Monthly Archives: May 2013

Palo Alto’s New Homes, May 31

The inventory has returned!  This week we saw 16 new homes hit the market, along with two investment properties and a few price reduction.  That’s a lot of action given that most weeks up this point have had about 10-14 new homes hit the market (on a good week).  See below for this week’s newest properties:

551 Maybell Avenue – 3 Bedrooms | 2 Bathrooms | 1,723 SF House | 7,140 SF Lot | $1,598,000.  Older but nicely taken care of home.  To me the home felt disjointed in several spaces, where you would see a slightly more modern look fused with an older design (exposed ceiling beams next to a more modern room).  I did like the layout of the home on the lot, which helped to create a large backyard.  Buyers for this property will want to become familiar with the possible large scale building project down the street.

1754 Emerson Street – 2 Bedrooms | 2 Bathrooms | 1,160 SF House | 5,000 SF Lot | $1,688,000.  Cute starter home in Old Palo Alto. This lightly remodeled home checks all the boxes for a great starter home.   The feel is spacious for the size and the rooms are well laid out and have an open feel. The backyard feels extremely private, and given that the location is in a fairly good section of Old Palo Alto, expect this home to move fairly quickly.

784 Palo Alto Avenue – 3 Bedrooms | 2 Bathrooms | 1,996 SF House | 5,170 SF Lot | $2,195,000.  This is a neat home, if for no other reason than the man-cave/basement.  I liked the overall flow and the oversized entryway.  I’m not a big fan of the spiral staircase, but it was a good way to place the staircase without taking up too much room in the house.  I really like Palo Alto Avenue, since it is a private feeling street.  But most importantly, the basement.  The ceiling is high enough that you can walk around without leaning over, and it’s oversized so there’s plenty of space to make a great kid’s room, hang out area, etc.  Altogether, a neat home.

816 Ames Avenue – 4 Bedrooms | 3.5 Bathrooms | 2,893 SF House | 7,227 SF Lot | $2,788,888.  New construction in South Palo Alto.  I’m not the biggest fan of corner lots, but this home did a good job of making the home feel estate-like by adding so much of a front yard.  Some of the green features made a lot of sense, and the open spaces added a nice feel to the property.  The home is definitely a good match for a lover of modern design.  I didn’t expect to like this home, but I ended up walking out and really liking it.  Expect this property to fly off the shelves; it’s new construction and priced like an older home.

2141 Princeton Street – 4 Bedrooms | 4 Bathrooms | 1,831 SF House | 4,625 SF Lot | $1,598,000.  If you love the feel of college terrace, this home will be a good match.  The feel of the home and interior is very college terrace (bungalow feel but in a tree-lined, young feeling street).  Three of the bedrooms are en suite, and so this property would also make a good rental for a few college kids.  The floorplan is a bit disjointed, but altogether it is a nice property for the area.

1820 Bryant Street – 5 Bedrooms | 4.5 Bathrooms | 3,487 SF House | 6,400 SF Lot | $4,100,000.  This property was sold in December of last year.  Since that time, there has been some light remodeling to the bathrooms.   The home is definitely nice.  The bedrooms are oversized, and although the downstairs has a segmented floorplan, the rooms are large which compensates well for a sometimes compartment like feel.  I’m curious to see how this property does on the market, as it is a good indicator of appreciation for the area.

215 Lowell Avenue – 7 Bedrooms | 6.5 Bathrooms | 12,825 SF House | 37,462 SF Lot | $23,000,000.  I’ve been following this property off market for a while (like, months), and now it is finally out in the open.  One of the largest lots in Palo Alto, this enormous home is pretty remarkable.  The interior feels over the top at times, as it stays true in many aspects to the period it was built (1916).  Meticulously maintained and discreetly upgraded throughout, this home is quite impressive.  It is definitely worth taking a look.

776 Barron Avenue – 3 Bedrooms | 2 Bathrooms | 1,781 SF House | 6,800 SF Lot | $1,798,000.  Recently remodeled home in the center of Barron Park.  I love this neighborhood (so much so that I’m moving there next month).  The home itself seems to have undergone a recent transformation in the kitchen, bathrooms, and bedrooms.  The parquet flooring seems a bit out of place, and I think remodeling different aspects of the home would have been more beneficial.  The home itself has a nice layout, and would make a nice starter home.  I wish the pool had been filled in, as it keeps the home from having an expansive backyard.  Oh well…the location allows for a quick walk to Barron Park Elementary, and the kids can always use the outdoor spaces there.

1180 Almanor Lane – 3 Bedrooms | 3 Bathrooms | 1,716 SF Unit | $193 / Month HOA Dues | $1,098,000.  Recently built, these town homes have been an interesting creation.  I like the modern feel but the several floors make it a chore to go up and down consistently.  The complex itself is quite nice, and the does are low.  The kitchens in the majority of these units are fairly small, and this one fits that bill.  If you’re looking for a nice entry point to Palo Alto and want a little more space (these units are large), then this is a good purchase.

2916 Ramona Street – 5 Bedrooms | 3 Bathrooms | 3,025 SF House | 7,061 SF Lot | $3,080,000.  Priced to move, this home has a lot going for it if you can look past some of the aesthetics.  There are several open spaces which flow well with the rest of the home, and the bedroom configuration upstairs is well situated for a larger family.  One downside to me was the kitchen.  It feels very small given the size of the house, and is not as impressive as I would like.  The backyard in this home is considerably large, as the house is located more toward the front of the lot.  Worth seeing if you have a larger family.

581 Addison Avenue – 4 Bedrooms | 3 Bathrooms | 2,462 SF house | 3,750 SF Lot | $2,300,000.  This home has an interesting layout.  About half of the house is located on the first floor, and the other half is located in the basement.  The easiest way to look at this house is to consider it a two bedroom, two bathroom home with a livable basement.  The location is nice, but given the lot size and corner location, it does feel small.  The price, to me, feels big.

3890 La Donna Avenue – 2 Bedrooms | 1 Bathroom | 1,292 SF House | 5,850 SF Lot | $1,088,000.  Cute story: I used to door knock this neighborhood, and the old owner used to invite me in to chat.  Lovely older lady.  This home has not seen many upgrades throughout the years, and will feel a little small for most.  The lot size is also on the smaller side, but the backyard has a very private feel.  For an entry level home, this is not a bad purchase, but be prepared to do some work once you move in.  The home is priced to move, so get in while you can!

2175 Emerson Street – 2 Bedrooms | 2 Bathrooms | 1,957 SF House | 5,000 SF Lot | $2,395,000.  An amazing, albeit angular home in Old Palo Alto.  You can’t help but be impressed by the exterior of this home when you see it.  Inside, the home has many angles to both the walls and ceiling.  I have a mixed feeling about this.  Downstairs, it works, but upstairs it becomes an issue with the bedrooms.  The kitchen is really well done, and although the lot is on the smaller side, the cabana feel of the backyard makes the space feel very private.

328 Middlefield Road – 4 Bedrooms | 3 Bathrooms | 2,230 SF House | 5,600 SF Lot | $2,380,000.  New construction in North Palo Alto.  Located on Middlefield, which gets a fair amount of traffic/noise, this home could model for Restoration Hardware.  The interior spaces have a nice, airy feel to them and the touches are all modern without being over the top.  The kitchen was funky to me, as the dining table feels like it was just thrown in there.  The lot is smaller, so you’ll find that the garage takes up most of it.  If you’re looking for North Palo Alto and need four bedrooms, this may be an option, but to me the price feels big since the street gets so busy.

3172 Middlefield Road – 2 Bedrooms | 1 Bathroom | 998 SF Unit | $275 /Month HOA Dues | $650,000.  Don’t be fooled by the photo, this unit is worth seeing.  The complex has reasonably low HOA dues, and this townhouse, although on the smaller side, definitely has a workable floor plan.  I liked the downstairs configuration, since it allowed for a fair amount of space and seemed to work well for entertaining.  The upstairs is on the smaller side, with just the one shared bathroom, but it works.  Since there are not that many comparable sales for a unit like this, it will be interesting to watch.

4238 Rickeys Way, #R – 2 Bedrooms | 2.5 Bathrooms | 1,766 SF Unit | $265 per Month HOA Dues | $1,039,000.  I remember when this development was being built, and have always thought that it was a great starter option.  This unit is well laid out with large spaces throughout.  I like that the kitchen opens up well to the living room, and the ceilings are high to make the whole are feel large.  The construction on this complex was quick, but nonetheless these are some of the nicest newer units in Palo Alto.

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Palo Alto’s New Homes, May 31

The inventory has returned!  This week we saw 16 new homes hit the market, along with two investment properties and a few price reduction.  That’s a lot of action given that most weeks up this point have had about 10-14 new homes hit the market (on a good week).  See below for this week’s newest properties:

551 Maybell Avenue – 3 Bedrooms | 2 Bathrooms | 1,723 SF House | 7,140 SF Lot | $1,598,000.  Older but nicely taken care of home.  To me the home felt disjointed in several spaces, where you would see a slightly more modern look fused with an older design (exposed ceiling beams next to a more modern room).  I did like the layout of the home on the lot, which helped to create a large backyard.  Buyers for this property will want to become familiar with the possible large scale building project down the street.

1754 Emerson Street – 2 Bedrooms | 2 Bathrooms | 1,160 SF House | 5,000 SF Lot | $1,688,000.  Cute starter home in Old Palo Alto. This lightly remodeled home checks all the boxes for a great starter home.   The feel is spacious for the size and the rooms are well laid out and have an open feel. The backyard feels extremely private, and given that the location is in a fairly good section of Old Palo Alto, expect this home to move fairly quickly.

784 Palo Alto Avenue – 3 Bedrooms | 2 Bathrooms | 1,996 SF House | 5,170 SF Lot | $2,195,000.  This is a neat home, if for no other reason than the man-cave/basement.  I liked the overall flow and the oversized entryway.  I’m not a big fan of the spiral staircase, but it was a good way to place the staircase without taking up too much room in the house.  I really like Palo Alto Avenue, since it is a private feeling street.  But most importantly, the basement.  The ceiling is high enough that you can walk around without leaning over, and it’s oversized so there’s plenty of space to make a great kid’s room, hang out area, etc.  Altogether, a neat home.

816 Ames Avenue – 4 Bedrooms | 3.5 Bathrooms | 2,893 SF House | 7,227 SF Lot | $2,788,888.  New construction in South Palo Alto.  I’m not the biggest fan of corner lots, but this home did a good job of making the home feel estate-like by adding so much of a front yard.  Some of the green features made a lot of sense, and the open spaces added a nice feel to the property.  The home is definitely a good match for a lover of modern design.  I didn’t expect to like this home, but I ended up walking out and really liking it.  Expect this property to fly off the shelves; it’s new construction and priced like an older home.

2141 Princeton Street – 4 Bedrooms | 4 Bathrooms | 1,831 SF House | 4,625 SF Lot | $1,598,000.  If you love the feel of college terrace, this home will be a good match.  The feel of the home and interior is very college terrace (bungalow feel but in a tree-lined, young feeling street).  Three of the bedrooms are en suite, and so this property would also make a good rental for a few college kids.  The floorplan is a bit disjointed, but altogether it is a nice property for the area.

1820 Bryant Street – 5 Bedrooms | 4.5 Bathrooms | 3,487 SF House | 6,400 SF Lot | $4,100,000.  This property was sold in December of last year.  Since that time, there has been some light remodeling to the bathrooms.   The home is definitely nice.  The bedrooms are oversized, and although the downstairs has a segmented floorplan, the rooms are large which compensates well for a sometimes compartment like feel.  I’m curious to see how this property does on the market, as it is a good indicator of appreciation for the area.

215 Lowell Avenue – 7 Bedrooms | 6.5 Bathrooms | 12,825 SF House | 37,462 SF Lot | $23,000,000.  I’ve been following this property off market for a while (like, months), and now it is finally out in the open.  One of the largest lots in Palo Alto, this enormous home is pretty remarkable.  The interior feels over the top at times, as it stays true in many aspects to the period it was built (1916).  Meticulously maintained and discreetly upgraded throughout, this home is quite impressive.  It is definitely worth taking a look.

776 Barron Avenue – 3 Bedrooms | 2 Bathrooms | 1,781 SF House | 6,800 SF Lot | $1,798,000.  Recently remodeled home in the center of Barron Park.  I love this neighborhood (so much so that I’m moving there next month).  The home itself seems to have undergone a recent transformation in the kitchen, bathrooms, and bedrooms.  The parquet flooring seems a bit out of place, and I think remodeling different aspects of the home would have been more beneficial.  The home itself has a nice layout, and would make a nice starter home.  I wish the pool had been filled in, as it keeps the home from having an expansive backyard.  Oh well…the location allows for a quick walk to Barron Park Elementary, and the kids can always use the outdoor spaces there.

1180 Almanor Lane – 3 Bedrooms | 3 Bathrooms | 1,716 SF Unit | $193 / Month HOA Dues | $1,098,000.  Recently built, these town homes have been an interesting creation.  I like the modern feel but the several floors make it a chore to go up and down consistently.  The complex itself is quite nice, and the does are low.  The kitchens in the majority of these units are fairly small, and this one fits that bill.  If you’re looking for a nice entry point to Palo Alto and want a little more space (these units are large), then this is a good purchase.

2916 Ramona Street – 5 Bedrooms | 3 Bathrooms | 3,025 SF House | 7,061 SF Lot | $3,080,000.  Priced to move, this home has a lot going for it if you can look past some of the aesthetics.  There are several open spaces which flow well with the rest of the home, and the bedroom configuration upstairs is well situated for a larger family.  One downside to me was the kitchen.  It feels very small given the size of the house, and is not as impressive as I would like.  The backyard in this home is considerably large, as the house is located more toward the front of the lot.  Worth seeing if you have a larger family.

581 Addison Avenue – 4 Bedrooms | 3 Bathrooms | 2,462 SF house | 3,750 SF Lot | $2,300,000.  This home has an interesting layout.  About half of the house is located on the first floor, and the other half is located in the basement.  The easiest way to look at this house is to consider it a two bedroom, two bathroom home with a livable basement.  The location is nice, but given the lot size and corner location, it does feel small.  The price, to me, feels big.

3890 La Donna Avenue – 2 Bedrooms | 1 Bathroom | 1,292 SF House | 5,850 SF Lot | $1,088,000.  Cute story: I used to door knock this neighborhood, and the old owner used to invite me in to chat.  Lovely older lady.  This home has not seen many upgrades throughout the years, and will feel a little small for most.  The lot size is also on the smaller side, but the backyard has a very private feel.  For an entry level home, this is not a bad purchase, but be prepared to do some work once you move in.  The home is priced to move, so get in while you can!

2175 Emerson Street – 2 Bedrooms | 2 Bathrooms | 1,957 SF House | 5,000 SF Lot | $2,395,000.  An amazing, albeit angular home in Old Palo Alto.  You can’t help but be impressed by the exterior of this home when you see it.  Inside, the home has many angles to both the walls and ceiling.  I have a mixed feeling about this.  Downstairs, it works, but upstairs it becomes an issue with the bedrooms.  The kitchen is really well done, and although the lot is on the smaller side, the cabana feel of the backyard makes the space feel very private.

328 Middlefield Road – 4 Bedrooms | 3 Bathrooms | 2,230 SF House | 5,600 SF Lot | $2,380,000.  New construction in North Palo Alto.  Located on Middlefield, which gets a fair amount of traffic/noise, this home could model for Restoration Hardware.  The interior spaces have a nice, airy feel to them and the touches are all modern without being over the top.  The kitchen was funky to me, as the dining table feels like it was just thrown in there.  The lot is smaller, so you’ll find that the garage takes up most of it.  If you’re looking for North Palo Alto and need four bedrooms, this may be an option, but to me the price feels big since the street gets so busy.

3172 Middlefield Road – 2 Bedrooms | 1 Bathroom | 998 SF Unit | $275 /Month HOA Dues | $650,000.  Don’t be fooled by the photo, this unit is worth seeing.  The complex has reasonably low HOA dues, and this townhouse, although on the smaller side, definitely has a workable floor plan.  I liked the downstairs configuration, since it allowed for a fair amount of space and seemed to work well for entertaining.  The upstairs is on the smaller side, with just the one shared bathroom, but it works.  Since there are not that many comparable sales for a unit like this, it will be interesting to watch.

4238 Rickeys Way, #R – 2 Bedrooms | 2.5 Bathrooms | 1,766 SF Unit | $265 per Month HOA Dues | $1,039,000.  I remember when this development was being built, and have always thought that it was a great starter option.  This unit is well laid out with large spaces throughout.  I like that the kitchen opens up well to the living room, and the ceilings are high to make the whole are feel large.  The construction on this complex was quick, but nonetheless these are some of the nicest newer units in Palo Alto.

Palo Alto’s New Homes, May 24

Who hit the brakes?  Just like that, a slow week for inventory.  Don’t be surprised by the smaller showing this week; Memorial Day is the culprit.  Agents are typically less inclined to bring property on the market this week, as many families will be out of town.  See below for this week’s new homes:

OFF MARKET - Old Palo Alto | 5 Bedrooms |7,500 SF Lot | ~$5,5000,000.  Newer construction in Old Palo Alto.  Layout and feel are both impressive, and the home is quite large.  Generous spaces inside the home and an impressive kitchen.  If you’re looking for a prime location and large home, this might be a great match.

271 Ely Place - 3 Bedrooms | 2 Bathrooms | 1,537 SF House | 8,740 SF Lot | $1,550,000.  Standard Eichler layout for a 3 bedroom home.  The home has only been slightly remodeled, but appears to be well maintained.  What I liked most about this home is the large lot and big backyard.  With a little work, this home could be made modern and the backyard would be a big bonus.  There is some street noise, but it is not too strong.

875 Mockingbird Lane - 4 Bedrooms | 3 Bathrooms | 3,300 SF House | 43,560 SF Lot | $3,295,000.  Mostly original rancher home at the bottom of Palo Alto Hills.  These homes are interesting, as they are a balance of large lot size and road noise.  This section of Palo Alto Hills is just outside Gunn High School, so it’s not truly “in the hills” per say.  I liked the interior spaces and the layout of the home.  Assuming the bones are solid, the home could become something special with a large remodel.  The grounds are also nice and fairly level so there’s a lot of opportunity to expand or change up the look of the lot.

 

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Palo Alto’s New Homes, May 24

Who hit the brakes?  Just like that, a slow week for inventory.  Don’t be surprised by the smaller showing this week; Memorial Day is the culprit.  Agents are typically less inclined to bring property on the market this week, as many families will be out of town.  See below for this week’s new homes:

OFF MARKET - Old Palo Alto | 5 Bedrooms |7,500 SF Lot | ~$5,5000,000.  Newer construction in Old Palo Alto.  Layout and feel are both impressive, and the home is quite large.  Generous spaces inside the home and an impressive kitchen.  If you’re looking for a prime location and large home, this might be a great match.

271 Ely Place - 3 Bedrooms | 2 Bathrooms | 1,537 SF House | 8,740 SF Lot | $1,550,000.  Standard Eichler layout for a 3 bedroom home.  The home has only been slightly remodeled, but appears to be well maintained.  What I liked most about this home is the large lot and big backyard.  With a little work, this home could be made modern and the backyard would be a big bonus.  There is some street noise, but it is not too strong.

875 Mockingbird Lane - 4 Bedrooms | 3 Bathrooms | 3,300 SF House | 43,560 SF Lot | $3,295,000.  Mostly original rancher home at the bottom of Palo Alto Hills.  These homes are interesting, as they are a balance of large lot size and road noise.  This section of Palo Alto Hills is just outside Gunn High School, so it’s not truly “in the hills” per say.  I liked the interior spaces and the layout of the home.  Assuming the bones are solid, the home could become something special with a large remodel.  The grounds are also nice and fairly level so there’s a lot of opportunity to expand or change up the look of the lot.

 

116 Blackburn Avenue, Menlo Park

Open House Sunday, May 25th 1:30 to 4:30

A
white picket fence invites you to this charming Willows home. Lovely 3/1 bath
main house with dual pane windows, plantation shutters and recessed lighting.
The remodeled study has a full bath, loft area, kitchenette and French doors
that open to a lovely tile patio with an amazing wisteria vine, perfect for
alfresco dining. Corner lot with large front yard and mature landscaping.

A Realtor Buys a House, Part 10 – What Have We Done?!?

We got the house. For more than I wanted to pay, I reconciled
with myself that we were getting a unique location, almost ½ acre of mostly
usable space and a very private setting where we can only see two other houses
from the backyard. The house is funky, but in a way that really works for us.
The garage is behind and below the house (it’s kind of a ranch with a walk out
basement out the back), so the roof of the garage is a big deck (almost 900sf!)
that overlooks the yard and a stand of oak trees that lines the perimeter of
the property. The house was remodeled and updated at various times, so it has
an updated kitchen / small great room with a fireplace, 2 out of three
bathrooms are new, recessed lighting throughout, and the rest is somewhere
between original from the 1950’s and current. Just funky enough to be fun and cool. We
will need to do a minimal amount of work to move in, and then we will see about
the rest. I have ideas and plans of course.

More pressingly, we are in contract on a new house, our
current house is not ready for market and then we have a rental property as
well. We are three weeks away from owning three homes and we still have the
occasionally grumpy 6 week old.

No stress, no stress at all.

What would you tell your client, Chris?

I hope you enjoyed this little slice of life. We don’t have
any magic or unfair advantage in the housing market. I didn’t do anything in
this scenario that I don’t do for clients all the time, and the same goes for
most agents. Buying a house is tough, selling one is too, especially in the current market. That is why we value
our homes so much.

At the same time, it is both a great time to buy and sell.
While the market competition is hot and prices are up (good for sellers),
mortgages are still near record lows (good for buyers). We are paying less than 4% on our new
mortgage, which allowed us to get a bigger, better house in a better
neighborhood for the same payment relative to a couple of years ago. In our
little brokerage of 14 agents, FOUR of us have bought houses for ourselves this
year. If agents are buying, it’s probably a good time to do so.

At the same time, price have risen significantly in over the
past couple of years, and are mostly above the peak of 2007. We are seeing more
relative demand and less inventory across almost all price points than we have
in years, and that looks to be stable for another year until rates are expected
to start climbing.

The hard part is making the transition. With so much
competition, how do you make an offer contingent on selling your home, where do
you move, how do you move?

Stay Tuned for the other half of the adventure: A Realtor
Sells A House.

Palo Alto’s New Homes, May 17

Inventory was strong this week in Palo Alto.  18 new homes hit the market, and their prices ranged from entry level to high end.  See below for this week’s new homes:

2463 Aztec Way – 3 Bedrooms | 2 Bathrooms | 1,620 SF House | 6,000 SF Lot | $1,298,000.  If you are undaunted by road noise, this may be a great home to purchase as a starter or family home.  The home is priced low to draw multiple offers.  The house has undergone a quick remodel but in all the right places.  The bathrooms and kitchen have been updated, and the floors refinished.  The backyard felt a little jumbled to me, and I would have liked more of a lawn.  The bedrooms were a nice size, and floor plan will work well for a smaller family.

2740 Kipling Street – 3 Bedrooms | 2 Bathrooms | 1,358 SF House | 5,750 SF Lot | $1,498,000.  Mostly original condition starter home in Midtown.  This particular street is one of my favorite Midtown areas because of the quiet, serene setting, and trees overhanging much of the road.  The home needs an extensive remodel, but does have a functional, easy floor plan.  Given the home size and location, I think this home is priced very close to market value.

2020 Tasso Street – 4 Bedrooms | 3 Bathrooms | 2,584 SF House | 7,370 SF Lot | $2,875,000.  Older home in a fantastic location.  Although I like the Spanish Revival style in Palo Alto’s homes, I must say that I do prefer it when that theme is held throughout the home.  A few of the bathrooms and the kitchen break from this theme, and it makes the home feel funky.  With that said, I think this home could be something really special by remodeling those rooms to match the home.   Given the size of the home, location, and  lot for the price, expect this home to sell fairly quickly.

1212 Fulton Street – 4 Bedrooms | 3.5 Bathrooms | 3,700 SF House | 5,600 SF Lot | $3,295,000.  Something to note: the main home is 3,100 SF and the cottage is 600 SF.  This home has a nice, segmented layout with many formal areas.  The home and cottage could use some updating, and the spiral staircase in the guest house made me nervous.  However, this would make a fun home for a family with teenagers.  Let them take over the guest house, and live in peace at the main home.

185 Cowper Street – 3 Bedrooms | 1 Bathroom | 1,288 SF House | 5,000 SF Lot | $1,200,000.  Original bungalow in North Downtown Palo Alto.  The lot size is actually fairly large for this neighborhood, but the home is almost entirely in original condition from 1914.  Some small updates have been made through the years, but expect to come in and do some serious remodeling.  In my opinion, the best use of the home would be to tear it down and build new.

272 Carolina Lane – 4 Bedrooms | 2 Bathrooms | 1,635 SF House | 6,325 SF Lot | $1,295,000.  Standard 4 bedroom Eichler floor plan.  This home seems to have undergone a fairly rapid and light remodel.  Priced to sell quickly, this home will definitely need some updating to get it up to the times.  One really neat perk of this home is the well kept and sizable backyard.

101 Alma Street #206 – 1 Bedroom | 1 Bathroom | 913 SF Unit | $625 per Month HOA | $688,888.  Mostly original unit in the 101 Alma Building.  Given the size, location and price of this unit, the price feels very big to me.  Being on the second floor is nice, but lacks the view of the higher levels.  The unit, although large for a 1 bedroom, will need some major upgrades.

3472 Rambow Drive – 4 Bedrooms | 3.5 Bathrooms | 2,019 SF House | 6,001 SF Lot | $1,895,000.  Newer construction in Midtown.  One of the major pluses of this home is the open feel.  The kitchen and dining area are also well spaced out and provide lots of room to entertain.  The upstairs bedrooms are mostly well sized.  I thought the fourth bedroom was a little small.  The big drawback of this home is the concrete backyard.  I would have liked to see some more green space.  Given the age of the home and the price, don’t expect it to last long on the market.

309 Emerson Street – 3 Bedrooms | 2.5 Bathrooms | 2,000 SF House | 3,049 SF Lot | $2,700,000.  Surprisingly large home with a smaller lot in Downtown Palo Alto.  The remodel on this home looked quickly pieced together, and some of the spaces, especially in the downstairs, felt a little cramped.  The location of this home is one of the big draws, as it puts you near downtown Palo Alto.  It was hard for me to get over the smaller lot size.  However, for an individual looking for townhouse style living, but without the monthly HOA, this could be a nice option.

1020 Channing Avenue – 5 Bedrooms | 3 Bathrooms | 3,501 SF House | 7,650 SF Lot | $3,195,000.  Fairly new craftsman style home in Community Center.  This home has a very comfortable and airy feel to it as you enter.  I like that there is a mix of formal living spaces, paired with an open kitchen and great room.   The upstairs spaces are well laid out and spacious.  Even the fifth bedroom had ample space, which is rare.  Given the newer age of the home and excellent location/layout, expect this home to sell quickly.

755 Forest Avenue – 3 Bedrooms | 2 Bathrooms | 1,256 SF House | 5,000 SF Lot | $1,495,000.  Older home in almost entirely original condition.  This home could make a nice starter home for a young couple or small family.  There is some potential in the home if one was willing to remodel the floors, kitchens, bathrooms, wiring, etc.  For this particular home, I would consider a remodel rather than a build, as the floor plan is already fairly open and nice.

543 Seale Avenue – 5 Bedrooms | 4.5 Bathrooms |3,668 SF House | 10,000 SF Lot | $4,450,000.  Tucked away home in prime Old Palo Alto.  For someone wanting a little extra privacy but a fantastic location, this home could be a nice match.  The home retains some features that date it to the early 90′s (see staircase railings), but has a lot of charm.  This home could use some light remodeling, especially in the bathrooms, but the spaces feel open and big.  The outside is really special, as there are several places to gather and also a lot of nice green space.

140 Kellogg Avenue – 2 Bedrooms | 2 Bathrooms | 1,248 SF House | 5,000 SF Lot | $1,350,000.  This home has the potential to be really neat with a little work.  Although the house is very angular and is a bit dated throughout, with a proper remodel the home could shine.  There is extra privacy (at the expense of a small lot feel) due to the fact that the home is on a flag lot.  A nice option as a starter home for those willing to do a little work, this home could work out well for a young family.

105 Lowell Avenue – 3 Bedrooms | 2 Bathrooms | 1,146 SF House | 5,000 SF Lot | $1,199,000.  Priced to move, this 3 bedroom home has seen many upgrades.  I wanted to like this home more, but I felt that the property was very dark.  The dark hardwood floors overpowered the rest of the remodel, and the darker cherry cabinets and darker tile don’t help to lighten the home.  Although this home appears to be an Eichler, it is not, so you’ll want to be thorough about checking on the home condition.

845 Talisman Drive – 4 Bedrooms | 3 Bathrooms | 2,096 SF House | 8,042 SF Lot | $2,395,000.  Renovated Eichler in South Palo Alto.  Don’t let the quiet exterior of the home fool you; this home is really well done inside.  I am usually not the biggest fan of Eichler homes, but this interior blew me away.  Nicely remodeled, the owners were able to take away some of the negatives of the Eichler style (galley style kitchen, for example).  The floor plan is fairly standard for an atrium style, 4 bedroom Eichler, but he details were well executed.

3758 Nathan Way – 4 Bedrooms | 3 Bathrooms | 1,900 SF House | 10,000 SF Lot | $1,750,000.  Fairly well remodeled Eichler style home built by Brown & Kaufmann.  With homes built by Brown & Kaufmann, you’ll want to be thorough when you go through the property inspection.  As for the home itself, I think the remodel was well done to make the home more modern.  The skylights add a nice touch to the living and dining areas.  The fourth bedroom and third bedroom felt small to me.

1095 Metro Circle – 3 Bedrooms | 1 Bathroom | 1,118 SF House | 6,435 SF Lot | $1,295,000.  Located within walking distance to Greer Park, this Eichler has the standard 3 Bedroom, 1 Bathroom layout arranged with a hallway heavy configuration.  I like that the remodel opened up the kitchen (fairly common remodel for this floor plan) but think that more mellow colors for the lighting and slightly darker cabinets would have better helped the appearance.  Definitely a good option for a starter home if being near the park and having a large lot are important.  Keep in mind that the size of the home equates to smaller bedrooms.

929 Paradise Way – 5 bedrooms | 4 Bathrooms | 4,600 SF House | 10,890 SF Lot | $3,749,000.  I must say, this is easily my favorite home from this week’s tour and one of my favorites this year.  An excellent family home on one of Barron Park’s best streets, this home has it all.  The large, open kitchen feeds out into a large, almost Tahoe-esque living room, which all opens up very well to the backyard.  The basement is set up as a media room with one bedroom and bathroom off to the side.  Upstairs, the master bedroom is large but not overly done, and two other bedrooms share a larger, well remodeled bathroom.  At only 13 years old, this home is a must see and a rare find for the area.

photo cropped

Palo Alto’s New Homes, May 17

Inventory was strong this week in Palo Alto.  18 new homes hit the market, and their prices ranged from entry level to high end.  See below for this week’s new homes:

2463 Aztec Way – 3 Bedrooms | 2 Bathrooms | 1,620 SF House | 6,000 SF Lot | $1,298,000.  If you are undaunted by road noise, this may be a great home to purchase as a starter or family home.  The home is priced low to draw multiple offers.  The house has undergone a quick remodel but in all the right places.  The bathrooms and kitchen have been updated, and the floors refinished.  The backyard felt a little jumbled to me, and I would have liked more of a lawn.  The bedrooms were a nice size, and floor plan will work well for a smaller family.

2740 Kipling Street – 3 Bedrooms | 2 Bathrooms | 1,358 SF House | 5,750 SF Lot | $1,498,000.  Mostly original condition starter home in Midtown.  This particular street is one of my favorite Midtown areas because of the quiet, serene setting, and trees overhanging much of the road.  The home needs an extensive remodel, but does have a functional, easy floor plan.  Given the home size and location, I think this home is priced very close to market value.

2020 Tasso Street – 4 Bedrooms | 3 Bathrooms | 2,584 SF House | 7,370 SF Lot | $2,875,000.  Older home in a fantastic location.  Although I like the Spanish Revival style in Palo Alto’s homes, I must say that I do prefer it when that theme is held throughout the home.  A few of the bathrooms and the kitchen break from this theme, and it makes the home feel funky.  With that said, I think this home could be something really special by remodeling those rooms to match the home.   Given the size of the home, location, and  lot for the price, expect this home to sell fairly quickly.

1212 Fulton Street – 4 Bedrooms | 3.5 Bathrooms | 3,700 SF House | 5,600 SF Lot | $3,295,000.  Something to note: the main home is 3,100 SF and the cottage is 600 SF.  This home has a nice, segmented layout with many formal areas.  The home and cottage could use some updating, and the spiral staircase in the guest house made me nervous.  However, this would make a fun home for a family with teenagers.  Let them take over the guest house, and live in peace at the main home.

185 Cowper Street – 3 Bedrooms | 1 Bathroom | 1,288 SF House | 5,000 SF Lot | $1,200,000.  Original bungalow in North Downtown Palo Alto.  The lot size is actually fairly large for this neighborhood, but the home is almost entirely in original condition from 1914.  Some small updates have been made through the years, but expect to come in and do some serious remodeling.  In my opinion, the best use of the home would be to tear it down and build new.

272 Carolina Lane – 4 Bedrooms | 2 Bathrooms | 1,635 SF House | 6,325 SF Lot | $1,295,000.  Standard 4 bedroom Eichler floor plan.  This home seems to have undergone a fairly rapid and light remodel.  Priced to sell quickly, this home will definitely need some updating to get it up to the times.  One really neat perk of this home is the well kept and sizable backyard.

101 Alma Street #206 – 1 Bedroom | 1 Bathroom | 913 SF Unit | $625 per Month HOA | $688,888.  Mostly original unit in the 101 Alma Building.  Given the size, location and price of this unit, the price feels very big to me.  Being on the second floor is nice, but lacks the view of the higher levels.  The unit, although large for a 1 bedroom, will need some major upgrades.

3472 Rambow Drive – 4 Bedrooms | 3.5 Bathrooms | 2,019 SF House | 6,001 SF Lot | $1,895,000.  Newer construction in Midtown.  One of the major pluses of this home is the open feel.  The kitchen and dining area are also well spaced out and provide lots of room to entertain.  The upstairs bedrooms are mostly well sized.  I thought the fourth bedroom was a little small.  The big drawback of this home is the concrete backyard.  I would have liked to see some more green space.  Given the age of the home and the price, don’t expect it to last long on the market.

309 Emerson Street – 3 Bedrooms | 2.5 Bathrooms | 2,000 SF House | 3,049 SF Lot | $2,700,000.  Surprisingly large home with a smaller lot in Downtown Palo Alto.  The remodel on this home looked quickly pieced together, and some of the spaces, especially in the downstairs, felt a little cramped.  The location of this home is one of the big draws, as it puts you near downtown Palo Alto.  It was hard for me to get over the smaller lot size.  However, for an individual looking for townhouse style living, but without the monthly HOA, this could be a nice option.

1020 Channing Avenue – 5 Bedrooms | 3 Bathrooms | 3,501 SF House | 7,650 SF Lot | $3,195,000.  Fairly new craftsman style home in Community Center.  This home has a very comfortable and airy feel to it as you enter.  I like that there is a mix of formal living spaces, paired with an open kitchen and great room.   The upstairs spaces are well laid out and spacious.  Even the fifth bedroom had ample space, which is rare.  Given the newer age of the home and excellent location/layout, expect this home to sell quickly.

755 Forest Avenue – 3 Bedrooms | 2 Bathrooms | 1,256 SF House | 5,000 SF Lot | $1,495,000.  Older home in almost entirely original condition.  This home could make a nice starter home for a young couple or small family.  There is some potential in the home if one was willing to remodel the floors, kitchens, bathrooms, wiring, etc.  For this particular home, I would consider a remodel rather than a build, as the floor plan is already fairly open and nice.

543 Seale Avenue – 5 Bedrooms | 4.5 Bathrooms |3,668 SF House | 10,000 SF Lot | $4,450,000.  Tucked away home in prime Old Palo Alto.  For someone wanting a little extra privacy but a fantastic location, this home could be a nice match.  The home retains some features that date it to the early 90′s (see staircase railings), but has a lot of charm.  This home could use some light remodeling, especially in the bathrooms, but the spaces feel open and big.  The outside is really special, as there are several places to gather and also a lot of nice green space.

140 Kellogg Avenue – 2 Bedrooms | 2 Bathrooms | 1,248 SF House | 5,000 SF Lot | $1,350,000.  This home has the potential to be really neat with a little work.  Although the house is very angular and is a bit dated throughout, with a proper remodel the home could shine.  There is extra privacy (at the expense of a small lot feel) due to the fact that the home is on a flag lot.  A nice option as a starter home for those willing to do a little work, this home could work out well for a young family.

105 Lowell Avenue – 3 Bedrooms | 2 Bathrooms | 1,146 SF House | 5,000 SF Lot | $1,199,000.  Priced to move, this 3 bedroom home has seen many upgrades.  I wanted to like this home more, but I felt that the property was very dark.  The dark hardwood floors overpowered the rest of the remodel, and the darker cherry cabinets and darker tile don’t help to lighten the home.  Although this home appears to be an Eichler, it is not, so you’ll want to be thorough about checking on the home condition.

845 Talisman Drive – 4 Bedrooms | 3 Bathrooms | 2,096 SF House | 8,042 SF Lot | $2,395,000.  Renovated Eichler in South Palo Alto.  Don’t let the quiet exterior of the home fool you; this home is really well done inside.  I am usually not the biggest fan of Eichler homes, but this interior blew me away.  Nicely remodeled, the owners were able to take away some of the negatives of the Eichler style (galley style kitchen, for example).  The floor plan is fairly standard for an atrium style, 4 bedroom Eichler, but he details were well executed.

3758 Nathan Way – 4 Bedrooms | 3 Bathrooms | 1,900 SF House | 10,000 SF Lot | $1,750,000.  Fairly well remodeled Eichler style home built by Brown & Kaufmann.  With homes built by Brown & Kaufmann, you’ll want to be thorough when you go through the property inspection.  As for the home itself, I think the remodel was well done to make the home more modern.  The skylights add a nice touch to the living and dining areas.  The fourth bedroom and third bedroom felt small to me.

1095 Metro Circle – 3 Bedrooms | 1 Bathroom | 1,118 SF House | 6,435 SF Lot | $1,295,000.  Located within walking distance to Greer Park, this Eichler has the standard 3 Bedroom, 1 Bathroom layout arranged with a hallway heavy configuration.  I like that the remodel opened up the kitchen (fairly common remodel for this floor plan) but think that more mellow colors for the lighting and slightly darker cabinets would have better helped the appearance.  Definitely a good option for a starter home if being near the park and having a large lot are important.  Keep in mind that the size of the home equates to smaller bedrooms.

929 Paradise Way – 5 bedrooms | 4 Bathrooms | 4,600 SF House | 10,890 SF Lot | $3,749,000.  I must say, this is easily my favorite home from this week’s tour and one of my favorites this year.  An excellent family home on one of Barron Park’s best streets, this home has it all.  The large, open kitchen feeds out into a large, almost Tahoe-esque living room, which all opens up very well to the backyard.  The basement is set up as a media room with one bedroom and bathroom off to the side.  Upstairs, the master bedroom is large but not overly done, and two other bedrooms share a larger, well remodeled bathroom.  At only 13 years old, this home is a must see and a rare find for the area.

A Realtor Buys a House, Part 9 – Oh No, It’s Cute!

This installment only makes sense if you go back and read
Part 8, so please do so now. It’s OK, I’ll wait….. I got home the night we saw
the house and said, ‘I’m assuming you didn’t like the house’.

Wife – “Oh, no, I really like it, I think we should make an offer”

Me, stunned – “Wow, you sure fooled me. Remind me to never play poker with
you.”

I wrote up an offer added in a pre-approval letter and then
called the agent and told her “Surprise, I have an offer for your clients for
their house”.

She had signed the listing so recently that she didn’t have
inspections done yet, so we had a couple of contingencies, but otherwise really
clean. I would tag along with the inspections the sellers had scheduled, but
from looking at it, I was pretty comfortable with the condition.

Even with being so early in the game, before she posted it
on MLS, there was still another offer.

You are kidding…..OK, more money, better terms, sell myself
like I’m selling a client, tell them things will go smoothly, etc.

Some negotiation.

Waiting.

More waiting.

More negotiation.

We got it.

Signed contract arrives.

WE GOT IT!!!!!!

Palo Alto’s New Homes, May 10

Inventory is still trickling along this week, with 13 new listings hitting the market.  Interestingly enough, almost every off-market property from the last few weeks has now sold, some even seeing multiple offers.  And with that said, let’s take a look at this week’s new properties:

101 Alma Street, #1001 - 2 Bedrooms | 2 Bathrooms | 1,216 SF Unit | $921 per Month HOA | $898,000.  A spacious unit in Downtown Palo Alto’s 101 Alma building.  Slightly more updated than most of the units we’ve seen from this building recently, this unit enjoys some very nice views and is high enough to enjoy the feel of living in a high rise.  I would look to remodel some of the appliances and surfaces in the kitchen.

3685 Laguna Avenue - 4 Bedrooms | 3 Full/2 Half Bathrooms | 5,900 SF House | 15,222 SF Lot | $4,998,000.  Quite a large property for the Barron Park neighborhood.  The home itself is smaller than the listed amount and is closer to 3,872 square feet.  The basement adds the extra space.  I like the comfortable layout of the home, but some aspects of the property, like the tile flooring on the first floor, could use some updating.  For what the home has to offer, the price feels big to me.

621 Alvarado Row - 4 Bedrooms | 2.5 Bathrooms | 2,171 SF House | 12,600 SF Lot | $1,475,000.  STANFORD FACULTY/STAFF ONLY.  Neat 3 bedroom house with a studio cottage in the back.  The home could use some updating, especially in the bathrooms and kitchen, but altogether the lot size and home are impressive.  Look to do some remodeling, but you can’t beat the size of the home for the price.

225 Lincoln Avenue - 5 Bedrooms | 4 Full/2 Half Bathrooms | 4,735 SF House | 6,825 SF Lot | $4,395,000.  Brand new designer home in Professorville.  Located on one of most exclusive blocks of this neighborhood, this particular home has a lot to offer.  I liked the open spaces this home offered, and the finishes are nice but not over the top.  The one car garage was the only thing that hurts this property for me.

2154 Saint Francis Drive - 3 Bedrooms | 2 Bathrooms | 1,714 SF House | 6,400 SF Lot | $1,498,000.  Nicely updated Eichler in the Duveneck area.  The home itself has the standard 3 bedroom, 2 bathroom layout with a master bathroom and one bathroom in the hallway between the master and other bedrooms.  The remodel on this home is well done, albeit quickly.   Given the pricing on this property, expect it to move quickly.

410 Sheridan Avenue, #101 - 1 Bedroom | 1 Bathroom | 812 SF Unit | $432 per Month HOA | $499,000.  Located near California Avenue, this section of college terrace is great for young people and new families.  The unit itself is fairly well remodeled, but this complex has had a fair number of issues over the past few years.  I would do some research on the building before offering.  With that in mind, this could be a nice starter condo for someone looking for a long term property.

580 Addison Avenue - 5 Bedrooms | 5 Bathrooms | 3,756 SF House | 5,750 SF Lot | $3,495,000.  A well remodeled and nicely sized home on Addison.  I liked the large open spaces and generous sizing for the bedrooms.  The floor plan seemed a bit funky at times, and there are more formal spaces than we typically see with newer construction.  If you can look past the tenant’s personal belongings, there is a lot that this home has to offer.

280 Waverley Street - 2 Bedrooms | 1 Bathroom | 865 SF Unit | $375 per Month HOA | $595,000.  This unit was my favorite of tour and is definitely well priced.  The HOA dues are fairly low for the area, and the unit itself would make a great starter.  Expect to get your hands dirty, as this home needs a full remodel.  Nonetheless, property near Johnson Park is highly desirable, so if you’re in the market for a starter condo, make sure to look at this property.

153 South California Avenue, #F217 - 2 Bedrooms | 1 Bathroom | $565 per Month HOA | $699,000.  Nicely sized unit with some upgrades throughout.  I would say that this unit will be well suited for a small family.  The complex itself is quite large and easy to get lost in, but the location is great for those who want to walk to everything.  There will be some noticeable train noise, but given the price and sizing, it’s not a bad option.

160 Churchill Avenue - 4 Bedrooms | 3.5 Bathrooms | 2,940 SF House | 7,500 SF Lot | $2,998,000.  Don’t let the initial photos of this home fool you!  There location in Old Palo Alto is not an A+, as Churchill gets some traffic, road noise, and train noise on the 100 block, but this property is a strong option for someone looking to enter this neighborhood.  I really liked the size of the family, living room and kitchen.   The lot size is also a little oversized, which gives the home a nice entryway and yard.

2793 Kipling Street - 2 Bedrooms | 1 Bathroom | 1,064 SF House | 5,764 SF Lot | $1,700,000.  This starter home would make a great option for anyone looking to do a little adding on to a property.  At just over 1,000 SF, this home could work for a small family or couple.  However, the lot size, which is a little small, is well positioned on the lot, allowing for a decently sized yard.  My top pick for an investment property this week.

4250 El Camino Real, #207 - 1 Bedroom | 1 Bathroom | 885 SF Unit | $553 per Month HOA | $520,888.  An easy to miss complex which should not be overlooked.  This larger building offers a calm, retreat feel for its residents.  The unit itself has seen some remodeling, although much of it feels slapstick.  The bathrooms and kitchen are all workable, but could really shine with a little work.  The spaces also felt very angular to me, which made the unit feel small for its size.

2452 West Bayshore Road - 3 Bedrooms | 2 Bathrooms | 1,134 SF Unit | $559 per Month HOA | $699,000.  Nicely done and totally remodeled unit on Bayshore near Highway 101 and Oregon Expressway.  I usually am not a fan of this building, but the remodel was so well done on this unit that I think it will be a hit.  This turn key residence would make a great rental unit or home for a small family.  Make sure to look into the HOA with this building, and the management company, Compass Management, to make sure that they’re a good fit.