Independence Day is a heartbeat away and one of the beauties of life in the North Bay is the variety of fun events that our charming communities organize at this time of year. Read on to learn of the many unique ways to observe this all-American holiday. Happy Fourth!
Corte Madera-Larkspur
43rd Annual Corte Madera/Larkspur Chambers of Commerce 4th of July Parade - Elaborate floats, precision drill teams, classic cars and the Corte Madera Town Band.
Parade Time: 10:30 am
Route: From Redwood High in Larkspur, it moves down Magnolia into Corte Madera and continues down Tamalpais Ave to the Town Center.
Post-parade: Check out the festivities at Corte Madera’s Town Park: arts and crafts, food and drink, carnival games, children’s activities and live entertainment.
Info: (415) 924-0441.
Novato 16th Annual 4th of July Parade - Come see over 100 parade entries ranging from classic cars and vehicles from a military museum to Irish bagpipers and a Chinese drum and bell corps.
Parade Time: 10 am
Route: Downtown Novato, starting at the corner of Grant and Railroad Avenues
Along the parade route, you will also find food and refreshment booths, and souvenir t-shirts.
Info: (415) 899-8900.
The 55th Annual Buckaroo Breakfast
Location: Redwood Credit Union parking lot: 1010 Grant Ave, downtown Novato
Time: Breakfast served from 7-10 am
Organizer: The event is presented by the Presbyterian Church of Novato.
Fee: There is a suggested donation of $5 for adults, $3 for kids. Proceeds will be donated to the Marin Community mission project.
First Annual Novato 4th of July Race
Tamalpa, a Marin running club, presents a “4 on the 4th” four-mile road race and a “Mayor’s Mile” one-mile family walk/jog.
Starting time/place: 7:20 am at 7th and Grant, downtown Novato
Entry fee: $15, which includes a race mug and post-race goodies
To register, go to the Tamalpa website.
Ross Annual Ross Commons Picnic - Pack your own lunch, or you can order from Eddie’s. The picnic begins at noon and will take place at the Grove area of the Common.
Info: (415) 453-1453, ext. 176
San Rafael
Marin County Fair and Fireworks
The Marin County Fair (at Marin County Fairgrounds, Civic Center Drive) offers Marin County’s official fireworks display. The July 4th concert features the Preservation Hall Jazz Band from New Orleans.
Fair admission: $12 to $14, and includes free carnival rides, exhibits, and music
Fireworks begin at 9:30 pm
Info: (415) 499-6400 or www.marinfair.org
Sausalito 4th of July Parade and Fireworks - This year’s parade will include the Cal Alumni Marching Band, floats of all shapes and sizes, and the Sausalito Fire Department.
Parade Time: 10 am
Route: Starting at South Bridgeway, it will move through downtown Sausalito to Caledonia St and into Dunphy Park.
Post Parade: A town picnic in the park with food, entertainment, raffles, tug-of-war, and an egg toss. Fireworks: 9:15 pm
For a complete schedule of the day’s events, go to www.ci.sausalito.ca.us
Tiburon Fireworks Cruise - One of the best ways to see the San Francisco fireworks display is from the Bay! The Angel Island-Tiburon Ferry Co. will offer a 4th of July fireworks cruise.
Boarding Time: 7:30 pm and departs at 8 pm
Place: The Tiburon ferry dock off Main Street
Fee: $40 for adults; $20 for children
Info: (415) 435-2131.
Woodacre 4th of July Parade and Pancake Breakfast
Breakfast Time & Place: 8-11 am at the Woodacre Fire Station, 33 Castle Rock Rd.
Cost: $7 for adults; $3 for children
Parade Time: Noon
Route: Starting at the Woodacre Improvement Club (1 Garden Way), it follows Railroad Ave to the Dickson Ranch.
Post-Parade: A good old-fashioned celebration at Dickson Ranch - A family affair with games, face painting for the kids, competitions (including the men’s ugly leg contest), horse rides, plenty of music, barbecue, bingo, and everyone’s favorite, the flea market.
Realty educator Corina Rollins of Greenbrae says that if Marin’s real estate market hasn’t bottomed out yet, it’s very close. “You are starting to see people move into the market, attracted by the low prices,” said Rollins, senior real estate instructor at the College of Marin for more than 20 years. “We are as close to a buyer’s market as we are likely to be,” she said. Marin home sales remain lower than last year, though sales are picking up a bit after several months of record lows.
The median price of a single-family home in Marin last month was $935,000, down from $1,010,000 a year earlier, and just 165 single-family homes were sold - down from 254 in April 2007, DataQuick Information Systems of La Jolla reported Tuesday. In March, the median single-family home price in Marin was $862,500, and 110 single-family homes were sold. April statistics included total sales of 216 single-family homes and condominiums, down from 313 in April 2007 - but up from 148 sales in March.
DataQuick analyst John Karevoll said Marin remains a “unique market that doesn’t seem to be too concerned with the ups and downs of mainstream meat and potatoes real estate in the state of California.” “The issues that seem to concern Marin homeowners are not the issues that concern 97 percent of homeowners,” he said. Describing last month’s median price for a resale home in Marin as “stratospheric,” Karevoll noted Marin was the first county in the state to exceed a million-dollar median price one year ago. “And Marin is going to be the first to re-cross it,” he said.
Levi Swift, president of the Marin Association of Realtors, said the statistics indicate “Marin County and San Francisco County are the ones holding up the best. É Realtors on the ground are seeing lots of traffic and if a house is properly priced, it sells and it sells pretty quickly.” Across the Bay Area, 6,310 homes and condos sold. That was up 29 percent from 4,898 in March but down 15 percent from 7,447 in April 2007. The month-to-month jump was the strongest for any March-to-April in DataQuick’s statistics, which go back to 1988. From last September through March, each month was the slowest on record.
The median price for a Bay Area home was $518,000 last month, down 3.4 percent from $536,000 in March, and down 21.4 percent from $659,000 in April last year. Rollins said the combination of low prices and affordable rates may lead condo dwellers and those living in small homes to consider bigger homes. “But I don’t think it’s going to happen rapidly,” said Rollins, a residential appraiser in addition to her teaching duties.
The Marin market - especially among condos where the median price jumped to $508,000 in April from $477,500 in March - should benefit from a federal move to increase the conforming loan rate to as much as $729,750. The move cuts interest premiums. Foreclosure property resales accounted for 26 percent of last month’s Bay Area market. Foreclosure properties accounted for 9 percent of Marin’s market. Appraising a home in foreclosure in a Petaluma subdivision, Rollins found 8 of the 9 homes for sale in the area were in some stage of foreclosure.
This article appeared in the May 20th, 2008 issue of the Marin Independent Journal.
For the full article and statistical graphs from DataQuick CLICK HERE
And, if you’d like to see my online journal with the Marin Independent Journal click -> Marin History
Not on MLS. Available to investors. Currently leased at $7995 a month. For more information please call: 415-789-7777 or email to: 94920RealEstate@gmail.com
The slump in Marin County home sales has resulted in an increase of homeowners requesting the County Tax Assessor to reduce their property taxes. Joan Thayer, the County Assessor-Recorder, reported that her office has already received 150 requests this year up from 90 requests in 2006. Thayer says, “the increase in request is a reflection of a sharp drop in local real estate sales and a leveling of Marin home prices. And, the County is required to reduce the tax value of property when it finds instances where declines have occurred.”
Thayer also said, “likely candidates would be those homes purchased in the past year or two.” For most Marin homeowners, the tax value of their home is far less than the market value.
For property owners that want a review of the tax value of their current property tax bill may contact the Marin County’s Assessor-Recorder’s office by calling : 415-499-7215
In California, property taxes are based on the assessed value of a home. The assessed value is usually limited to the purchase price, plus an inflation factor not to exceed 2% per year, plus the cost of room additions or other new construction. This is also know as “base-year value.”
Proposition 13: limits property taxes to 1% of assessed value. Some communities have approved additional taxes for schools or other projects.
Proposition 8: Passed in 1978 allows for a temporary reduction in assessed value when a property’s market value on January 1st is below the base-year value. (Proposition 8 reductions are temporary)
Informal Review: Homeowners who think the value of their home on January 1st is below the assessed value can ask their county assessor for an informal review. The assessor, using sales data as of January 1st for comparable homes in the neighborhood, will determine whether or not a temporary reduction is warranted. The homeowner may submit their own comps.
Appealing an assessment: If the homeowner and assessor cannot agree on a value the homeowner can file a formal appeal with the county’s assessment appeals board.
The Tiburon International Film Festival comes to the Tiburon Playhouse and Corinthian Yacht Club from March 13, 2008 through March 21, 2008.
For more information please go to: Tiburon Film Festival
Or call: 415-381-4123
Welcome to Tiburon and Belvedere Real Estate! This site’s focus will be on the Tiburon, and Belvedere communities. You’ll find all kinds of helpful information here, and you will also find helpful statistics, articles, opinion pieces from various local contributors, and much more!
Please feel free to click on “comments” and share your thoughts! Mark Danforth Lomas
Want to know what’s going on in Marin County Real Estate?
Grab a step ladder, or click on: Marin County Sales Statistics
What’s “HOT” this week in Tiburon Real Estate? Check out this elegant Tiburon property with truly breathtaking views from every room! This exceptional home offers four bedrooms including Master suite and three and one half baths. Off the kitchen/family room step outside into your own private oasis. An aquatic paradise awaits you. A lushly landscaped patio area surrounds the pool,spa, and covered dining area. Other features include a gated driveway, two car attached garage, and the highly sought after Reed School District. Offered at: $2,995,000 email: MarinRealEstate@gmail.com for more information. Open this Sunday from 1pm to 4pm. Possibly the best value in Tiburon real estate for sale! For those in the know, it’s 94920!
The Government just announced that it will temporarily increase limits on conforming loans from $417,000 to as high as $729,000. Marin County and thirteen other counties in California qualified. This will affect only those loans originated between July 1, 2007 and December 31, 2008. The Government is expected to be working out new underwriting standards and plans to offer these new loans soon.
This is part of the Governments economic stimulus package approved earlier this year calling for temporary increases on loan limits to allow troubled borrowers to refinance out of sub-prime loans and make it easier for many new buyers to qualify for mortgages in high cost areas, particularly in Marin County where home prices remain among the highest in the nation.
This may also prove to be a window of opportunity for many buyers as the new home season begins. If your thinking of buying and selling, now may be the best time to take advantage of an opportunity that will not be available after December 31, 2008.
Frank Howard Allen is the North Bay market share leader once again, according to both dollar volume and units sold for 2007. Frank Howard Allen Realtors led the local market with 17.4% of the total dollar volume and 16.1% of total units sold in Marin and Sonoma Counties combined. For Marin County, Frank Howard Allen is also on top with 21.6% of total dollar volume and 23.3% of total units sold.
“I have to say, it’s no surprise to me that our agents performed so well despite the very challenging market they faced last year. I know every agent has worked hard to stay on top and maintain a positive outlook. Clearly it’s what makes the difference,” says Noreen Smith of Frank Howard Allen administration.
In another key accomplishment, FHAllen has again ranked as one of the North Bay’s Top 500 Businesses. At position 94, we are the only real estate company in the top 100 and the only privately-owned real estate company in the top 300.
“The energy and spirit of Frank Howard Allen is truly unique. As we approach our 100th anniversary, the amazing record of our company is one we can be proud of.” says Becky Gould the GM for Frank Howard Allen. THE NUMBER ONE REAL ESTATE COMPANY IN MARIN COUNTY!
Is the Marin Association of Realtors in a state of crisis? Many members believe so, what do you think? About 10 years ago the Marin County Association of Realtors maintained the Multiple Listing Service (MLS/property information) database for Realtors in Marin County. This was prior to the internet becoming such an intricate part of our lives and businesses. At that time the Marin Association of Realtors was worried that Microsoft might attempt to make inroads into our profession, and we relinquished the data we owned and controlled to third parties (which is now Bay Area Real Estate Information Services/BARIES.) I was on the Board of Directors at that time, and protested this action. I felt we were allowing our fears to define us.
When the Marin Association of Realtors (MAR) controlled the MLS the “Code of Ethics” and “Professional Standards” were respected. Why? Because if you conducted your business in an unethical or in a non professional manner you could have your MLS privileges suspended. Now that the MLS is operated by a third party, it appears that there are no mechanisms in place to enforce unethical conduct and unprofessional behavior.
Over the last 10 years we’ve seen realtors, real estate companies, and VOWs (virtual office websites aka virtual offices without walls) marketing other realtor’s listings as if they were the listing broker. Misleading? Confusing? That’s just the tip of the iceberg!
In the last ten years we’ve begun seeing what Steven Colbert on The Colbert Report calls “truthiness” being practiced in Marin County Real Estate advertising. It’s not the truth, but some variation that has nothing to do with the truth. You think at first that it might be true, but when you examine it, it has nothing to do with the truth.
How can there be two number one real estate companies in Marin County? How can there be multiple agents claiming to have been the number one agent in Marin. How can local newspapers, and other local publications print conflicting ads depicting two different companies claiming the mantel of being number one, oftentimes in the same publication? Not only is this a disservice to the company that truly is number one, but what kind of disservice is this to the public? You might think that the Real Estate profession would have established clear criteria and standards in this regard…wouldn’t you?! What happened to the Code of Ethics? If there is a real estate agent, broker, or company in Marin County that is disingenuous, devious, deceptive, and dishonest in their advertising, does it matter? Does this kind of behavior affect other real estate professional’s ability to practice real estate fairly in the same environment ? Has “truthiness” become the new professional standard? Is the Marin Association of Realtors in crisis? As long as these kinds of concerns plague the membership many members believe there’s a cancer eating away at the integrity of MAR. It appears that the organization has become ineffective and powerless. The Marin Association of Realtors Board of Directors needs to take a long look at where it’s been and where it want’s to go. Or continue doing what they’re doing and run the risk of becoming an unnecessary entity.
This post was originally emailed to the current President of MAR, last year’s President and now a member of the Board of Directors at MAR, and Ed Segal Cheif Operating Officer of MAR on 2/26/2008. On 2/21/2008 the Board of Directors had a meeting. Afterwords, Ed Segal, said the Board would be taking actions to enforce the Code of Ethics and Professional Standards.
The Tiburon Film Festival’s program for 2008’s back cover has an Ad from a new real estate office in Tiburon claiming to be the Number One Listing Office in Tiburon. The problem is they don’t have any listings in Tiburon? Not one listing? I’ve asked agents in that office if they could explain this to me. They said they could not. One agent said they did have a listing but it’s been withdrawn so the owner could refinance? She was visibly upset when I asked her if she could explain the ad.
Can anyone explain how a company can advertise that they are the Number One Listing Office in Tiburon, when they don’t have any Tiburon listings? Is this more ”truthiness?”
*As of February 28th, 2008 this company did not have one listing in Tiburon according to the MLS, and the agents in this office
The Del Mar Middle School has made its way onto a rather exclusive honors list. Representatives from Apple Computer recognized Del Mar as one of only 18 schools in the nation to receive designation as an Apple Distinguished School. Apple singled out Del Mar for implementing the district’s Millennial Classroom program, in which each student receives a laptop computer for use throughout the school year.
The full story for this article,by Judity Wilson, appeared in the February 20, 2008 issue of the Ark Newspaper
The Bay Area’s rich are still snapping up high-end properties for record sums. On Friday, a mystery shopper agreed to buy the unfinished penthouse at the Millennium Tower for $11 million. That’s $2,288.81 for each of the San Francisco property’s 4,800 square feet, a range rarely exceeded even when the space is built out - that is to say, when it actually includes walls and finishes.The buyer, who wasn’t identified per the building owner’s policy, put down $1 million to begin the escrow process.
The deal is further evidence that people are willing to pay ever higher prices for luxury Bay Area real estate, particularly downtown San Francisco condominiums, even as thousands of average homeowners are wrestling with plummeting prices and fighting off the specter of foreclosure. High-end homes operate in their own universe because the availability is limited and the very wealthy are largely immune to the main factors dragging down the broader market.
“On the upper end, it has definitely gone up,” said Alan Mark of the Mark Co., a marketing and research firm for the condominium industry. “There’s a deep market for large, high-end condominium residences that have great views.” New York-based Millennium Partners is developing the $500 million, 60-story glass structure at 301 Mission St., which is scheduled to open in spring 2009. Sales began in November and despite an average price tag of $2.5 million, the company is well ahead of its goals, said Richard Baumert, managing director with Millennium.
“The momentum has been pretty strong since the day we opened,” he said.
And not just at the Millennium.
During the fourth quarter of last year, 40 condos and single-family homes traded hands in San Francisco for more than $3 million - adding up to a total of $213.8 million in real estate sales. That’s up from 22 sales for $119.4 million a year earlier.
The trend has continued into the new year:
– A six-bedroom, five-bath home listed for $6.45 million in Ross went into escrow in January.
– A three-bedroom, two-bath property on 113 acres in Calistoga sold for $6 million on Feb. 7.
– An eight-bedroom, 9 1/2-bath house in Hillsborough traded hands for $11 million. It went on the market Jan. 28, sold on Jan. 29 and closed on Feb. 5.
– Units that sold at the St. Regis Hotel and Residences in San Francisco two years ago are trading for 50 percent more today.
These deals are occurring even as the broader market tumbles, with resale homes in the nine-county Bay Area falling 43.7 percent in January and median prices dropping nearly 9 percent from a year earlier, according to DataQuick Information Systems.
The high-end market is experiencing the opposite trend primarily because things like tight credit, prices that outpace incomes and subprime mortgages aren’t of particular concern to the wealthy, who can often pay all cash.
And while there is a glut of inventory in markets hammered by foreclosures, the supply of very high-end homes is extremely tight across the region. A five-year wait for a premium property in a tony San Francisco neighborhood is not uncommon, said Malin Giddings, who specializes in upscale San Francisco real estate for TRI Coldwell Banker.
“We have so many more buyers who have money than we have inventory,” she said. “I don’t care how much money you have, I cannot make people move.”
On top of that, more people are becoming wealthy, as the rich are getting richer - creating additional demand that pushes prices higher.
The top 1 percent of California’s taxpayers saw their income jump 107.7 percent from 1995 to 2005, after adjusting for inflation, according to a California Budget Project report last year. Similarly, Forbes reported late last year that the collective net worth of the individuals on its 400 richest list grew $290 billion from the prior year to $1.54 trillion.
“The affluence in the U.S. is the greatest it has ever been,” said Richard Welty, president of Welty Capital Management in Lafayette. “They’re taking (money) out of investments and buying that dream house.”
This article appeared on page C - 1 of the San Francisco Chronicle 2/16/2008
I’ve been flooded with emails wondering who won the Dream House raffle in San Rafael, California. Here is the link to the Marin Independent Journals article listing the winners. The man from Washington State that won the 2.1 million dollar dream house opted to take cash instead.
Now that we’ve seen the real estate market shift by varying degrees in different neighborhoods throughout the Bay Area, is it still hip to flip…real estate? Or, to buy or not to buy? “Flipping” a home in the conventional sense means to purchase an undervalued property, and then refurbish and resell it to turn a profit. Obviously there are certain parts of our country where those real estate markets have been devastated by the downturn of their local markets along with the mortgage industry’s “melt-down.” With the degree of risks involved, you’d think this would dissuade most rational people from attempting to purchase a property in a down market. Or, should it? Each situation, property, and market is unique unto itself. For the first time in a while buyers are starting to see opportunities that didn’t exist before. If you’re a buyer with good credit, the ability to put down a down payment, and have some reserves (savings, investments, ect.), you might just find yourself in the driver’s seat in today’s real estate market. Inventory is up, sales are down, and some buyers are now realizing the advantages and opportunities. Now more than ever, buyers and sellers need to understand their marketplace Hopefully, they’ve associated themselves with a reputable realtor that understands that changes are taking place almost daily. Working with an experienced realtor that will tell you what you need to hear, not what you’d like to hear, is critical. The last two times the real estate market fell off in the Bay Area was after the 1989 Loma Preita Earthquake and after the horrific event on September 11th in New York City. Understandably people were very concerned ,and very cautious, about buying and selling at that time. Curiously though, quite a few homes sold after those events in the Bay Area, and a year or two later, proved to be some of the best buys in the last 20 years. Is this the time to be buying real estate? Historically, even when the market has dropped off, there are some neighborhoods within the Bay Area that seem immune to market conditions. Occasionally a home might come up in one of these neighborhoods that just sits on the market before someone even attempts to make an offer. And, after it sells, the neighbors are sometimes shocked when they find out what it sold for. What I’m trying to say here is that you never know what you can do until you try. Yes, sometimes it takes time, knowledge of the marketplace, persistence, patience, an experienced professional to guide you through the maze, and sometimes a little luck. But, you might find out in a year or two (or more?) when market dynamics revert back to more of a seller’s market, it was a good time to buy!
* Stop reading now if you are even remotely humor impaired or comedically challenged! Yesterday’s man or woman used to think, “if I need to find someone this way, I’m already lost!” But today, someone might say, ” I don’t have enough time to drive around and look at all the open houses/a potential homebuyer’s version of “speed dating”, so maybe I can use this service!” We’ve all seen those ads for E-Harmony - where this scary looking guy comes out and tells us how great his dating service is, and then tries to convince us that it’s all scientific, and that people are matched on 92 points of compatibility! Yeah, right … E-Harmony people are just regular folks like yourself, not circus freaks, drooling sexual perverts, or couch humping Scientologists. (Perish the thought) The product of your union wil be an “Everlasting Love!”, not some head revolving, vomit spewing, bed wetting, priest cursing, ungrateful devil child, that you’ll have to support till you’re 18. (okay, maybe I have some issues) But … if you’re still a hopeless romantic, a word of advice … look beyond the curb appeal! Speaking of which … matchmaking and the promise of finding that perfect property is also here today! No doubt every prospective buyer, seller, and real estate agent has heard of the Multiple Listing Service. The real estate agent’s “on the make” equivalent of a dating service. Real estate agents even have their own codes to help inform potential suitors. Possibly E-Harmony might want to implement this kind of methodology, as you’ll soon see, into their 92 reasons to run for the hills! (The following is gender specific … feel free to substitute whatever gender makes this PC for you … or not!)*New: A new listing! The competition will be lining up for the first dance! A new listing has that “special glow!” … for now.*Active: Active listing. This gals has been danced around, but so far, no one wants to marry her.*DOM: Days on the Market. Everyone watches this number, like the date on a milk carton. It is an indication of freshness. The longer she sits on the shelf, the less desirable she becomes.*CC: Contingent, but continue to show. She says she’s engaged, but there’s no ring on her finger - the “due diligence period.” The wedding may still be called off, especially if the finances don’t measure up!*BOM: Back on the market. ewww…something could be wrong here. Definitely not a first choice. But if it’s 2a.m., and you’re drunk out of your skull and getting desperate, she might look pretty good. Of course, you may have to overlook that little hump, the lazy eye, and her spooky resemblence to Karl Malden.*TW: Temporarily withdrawn. She’s not pretty, and she knows it. She realizes that if she wants more interest, she’s gonna have to get a face lift, fix herself up, start going to the gym, and maybe buy a wonder bra.*EXPIRED: Listed, but never sells. She thinks she’s Paris Hilton, but she looks more like Yoda after a night of heavy drinking.*PENDING: Okay, she’s bought the dress, had the rehearsal dinner, picked out the china pattern, and the wedding march has started. Potentially the groom can still back out and run screaming up the aisle. (Of course, such things usually only happen in the movies … still, there’s always the chance.)*SOLD: They’re married! Happily? Who cares!? It’s re-harmony! (Cue music) ” This will be an everlasting love …”That is, till he discovers that she has a raging case of dry rot in her basement, terminal fung sway, and a sagging back porch. Oh well …
Sausalito Tugboats with the Sleeping Maiden’s full figure in the backdrop(Mount Tamalpais)
Pockets? If you’re a buyer in today’s Bay Area Real Estate market then you know exactly what pockets are. While most of the country is experiencing a declining Real Estate market, some neighborhoods in the San Francisco Bay Area are defying that trend. There are certain ”pockets” that are still ”en fuego”, and in some instances homes for sale in these neighborhoods/pockets are receiving “multiple offers!”
Nationally, experts like Robert Shiller of the Case-Shiller Home Price Index Case-Shiller Home Price Index continue to issue predictions that 2008 will be another year of grim reaping. One would think this kind of information would elate would be home buyers. Unfortunately, this spectre of the real estate boom’s death isn’t helping anyone focused on certain neighborhoods/pockets in San Francisco and Marin County, where interest is still running high.
Recently, a new not too pricey home in San Francisco came on the market, and before most buyers could even preview the home, the owners had received nine offers. At the same time there are homes on the market in northern Marin County that appear to be priced competitively, yet they continue to sit on the market?
What does this mean to buyers and sellers in today’s market? For buyers and sellers they need to align with a reputable professional realtor that knows what areas are hot, and which are not. Most buyers that have been out looking already know where the hot pockets are. And, for Sellers that are serious about selling their homes and want to get the highest price possible with the best terms and conditions, this information is critical.
TEN REASONS WHY YOU NEED A REALTOR TO SELL YOUR HOUSE1. The 2 most important considerations when selling a home is Price and Exposure. If your home has been on the market and has not sold it’s one of 2 things. It wasn’t priced right, or didn’t receive the right kind of exposure/marketing.
For a house that has already been on the market, in a relatively strong real estate market (the Marin Real Estate market peaked in July and August of 2005 and is still strong in some areas of Southern Marin) to bring it back on in a declining market as a For Sale By Owner, for many is seen as an act of desperation.
These sellers, even with a price reduction don’t seem to understand why they seem to only attract bottom feeders and predatory buyers looking for a steal … or realtors, that only chase listings that have expired and For Sale By Owners that they hope they can convert into a client.
2. If your house is not listed that means there is no assurances to the professional realtor that if they show your property, that their buyer might go around them and try and cut a deal with you. And, why not? It happens all the time. Some buyers, if they think they can save some money, will try anything.
Without a listing agreement, there’s no guarantee that the buyer’s agent will be compensated. Even if the FSBO offers to pay the buyer’s side of the commission, most agents won’t want to go through a transaction with a self-represented seller across the table.
This means the pool of potential buyers for FSBO homes is limited primarily to unrepresented and probably unqualified prospects.
3. For Sale By Owners is an attractive concept in a Seller’s market. However, when the market starts to turn cold history has shown that people tend to use Realtors.
4. In fact, a 2002 study on Home Sellers reports that the median sales price of an agent assisted home was 27% higher than ones sold By Owner.
5. For Sale By Owners are also locked out of many home search engines and Web sites including Realtor.com the number one site for buyers looking for homes for sale.
6. Buyers will feel intimidated. Potential buyers will spend less time in a FSBO home especially if the homeowner is present during the showing, and they’ll be shy about discussing it’s pluses and minuses with their own agent if the owner is within earshot.
7. Buyers will also be less inclined to make an offer if they know that they’ll be negotiating directly with the seller.
8. Having an agent on each side of the transaction creates an effective emotional buffer between the seller and buyer.
9. These are unusual times, the stock market and economic markets around the world are in a tailspin. Mortgage options are limited from what they had been, and the super jumbo loan rates have gone up significantly. This is not a good time to “test” the market.
10. And lastly, Buyers are worried about potential legal problems with For Sale By Owner sellers. As we all know real estate transactions are fraught with potential liability, particularly in California where there are extensive disclosure requirements. A For Sale By Owner who overlooks even one required form or legally mandated disclosure could face a protracted and expensive buyer lawsuit after the transaction closes.
A huge storm hit Marin County today with hurricane winds up to 83 miles an hour. In Tiburon, around 9:30am, a Sausalito man was in critical condition after being rescued in choppy waters off of Belvedere and the Tiburon Bike Path. Attempting to secure a 60 foot tug boat one of the rescuers fell into the freezing waters with waves up to eight feet on the bay. Ed Lynch, from the Tiburon Fire Department, said it took rescuers about 45 minutes to locate the victim among 6 to 8 foot waves (whipped up by 60-70 mph winds). The 25 person rescue effort included rescue swimmers, an inflatable vessel, a US Coast Guard Helipcopter, and a County deployed rescue team. The Marin Independent Journal Storm Coverage
U.S.Coast Guard Helicopter begins rescue (9:25am 1/4/200
Tiburon Police Car on Bike Path (this picture was taken 9:35am January 4, 200
Four Tiburon Police cars and two Belvedere Police cars help rescue teams from
shore locate man who fell into bay.
40 Foot Boat breaks loose from Sausalito and lands on Tiburon shores
The top headline in the November 16, 2007 Marin Independent Journal “Median Leaps to $978,000″ is not only misleading, but it borders on irresponsisble jounalism. The problem lies in the statistics, and how they are misinterpreted by the media and public. According to the Marin County Assessor, there are 61,500 detached single family homes and 13, 259 condo/townhouses in Marin. This is the “population” used for the statistics. These residences range from one bedroom condos to large estates. The statistical problem with this population is that it is highly non-homogeneous. Each month, only a very small percentage of these homes sell (200 to 300) and they are the only ones included in the statistics. More important, each month it is a different sub-set of homes that sell, so to compare the median price from one month to another month is absolutely meaningless, the IJ is comparing apples to oranges. The median price statistic is rising because more high priced homes are selling and fewer lower priced homes are selling. The president of the Marin Association of Realtors pointed this out in the article? Because of this change in the mix, it is incorrect to conclude that home prices in general are rising or are even flat. Unfortunately, most of your readers will misinterpret the statistics…especially with headlines like ” Marin Real Estate Prices Climb Again!” If you look at individual neighborhoods throughout Central and Northern Marin, you will see a mostly downward trend in selling prices with many sellers offering incentives to attract the few serious buyers. Lender foreclosure sales are also starting to have an impact. Lenders are starting to “dump” foreclosed properties to get them off thier books. The fact that the number of sales is dropping (down 30 percent) is another indicator that supply and demand are out of balance and exposes the meaninglessness of the median price statistic. How can prices be rising if demand is declining? This is basic Economics 101….supply and demand. With the exception of some prime Southern Marin properties, buyers can pick and choose, but mostly they are not buying at all. If the IJ is going to report the median price home statistic, it would at least be helpful to include a disclaimer in the article that the statistic is completely meaningless for determining price trends.This editorial was reprinted with permission from it’s author, Keith Marsh, who is a certified appraiser in San Anselmo. Keith’s phone number at work is: 415-456-9836 and his web site is: Keith Marsh
The following information has been gathered from fairly reliable sources over the last twelve days. The opinions are those of the individual, and may not reflect this web sites point of view. The information provided here, I believe, contributes to an “open forum” or “atmosphere” for ideas that might benefit the general public, and real estate professionals. This post begins with a link to an article published a week ago in the Marin Independent Journal newspaper:Marin Independent Journal’s Foreclosure Article followed by a response from Fred Morfit of Elite Lending Services:“I’ve had enough! This is what I sent to the IJ after reading yesterday’s front page. Your article of Sunday rightly points out that the effect on Marin of the upswing in home foreclosures is relatively modest. Too bad that wasn’t what the headline said. “Not Immune” and the lead pragraph about the fellow in Mill Valley who lost his home is hardly representative of the rest of the market or the rest of your article. As sad as Mr.Minto’s story is, it is the logical result for someone who has lost a job and fallen behind on their mortgage payments. You don’t need a “credit crunch”, a “foreclosure spike”, or a “mortgage meltdown” for that to happen. If you don’t make your car payments someone from the bank will repo it. If you don’t pay your light bill you’ll find yourself sitting in the dark. If you don’t make your mortgage payment you’ll be sitting in the street.
By way of factual correction: 2nd mortgages aren’t “sold” in the course of refinancing as Mr.Minto claimed. They are simply paid off. As for the matter of him not being able to refinance: good. Any lender who would have financed Mr.Minto’s home knowing he had no income source (therefore ability to make the payments) would have been making a truly sub-prime loan. Isn’t that what got us into this mess in the first place?
Mr.Minto was a poor example used to make the wrong point. The right point is that despite the problems there is good news in the Marin Real Estate market. Values are, for the most part, holding. THe investors are returning to the secondary market so interest rates on jumbo loans are coming down. If there is a problem it’s that the buyers are inundated with the “Sky is Falling!” tales from all the media outlets which is making them as skittish as feral cats. It’s time to stop preaching doom and gloom unless you have some vested interest in self-fulfilliing prophesies. Say it often enough and eventually you will be right!”Fred Morfit: 415-383-8836 / fred@fredloanguy.comWasserman - Boston GlobeFred Anlyan’s “Anlyan Report”MBA and Broker Associate11/4/2007: “This is a healthy market where buyers and sellers who are prepared to negotiate in good faith are having great success every day. For those who’ve been waiting to see what the market will do, the upcoming holiday lull may present just the opportunity you’re looking for. My guess is the spring market will be a very active one. Experienced real estate professionals know the market, they know the neighborhoods, and they know values. 11/8/2007: “Regarding the Condominium market in Marin County only two units have sold in the past week, but enough condo’s went Pending to push the percentage in contract over 15% making this area very much a “buyers market.” Condo’s in Marin continue to be a great opportunity for buyers.
Facts about the Marin County Real Estate market:1. The number of single family homes over $1 million available for sale today is 15.7% greater than 2005 and 8.2% less than in 2006.2. The number of single family homes under $1 million for sale today is 71% greater than in 2005, but 3% less than in 20063. The number of condominiums under $1 million available for sale today is 124.8% greater than in 2005, and 1.6% less than in 2006.
This is not an endorsement of some profoundly virtual negative types. But, in the hope of creating (and maintaining) an open forum for ideas (whether you agree with these bloggers or not) here’s a little piece from the dark side of real estate blogs. If you can look past the underlying bitterness that’s laced throughout these blogs, you’ll find that there are occassionally some creative insights, and great ideas. Also, and this is the best part, the sarcasm and humor here is often pretty funny. Don’t take any of this too seriously , and enjoy.
Bubble Blogger’s Glossary:(the humor)Homedebtor (recent homebuyer): Perpetual debtor who will probably never own the house outright, thanks to cyclical refinancing (used to fund conspicuous consumption) and property taxes.Serial Refinancer: A homedebtor who is addicted to mortgage refinancing as a street addict is to crack. This type typically refinances several times a year for the purpose of “liberating” more equity to purchase such essentials as exotic vacations, plasma TVs, massive humvess, and anything bling!Loanowner: Another synonym for homedebtor, that more accurately describes what one really owns.Jealous Bitter Renter aka JBR: Someone who pays a homedebtor for the right to live in his home at a huge discount. (No downside risk of falling property prices, rising property taxes, or maintenence nightmares)Sheeple: Derogatory term for the vast herds of Homedebtors unaware of the bubble’s existenceAlligator: Investment property that eats more income than it generates, such as a neg-am Florida condo purchased in the last two years.McAlbatross: Play on McMansion. Homedebtor that cannot sell home. Described as living “under house arrest”Accidental Landlord: Cannot sell house and finds oneself in the position of becoming an unintentional landllord. This type is easy to spot. Usually has simultaneous “for rent” and “for sale” listings on Craigslist. Careful if you rent from an Accidental Landlord, if they sell house, the new owner may not honor the prior rental agreement.Buyer-User: Industry term for someone who buys a home to actually live in it. An increasingly rare and endangered species. Obviously, if you’ve found yourself caught between a rock and a hard spot none of this is too funny, and you have my deepest sympathies. Markets run in cycles. It is my belief that the market peaked in July and August of 2005. As long as there are no acts of God (Earthquakes, Hurricanes, ect.) or terrorist attacks, this current market should turn around in the next couple of years. Some areas of the country may take longer than others. So, be careful, cautious, and talk to a reputable Realtor as to what your best options are. All the best!
Top economic minds have been clamoring for federal action to help out the estimated 2 million people who are in danger of losing their homes. It may take more dire circumstances to push Congress ,and President Bush to do something. Why aren’t the candidates running for the Presidency in 2008 making more of an issue out of this? President Bush has suggested that borrowers could refinance their mortgages with fixed rate loans under a cautious remedy proposed by Bush. This will only apply to the 80,000 who have 3% equity in their home and can prove their original loan was being repaid until it was reset. Congress is divided on measures that would ease mortgage problems. Proposals include federally chartered mortgage companies to help refinance delinquent mortgages held by the kind of people that Bush’s plan won’t cover. Later this month the Federal Reserve could cut interest rates, which would lower monthly payments for those struggling to pay their adjustable rate mortgages. The Fed has issued guidelines urging loan service companies to work with borrowers who are in danger of default. Banks could renegotiate loans. The problem with that is that banks often sell their home loans to investors, so the original lender no longer has a stake in the credit. The bottom line is that if the Fed doesn’t lower interest rates, more needs to be done.* The mortgage industry can’t rely on the President and Congress to come to any kind of agreement. And, if that ever happened , how long before that could be implemented? The American economy, since 1995, has been driven by the housing market. Now, more than ever, we need some leadership from within the Mortgage Industy and Congress. Stay tuned, this story seems to rewrite itself every day.*Yesterday discussions began regarding Fannie Mae and Freddie Back freezing some forthcoming rate increases for some adjustable loans that are set to reset. This was seen as a positive beginning but right now we’re only in the theorhetical stages, so stayed tuned to see what happens.
if(requestedWidth > 0){ document.getElementById(’articleViewerGroup’).style.width = requestedWidth + “px”; document.getElementById(’articleViewerGroup’).style.margin = “0px 0px 10px 10px”; } A San Rafael-based nonprofit is hoping to fund its programs for the poor by offering raffle ticket buyers the chance to win a San Rafael “dream home” priced at $2.1 million. Community Action Marin - which operates 15 programs that focus on mental health services, early childhood development, HIV/AIDS, food programs, the homeless and more - will sponsor three drawings over the next five months. In addition to the house, which is the grand prize, Community Action Marin will give away 349 smaller cash prices, ranging from $300 to $25,000. ”The fact that the local anti-poverty agency is raffling off a $2.1 million house is a little ironic,” said Gail Theller, the agency’s exective director. But recent cuts in funding by the Marin Community Foundation, the federal government and the state government left Community Action Marin with little choice, Theller said. The nonprofit lost about $200,000 a year in funding from the Marin Community Foundation recently when the foundation’s trustees decided to take money away from ongoing programs so they could finance new initiatives. In addition, Gov. Arnold Schwarzenegger eliminated funding for a homeless program that served the mentally ill when he sliced $703 million in health spending from the new budget. That move cut $500,000 a year from Community Action Marin’s budget, Theller said. Stacy Swor, a Mill Valley lawyer who has been on the agency’s board for 18 years, said, “The truth of the matter is we’re being bled to death. Believe me, we’ve tried everything. Bake sales and car washes just don’t do it these days. ”People are willing to support a charity if they can see something for their money,” Swor said. “What we’re faced with is ongoing operational expenses, and those are expenses that are just about to get contributions for.” Although this is the first time that a nonprofit in Northern California has used such a raffle to generate revenue, the practice has gained popularity in Southern California, where it has been used by St. Jude Medical Center, school districts and cultural organizations, Theller said. A law passed by the California Legislature in 2001 made it legal for nonprofits to conduct such raffles. Still, the agency took no chances, Theller said. It checked with the state attorney general’s office and the Marin County district attorney before proceeding with the raffle. Community Action Marin has hired Neal Martin, a former high school school teacher who oversaw a similar raffle for a college prepatory school in Watsonville, to manage the raffle. Mount Madonna School sold 19,000 raffle tickets costing $150 each and raised about $1 million for the school while paying out a grand prize of about $1 million, Martin said. Community Action Marin expects to do better than that. ”We are convinced we are going to net $2.2 million,” Theller said. Because Community Action Marin is also charging $150 per raffle ticket, it needs to sell 35,000 tickets to meet that goal. The prizes will be paid for with proceeds from ticket sales. If fewer tickets are sold than expected, Community Action Marin has reserved the right to reduce the size of the grand prize - to an even split of the raffle’s total profits. The grand prize winner also has the option of a $1.7 million cash prize in lieu of the “dream house.” Theller said she found the house at 204 Southern Heights Blvd. in San Rafael by mailing letters to 100 people who were trying to sell homes in Marin. If the grand prize winner does opt for the cash, the owner of the house will be paid for holding the house out of the market for six months, Theller said. She declined to say how much. Theller said she thought it would be difficult finding a homeowner willing to take their house off the market for so long, but half of the people contacted expressed interest. The owner of the San Rafael house had priced the home at $2.1 million, and will be paid that amount if the prize winner chooses the house. People who buy the raffle tickets will know that they’re giving to a worthy cause, Martin said. ”It’s not a mystery - unlike the state lottery where the funds from the state lottery are going to end up being budgeted in the next fiscal year,” Martin said. Nevertheless, raffle winners will get no special treatment from the Internal Revenue Service. Like any raffle or lottery, prizes over $5,000 are subject to a 25 percent government tax, Martin said.(This article was written by Richard Halstead and was posted on the Marin Independent Journals web site: 9/6/2007)COMMUNITY ACTION MARIN’S ‘DREAM HOME’ RAFFLE ADDRESS: 204 Southern Heights Blvd., San RafaelSIZE: 4,400 square feet, 4 bedrooms, 4.5 bathrooms; quarter-acre lotDESCRIPTION: Bay views, chef’s kitchen, lush landscaping, library suite, all-new appliances, infinity pool, gated entryCOST OF RAFFLE TICKET: $150HOW TO ENTER: By phone, 800-431-5166; by mail, CAM Dream House Raffle, 29 Mary St., San Rafael, CA 91949; or by fax at 415-738-7664. GRAND-PRIZE DRAWING: Feb. 9, 2008
As simply as possible… Due to the price of real estate in Marin County the “Jumbo Loan” is the primary loan that is used. The guidelines offered here are in a state of flux due to the changing mortgage environment. Due to the mortgage liquidity crisis, and the record number of defaults, the requirements or guidelines have become more stringent during the last couple of months. A “Jumbo Loan” is any loan amount in excess of $417,000 and is also refered to as a “non-conforming loan.” Conforming loans are any loan up to $417,000. There are rumors that Fannie Mae will soon be increasing those limits in California First time buyers will need at least 10% to put down, and have a minimum FICO score of 680. There are other programs for buyers that are available. Here’s a quick overview:Loan: $750,000 5% down FICO Minimum: 660 3 months of reservesLoan: $1,000,000 10%down FICO Minimum: 660 3 months of reservesLoan: $2,000,000 20%down FICO Minimum: 700 3 months of reservesLoan: $3,000,000 20%down FICO Minimum: 680 12months of reservesLoan: $5,000,000 30%down FICO Minimum: 700 18months of reserves As mentioned above, these guidelines are in a state of flux, and could change at any time. Now, more than ever, a buyer needs a loan agent/mortgage broker that is experienced and knowledgeable. I recommend working with a local professional to assist you. I’ve heard stories from various mortgage professionals about multiple offers (yes, they still happen) in Marin County and San Francisco, where the buyer made an offer with a Pre-Approval letter from an online lender, and those offers weren’t even considered in the process. When you make an offer in today’s market, and the listing agent for the seller cannot directly call that lender if they have any questions (whatever time it may be/day or night), you are at a distinct disadvantage. Any questions?Some of the information for this post was provided by:Dominic Pomilia Manager, First Security Loan in Mill Valley 415-381-7015Anthony Dailley Indy Mac Bank, Retail Lending Division 415-706-1495
In today’s real estate market, with all the recent changes in the Mortgage Industry, prospective buyers should:1. Get prequalified by a Mortgage Brokers or Lender. If you did this prior to August 2007, you’ll need to get prequalified again. Take the time to talk to a Mortgage Broker or Lender. Their specific questions in regard to income, debt, ect. will help you determine the price range you can afford. It is a very important step on the path to home ownership.2. Have the home your considering purchasing inspected by reputable home inspector. Qualified home inspectors will detect issues that many buyers can overlook. There are many different kinds of inspections you will want to consider. Some of the basic inspections people typically order are: 1.Contractors Inspection 2.Pest Control Inspection 3.Engineer Inspection and 4.Roof Inspection. If possible, attending these inspection can prove to be a very valuable experience.3. Be careful not to limit your search for properties to open houses, ads, or the internet. Oftentime, homes that you’ll find in a real estate magazine or on the internet (if they are priced properly) have already been sold. Your best course of action is to contact a reputable realtor that can work in tandem with your parameters for finding a home. As a Realtor, I have up to date information that isn’t always available to the general public including pocket listings that myself or other associates might have or be aware of. “Pocket Listings” are homes that are not on the Multiple Listing Service. Sellers that do not want to formely list their home for sale, but are willing to sell their home, will use this methodology sometimes.4. Choose a Realtor that is commited to forming a strong business relationship with you. Making a connection with the right Realtor is crucial. Choose a professional who is dedicated to serving your needs - before, during, and after the sale!5. Buying a home is a process of elimination, not selection. New properties come on the market every day so be open to all possibilities. When you think you’ve found the home you want have your Realtor prepare a comparative market analysis for you. This compares similar homes that have recently sold, or are still for sale.6. Consider your long term needs. It’s important to think ahead. Will the home your considering buying fit your needs in 3 to 5 years?7. Purchase adequate Homeowner’s Insurance. Advice from an insurance agent can provide you with answers to any concerns you may have.8. Purchase a Home Protection Plan. This is not related to your homeowner’s insurance but is essentially a mini insurance policy that usually last one year from close of escrow. It usually covers basic repairs you may encounter and can be purchased for a nominal fee. Talk to your Realtor to help you find the Home Protection Plan you need.9. Know the total costs involved! Early in the buying process you should talk to your lender (and Title Company officer/representative as soon as you open Escrow) for an estimate of closing costs. Title Company and any attorney fees should be considered. Prepaying through the Escrow process Homeowner’s Association Fees and Home Insurance must be taken into account. Also, remember to examine your closing or settlement statement prior to closing.10. Due Diligence: Buyers should make a list of any concerns they have relating to issues such as crime rates, schools, power lines, neighbors, environmental conditions ect. Ask the questions before making an offer on a home. Be diligent, so that you can have confidence in your purchase.
When I represent Sellers my goal is not to simply sell their house, but to help them realize the best possible price obtainable for their property, with the best terms and conditions, in the shortest period of time. To help achieve this goal I provide proven marketing techniques on how to prepare your home for sale. These suggestions require a minimum amount of time and expense to complete and are designed to make your house stand out from the competition. Did you know that within 15 seconds a buyer has developed an opinion of your property? This is why establishing the right first impression is critical to achieving a successful sale. The following is an outline of those elements which will create the overall first impressions, including suggestions on how to make sure the buyer reacts as favorably as possible. The best way to make a buyer “feel at home” is to create an enviroment similar to that found in a model home. Obviously, you cannot recreate the feeling of a perfect display home without starting from scratch, but there are some valuable techniques that can be learned. When you walk into a model home you will notice several key points: * The environment is neutral. * The colors and interior decorating accent the home’s features. * The smell is new and clean * The sound is either quiet or enhanced by subtle background music. * All details are looked after, from manicuring the lawn to a floral arrangement in the entry. This is the first in a series of Tips for Sellers. In my next posts I will be offering suggestions to help enhance your homes exterior, interior, and other areas of your property. PART ONE
Appeal to the senses: There are many ways to create a more exciting and saleable interior, at surprisingly little cost. I’ll briefly discuss the sensory selling tools that can have an enormous impact, then provide you with some suggestions:
LIGHT: It is proven that people react more favorably to property shown under bright light than dark. The following steps should help you keep your room as bright as possible. Keep windows clean. Use adequate wattage in light bulbs. Consider replacing old florescent lamps. Use mirrors to magnify the feeling of light and space. Use light wall colors. Open drapes and blinds and turn on lights prior to showing.
COLOR: A fundemental rule when selling your house is to keep colors neutral and light. Avoid highly patterened wallpaper whenever possible. Limit bright colors to accents like flowers, towels,area rugs, and shower curtains.
SOUND: The sounds of peace and quiet are some of the best sounds to have when your home is being shown to a prospective buyer. Other consideratons are: Avoid barking dogs and noisy children, if possible. Avoid sounds like vacumns,dishwashers,and lawn mowers. Light classical or instrumental music can be effective to creating a pleasing atmosphere.
SMELL: Smell has more impact than you might expect. The smell of newness is positive. Also, the smell of cleanliness is important to the selling enviroment of your home. Fresh flowers can be very effective. Smells to avoid are: pet odors,tobacco,cooking,and oil or gas.
PREPARING THE INTERIOR:
ENTRY: The entry is where the first impression of the interior is created. Here you have the opportunity to make a big statement in a small area. If need be: Repaint the entry using light, neutral colorss. Tile or linoleum flooring should shine. Replace plastic switch plate covers with brass or porcelain. A new hall light fixture can make a big impression. Make sure area is well lit.
KITCHEN: The kitchen is perhaps the most important room in the house. Make sure the kitchen is virtually spotless and smells fresh. Consider replacing outdated light fixtures with new track lighting. If your appliances are dated by colors like harvest gold or avocado, consider having them professionally refinished in a new color like almond or white. This will make the appliances look new at a fraction of the cost to replace them. Spruce up cabinets by installing new knobs or hardware. Organize cabinets to demonstrate how much room you have. Remove small kitchen appliances from countertops to create an uncluttered look. Chipped or damaged countertops should be replaced or repaired.
BATHROOMS: The bathroom has become an important selling feature in today’s home. It is a room that has moved from the utilitarian to the exciting. There are many ways you can improve deficiencies and create interest by: Placing a vase of fresh flowers on the vanity. Install a wall telephone for a high tech look. Replace old toilet seat with a new one. Replace old light fixture with a new style light strip or make up light. Refinish an old porcelain tub using a porcelain finishing service. Place all personal care articles out of sight. Freshen air with lemon scented products. Replace old towel racks with new ones. Add color and richness with new towels and shower curtain.
LIVING ROOM: Use mirrors whenever possible to enhance the perception of size. Show fireplace off to its best advantage. Sweep clean and make sure screen is in good condition. Remember buyers look for “impressive living rooms!”
BEDROOMS: The bedrooms can do as much to sell your house as they can to turn off a buyer. Make sure the bedrooms are spotless. Organize closets to increase their perceived size. Bedrooms should be well lit.
THE END RESULT: By showing attention to detail and understanding the buyer’s need to visualize your house against a neutral backdrop, you can dramatically increase the saleability of your property. And, I will be very happy to assist you with recommendations to help your house sell for the highest price, with the best terms and conditions, in the shortest time possible.
Appeal to the senses: There are many ways to create a more exciting and saleable interior, at surprisingly little cost. I’ll briefly discuss the sensory selling tools that can have an enormous impact, then provide you with some suggestions:
LIGHT: It is proven that people react more favorably to property shown under bright light than dark. The following steps should help you keep your room as bright as possible. Keep windows clean. Use adequate wattage in light bulbs. Consider replacing old florescent lamps. Use mirrors to magnify the feeling of light and space. Use light wall colors. Open drapes and blinds and turn on lights prior to showing.
COLOR: A fundemental rule when selling your house is to keep colors neutral and light. Avoid highly patterened wallpaper whenever possible. Limit bright colors to accents like flowers, towels,area rugs, and shower curtains.
SOUND: The sounds of peace and quiet are some of the best sounds to have when your home is being shown to a prospective buyer. Other consideratons are: Avoid barking dogs and noisy children, if possible. Avoid sounds like vacumns,dishwashers,and lawn mowers. Light classical or instrumental music can be effective to creating a pleasing atmosphere.
SMELL: Smell has more impact than you might expect. The smell of newness is positive. Also, the smell of cleanliness is important to the selling enviroment of your home. Fresh flowers can be very effective. Smells to avoid are: pet odors,tobacco,cooking,and oil or gas.
PREPARING THE INTERIOR:
ENTRY: The entry is where the first impression of the interior is created. Here you have the opportunity to make a big statement in a small area. If need be: Repaint the entry using light, neutral colorss. Tile or linoleum flooring should shine. Replace plastic switch plate covers with brass or porcelain. A new hall light fixture can make a big impression. Make sure area is well lit.
KITCHEN: The kitchen is perhaps the most important room in the house. Make sure the kitchen is virtually spotless and smells fresh. Consider replacing outdated light fixtures with new track lighting. If your appliances are dated by colors like harvest gold or avocado, consider having them professionally refinished in a new color like almond or white. This will make the appliances look new at a fraction of the cost to replace them. Spruce up cabinets by installing new knobs or hardware. Organize cabinets to demonstrate how much room you have. Remove small kitchen appliances from countertops to create an uncluttered look. Chipped or damaged countertops should be replaced or repaired.
BATHROOMS: The bathroom has become an important selling feature in today’
THE NUMBER ONE REAL ESTATE COMPANY IN MARIN COUNTY!
According to the Marin County Assessor, there are 61,500 detached single family homes and 13, 259 condo/townhouses in Marin. This is the “population” used for the statistics. These residences range from one bedroom condos to large estates. The statistical problem with this population is that it is highly non-homogeneous. Each month, only a very small percentage of these homes sell (200 to 300) and they are the only ones included in the statistics. More important, each month it is a different sub-set of homes that sell, so to compare the median price from one month to another month is absolutely meaningless, the IJ is comparing apples to oranges. The median price statistic is rising because more high priced homes are selling and fewer lower priced homes are selling. The president of the Marin Association of Realtors pointed this out in the article? Because of this change in the mix, it is incorrect to conclude that home prices in general are rising or are even flat. Unfortunately, most of your readers will misinterpret the statistics…especially with headlines like ” Marin Real Estate Prices Climb Again!” If you look at individual neighborhoods throughout Central and Northern Marin, you will see a mostly downward trend in selling prices with many sellers offering incentives to attract the few serious buyers. Lender foreclosure sales are also starting to have an impact. Lenders are starting to “dump” foreclosed properties to get them off thier books. The fact that the number of sales is dropping (down 30 percent) is another indicator that supply and demand are out of balance and exposes the meaninglessness of the median price statistic. How can prices be rising if demand is declining? This is basic Economics 101….supply and demand. With the exception of some prime Southern Marin properties, buyers can pick and choose, but mostly they are not buying at all. If the IJ is going to report the median price home statistic, it would at least be helpful to include a disclaimer in the article that the statistic is completely meaningless for determining price trends.This editorial was reprinted with permission from it’s author, Keith Marsh, who is a certified appraiser in San Anselmo. Keith’s phone number at work is: 415-456-9836 and his web site is: 
Wasserman - Boston GlobeFred Anlyan’s “Anlyan Report”MBA and Broker Associate11/4/2007: “This is a healthy market where buyers and sellers who are prepared to negotiate in good faith are having great success every day. For those who’ve been waiting to see what the market will do, the upcoming holiday lull may present just the opportunity you’re looking for. My guess is the spring market will be a very active one. Experienced real estate professionals know the market, they know the neighborhoods, and they know values. 11/8/2007: “Regarding the Condominium market in Marin County only two units have sold in the past week, but enough condo’s went Pending to push the percentage in contract over 15% making this area very much a “buyers market.” Condo’s in Marin continue to be a great opportunity for buyers.
Community Action Marin - which operates 15 programs that focus on mental health services, early childhood development, HIV/AIDS, food programs, the homeless and more - will sponsor three drawings over the next five months. In addition to the house, which is the grand prize, Community Action Marin will give away 349 smaller cash prices, ranging from $300 to $25,000. ”The fact that the local anti-poverty agency is raffling off a $2.1 million house is a little ironic,” said Gail Theller, the agency’s exective director. But recent cuts in funding by the Marin Community Foundation, the federal government and the state government left Community Action Marin with little choice, Theller said. The nonprofit lost about $200,000 a year in funding from the Marin Community Foundation recently when the foundation’s trustees decided to take money away from ongoing programs so they could finance new initiatives. In addition, Gov. Arnold Schwarzenegger eliminated funding for a homeless program that served the mentally ill when he sliced $703 million in health spending from the new budget. That move cut $500,000 a year from Community Action Marin’s budget, Theller said. 
Stacy Swor, a Mill Valley lawyer who has been on the agency’s board for 18 years, said, “The truth of the matter is we’re being bled to death. Believe me, we’ve tried everything. Bake sales and car washes just don’t do it these days. ”People are willing to support a charity if they can see something for their money,” Swor said. “What we’re faced with is ongoing operational expenses, and those are expenses that are just about to get contributions for.”
Although this is the first time that a nonprofit in Northern California has used such a raffle to generate revenue, the practice has gained popularity in Southern California, where it has been used by St. Jude Medical Center, school districts and cultural organizations, Theller said. A law passed by the California Legislature in 2001 made it legal for nonprofits to conduct such raffles. Still, the agency took no chances, Theller said. It checked with the state attorney general’s office and the Marin County district attorney before proceeding with the raffle. Community Action Marin has hired Neal Martin, a former high school school teacher who oversaw a similar raffle for a college prepatory school in Watsonville, to manage the raffle. Mount Madonna School sold 19,000 raffle tickets costing $150 each and raised about $1 million for the school while paying out a grand prize of about $1 million, Martin said. Community Action Marin expects to do better than that. 
”We are convinced we are going to net $2.2 million,” Theller said.
Because Community Action Marin is also charging $150 per raffle ticket, it needs to sell 35,000 tickets to meet that goal. The prizes will be paid for with proceeds from ticket sales. If fewer tickets are sold than expected, Community Action Marin has reserved the right to reduce the size of the grand prize - to an even split of the raffle’s total profits. The grand prize winner also has the option of a $1.7 million cash prize in lieu of the “dream house.” 
Theller said she found the house at 204 Southern Heights Blvd. in San Rafael by mailing letters to 100 people who were trying to sell homes in Marin. If the grand prize winner does opt for the cash, the owner of the house will be paid for holding the house out of the market for six months, Theller said. She declined to say how much. Theller said she thought it would be difficult finding a homeowner willing to take their house off the market for so long, but half of the people contacted expressed interest. The owner of the San Rafael house had priced the home at $2.1 million, and will be paid that amount if the prize winner chooses the house. 
People who buy the raffle tickets will know that they’re giving to a worthy cause, Martin said. ”It’s not a mystery - unlike the state lottery where the funds from the state lottery are going to end up being budgeted in the next fiscal year,” Martin said. Nevertheless, raffle winners will get no special treatment from the Internal Revenue Service. Like any raffle or lottery, prizes over $5,000 are subject to a 25 percent government tax, Martin said.(This article was written by Richard Halstead and was posted on the Marin Independent Journals web site: 9/6/2007)COMMUNITY ACTION MARIN’S ‘DREAM HOME’ RAFFLE ADDRESS: 204 Southern Heights Blvd., San RafaelSIZE: 4,400 square feet, 4 bedrooms, 4.5 bathrooms; quarter-acre lotDESCRIPTION: Bay views, chef’s kitchen, lush landscaping, library suite, all-new appliances, infinity pool, gated entryCOST OF RAFFLE TICKET: $150HOW TO ENTER: By phone, 800-431-5166; by mail, CAM Dream House Raffle, 29 Mary St., San Rafael, CA 91949; or by fax at 415-738-7664. GRAND-PRIZE DRAWING: Feb. 9, 2008
3. Be careful not to limit your search for properties to open houses, ads, or the internet. Oftentime, homes that you’ll find in a real estate magazine or on the internet (if they are priced properly) have already been sold. Your best course of action is to contact a reputable realtor that can work in tandem with your parameters for finding a home. As a Realtor, I have up to date information that isn’t always available to the general public including pocket listings that myself or other associates might have or be aware of. “Pocket Listings” are homes that are not on the Multiple Listing Service. Sellers that do not want to formely list their home for sale, but are willing to sell their home, will use this methodology sometimes.
7. Purchase adequate Homeowner’s Insurance. Advice from an insurance agent can provide you with answers to any concerns you may have.8. Purchase a Home Protection Plan. This is not related to your homeowner’s insurance but is essentially a mini insurance policy that usually last one year from close of escrow. It usually covers basic repairs you may encounter and can be purchased for a nominal fee. Talk to your Realtor to help you find the Home Protection Plan you need.
9. Know the total costs involved! Early in the buying process you should talk to your lender (and Title Company officer/representative as soon as you open Escrow) for an estimate of closing costs. Title Company and any attorney fees should be considered. Prepaying through the Escrow process Homeowner’s Association Fees and Home Insurance must be taken into account. Also, remember to examine your closing or settlement statement prior to closing.10. Due Diligence: Buyers should make a list of any concerns they have relating to issues such as crime rates, schools, power lines, neighbors, environmental conditions ect. Ask the questions before making an offer on a home. Be diligent, so that you can have confidence in your purchase.
