Category Archives: Palo Alto

Palo Alto’s New Homes, August 30

Iiiiiiiiiit’s back! Your new home reviews are back as of this week. I’ve been on vacation and thus the new home write ups have suffered. All is now well and you can expect to see these reports each week.

This week has been slow, which I expected due to the holiday on Monday. Expect to see an onslaught of homes hitting the market starting next week and continuing until late October. We’re officially in the second part of the selling season!

See below for this week’s new homes:

OFF MARKET – Barron Park | 1,500 SF House | 11,250 SF Lot | Guest House | $2,195,000. Lightly remodeled home on one of the nicest streets in Barron Park. A larger lot size on this property means that there is some space to expand. The home is mostly older, but appears to be in reasonable shape. The home also includes a small but usable guest house.

101 Alma Street #207 – 3 Bedrooms | 2.5 Bathrooms | 1,855 SF Unit | $1,072 per Month HOA | $1,199,000. Nicely remodeled corner unit on the second floor of this larger building. Although I am not a big fan of this development because of the interior layout and extremely high HOA Dues, this particular unit was quite nice. The three bedroom units in this building are quite large, and this unit’s remodel made the spaces feel bright and open. If you’re looking for a downtown location and don’t mind the building’s apartment-like feel or high HOA dues, this unit is a winner.

252 Colorado Boulevard – 5 Bedrooms | 3.5 Bathrooms | 2,879 SF House | 8,470 SF Lot | $2,695,000. Large residence in Midtown. This newer build has fantastic curb appeal and tons of nice interior spaces. Although the property is located on a busy street with arterial roads nearby (Alma, El Camino and Oregon Expressway), the residence is quiet inside. The floor plan is not as open as many modern houses, but there is ample space to entertain. I loved the vaulted ceilings on the second floor, and I liked that the bathroom was nicely sized, but not over the top like in many homes.

428 Alder Lane – 4 Bedrooms | 3.5 Bathrooms | 2,873 SF Unit | $328 per Month HOA | $2,200,000. One of the larger residences in the Arbor Real complex. This particular town home has a nice, big first floor with a lot of clean and large spaces. The floor plan felt a little disjointed to me, but altogether it’s not too bad. The second floor is well built but felt bland. The spaces are decently proportioned, but the layout reminded me of a cookie cutter design. The second master suite was a nice touch, but given the layout and size, the price feels a little big to me.

Palo Alto’s New Homes, July 26

With August coming, fewer properties hit the market this week than in previous weeks. This is not unusual, as the real estate market usually has a decline in inventory up until September. For the next month, expect to see fewer properties hit the market. This is due to the fact that many families are in transition this month, as they go on one last vacation or prepare for the upcoming school year. Nonetheless, we had a few new properties this week. See below for this week’s new homes;

2680 Waverley Street – 3 Bedrooms | 2 Bathrooms | 1,517 SF House | 8,308 SF Lot | $1,798,000. A nice property to remodel or build new. Some of the features of the home have been well updated (namely the appliances), but many of the features are outdated. The bathrooms felt small, and the third bedroom felt more like an office than a bedroom. The floor plan has a decent flow to it. Given the lot size, I think the buyer for this home will probably expand. The driveway is very long and that space could cover up some of the floorplan’s eccentricities if it were built out.

298 E Charleston Road – 3 Bedrooms | 2 Bathrooms | 1,295 SF House | 7,200 SF Lot | $1,399,000. Standard 3 bedroom, two bathroom Eichler configuration. Since the floorplan is standard, I’ll focus more on the details. The remodel seemed fairly cursory. The main features of the home, like the kitchen countertops and appliances were not updated, but smaller items like the paint was new. Staging aside, the home has not seen much work. The main selling point for this home is the lot size, but given the size of the home (I’m not counting the bonus room in the garage, but rather the assessor’s square footage), the price feels big to me.

2456 Indian Drive – 3 Bedrooms | 2 Bathrooms | 1,400 SF House | 6,000 SF Lot | $1,198,000. Clean and bright Mackay home in South Palo Alto. Similar to Eichlers in that the home has large windows and lots of light, Mackay homes are interesting properties. This particular home has not seen many updates since its construction in 1954. Located close to Oregon Expressway, the street noise was definitely noticeable. The bedrooms are well sized, and the bathrooms were not as claustrophobic as Eichler bathrooms tend to be. With this style of home, a careful read through the disclosures is especially important.

953 Roble Ridge Road – 5 Bedrooms | 3.5 Bathrooms | 5,538 SF House | 71,441 SF Lot | $8,200,000. Quite an estate in Barron Park. On well over an acre, this enormous Palo Alto home is a very neat house to see. The drive up Roble Ridge is an interesting experience, but the home itself looks great. Matadero Creek separates sections of the properties, so the building potential, and backyard spaces are somewhat limited for the total lot size. There are some older details to the home which could be updated, and at times the floor plan felt like it was meandering from one section to another. Nonetheless, for a large family home, this is an impressive property.

4013 Amaranta Avenue – 3 Bedrooms | 2.5 Bathrooms | 1,687 SF House | 7,910 SF Lot | $1,798,000. This home shows the power of new paint and staging. Although the home needs updating throughout, it looks livable due to the excellent staging. The backyard is sizable and inviting. The living room was very spacious, and the bedrooms weren’t small, which is a nice change from most of this week’s tour. Of this week’s properties, I would say that this would be the best purchase.

Palo Alto’s New Homes, July 19

It’s officially tear down special week for North Palo Alto. More than 20% of the homes this week were tear down properties in Palo Alto. Given that we’re nearing the August lull in new properties, expect things to slow down after next week. As for this week, there are a few good purchase options. See below for this week’s new homes:

1525 El Camino Real – 2 Bedrooms | 2 Bathrooms | 1,458 SF House | 5,250 SF Lot | $1,279,000. Nicely sized and surprisingly tucked away home in Southgate. I couldn’t believe how tucked away this home was for being located on El Camino. Another big surprise of this home was the how well sized it is. Although it only has two bedrooms, they are both very well sized. The layout is also generous and makes the property feel like a bigger home than it is. The major downside to this home is the lot size. The backyard is all decking and garage, which is a bummer. The house itself would make a nice starter home for a young family.

1486 Dana Avenue – 3 Bedrooms | 2 Bathrooms | 1,782 SF House | 11,160 SF Lot | $3,198,000. Tear-down property. This property displays the power of photography for making homes look good. Take a look and you’ll see what I mean. Not an altogether bad option if you’re looking to build, as the location/lot are both solid.

561 Lytton Avenue – 3 Bedrooms | 3 Bathrooms | 1,425 SF Unit | $97 per Month HOA | $1,735,000. Nice unit with a very modern look/feel. I liked that the property was able to fit three bedrooms and three bathrooms so close to downtown, and with dues that low, I’m sure this property will be popular. I did not like the layout of the master bedroom or other two bedrooms. The shape of the lot for these units made the bedrooms feel small and narrow. The downstairs is well set up, and the unit feels very trendy. I would have preferred a wider unit, as this unit and 563 Lytton both felt cramped at times.

563 Lytton Avenue – 3 Bedrooms | 3.5 Bathrooms | 1,425 SF Unit | $97 per Month HOA | $1,735,000. See 561 Lytton review.

4050 Verdosa Drive – 3 Bedrooms | 1 Bathroom | 1,132 SF House | 6,930 SF Lot | $1,199,000. What, another tear down? Yes, it’s true. This home could definitely be expanded for a new buyer, but it’s being priced and set up as a tear down house. There is a lot of land on this particular property, so there is the potential to build something very nice. Given how far back on Verdosa this property is, the price makes it an enticing option.

3657 Bryant Street – 3 Bedrooms | 2 Bathrooms | 1,755 SF House | 6,111 SF Lot | $1,495,000. One of several lot value homes this week. Fortunately, this one was cleaner than the others. You could remodel this Eichler home, but given that it’s been expanded, I would honestly tear down and build new.

3150 Greer Road – 3 Bedrooms | 2 Bathrooms | 1,458 SF House | 6,000 SF Lot | $1,399,000. Good family home on Greer Road. Yes, the home is on Greer and gets some road noise. However, the home itself is well suited for a small family. Proportionately sized rooms and living spaces are a big plus to this home. I liked the layout of this particular property, and the way the bedrooms are situated works really well for a family with young children. The remodel work on this home was well done (one of the best remodels from a home on tour). The backyard was the highlight of this home. There are some nice concrete spaces which would be nice for entertaining, but enough green space to make the backyard feel private and peaceful.

277 Bryant Street – 2 Bedrooms | 2.5 Bathrooms | 1,320 SF Unit | $484 per Month HOA | $995,000. After seeing the photos online, I couldn’t wait to tour this property. Perhaps my expectations were too high, but the property didn’t quite live up to the photos. The big positives to this unit are that the unit is located downtown, has some nice open spaces, and has been updated to feel modern. With that said, the kitchen needs new countertops and the laminate floors have a few bends in them already. The basement is a really neat feature of this unit, but the washer/dryer are there, which means carrying laundry up two floors. If you’re looking to live downtown and want a starter unit, this would be a fairly good choice. Expect it to sell for around $1.1M or slightly over that.

383 Maclane Street – 3 Bedrooms | 1 Bathroom | 1,050 SF House | 5,600 SF Lot | $1,188,000. Starter home on the edge of the Ventura Neighborhood. You can’t really go wrong with this home if you’re looking to buy your first property in Palo Alto. Although the home and lot are small, the three bedrooms and solid schools make it a nice option to start a family. Unfortunately, the layout on this particular home felt fairly disjointed for me, and the kitchen felt small and dining area was, well, claustrophobic. The upgrades throughout the home are a nice touch, and if you can overlook the small spaces, this could be a good purchase.

789 Encina Grande Drive – 5 Bedrooms | 3 Bathrooms | 2,691 SF House | 7,590 SF Lot | $2,438,000. Larger family home on one of Green Acres’ best streets. I love this particular street. Some call this section Barron Park (incorrectly) because there are no sidewalks. Debate aside, this particular home has some nice features. I liked the sizing of the bedrooms and the open feel to the kitchen. I would consider a remodel to most of the surfaces in the home, namely countertops, cabinets, and reworking the bathrooms (one more bathroom in this home would be a big value add). I loved the backyard, and with the larger lot on this property made the open spaces feel impressive. A really nice family home, in a solid family neighborhood.

440 Cesano Court #311 – 1 Bedroom | 1 Bathroom | 1,103 SF Unit | $445 per Month HOA | $549,000. What a difference living a bit further south in Palo Alto makes when looking at condos. This particular unit is a light remodel away from being something special. Although only a 1 bedroom, this unit has lots of space and a killer living room. I liked the set up the bedroom, and there is ample space for an office. Altogether, this home will make a fantastic purchase for a young individual or older couple.

455 Oregon Avenue – 3 Bedrooms | 2 Bathrooms | 1,851 SF House | 7,150 SF Lot | $1,895,000. In my opinion, this home was the best of tour for today. Although the home is located near Oregon Expressway and does get a fair amount of street noise, the layout of the home and serene feel given off by the front landscaping make the home feel welcoming. Inside, the layout flows fairly well with a nice sitting area, dining room, and separate kitchen. The bedrooms are well sized, and the backyard feels very private. There is some potential to remodel, but the home is definitely turn-key. Located in Old Palo Alto, this home will make someone an excellent first home or family home.

365 Forest Avenue #3B – 3 Bedrooms | 2 Bathrooms | 1,695 SF Unit | $525 per Month HOA | $1,299,000. Neat complex with large, single level condominiums. This particular unit follows a similar floor plan to the others in the complex which means two oversized bedrooms, a smaller bedroom, and well sized living spaces. I liked the remodel work with this particular unit. The upgraded kitchen and well updated bathrooms make this unit a great choice for an individual or couple looking for downtown living and some elbow room.

1210 Newell Road – 3 Bedrooms | 1.5 Bathrooms | 1,176 SF House | 9,555 SF Lot | $1,998,000. It doesn’t seem that way from the initial photo, but this house is a major tear down. I’d wear gloves inside. Take a good look at the lot. It’s large but longest around Newell Road rather than Parkinson Avenue. This would mean a home would mostly be facing Newell, the busier street. Be careful walking in the backyard if you have flip flops on; I found a lot of nails, a sledgehammer, and a few pieces of broken glass.

Q2 Palo Alto Market Update

Palo Alto sellers continued to benefit from low inventory levels during the second quarter.

The supply of homes on the market in North Palo Alto was down 26% from the same period in 2012 and up a bit from Q1. Median prices rose substantially, but these numbers must be looked at carefully. With very low volume, the “mix” has a huge impact on the median. Look at Professorville, for example – there was only one sale of a $5.5 million dollar home, skewing the median to that number. Likewise, the days on market was adversely affected in Palo Alto Hills and Community Center by 3 homes that had been on the market for extended periods. In the Hills, there were only 3 sales with DOM’s of 2, 7, and 180 days. The 66 day average is not necessarily a representation of the marketplace.

Homes in the $3 million plus range are selling more slowly, giving buyers in this price range a window of opportunity this summer. It is unlikely to continue, though, unless fundamentals change (interest rates go up significantly or the economic recovery stumbles) or substantially more homeowners realize that this is a terrific time to sell.

Most of the neighborhoods south of Oregon Expressway also rose substantially. In Barron Park, the median was up 31% and DOM was a quick 15 days. There were large numbers of offers on properties under $2 million. Time on the market was an amazing 11 days, down from an average of 17 days on market over the previous year. Buyers are clearly still in the market and making decisions quickly!

Palo Alto’s New Homes, July 12

After a week off for the 4th of July, the Palo Alto’s tour sheet provided quite a few new properties. Most of the properties this week happened to be spanish style homes, so you’ll be seeing a lot of terra cotta roofs and tile floors. See below for this week’s new homes:

765 Frenchmans Road – 6 Bedroom | 3.5 Bathrooms | 3,480 SF House | 47,166 SF Lot | $2,725,000. AVAILABLE TO STANFORD FACULTY AND STAFF ONLY. Older home in need of some remodeling. The home presents itself well, but definitely needs a remodel. Feeling more like a large cabin than a modern home, this property also features a nice guest house. There is a lot of usable land on the property, but this home will be a reasonable project for someone who has some time on their hands. Double check the new purchasing rules with Stanford to make sure you qualify.

1127 High Street – 4 Bedrooms | 2.5 Bathrooms | 2,890 SF House | 8,000 SF Lot | $2,648,000. Recently remodeled home in the Professorville neighborhood. I liked the layout of this property. Although there are not a ton of open spaces in the home, the flow from room to room is well thought out. The bedrooms are also a nice size. I would have liked one more bathroom in this house, and the one car garage is not ideal. Given the proximity to Alma and Embarcadero, expect some road noise.

1550 Middlefield Road – 5 Bedrooms | 3 Bathrooms | 2,827 SF House | 7,280 SF Lot | $1,998,000. Older home on a large lot. The home appears to have had a quick update with granite countertops in the kitchen, but the rest of the home seems to be well maintained, original condition. I would have liked to see a bigger backyard on this property. It is likely that the owner will also need to do some larger updates to the home. Although one could move in and be fine in this property, most of the fixtures need updating. Also, the proximity to Embarcadero and location on Middlefield means that there will be significant road noise, as that intersection gets lots of traffic.

1323 Hopkins Avenue – 4 Bedrooms | 3 Bathrooms | 2,087 SF House | 6,975 SF Lot | $1,995,000. Remodeled, but small feeling home near Rinconada Park. I thought the photos of this property did not do it justice. The spaces, although very square and often small feeling, provide the home with plenty of space for a growing family. The lot itself is on the larger side, allowing for a reasonable backyard. I did think that the house felt a bit sprawling at times, since the rooms are fairly small. I really liked the location of this home, and think it would make an excellent family home.

737 Center Drive – 4 Bedrooms | 3.5 Bathrooms | 3,370 SF House | 6,300 SF Lot | $3,500,000. I definitely was not expecting this home to be so vibrant on the inside. Tucked away from the street, this home has undergone a pretty loud and modern remodel as of recent. I thought that some of the touches were a bit much, and some more standard paint colors would have helped the home’s presentation. If you look past that, you’ll find that the first floor is nice and spacious, with some rooms that feel angular. The upstairs is nice, but nothing dramatic. I liked the guest suite, and although I thought the master bathroom was well done, I wouldn’t call it “award winning”. The home is located on the end of T intersection, so that may affect the overall sale price.

419 Palm Street – 2 Bedrooms | 3 Bathrooms | 1,496 SF House | 14,102 SF Lot | $1,595,000. Neat family home off of University Avenue. If you can get past University Avenue nearby, this home is very cool. The home itself is nice, but could use light remodeling. The stairway to the second floor is a bit precarious, but could work for a younger couple. I really liked the backyard feel, and the separate cottage seemed like a neat escape for Palo Alto. Altogether, this was my favorite home from tour.

500 Fulton Street #204 – 2 Bedrooms | 1.5 Bathrooms | 1,100 SF Unit | $500 per Month HOA | $950,000. Large and mostly original unit near University. The layout on this particular unit is nice. I liked the large living room and reasonable dining area. I wish the kitchen were a bit larger. Given the size of the unit, a lot of attention was paid to making the bedrooms as large as necessary, but not extravagant. Some remodeling work will likely be done to the countertops and bathroom. As always, check with the HOA about remodel work. Lastly, the dues seem fair for the size of unit, location and development size.

778 University Avenue – 2 Bedrooms | 2 Bathrooms | 1,258 SF Unit | $442 per Month HOA | $849,000. Small/medium sized complex on University avenue. This particular unit is larger than the one on Fulton, but the exchange is a slightly higher amount of noise. Strangely enough, the bathrooms have seen some minor remodeling, but the kitchens need a remodel. The unit is large, but does not feel quite as spacious as Fulton. The hardwood floors are a nice touch, and the location is also very nice. Between Fulton and University, I would pick University.

3370 Park Boulevard – 4 Bedrooms | 2.5 Bathrooms | 1,870 SF House | 5,684 SF Lot | $1,780,000. Essentially a new home in the Ventura neighborhood on Park Boulevard. New construction like this is always popular, and the layout/feel of this home are definitely well thought out. The 3rd and 4th bedrooms felt small to me, and I would have liked an additional bathroom on the house. The kitchen is stunning. This will be an interesting property to watch, as the list price is really tough to swallow for the lot size, proximity to the tracks, and Ventura neighborhood.

4044 Park Boulevard – 3 Bedrooms | 1 Bathroom | 1,050 SF House | 5,250 SF Lot | $950,000. Starter house on Park Boulevard in the nicer section of the neighborhood. The home and lot size are small, but this section of Ventura is quaint. Although some light remodeling has been done, expect to do some more to this home. The flow of the home is fairly standard to these older homes in that there is a decent living area/kitchen, smaller bedrooms, and one bathroom at the end of the hallways. Given the price of the property, expect it to move quickly.

3481 South Court – 4 Bedrooms | 3 Bathrooms | 2,377 SF House | 6,250 SF Lot | $2,398,000. Very well remodeled home in Midtown. It’s easy to see that the home has a lot going for it when you walk in. High end flooring, a well set-up kitchen and some excellent open spaces when you first walk in make the home a winner. The only points against the home are the bathrooms, which felt fairly small, and some small areas of dead space on the first floor. The backyard has a nice feel to it, and although not traditional, its layout is great for entertaining.

4248 Noble Street – 4 Bedrooms | 3.5 Bathrooms | 2,368 SF House | $202 per Month HOA | $1,695,000. Recently built, these town homes feel more like separate houses than town homes. Given the age of the unit, the interior spaces are well set up to keep a fair amount of open spaces. One thing to note is the amount of stairs in this unit. It will keep you in shape, but is not ideal for an older family or family with small children. Other than that, this unit has a lot to offer, is spacious, and is located in a nice area.

178 Ely Place – 4 Bedrooms | 2 Bathrooms | 1,878 SF House | 8,000 SF Lot | $1,678,000. Rancher style home south of Charleston. In a neighborhood with many Eichlers, this home stands apart. Priced to move and mostly original condition, the layout of this home feels standard for Ranchers. One positive is that these homes have large living rooms and a nice dining area. This kitchen on this property felt small, even with the updating. I liked the master bedroom, but the 4th bedroom felt small as well. The large lot makes for a nice backyard.

759 Gailen Avenue – 4 Bedrooms | 2 Bathrooms | 1,780 SF House | 8,400 SF Lot | $1,450,000. Lightly remodeled Eichler home in Charleston Terrace. New paint, kitchen, flooring and some track lighting give this home a modern feel at first glance, but the outdated bathrooms and backyard provide a counter to the remodel. I would have liked to see the bathrooms remodeled since the rest was done. Anyhow, the floor plan is the same as other Eichlers with the master suite and small hallway bathroom between the bedrooms. The kitchen has been opened up, which is a common (and smart) remodel choice. The backyard needs some help, but altogether this is a nice property for a starter home.

3116 Morris Drive – 3 Bedrooms | 2 Bathrooms | 1,598 SF House | 7,722 SF Lot | $1,275,000. There’s a good chance this home will be picked up by a builder or family looking to build. The home is in mostly original condition, and given the size of the lot, a lot could be done here. The interior spaces could be remodeled, but the best use for this home is to tear it down and build new.

611 Barron Avenue – 3 Bedrooms | 1 Bathroom | 1,040 SF House | 5,350 SF Lot | $1,198,000. Lightly remodeled starter home in Barron Park. The layout makes the most of the 3 bedroom floor plan. This home felt a lot like 4044 Park Boulevard, but in a nicer neighborhood and with more remodeling. Although the lot is small, the positioning of the home on the lot made for a nice backyard and spacious feel to the outside. A great starter home, this property has all the upgrades you’d need to feel comfortable while still allowing for some remodeling.

631 Georgia Avenue – 3 Bedrooms | 2 Bathrooms | 2,204 SF House | 10,080 SF Lot | $1,899,000. If you don’t mind a hefty remodel, this could be a great purchase option. The large, pie shaped lot has a heft backyard. The home could use another bedroom and bathroom. There’s a fair amount of seemingly wasted space on the first floor for sitting rooms, but there is potential. With the right designed and some spending money for a remodel, this home could be something special.

Goodbye Old Palo Alto… Hello Old Redwood City!

Where the Heck is Old Redwood City?

Peninsula residents are always looking for the next big thing, from
electronic gadgets, websites, start-ups, to neighborhoods. Yes,
neighborhoods. More established neighborhoods like Old Palo Alto,
Crescent Park, and Central Menlo Park are being taken by storm by
the newest moniker to hit residential real estate: Old Redwood City.

Once you and the other established-city bullies stop clamoring about how
Redwood City used to be called a variety of other schoolyard names, you’ll
see how this super-neighborhood is taking the Peninsula by storm.
(Super, coming mainly by the size and how it encompasses a few other
smaller niche neighborhoods – but also because of its qualities.)

“Old Redwood City” is area that encompasses a few other areas within its
boundaries: Edgewood Park, Wellesley Crescent, and Mount Carmel
northwest of and including Brewster Ave. Within these boundaries you will
find some of the oldest and most historical housing stock in Redwood City,
as well as nearly every type of architecture you can imagine: Colonial,
Spanish Revival, Tudor, California Bungalow, mid-Century, etc.

The lots in Old Redwood City tend to be well-sized and spacious, ranging
anywhere from 6500 square feet to 1.5 acres, and the closer you get to
San Carlos (without entering San Carlos), the larger the lots and homes.
This is a neighborhood reminiscent of the best parts of Palo Alto, having
just as much charm and character, just as many (if not more) trees and
greenery, and wide, tree-lined avenues transecting the neighborhood.
Within this grid you will find narrower, less busy cross streets with deeper
lots but less frontage.

Around Old Redwood City you will find plenty of pedestrians throughout
all seasons of the year: runners, people walking dogs, parents with kids,
elderly people out for a stroll. The quantity and variety of pedestrian
demonstrates how the neighborhood is conducive to and safe for nearly
everybody. A neighbor of mine is in her eighties and can be seen
strolling the neighborhood at all times of the day! The nearby Stafford Park
is a local favorite gathering spot for walkers, families, and those looking for a
great picnic spot. A large play structure and interactive fountain entertains
the youngsters, while a summer music series entertains kids of all ages.
Neighbors brings chairs, blankets, picnic baskets, adult libations, and
many of their friends – what a great way to enjoy the summer!

If you haven’t been enticed by this article, go for a drive (or better yet a walk)
through Old Redwood City and see what all of the buzz is about. And keep
an eye out for Part two of this article, where we will further discuss the
economics of exploring a new neighborhood known as Old Redwood City!

Palo Altoâ€™s New Homes, May 3

Palo Alto held strong this week with more than 10 properties hitting the market for the second week in a row. Dare I say that the selling season has finally arrived? Below are this week’s 13 new listings.

195 Bryant Street #A - 2 Bedrooms | 2 Bathrooms | 1,574 SF Unit | $521 per Month HOA | $1,225,000. Incredibly cute unit near downtown. I liked the high end finishes throughout the unit, and the flexible floor plan. The building has an older feel, which was a big contrast to the unit’s interior. The monthly dues are a fair price, and the building has a lot of security, which is a nice bonus. Definitely worth a look if you’re considering a Downtown condo.

560 Center Drive - 4 Bedrooms | 3.5 Bathrooms | 3,895 SF House | 13,728 SF Lot | $5,495,000. Don’t be fooled by the fact that the home hasn’t been on the market for 35 years. It’s been well updated and has some very nice touches. I think the bathrooms could use a remodel (personally I’m not a fan of hardwood floors in the bathroom), but the backyard is significant. There is some road noise from University and expect some traffic around rush hour when people cut through Center to skip congestion on University Ave.

1433 Dana Avenue - 3 Bedrooms | 3.5 Bathrooms | 2,889 SF House | 7,200 SF Lot | $3,900,000. Don’t expect this home to last long on the market. A well updated and stylish home with a neat pool house located on a great section of Dana Avenue. I like the flow of the kitchen and dining room to the backyard. The touches on this home are nice, but not over the top.

1515 Channing Avenue - 3 Bedrooms | 2 Bathrooms | 2,002 SF House | 7,383 SF Lot | $2,150,000. This Eichler has some interesting remodeling work, and has a nice spacious feel to it. Last year it was on the market for $1,995,000 and did not sell. Not much has been changed since it was last on the market, but the home does look nice and follows a typical Eichler floor plan with the galley style kitchen and nice large windows.

1820 Bret Harte Street - 3 Bedrooms | 2 Bathrooms | 1,381 SF House | 7,150 SF Lot | $1,495,000. Nice family home in the highly sought after Leland Manor. The home itself could use a remodel, but the bones of this home make is a nice starter option. The kitchen felt a bit cramped to me and could be opened up, but the layout is nice and well designed.

2069 Edgewood Drive - 3 Bedrooms | 2 Bathrooms | 1,422 SF House | 7,350 SF Lot | $1,349,000. Eichler home in the Duveneck area. This home has been priced for lot value. Standard layout for a 3 Bedroom Eichler design with a galley style kitchen and bedrooms on one side of the home. Expect a fair amount of road noise from Highway 101.

2301 Bryant Street - 3 Bedrooms | 2 Bathrooms | 1,710 SF House | 6,300 SF Lot | $2,190,000. This will be an exciting home to watch. The property is located in a nice section of Old Palo Alto, and offers a reasonably large home on a nice sized lot. The home could use some more updating beyond simply having granite counter tops. The home is not staged and the owner’s belongings made the spaces feel cluttered. If you are able to look beyond that, this home might make an excellent purchase.

480 Jacobs Court - 3 Bedrooms | 2.5 Bathrooms | 1,439 SF Unit | $367 per Month HOA | $948,000. Well situated townhouse with a two car garage. I liked parts of this unit, although a lot of the floor plan felt too angular for me. The kitchen could use an update, but the tiles appear to be in good shape and the gas range is definitely a big plus. The bedrooms have some nice space, and the HOA dues are fairly low. This unit is worth a look if you are looking for a larger condo.

3333 Bryant Street - 4 Bedrooms | 3 Bathrooms | 2,601 SF House | 6,171 SF Lot | $2,680,000. This home will not be on the market long. Brand new construction in prime Midtown. The kitchen felt a bit too dramatic with the dark cabinets, and the number of false ceilings seemed excessive to me. However, I really enjoyed the open spaces on the first floor, and the master bedroom was well done. Expect this home to sell WELL over the list price. As always, there’s a premium to pay for new construction.

3081 Ross Road - 5 Bedrooms | 4.5 Bathrooms | 3,477 SF House | 9,360 SF Lot | $3,098,000. Very spacious 6 year old home in the heart of Midtown. One of the big selling points of this property is the 5th bedroom, which is a fairly rare find. Paired with the larger lot (anything over 8,500 SF), I would consider this a nice show property. The spaces are well laid out, and there is a lot of airy, open space. The master bedroom was a forth to be reckoned with, and has lots and lots of space.

843 Clara Drive - 3 Bedrooms | 1 Bathroom | 1,014 SF House | 7,731 SF Lot | $1,595,000. Lot value property in Midtown. Given the size of this lot and the location, it would not make a bad purchase for someone willing to build their dream home. You should not have an issue putting in a second story at this property. The home itself is completely original, and a lot of work would be needed to update the home. In this case, your best bet is to build new.

4173 El Camino Real #22 - 2 Bedrooms | 2.5 Bathrooms | 1,375 SF Unit | $458 per Month HOA | $895,000. This property could make a fantastic starter condo for a small family or young couple. This particular townhouse has a nice feel, with two bathrooms upstairs and a half bathroom downstairs. The layout is fairly standard to most townhouses with a big open space and nice flow to the kitchen on the first floor. The bedrooms are all well sized with nice vaulted ceilings. With a light update, this home could shine.

777 Kendall Avenue - 3 Bedrooms | 2 Bathrooms | 1,764 SF House | 6,800 SF Lot | $1,595,000. Larger property in Barron Park. There were a lot of nice features in this home, namely the remodeled bathrooms and nice flooring. However, the buyer for this home will probably need to put in a fair amount to remodel the home and possibly fill in the swimming pool. This section of Barron Park has an eclectic mix of homes and is not the prime location. I do like the open feel of the living room, but I wish the remodel was more consistent throughout the property.

Luxury Living in Downtown Palo Alto

If you are considering downsizing from your current home, but don’t want to consider a senior or assisted living community yet, this may be an attractive option. We have a new listing at The Hamilton, Palo Alto’s premier adult living community (one member of a household must be over 55). With an impressive list of amenities and a great downtown location, residents at The Hamilton enjoy all of the benefits of home ownership, with none of the hassles (not even cooking!).

Now available for sale, Unit 206 is a three bedroom, two and one half bath condominium with south and east exposures, capturing morning and daytime light with a spacious 1825 square feet of living space with two master suites to accommodate both short and longer terms guests.

Learn more about The Hamilton at: www.TheHamilton.net and Unit 206 at: www.555Byron206.com

Offered at $1,100,000 For showings, contact Chris Iverson at 650-450-0450 or [email protected]

Open Saturday, April 20, 2:00 – 4:00

Regional Bicycle Share Pilot Project

Coming to the Bay Area in August 2013 – Bike sharing!

The Bay Area Air Quality Management District (Air District) in partnership with the City and County of San Francisco, San Mateo County Transit District, City of Redwood City, County of San Mateo, and Santa Clara Valley Transportation Authority is working to pilot bike sharing in the Bay Area.

A main goal of the pilot is to evaluate bike sharing’s potential to effectively reduce vehicle traffic and improve local air quality. Bike sharing offers a clean and healthy alternative to polluting single-occupancy vehicles, by providing a means for completing first- and last-mile trips in conjunction with regional transit, as well as stand-alone short distance trips.

The pilot system will launch in two phases. The first phase will deploy a fleet of approximately 700 bicycles and 70 kiosk stations and is anticipated launch in August 2013. Within 3-6 months after the first set of equipment has been deployed, it is anticipated that additional equipment will be added to grow the system to include a fleet of at least 1,000 bicycles. The communities participating in the pilot include: San Francisco, Redwood City, Mountain View, Palo Alto, and San Jose. More program announcements and updates will follow later this spring.

Bicycle stations will be located near transit hubs, high-density residential areas and key destination points such as shopping areas and employment centers making it easier to quickly and conveniently connect to and from transit or make a short distance trip by bike.

The results from the pilot will be used to assess opportunities for expanding the program to include other Bay Area communities.

In order for System to reach its full potential (between 6,000 to 10,000 bicycles) additional funding from a combination of user fees and private sponsorships will be needed. To this end, the Air District is currently developing a Request for Sponsorship and interested in sponsoring the system should contact the Air District at (415) 749-8660.

Pilot City Name	Title of Contact	Contact Email	Contact Website
Palo Alto, Mt. View, San Jose	Aiko Cuenco	[email protected]	Santa Clara VTA
4th & King, Redwood City, Mtn. View, Palo Alto, and San Jose Diridon Caltrain Stations	Douglas Kim, Samtrans Planning Director	[email protected]	Samtrans
Redwood City	Redwood City Bike Share Liaison	[email protected]	Redwood City
San Francisco	Bicycle Sharing Program Manager	[email protected]	SFMTA
San Mateo County	Peggy Jensen	[email protected]	N/A

(from the Bay Area Air Quality Management District press release: http://www.baaqmd.gov/Divisions/Strategic-Incentives/Alternative-Transportation/Bike-Share-Pilot.aspx)

How to Buy a Condo in Palo Alto

The Good News: You’ve decided to take the plunge and buy a condo in Palo Alto! Congratulations!

The Bad News: Inventory is low, prices are high and figuring out possible HOA issues is giving you a migraine.

Advice: Take two aspirin and hire a local real estate agent who knows condos and can help you navigate the sales process.

Here are a few of the reasons you need to work with agent who is a condo expert:

In 2013, the average condo in Palo Alto sold within 10 days of being put on the market. That means that a buyer would have to go through the property, become pre-approved for a loan, examine all the property disclosures, sign everything and prepare an offer within a week and a half. Yikes! An experienced agent can help you clarify what you’re looking for, get all your paperwork in order and give you real-time information about market conditions so that when it comes time to buy, you’ll make the winning offer.

There are weird loan requirements for condos. Many condos have hidden issues that may affect the loan. For example, if a property is comprised of more than 30% rental units, as opposed to owner-occupied, many conventional lenders will either require an exception, or not loan on the property. Knowing the specifics about local condos in advance will avoid a possible deal-killing surprise when you are ready to close on a sale.

Trouble with appraisers creates another loan problem. Appraisers often have trouble catching up to Palo Alto’s market prices. This is especially true with condominiums, which have their own quirks. A knowledgeable agent can help guide appraisers and provide them with up-to-date comps to head off any problems.

HOA Documents are important. You need to make sure that you are well aware of all the issues that can be hidden in the documents, such as the building’s financial situation, reserves, rules and regulations. If necessary, an agent can recommend an HOA document specialist who can do a “wellness check” of the condo’s HOA.

If you’re thinking of buying a condo, be sure to work with someone who understands the local condo market. Call me to learn more about how I can help you purchase the condo that’s right for you in Palo Alto.