dark Star' or 'Julia Phelps' – stunning deep blue spring flowers, evergreen, forms a dramatic backdrop
• Lavender 'Phenomenal' or 'Hidcote' – classic, tidy, fragrant hedge-like look
• Rosemary 'Tuscan Blue' – upright form, great as a low hedge or border

Mid-Layer Flowering Plants

• Salvia 'Amistad' or 'Hot Lips' – long bloom season, hummingbirds love them
• Agapanthus – clean, architectural look with blue/white flowers in summer; works great lining a path or driveway
• Penstemon – tall spires in red/pink/purple, native-friendly and showy
• Kniphofia – bold statement plant, low maintenance

Front Border / Edging

• Lavender (dwarf varieties like 'Thumbelina Leigh') – tidy edging along walkways
• Society Garlic – neat clumping grass-like foliage with purple flowers
• Yarrow – low, spreading, comes in yellow, white, and pink

Ground Covers (to reduce weeding & water)

• Dymondia margaretae – silvery-green, very low, great between stepping stones
• Baccharis pilularis 'Twin Peaks' – native, very low water once established
• Lantana 'Gold Mound' – colorful, spreading, carefree

A Sample Front Yard Layout

• Back/foundation: Ceanothus or tall Rosemary for height
• Middle: Salvia + Agapanthus + Penstemon for color all season
• Front edge: Dwarf Lavender or Society Garlic along the walkway
• Ground cover: Dymondia or Baccharis to fill gaps and suppress weeds

Practical Tips for Front Yards

• Choose evergreens (Ceanothus, Rosemary, Agapanthus) for year-round curb appeal
• Layer bloom times — Ceanothus in spring, Salvia/Agapanthus in summer, Lantana into fall
• Most of these are low-water once established, which fits Bay Area water restrictions well
• Mulch heavily the first year to retain moisture and reduce weeding

The moral of the story is that English gardens probably belong in England. That being said, I'm still a fan of beautiful, abundant blooms, so I'll double down on what works, and begin to edit what doesn't. That's the nature of a garden; it's an ongoing lesson in humility. The simple truth about most thriving gardens (and gardeners) is that success often arrives on the the heels of a series of failures. (It's a lot like buying a house.) Gardens are the perfect metaphors for life.

Still, I'm about ready to adopt a mountain lion.
​
How can we help you?

Inspections are always the first line of defense.

And while Sellers absolutely HATE having their homes picked apart, when it comes to "As Is" sales, the more we know, discover, and disclose, the better off you'll be. Which is why Sarah and I often begin with pest and home inspections. Together, these reports examine the working components as a whole. They tell us not only if there are termites, rats, dry rot, or a beetle infestation in the structure, but will also recommend further inspections as needed (roof, foundation, chimney, HVAC, electrical, plumbing, etc., etc., etc.).

In short, when it comes to the "As Is" sale, we're going to THOROUGHLY inspect, disclose, and clean before putting the house on the open market, but we will NOT be painting, repairing or staging the home, as is now the norm. It's a quick and no-frills approach to the "fixer-upper," and one that we've had great success with — when appropriate.

It's important to note that "'As Is' sales, are NOT about fixing everything that needs attention, but should include educating potential Buyers. The last thing we want is some novice purchasing the house who has no idea of the scope or breadth of the repairs; someone who immediately falls into Buyers' remorse, and lawyers up after the first heavy rain of the season. When it comes to "fixers," you want the relevant information available to any and everyone, and then the Buyers can decide whether or not the project (and the risk) makes sense for them . . . .

However, when the decision to "fix" a house prior to bringing it to market is the path that has been agreed upon, the vast majority of repairs are going to be cosmetic in nature. As Agents (not contractors), we're usually addressing the most egregious items on the "to-do" list, before dressing up the house to make sure it's appealing online. As 97% of Buyers begin their search on the Internet, compelling photographs are EVERYTHING, and the reason we pay Stagers to work their magic. (They're worth every dime.)

But in case, you're still confused, here's the real deal: Agents are NOT typically replacing the knob & tube wiring, cast-iron pipes, or failing foundations. We are NOT installing French drains, We are NOT putting on a new roof (unless the roof is leaking like a sieve). We are NOT replacing the single-pane windows, AND we are — in no uncertain terms — NOT presenting a perfect product. In nearly every case, we are investing heavily in the emotional appeal of a house, because the purchase of a home is a highly passionate and visceral decision. (No one is pining over HVAC systems or copper pipes) In the end, it's all about what Buyers can see, what they respond to, and how the property makes them FEEL.

That being said, there are plenty of Buyers who prefer "fixers." (I'm one of them), and to be completely frank, an untouched house is the most honest representation of a home, as you are seeing it in its rawest form. When we paint, stage and improve a property, you're experiencing an aspirational representation of the home; (There's always a bit of smoke and mirrors involved). And has been proven time and time again, such transformations almost always result in a much higher selling price!

That's because the vast majority of Buyers don't have the time, money, imagination, or patience to do the work themselves, preferring to pay more for a "turn-key" property, while simultaneously avoiding the headaches of construction. Moreover many Buyers tend to either underestimate or overestimate how much it will actually cost to cure a distressed property, and that's a scary proposition for the uninitiated. (Please do not use HGTV as a reference guide; those projects are benefitting from all kinds of "freebies' that the average Homeowner will be paying when they renovate.) Again, most prospective Buyers will pay more for what's perceived as "done."

But what if you're not selling? What if you just want to know whether you should renovate and stay put, or abandon the home and find another property altogether?

That's a distinctly different question, and at the risk of being a bit cheeky, here are my criteria (yours may be different).

1. Do you like/love the location of your current home?
2. Does your house have negative inherent issues that cannot be resolved even with significant renovations? (ie: busy street, stairs to the front door, small lot, etc.)
3. Is the yard/lot difficult to replace?
4. Are you good at making decisions quickly, or do you struggle with choices?
5. Are you and your mate on the same page? (Seriously, how's your marriage?)
6. Do you have the wherewithal to renovate or will you be taking out a line of credit?
7. Will you be living through the construction or is there somewhere else you can comfortably stay during the remodel?
8. What is your current interest rate, and are you willing to trade it for a higher one?
9. Does the thought of construction excite your or make you highly anxious (or sick to your stomach)?
10. Can you live with unwelcome surprises and the unknown? (Construction is full of both.)

In the end, you should do what makes the most sense with respect to your goals and desire as rehabbing a property can be a long, drawn out, inconvenient, and expensive proposition that nearly always goes over budget and over time. If you want or need to sell quickly, aren't willing to invest in the property, or would like to pass decades of deferred maintenance on to the next owner to deal with, an "As Is" sale can absolutely be the right choice for you. (Either way, we're here to guide and support your journey.)

Did that answer your question? (I hope so.)

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