BLOG - Marin Real Estate

The dry and mild weather summer time in Marin county is a great time for homeowners to do maintenance work outdoors; whether it is lawn maintenance, garden planting, tree pruning, painting, or cleaning up an old, discolored deck or siding.  Summer is a perfect time for all that wonderful activities to keep our house in tip-top conditon.  

Most of the vendors I know have, at one time or another, recommended powerwashing decks, siding, et; but an article I read from one of the top Real Estate site mentioned that a deck or siding should NEVER get power washed in order to preserve the wood. 

I tell my neighbors. I tell my clients. I tell everybody who will listen. NEVER pressure wash a deck! When the pressure-wash companies send their college kids to knock on my door to "wash" my deck, I tell them why they should not be doing that to decks! When I see their trucks*, they advertise cleaning decks, patios, siding, roofs - you name it! Don't do it!

But why, you asked?

When my clients make an offer on a house, I always advise them that we need to have a pre-approval letter from his lender along with the offer in order for the offer to be accepted by the seller. 

This was true when lenders were giving away loans like there was no tomorrow, and this is even more critical now a days when the lenders are going thru loan applications with a very fine comb.  Sellers want to have the confidence that a buyer are financially qualified to purchase their home before they accept the offer.

My clients will then ask me what is a pre-approval letter.  I can generally give a good explanation but I am really glad to read an article by a mortgage broker on a leading real estate site explaining the three types of loan letters which is listed below:   

• Pre-Qualification Letter: Loan Officer pulls credit, and inquires about income and maybe bank information. From that the Loan Officer makes a quick determination as to whether the Borrower could possibly qualify for a Loan up to a certain dollar amount.
  
• Pre-Approval Letter: Loan Officer pulls credit, inquires about income and bank information, takes a full Loan Application, may or may not collect some documentation like paystubs. Runs all this information through Underwriter or Loan Processor along with a hypothetical Sales Price, and looks for an Approved/Eligible or Accept.
  
• Loan Commitment Letter: The Loan Officer does everything that he or she would do if there was a property, pulls credit, collects all necessary documents, Borrower signs a Loan Application along with disclosures, and everything is submitted into Underwriting. Everything that would be done for an actual Loan would be done except for an Appraisal, because there isn't a property yet. The Underwriter then issues a Loan Commitment Letter up to a certain dollar amount, based on a property being able to appraise later once a property is found.

Part of valuations the lenders does is to figure out the debt to income ratio a borrower has which equates to all debt payments a buyer has to make each month vs their income allowing lenders to know whether a buyer can comfortably afford a loan or not. 

This is also the reason why there needs to be a loan contingency period allowing time for lenders to do detailed check on the borrowers before they will commit the fund to the purchase.  Only after the lenders is committed to make the loan can a loan contingency be removed.

Any more detail?  Ask your Mortgage Broker :-)

_________________________________________________________

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Real Estate
Marin, San Francisco North Bay
Frankk Howard Allen Realtors
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

 MARIN, SONOMA, S.F. BAY AREA REAL ESTATE - Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa. Starter Home to Luxury Property. REO (Bank Owned), Short Sale, View Homes, Architecural Distictive Homes. Investment, 1031 Exchange. Chinese Realtor.

Living in Marin and Sonoma Count, San Francisco North Bay, and for that matter, the San Francisco Bay Area as well as the entire state of California, we are constant on "High Fire Alert" during the dry summer seasons.

With the state budget cut, which deeply affected the state, county park as well as municipal fire department budgets, it is with even more urgency that homeowners heed to the advise and guidelines on how to prepare yours homes for the fire season during the next few months.

In 2008, San Francisco Chronicle published an article highlighing what builders in the Oakland Hills did while rebuilding homes after the 1991 Oakland Fire. The Oakland Fire "ultimately killed 25 people and injured 150 others. The 1,520 acres (6.2 km²) destroyed included 2,843 single-family dwellings and 437 apartment and condominium units. The economic loss has been estimated at $1.5 billion."

Along with the article, S.F. Chronicle included a partial list of checklist developed by (of all the places) Travis County, Texas about what how to prepare for a fire:

I am following suit and quoting below:

Wildfire Preparedness Check List

The more "yes" answers you have, the more prepared you are in the event of a wildfire threat.

The House

• Fire-resistant roof i.e. metal, tile, composition?
• Non-flammable siding materials?
• Home is located down-slope?
• Wooden deck facing or overhanging level ground?
• Large glass windows, facing level ground?
• Deck, porch, vents or house screened to keep sparks out?
• Chimney extending above the roofline?
• Chimney spark arrester in place?
• Roof and gutters clean of debris?

Around the House

• A fire defensible space (D-space) zone of 30 - 100 ft?
• Adequate clearance of weeds, tall grasses and brush?
• Leaves raked?
• Trees pruned 10 ft up from base of trunk?
• Debris cleared from beneath trees and near structures?
• Tree limbs pruned at least 10 ft from roof or within 15 ft laterally from chimney?
• House location or address clearly marked (3 inch letters)?
• Small amounts of mulch used near wooden structures?
• Firewood and other burnable items stored at least 30 ft from the house?

Access

• Easy access to home by emergency vehicles?
• Road grade less than 15% (not steep)?
• Road wide and accommodating to two-way traffic?
• Road straight with wide turns?
• Large areas for vehicles to turn around?
• Short driveway from main road?
• Home area level and easily plowed or raked for fire line?
• Multiple roads into and out of developed area for safe and easy access and evacuation?

Water Supply

• Pressurized hydrants available?
• Non-pressurized or dry hydrants available?
• Water sources such as ponds or streams accessible?
• Power lines buried and not susceptible to fire?
• Well pumps maintained with uninterrupted electricity?

Ten Quick and Easy Steps to Prepare for a Wildfire

1. Cut grass and weeds, rake leaves and pine needles and remove yard debris and branches.

2. Relocate woodpile and left over building materials at least 30' from house.
NOTE: It is best to not locate the woodpile directly uphill or downhill of any structure.

3. Signs, address and access are well marked, and visible both night and day. Reflective numbering/lettering that is 3" or larger is recommended.

4. Prune dead and low-hanging tree limbs 6 to 10 feet from the ground around house. Remove all dead vegetation in brush and shrubbery.

5. Store all gas, oil and other chemicals away from the house. This includes propane tanks on BBQ pits.

6. Keep roof and gutters free from leaves and needles.

7. Enclose spaces under porches, decks, foundations and overhangs, and roof/attic vent openings with 1/8" metal screening.

8. Have garden hoses connected on all sides of your house.

9. Place tools (such as ladders, shovels, rakes and hoes) for easy access to fire fighters.

10. Check driveway for adequate clearance for emergency vehicles. (Both height and width).

_________________________________________________________

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Real Estate
Marin, San Francisco North Bay
Frankk Howard Allen Realtors
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

 MARIN, SONOMA, S.F. BAY AREA REAL ESTATE - Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa. Starter Home to Luxury Property. REO (Bank Owned), Short Sale, View Homes, Architecural Distictive Homes. Investment, 1031 Exchange. Chinese Realtor.

July 1, 2010 - Updated - US Senate Passed the Bill and it's now being signed by President Obama

June 29, 2010 - US House extends Closing Deadline for First Time Homebuyer Tax Credit to 09/30/10 if they are in contract as of 04/30/10.  The homebuyer has to be in contract before 04/30/2010 and now close by 09/30/10 (instead of 06/30/10). 

This bill is going to the congress and is expected to pass. 

This is in part due to the slow process by the lenders and loan servicers during the loan approval and loan funding process where two months escrow might not suffice to close escrow.   

However, I also fee the benefits to First Time Homebuyer in contract on Short Sale properties due to the notorious slowness in lender approval of short sales.  Hopefully the ones that are in contract on short sale as of 04/30/10 will also get the up to $8,000 tax credit if they close by 09/30/10.

There is also the California Tax Credit of up to $10,000 which expires 12/31/10 - unlike the federal tax credit, this tax credit has to be claimed over a three year period.

San Marin Improvement Association (SMIA - www.SanMarin.org ), a north Novato neighborhood of 1,700+ homes just north and south of San Marin Drive in Novato, hosted it's 4th annual Classic Car Exposition on May 22, 2010.

SMIA is a neighborhood association formed to safeguard San Marin neighborhood and to build community relationships through social event.

Some of the SMIA's accomplishments are:  

• Purchase and protect Mt. Burdell, which is now a designated Open Space in Marin County
• Fend off building plans / zonings that do not agree with the neighborhood (recent accomplishment - the redeisn of the lot on the corner of San Marin Drive and San Andreas Drive

SMIA also conucts annual social events to foster neighborhood spirit:

• San Marin Neighborhood Social
• Easter Egg Hunt & Community Picnic
• San Marin Neighborhood Social
• Community Garage Sales
• Halloween Parade
• Santa by Sleigh
• Classic Car Exposition

The Class Car Exposition is the brainchild of Andrew Sinclair, past board member of SMIA and a classic car enthusiast.  He devoted his time organizing and running this exposition to raise fund for SMIA.  The show has attracted many local and regional classic car owners.  

All Saints Church generously donated the ground for the show and their youth group served BBQ to raise fund for their youth group activities.

Hope you enjoy this video of the Exposition.   

CASUAL ELEGANT LIVING

2463 Vineyard Road, Novato

www.2463Vineyard.com

In the prestigious area of Vineyard Road, just West of Wild Horse Valley, finds this casual, comfortable yet elegant home for discriminating buyers.

* Fabulous property with panoramic views situated on 1/2 acre lot with pool and spa;

* Tastefully remodeled single story main house with a separate legal unit. Main house has 3 Bedrooms, 2 Baths, 2790sf. The separate unit, which can be used as office, studio or in-law, has 1 bedroom and 1 bath;

* Open floor plan with gourmet kitchen, formal living room, formal dining room, cozy family room and beautiful raised hearth fireplace;

* Family room and living room open through French doors to a large back deck shaded by a heritage black walnut tree and over overlooking the pool and spa and views of distant surrounding hills;

* Inviting entry with slate tile floors accented by inlaid glass highlights accessed through a custom, three-level glass door which allows abundant light with needed privacy;

* Custom designed gourmet kitchen has honed granite slab counters, honed marble center island with sink and breakfast bar, tumble marble tile backsplash, custom cherry, stainless steel facing cabinets and shelves, stainless steel appliances - built-in Subzero 48" refrigerator with wine rack above, six burner Wolf range, trash compactor, oversize, extra deep stainless steel sink, garden window and skylight;

* Casual living room and dining room share a raised hearth slate tile fireplace providing warmth on cool evenings. French doors open to large central deck;

* Huge master suite has vaulted ceiling with exposed beams, intriguing ceiling design ready for up-lights, relaxing window seats and a wall of custom designed built-in closets with organizers. Oversized master bath has his and her limestone vanities, relaxing limestone soaking spa tub and separate shower with rain head;

* Second bedroom and guest bed/office share a Jack and Jill limestone bathroom with oversized shower;

* Comfortable family room, media-wired for surround sound and media entertainment, has large French doors which open to central deck and cozy back porch. Views of sparkling pool, tranquil backyard and surrounding hillsides;

* Cottage in the back has a living area, bedroom/office with built-in shelves and desk, and a charming bathroom with beautiful tile floor, pedestal sink and enclosed shower;

* Designer paint, hardware, recessed lights throughout. Skylights, ceiling fans. Wood floor in living, dining, hallway and kitchen. Pella casement windows and French doors with distinctive trims. Separate laundry room has plenty of storage and room to organize the laundry;

* Award winning schools! Close to hiking, biking, horseback riding facilities, O’Hair Park, Stafford Lake, Mr. Burdell, Rolling Hills Club, and more!

It's been quite sometime since I published a Novato Markret Overview.  As I have told interested parties - the market is hopping for homes that are entry level homes, attractive to both first time home buyers and investos; but can be quite challenging for high-end or move-up homes.

Vey clear drop in % in escrow happens between $700K and $800K, with a steep drop from sellers market to buyers market; this might have something to do with the Jumbo Conforming loan cut off point of $729K.

However, homes are very competitively priced and in great conditon can go into escrow quickly, no matter where the price point is.

	Novato Market Overview
	Week of May 27, 2010
	# of Total Units			% of Total			Market
	# Total Units	# In Escrow		% Active	% In Escrow
Type
SFDs	255	98		62%	38%		N
CIDs	89	47		47%	53%		S
All SFDs and CIDs	344	145		58%	42%		S
SFD by Price Range
$0-$500K	55	32		42%	58%		S
$500,001-$600K	38	16		58%	42%		S
$600,001-$700K	38	16		58%	42%		S
$700,001-$800K	36	19		47%	53%		S
$800,001-$999,999	36	7		81%	19%		B
$1M - $1.25M	20	3		85%	15%		B
$1.25M - $1.5M	17	3		82%	18%		B
$1.5M+	13	2		85%	15%		B
TOTAL SFDs	253	98		61%	39%		N
% in Contract	Type of Market
Less than 25%	Buyers Market
25% to 40%	Neutral Market
Greater than 40%	Sellers Market

• Multi-Family Complexes:  Complexes with central collection bins must request Cleanup Week collection service. Call Novato Disposal at 897-4177 no later than Sept. 17.

• A maximum of 14 bags, boxes or cans may be placed at the curb
• A maximum of 2 cubic yards of material will be collected.

•Loose items will not be collected. All material must be contained.

• Oversized, heavy, or prohibited items will not be removed

• No rock, dirt, bricks, concrete, tires, wood or asphalt.
• Items must be less than three feet in any dimentsion and must weight less than 60 lbs.  
• No Sofas, tables, mattresses or other large items. 

• Hazardous waste will not be collected cubside: 

• No hazardous waster will be collected curbside: no propane tanks, televisions and computer monitors or :e-waste".  Visit www.novatodisposal.com or call  892-7344 for e-waste collection and hazardous waster information.

• Call Novato Disposal at 897-4177 by April 7 for collection of appliances, such as washers, stoves, microwaves, water heaters and refrigerators. A $30 fee is charged for collection of any refrigeration unit. All other appliances will be billed at $15 each. The fee will be added to your garbage bill. Refrigerator doors must be taped, tied or otherwise securely closed for child safety reason.

• Keep all recyclable items separate from cleanup debris. Recycle in your blue cart or at a recycling center.

Questions?  Call Novato Disposal at 897-4177

www.Novatodisposal.com

For a California First Time Homebuyer, if you time it right, and get into escrow on or before 04/30/2010 and close escrow between 05/01/2010 and 06/30/2010; you can get up to $18,000 Tax Credit.

How so, you asked ....

As a first time homebuyer, if you get into escrow on or before 04/30/2010, and close escrow before 06/30/2010; you get up to $8,000 tax credit from the federal government.  This credit can be applied to (or amended on) your 2009 Tax filing. 

For CA residences, Governor Schwarzenegger just signed into law that if you buy your first home and close escrow on or after 05/01/2010 and before 12/31/2010; you can get up to $10,000 tax credit back from CA.  This credit can be spread over 3 years.

So, if you time it right, as a first time home buyer, you can get up to $18,000 combined credit back from federal and CA.

Check with your Realtor and ask her to help you find the right home and use good strategy to help you get into escrow and close on the house within the time frame provided above!

Good luck and enjoy your new home and the extra cash back!  

The previous CA Home Buyers Tax Credit program was so successful, Governor Schwarzenegger signed Assembly Bill 183, the Homebuyer Tax Credit legislation, into law to stimulate housing market for first time homebuyers who purchase either existing homes or new constructions.  

AB 183 will provide $200 million for home buyer tax credits, allocating $100 million for qualified first-time home buyers of existing homes and $100 million for purchasers of new, or previously unoccupied, homes.

The eligible taxpayer who purchases a qualified personal residence on and after May 1, 2010, and on or before Dec. 31, 2010, or who purchases a qualified principal residence on and after Dec. 31, 2010, and before Aug. 1, 2011, pursuant to an enforceable contract executed on or before Dec. 31, 2010, will be able to take the allowed tax credit.

The credit is equal to the lesser of 5 percent of the purchase price or $10,000, in equal installments over three consecutive years. Under AB 183, purchasers will be required to live in the home for at least two years or forfeit the credit (i.e., repay it to the state).

The positive impact of the federal home buyer tax credit is clear. Nearly 40 percent of first-time home buyers said they would not have purchased a home if the federal tax credit for first-time home buyers was not offered, according to C.A.R. research conducted last year.

The state’s previous home buyer tax credit program was so successful that it ran out of tax credits by the end of June 2009, eight months before it was set to expire and just as housing markets appeared to be turning a corner. Unlike last year’s legislation, AB 183 adds a tax credit for the purchase of an existing home by a first-time home buyer.

AB 183 will significantly contribute to the effort to stimulate jobs-creation within California's housing market by helping to incentivize first-time home buyers to purchase homes that have been abandoned, foreclosed upon and returned to the lender, or have been sitting on the market for extended periods of time. It is these homes that will require substantial rehabilitation by the new owners, which will in turn generate a tremendous increase in jobs and accessory purchases connected to home improvement activities.

Today I saw a friend whom I haven’t see for three months and with whom we last discussed his dismal mortgage situation and trying for loan modification. And today, he said:”Guess Who's Got His Loan Modified!?"

I could not be happier when he told me yes, he got his loan modified!!! And with Bank of America no less (BofA has a not so great reputation when we negotiate short sales for our clients although I have seen a lot of improvements lately)!

This is a very nice young man who bought his house at the top of the market two years ago, got a 100% interest only loan and his interest adjusted to 7+ and 8+% respectively. Due to the decreaes in equity, he was not able to refinance. His mortgage was $4,000 a month when we talked last time, and he could hardly get by.

He bought this house to make a home for his young family and he wants to keep it, he does not want to short sale the home! He was quite worried.

He told me triumphantly that his new mortgage now has an interest rate of 3% for five years and then adjusts to 4% for the rest of the loan (25 years). His new mortgage is $2,000 a month!!!   The amount is less than what he would have paid in rent!

I asked if he had to pay somebody for this service, and he said that the good fellows at Marin Family Action helped in with all that and they did not charge him anything.

Marin Family Action is a volunteer organization with a new HOME SAVE PROJECT to help residents saving their homes. They also work closely with Marin Housing Authority, HUD; and their goals is to help prospective or current homeowners in housing related issues. 

Note that the service is FREE for low-income families and some fee might be charged depending on the income level to help subsidize the volunteer program. NEVER PAY UPFRONT for these kind of services without any guarantee from the service providers -there are just to many scams out there - we, the Realtors, being in the frontline, hear a lot of stories!

MAKE SURE YOU LOOK FOR HELP ON LOAN MODIFICATION FIRST before you short sale your home; contact organizations such as Marin Family Action or myself for help if needed.

I will be very glad to help you keep your house!

A leisurely stroll on Mt. Burdell, Marin Open Space, on a very fine, early spring day.

Sunny, warm, clear, air fresh, quiet, except for birds chirpping, grasses are green; shining with dew,flowers are budding and tiny leaves peeking out.  Water was flowing and Duke happily splashed in the stream.

We can see miles ahead all the way to the bay......

A picture perfect day!     

This is from the trailhead in Partridge Knolls .... there are many trailheads for Mt. Burdell in San Marin area, Novato, CA.

A gorgeous day at the Christmas Tree lot today at Saint Vincent's Boy's School in Marinwood, San Rafael, Marin County, CA.  This is one of my Rotary Club's (Rotary Club of Novato Sunrise) annual fundraiser. 

This year we have little helper, sure makes things go faster!

Missy (according to proud daddy, Rik Godell (Owner of Goodell Structural Services and past president of the Sunrise Rotary Club), turns five months old tomorrow, and she is just a bundle of energy, super sweet, and very, very smart, well behaved puppy.

The foreground is a field owned by a farmer.  We get to see cows grazing and wondering back for dinner; the background is Saint Vincent's Boys School's hills.  Many XMAS tree faithful come here every year just to help our Rotary club with the fundraising...Thanks!!!

Heading into the High Fire Season in Marin County, this seems to be a good time to reintroduce the guideline on how to mow the grass in Marin County, especially the properties that are next to Open Space. 

The guideline was established by the the Marin County Department of Parks and Open Space.

This letter is especially critical at this time of year when fire risk is increasing; especially since Marin county is agian, facing a very dry summer season.

The information below can be found on Marin County website Wildfire Safety Information as well.

Excerpt from Marin County Open Space District:

GUIDELINES FOR MOWING GRASS ON MARIN COUNTY OPEN SPACE DISTRICT LAND ADJACENT TO YOUR HOME

It is extremely important that your clearance work does not start a fire and that you follow the guidelines below:

Confirm that the property you want to mow is owned by the Marin County Open Space District, not your neighbor or another agency. Information on lot lines and property ownership is available at the County Assessor-Recorder's Office (499-7215, or go to http://www.co.marin.ca.us/depts/AR/main/index.cfm) and the County Community Development Agency (499-6269, or go to http://www.co.marin.ca.us/depts/CD/main/index.cfm).

• Mow only grass. If you wish to cut brush or trees on Open Space District lands, you will need a permit; please call the District field office at 415-507-2816.
• Never mow under high fire hazard RED FLAG conditions; call 415-499-7191 for current conditions.
• In the heat of summer, mow early in the morning or during the evening when it is cooler and less likely that you could start a fire. Use extra caution with power mowers or other spark-producing tools.
• Keep a 5-pound "ABC" fire extinguisher AND a fully charged garden hose at the work site while mowing or other work is taking place.
• Do not use metal mowing heads on power scythes (weed whips) as they can spark from contact with rocks.
• Make sure spark arrestors are in place and functioning.
• Do not lay power tools in dry grass where hot metals may ignite flammable vegetation.
• Re-fuel tools away from vegetation -- on paved surfaces or cleared areas. Store gasoline away from site.
• If possible, have someone spot you (keep a close watch) while you are working to watch for problems.
• Watch for hikers and other open space visitors; cease work until they are clear from the work area.

Information on the Open Space District is available on the internet at: http://www.marinopenspace.org.

For guidelines on fire protection, call your local fire agency or check the internet:

• Fire Safe Marin
  http://www.firesafemarin.org/
• Marin County Fire Prevention Officers
  http://www.marinfirechiefs.org/prevention
• FireWise
  http://www.firewise.org
• Marin County Fire Services
  http://www.co.marin.ca.us/depts/FR/main/fire/services.cfm#vmp
• City of Novato Fire Services
  http://www.novatofire.org/default.aspx
• FEMA - Wildfire brochure
  http://www.fema/gov/pdf/hazards/wfie.pdf

A semi uneventful but very busy week for the office, with one wonder property on the market - a deliberally priced low REO single family home next to Novato High School, lots of unfinished, unpermitted work.  The property commanded 23 offers in a few short days with several over asking, all cash offers.  Novato realtors are buzzing about this kind of trend for REO offers (other than one extremely low priced short sale home on Leland Drive a while back, none generated as much activity as this house).  

An experienced and knowledgable local Realtor is ultra important in guiding you through this new real estate maze - Check with your Realtor on how to spot, evaluate and make strategic offers in the current market! 

As you can see from the statistics below, percentage wise, there is not a lot of change within a week.  Howeve, the numbers give a good feeling about the market, although unusual, being somewhat stable. 

Novato, and for that matter, Marin county real estate are seeing an encouraging trend of more buyers out looking for homes.  As is the aboe case in mind - there will be 22 ready and willing buyers (many with all cash) for a bargain and yes, they jump on one when they see it!

% pending and Days on Market (DOM) continue to be skewed by the lingering short sale homes that have been in contract for a long time while waiting for lenders approval.  Ask Sylvia to research background of the properties you are interested in! 

Contact me at (415) 717-0293 or at sylvia@SylviaSellsMarin.com to discuss the market and the current trend, get familiar with the buying process, and start hunting for inventories on the market, whether REO, Trust Sale, start home, luxury homes.  Take time to see many homes so you know the right house when you see it!  It's never too late to get ready.      I will be very happy to find the best house / investment property for you! 

It will be my pleasure to serve you!  Good Hunting!

• Buyer’s Market  < 25%
• Neutral                25% - 40%
• Seller’s Market   > 40%

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Real Estate
Marin, San Francisco North Bay
Frankk Howard Allen Realtors
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

 MARIN, SONOMA, S.F. BAY AREA REAL ESTATE - Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa. Starter Home to Luxury Property. REO (Bank Owned), Short Sale, View Homes, Architecural Distictive Homes. Investment, 1031 Exchange. Chinese Realtor.

The pictures were taken in the summer, around the very desirable Partridge Knolls neighborhood, overlooking San Marin, showing the 'golden' state. During the raining season, the hills turns fresh and than jade, provides a refreshing look throughout the county. Mt. Burdell, being one of the 'younger' hills in Marin County, has oak trees dotted in various places, provides a lively and beautiful picture of the hills.

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Real Estate
Marin, San Francisco North Bay
Frankk Howard Allen Realtors
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

 MARIN, SONOMA, S.F. BAY AREA REAL ESTATE - Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa. Starter Home to Luxury Property. REO (Bank Owned), Short Sale, View Homes, Architecural Distictive Homes. Investment, 1031 Exchange. Chinese Realtor.

Can't believe summer slips by so quickly!  I last posted Novato Statistics on April 1, 2009 and now is the later part of August.  Students are back in school and we are heading into fall.    

During the past four months, with housing prices dropped 20%-30% and certain condos at 50% drop (the ones with problementic HOAs), stimulus plan, attraction of the 'up to $8,000 credit back', interest rate staying low, regular sellers holding onto their properties unless they have to sell; the supply remains low and demand has heightened.  All these contribute a shift in the percentage of houses under contract, moving most price ranges into the 'sellers' market, meaning % of houses under contract is great than 40%.    

The only decrease in percent of pendings are the 700-800K range (inbetween starter homes and luxury homes) and the super luxury range (over $1.5M) in Novato.   

Novato, and for that matter, Marin county real estate are seeing an encouraging trend of more buyers are out looking for homes, and they are Serious and Anxious buyers.  Most are the traditional buyers with solid downpayments, steady jobs; some are seasoned investors, all cash buyers, some are first time investors, and many first time buyers are also taking advantage of the soft market, low housing prices; and not surprisingly, all are looking for that great bargains and many are getting them. 

% pending are also skewed by the many short sale homes that have been in contract for a long time while waiting for lenders approval, but what great bargains the buyers can get with time in hand and plenty of patience.  I often encourage my clients to look for short sales if they can wait, beats jumping back into that multiple offers situation with REO, bank owned homes.  All my buyers clients are getting the best deals now because both of us have the patience to strategize, look, wait and bargain for the best property to purchase.       

Contact me at (415) 717-0293 or at sylvia@SylviaSellsMarin.com to discuss the market and the current trend, get familiar with the buying process, and start hunting for inventories on the market, whether REO, Trust Sale, start home, luxury homes.  Take time to see many homes so you know the right house when you see it!  It's never too late to get ready.      I will be very happy to find the best house / investment property for you! 

It will be my pleasure to serve you!  Good Hunting!

• Buyer’s Market  < 25%
• Neutral                25% - 40%
• Seller’s Market   > 40%

Nestled in the hills of desirable Gerstle Park; this almost new, immaculate bungalow with bay, bridge and city view; is a rare find.  Walk up the stairs to the tiled front deck framed by gorgeous surrounding views.

The glass front wood door welcomes you while allowing sunshine into this sweet and compact but high efficient home.

Small but cleverly designed kitchen has slate tile floor, granite counter, stainless steel appliances, spotlights, under counter lighting and ample storage.  There is a breakfast area and an adjacent granite top breakfast bar/workstation combination. 

Cozy living room with dramatic fireplace set the stage.  Huge picture windows bring in plenty of sunlight and the gorgeous surrounding views.  Gleaming hardwood floors throughout; exposed wood beam ceilings add much warmth and charm to the home. 

Slat tiles in entry way and kitchen.  Double pane windows with shutter blinds frame gorgeous distant bay, bridge, and city views.  Enjoy the view while observing deer right at home outside the master bedroom windows.  2nd bedroom has access to the backyard.  Side deck outside of master bedroom is accessible through the door next to the kitchen.      

Small courtyard sanctuary provides a peaceful place to gather.  Level side yard to enjoy the view.  Side and backyard attract wildlife from surrounding hills. 

Centrally located with easy access to downtown San Rafael shops, restaurants, 101 and 580 freeways to east bay and the city.  Award winning schools.

_________________________________________________________

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Real Estate
Marin, San Francisco North Bay
Frankk Howard Allen Realtors
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

 MARIN, SONOMA, S.F. BAY AREA REAL ESTATE - Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa. Starter Home to Luxury Property. REO (Bank Owned), Short Sale, View Homes, Architecural Distictive Homes. Investment, 1031 Exchange. Chinese Realtor.

Novato public schools are back in session, and Duke, our beloved Laborator / Pointer mix is very happy that he gets to go to Dogbone Meadows Dog Park to see his best friend, Hunter, again.  Since Dogbone Dog Park is in the opposite direction of my house in Partridge Knolls, San Marin Area, to my work, Frank Howard Allen Realtors, Duke only gets to go there after I drop my younger son off at the local school which is just a block away from the park.  This means Duke has not been there for quite sometime :-(  

The park is very popular, lots of dogs and their humen go there to hang out with their buddies.  The place can get overwhelming for Duke and I late afternoons after work.  I love going there in the mornings where things are calm, and there are only a few familiar dogs and very responsible dog owners.  We enjoy seeing each other and catching up.  And Duke!  He is in heaven!  You can not find a happier dog (o.k. maybe the other dogs at Dogbone Dog Park).

See the following for info about the very premier Dogbone Dog Park, Duke and his best friend, Hunter!  I still need to take some pictures later in the day when the sky is blue and bright.

--------------------------------------------------------------------------Dogbone Meadows Dog Park in Novato, Marin County, located en route to Stafford Lake and West Marin, dogs often bring their people when they are on the way to the beaches.  The dog park is right accross from Novato Chase luxury homes, is probably the best dog park in Marin County, or maybe even California.  Due to the great location and the natural surroundings, there are talks of starting the first community garden in Novato next to the dog park. 

Built by dog loving volunteers (or shall we say, slaves of dogs), the property is around 1 acre, with tracks for dogs and human alike, toys and exercise stations (the hoops, loops, bridges, jumps, tubs, etc) for dogs only.  The volunteers planted trees for shade, put down benches and , water fountains, , porchesThe backdrop is Open Space, part ofO'Hare Park, great hiking, horseback riding trails.

This is a morning with unusual heavy fog from West Marin, a beautiful background for the dog park. 

Duke (black with white spots, rescued from 2nd Chance Rescue) and Hunter (Golden, dapper with his red bandana - he has a whole collection of those) love to come here in the morning - Duke, after dropping his brother off at local high school, and Hunter, after dragging his mom for his daily 2 hour walk and play (can't say Hunter does not have a GREAT life, even Duke is envious of him!) - Hunter will chase the tennis ball and Duke will run along Hunter.

Makes Happy Dogs and Happy people when their dogs are tired the rest of, the day!   

It's a foggy morning, but I thought it's interesting, so I snapped the pictures.  

Duke and Hunter waiting for Hunter's mom to throw the ball.

Time to chase the ball!

Duke's best friend, Hunter, whose only passion is chasing the tennis ball!

Sylvia Barry, Realtor, ePRO
Marin Realtor for Marin Luxury Real Estate 
Marin, San Francisco North Bay
Frankk Howard Allen Realtors 
website: www.SylviaSellsMarin.com
Blog: www.AllAboutMarinHomes.com

SERVING MARIN, SONOMA, S.F. BAY AREA - FOR ALL YOUR REAL ESTATE NEEDS Beveldere, Corte Madera, Greenbrae, Kentfield, Larkspur, Marinwood, Mill Valley, Novato, San Anselmo, San Rafael, Sausalito, Tiburon; Cotati, Penngrove, Petaluma, Rohnert Park, Santa Rosa.

I hesitate to jump on the bandwagon to sing praises to the improved 101 traffic in Marin County since they opened the lanes on a stretch of San Rafael in first quarter, 2009.

It amazes me to see people who hardly drive on 101 filming the traffice at 6:00AM while reporting how great the traffic is ;-)

As a Realtor, commuting during traffic hours is not the norm as I have the priviledge to schedule appointments away from traffic hours and that is what I normally do.

I feel that for reliability, I have to wait until I actually have the chance to drive during traffic hours regularly before reporting with confidence about the improvement, if any.

Well, my younger son signed up for classes at Cal. The classes start at 8:10am / 9:10am; and I have the priviledge of driving him to UC during traffice hours every morning for the last two weeks.

So far, I am very impressed by how much traffic has improved.

During the height of construction period, it took me up to 1 hour to inch from North Novato to just befroe Central San Rafael. This includes finding all local detours (which many don't know) to avoid the heavies 101 traffic depending on how each stretch of traffic is moving at the time.

And now, I can be on the Richmond bridge in just over 20 minutes and be in the middle of Cal campus (which includes driving through the famously painful Unversity Avenue) in abuot 35 minutes.

O.K. I have to admit that I took advantage of the car pool lane with my younger son in the car. However, I was able to observe the heavier part of traffic when I drove by. There are still stretches where the traffic slows down but the stretch is much shorter - just before St. Pablo and right after that exit. The traffic, although slower, is not that bad. The cars still move along nicely isntead of the agonizing stop and go.

In addition, I also surveyed my clients who commute to the city for work. The reports are a resounding YES! on how much better the traffic is now. A client told me the improvement is anywhere from 30 to 45 minutes driving the 101 stretch in Marin county. I am pleased to hear that.

So, my overall report on the 101 widening project in Central Marin, although slow in coming, is - Yes, A Great Improvement!

MARIN COUNTY BANK OWNED / REO / FORECLOSED HOMES

UPDATED 07/16/09 (last updated 06/06/09)

By Popular Demand ... Thanks for emailing... Here is the updated report as requested!

Due to strong demand from my past and current clients and the interest from the prospective clients, I am providing you with list of current Bank Owned (REO - Real Estate Owned, and Foreclosed) homes.  The list will be updated freqeuently depending on relevant activities.  

(Word of Wisdom from your Realtor -  In addition to REO (Bank Owned) properties, there are GREAT Deals out there if you look hard enough.  I will be able to help you to find the best property for you in Marin and Sonoma county, Bank Owned or Not!  (O.K. I still have to work on the new Blog 'Tale of a Short Sale', but there are other priorities)  

The towns included in this list are Marin County towns South Marin, Central Marin, North Marin and West Marin (yes, we even have a few in South, Central and West Marin).  Specifically: Belvedere, Bolinas, Corte Madera, Dillon Beach, Fairfax, Greenbrae, Kentfield, Lagunitas, Larkspur, Mill Valley, Muir Beach, Nicasio, Novato, Marin County, Olema, Point Reyes Station, Ross, San Anselmo, San Geronimo, San Rafael, Sausalito, Stinson Beach, Tiburon, Tomales

Yesterday, I got the taste of actually being in the Parade while riding the truck with the Penguin Empire Robotics Team (San Marin High School Robotics Club). I have to say that it was a lot of fun riding with the students, pretending that I was helping (they knew exactul what to do). and waving to the bystanders (now that I am in it, might as well enjoy the parade!)

The parade drew record entries and recrod crowds presumably the difficutl economy kept a lot of people home during the summer; but being in Marin for the summer can not be considered a hardship, I have to say.

There were over 200 entries; including the perennial entry of fleet of antique tanks and military vehicles (a private collection), basset hound parade (yes, hundreds of them and their proud owners), MY personal favorite Pini Hardware Plunger Brigade, this year, with an automatic toilet built by Penguin Empire adviser Mike Sousa (I think Pini Hardware did the garbage can routine one year), many student groups - the Novato Summer Institute, Five Charming Lads from San Marin, San Marin Jazz Choir, Marin Summer Theater, Novato Unified School District, Various Novato schools and Novato School Fuel thanking Novato for passing Measure A+ for Kids campaign, dace clubs, Taken do clubs, anti-tax protesters, archers, musketeers, Coast Guard Strike Team, and much more.

It's also fun to see so many friends and neighbors out there watching and enjoying the parade.

Novato, a town of 50K+ population, a lay-back and very friendly town can seem so small and personal where we seem to know and care about everybody!

Oh, not to forget about the Penguin Empire Team - the students did great and the crowd were awed by the awesome robot whenever we stop. The students remotely controlled the robot, drove it down the ramp, performed a couple of routines (unfortunately, due to the crowd, we were not able to show the full potential of the robot) and drove it back up the float. The crowds were quite enthusiastic about the robot and the team :-)

Here are a few picturs to share with you (Sorry, I was too busy to be IN the parade and did not have time to take as many picturers as I have liked!):

And the Parade is not complete without the viewers cheering us on!

Come and check out these fabulous new homes in a small new community of 9 homes on Olive Court. Back up to privately owned open space and centrally located, these 9 new homes boasts same architectual details and top-of-the-line constructions, materials similar to those in Olive Ridge with the convenience of close to downtown Novato, Trader Joes, future Whole Foods, future SMART Train stations and such.

Homes are single story homes and two story homes. One will come with a pool. Homes have granite slab counters, glass tiled backsplash, stainless steel appliances, beautiful cabinets, recessed and decorative lightning, cathedral ceilings, beautiful fireplaces, hand rubbed hardwood floors, build-in cabinets in family room, central heat and central air conditioner; GREEN FEATURES and much more...

Open House Sunday 1-4PM

Call Sylvia Barry (717-0293) or email sylvia@SylviaBarryRe.com See these Wonderful Homes! 

3 OLIVE COURT A PLAN $899,000

• 2,840 sf living space (approx)
• 11,204 sf lot (approx)
• Single Story 3 bedrooms, 2.5 baths
• Office/Hobby Room
• 19 foot ceilings in living room
• 2 car garage
• Centrail Air Conditioning

19 OLIVE COURT, C PLAN, $999,999

• 3,444 sf interior space (approx)
• 9,369 sf lot (approx)
• 5 bedrooms, 4 baths
• butler's pantry
• Backs up to Open Space
• 3 Car tandem garage
• Centrail Air Conditioning

27 OLILVE COURT, C PLAN, $999,000

• 3,444 sf interior space (approx)
• 9,632 sf lot (approx)
• 5 bedrooms, 4 baths
• Butler's pantry
• Backs up to Open Space
• 3 Car tandem garage
• Central Air Conditioning
  

CHECK OUT SOME INTERIOR PICTURES OF THE HOMES - BUT NOTHING BEATS COMING OUT AND SEE THEM FOR YOURSELVES!!!

ARTIST RENDERING OF THE ESTABLISHED NEW OLIVE COURT COMMUNITY

SEARCH AND SAVE HOMES FOR FUTURE REVIEW? CLICK SEARCH FOR MARIN/SONOMA HOMES

Sylvia Barry
Frank Howard Allen
Cell (415)717-0293
Search and Save Homes for Future Review? Click http://www.sylviasellsmarin.com/SearchMarin/SonomaHomes
website www.SylviaSellsMarin.com #1 Marin, Sonoma Real Estate Resource

I always learn great things from my Rotary Club's (Rotary Club of Novato Sunrise) meeting - words of wisdom, kind deeds, great none-profit organizations, wonderful things people do for others all out of the goodness of their hearts; the down to earth approach, the selflessness in all, the good wills, the hope, and the future.

This past Tuesday was no exception.

While presenting 'Thought of the Day'; our past president, Bill Bell, recited the following, which I think is so true in today's environment, and thought it'd be beneficial for ALL of US to listen to the timeless wisdom again!

Abraham Lincoln, when establishing the Republican Party said:

"You cannot help the poor by destroying the rich.

There was much holding up of Abraham Lincoln in the recent Presidential election. Perhaps all should reflect on Lincoln's words going forward as government policies and directions are debated and implemented.

As if planned to celebrate the beginning of the summer vacation and a brand new chapter for our youth in Marin (yes, this is graduation weekend), Marin county is the proud host of two fun, entertaining and educational events.  

Both events celebrate the rich heritage and artistical talents of Marin county communities.  Good thing is there are TWO days in a weekend, so, you can spend one full day in each event :-)

Being a community minded real estate company, my company, Frank Howard Allen Realtors is a proud supporter of two wonderful community events happening this weekend, June 13 and 14,

Make sure you click on the link for the entertainment lineups for both events.  Many performing groups are homegrown, our local Marin Groups!

Novato Festival of Art, Wine & Music - our Novato Office is a sponsor of the 26th Annual Novato Art, Wine & Music Festival, which will take place in downtown Novato and features live music, a wine garden, arts and crafts booths and more. 

Novato Art, Wine and Music Festival

The Italian Street Painting Festival - Join us along Children's Avenue at the Street Painting Festival in downtown San Rafael where we continue the tradition of photographing our youngest artists as they create their very own chalk masterpieces.

Italian Street Painting Festival

 My friends. Margaret and Tim Buss have always participated in the Street Painting Fetival.  Margaret's speciality is the 'triangle' technique (see painting on the left).  This year, their son, Lawrence and his girl friend, Alex will follow the parents' footstep.  I look forward to see what the younger generation comes up with tomorrow.  

Millworks Novato (going strong with a lot of interest -check with Sylvia to see)

Novato Real Estate Market started to pick up after the gloomy winter - Yes! (by the way, is there such a thing as gloomy winter in Marin?  - we are so spoiled, when there are more than a drizzle and a little bit of wind, we complaint about the weather and then secretly congratulate ourselves for being in such a wonderful place - there is a premium there :-))

Thanks to the press, both prnt and online and yes, the Obama Stimulus plan, the buzz out there is this is a great time to BUY in Marin county.  Finally, we have affordable prices (o.k. affordable is a relative term), but more affordable houses here in Marin.

The condo/townhome cotinue to pick up pace, as well as the below $500K single family homes.  These are the ones that went thru the worst downturn and were the ones who led the short sale / foreclosure pact, but are now being recognized as the best purchases in town.  

Many former renters find it costs them less to own than to rent; in the mean time, they are able to enjoy the write offs from owning a home. 

That buzz drives the market right above it to go up.  'Starter' homes up to $700,000 saw across board increases in % Pending.  Being able to sell the condos and entry level homes means they can also move upward.  

This allows the $500K - $700K homes to see the biggest surge in % pending. 

The $800K and up range still lag behind - many are waiting for lenders to come up with the policy for Super Jumbo (between $625K and $729K) pricing structore.  Other move up buyers have their homes on market, are relunctant to 'buy contingenty upon sale' are hoping to sell and move into upper end houses here in Novato.  

Overall inventory starts to climb, as we expect it to be in Spring.  Homes for sale went up 25 homes, from 305 to 330 in a month (March to April). With the slower release of foreclosures, the inventory is not growing as much as we thought it would.   

Make Sure You are not waiting for the 'bottom' of the market. Remember, that is always hindside, by the time you look back, the bottom has already came and went. 

Call Sylvia now to discuss the market and the trend, get familiar with the buying process, and start hunting.  It's never too late to get ready.     

Give me a call at (415) 717-0293 or email me at sylvia@SylviaSellsMarin.com for inventories on the market, whether REO, Trust Sale, start home, luxury homes.. I will be very happy to find the best house / investment property for you! 

It will be my pleasure to serve you!  

• Buyer’s Market  < 25%
• Neutral                25% - 40%
• Seller’s Market   > 40%