And just like that, August is upon us. This is likely to be the last big week of inventory until September comes rolling around. This week we saw a lot of property starting to come out for sale in South Palo Alto, along with a wonderful property in Professorville and some great newer construction in Midtown. See below for this week’s new homes:
3238 Waverley Street – 6 Bedrooms | 4 Bathrooms | 3,737 SF House | 6,250 SF Lot | $3,198,000. Newer construction in Midtown. The floor plan on this home is really well suited for a large family. Happily, I found the design on this newer construction to be nicely laid out rather than cramped in certain areas. The living room has a really nice feel to it, and the kitchen is top notch. My only complaint, which is impossible to fix, is that the house feels extremely large for its lot size.
1560 Mariposa Avenue – 3 Bedrooms | 2 Bathrooms | 1,900 SF House | 6,000 SF Lot | $2,180,000. Charming home in Southgate. I love this neighborhood, as all the houses seem to have their own bit of character. This home is no different. Although on the smaller side, this home has a reasonably large lot for this particular neighborhood. The surfaces could all use some modernizing, and the kitchen felt cramped to me. One thing to keep in mind with this neighborhood is that there is definitely noticeable noise from the train, and some noise from Alma does get through.
3949 Park Boulevard – 3 Bedrooms | 1 Bathroom | 1,228 SF House | 6,678 SF Lot | $928,000. Older home with an Eichler-esque feel to it. Park Boulevard is an interesting street because sections of it are not so nice, and other parts are wonderful. This particular section of Park Boulevard is the nicer part. The home itself has some obvious work to do, from removing the wood paneling which prevails in the property to re-landscaping certain spots. The biggest drawback of this home is the family room which is obviously a conversion. Since the living room is quite large, that room feels unnecessary and detracts from the open but cozy feel of the home.
3553 Alma Village Circle – 3 Bedrooms | 2.5 Bathrooms | 1,754 SF Unit | $245 per Month HOA | $1,798,880. This townhouse feels like a home. I liked the layout on this new construction, but the complex itself is somewhat of a cramped complex. The layout on this unit flows well, but the unit feels very basic in the way its spread out. The upstairs bedrooms are sized fairly well, but the third bedroom could have been larger. Buying one of these units is somewhat of a gamble given how press the units have received during their construction.
125 Hawthorne Avenue – 2 Bedrooms | 1 Bathroom | 1,306 SF House | 5,340 SF Lot | $2,000,000. Older, but well updated home in the Downtown North neighborhood. Although the home is definitely livable, the real money in this property is in the zoning. I would check to see if there is a historical rating on this home with the city and then look to develop the property. The lot is on the smaller side at 5,340 SF. The home itself appears to be well maintained, but at 77 years old, make sure to pick at the disclosures.
4211 Rickeys Way #A – 3 Bedrooms | 2.5 Bathrooms | 2,214 SF Unit | $299 per Month HOA | $1,548,000. I really like the way this complex was built, and think these units are wonderful. This particular unit is one of the larger floor plans in the complex at 3 bedrooms, and the location within the complex is solid. The first floor feels a bit small in the living room, but the kitchen is well set up and flows well. The upstairs bedrooms are not bad, but the bathrooms are on the smaller side. The HOA on this complex is, from my last recollection, a strong plus. The pricing feels big to me, but given the size, it will be interesting to see where it sells.
2577 Louis Road – 2 Bedrooms | 1 Bathroom | 1,162 SF House | 10,783 SF Lot | $1,798,000. Palo Alto’s funkiest kitchen in a nice starter home. One of the obvious draws to this property is the lot size, but the home itself has its own charm. As an expansion project, it would be a good option. Most of the home is fairly dark, and given the age of the home, it might be an interesting project to update the wiring. For a smaller home, the layout is well thought out to maximize the family room and bedrooms. Unfortunately, the kitchen space and bathroom space suffer for it. This home will be a nice purchase for someone looking to expand an older home, or build new.
850 Loma Verde Avenue – 3 Bedrooms | 2 Bathrooms | 1,561 SF House | 6,019 SF Lot | $1,425,000. This home would be a great option for a young couple looking to entertain groups. The layout of the home is not bad, but feels disjointed in several places. The big sell on this property is that the backyard is sizable given the orientation of the home on the lot. The remodel on this home was pretty quickly done, but all the right things were updated. Pick it up soon and you’ll still have time to barbecue for Labor Day!
251 Lincoln Avenue – 5 Bedrooms | 2.5 Bathrooms | 3,400 SF House | 7,880 SF Lot | $3,800,000. Very neat, older home in Professorville, one of Palo Alto’s premier neighborhoods. I absolutely loved this home. The home could use some contemporary updates, but for the most part, I like that the remodeling did not diverge too far from the home’s older feel. The bedrooms in this home are all well sized, and although there aren’t many bathrooms in this home for the number of bedrooms, the are unique. The lot size on this home is also larger, so there is ample space in the backyard (but it could be landscaped differently). If you’re in the market for a larger home in Professorville, I would jump on this because it won’t last long.
3198 Fallen Leaf Street – 4 Bedrooms | 4 Bathrooms | 2,340 SF Unit | $131 per Month HOA | $1,385,000. If you don’t mind stairs and some freeway noise, this unit is fantastic. It’s well sized and designed to maximize open spaces while embracing a modern feel. Young professionals will find this home an excellent option. Given the number of bedrooms, the space is also flexible and could work for a family. My only real complaint is the kitchen layout, which feels somewhat jarring given how it’s placed in the unit. I would have opened it up a bit more so that the flow would improve.
937 Ilima Way – 4 Bedrooms | 2 Bathrooms | 1,850 SF House | 6,038 SF Lot | $1,785,000. Well updated rancher home on one of Barron Park’s premier streets. Personally, this is my favorite street in Barron Park. this tree-lined street is a wonderfully friendly and charming section of the neighborhood. This particular home is well updated, and they did a nice job updating the kitchen so that you can look out the front window. The bedrooms are fairly small on this home, but they work. Although the countertops have been updated, more work will likely be done to update the bathrooms and flooring in some areas. This home will make someone a wonderful family home.
424 Homer Avenue – 5 Bedrooms | 3 Bathrooms | 2,200 SF House | 3,920 SF Lot | $2,875,000. I’m often asked how it is possible to charge so much for a home of this size. Think about it this way: if you were to live across the street at the Woodmark, you’d be paying a similar amount for a similarly sized condo, and also paying almost $800 per month in HOA Dues. With that in mind, this particular home is well sized and has a ton of bedrooms. The main problem is that most of the living spaces feel small. This is likely because the main priority seems to be adding bedrooms rather than open spaces. This home is currently being used as a duplex, but would be very easy to convert back to a single family home.
715 Charleston Court – 6 Bedrooms | 2.5 Bathrooms | 2,830 SF House | 8,918 SF Lot | $2,198,000. Nicely sized home and lot in South Palo Alto. For a larger family, look no further. This home has room to spare and the sixth bedroom is an anomaly. I really liked the layout and the backyard’s configuration. The way the pool is set up makes it a benefit for entertaining groups. The location is nice, although there is a lot of commercial use properties nearby. I especially liked the kitchen set up, which was obviously designed with family meals and watching children in mind. Altogether a great property for a larger family.
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