The map above shows various neighborhoods in Saratoga, CA. 

As a Realtor it seems to me that the logical process in home buying is to first choose the community you like and can afford, then narrow the search to select the most desirable neighborhoods (constrained by affordability) and then find the specific home of your dreams that is for sale.

So what what defines a neighborhood and distinguishes one neighborhood from another?

1. Scale - Everyone lives in a neighborhood, but a resident’s sense of it differs dramatically depending if you are in an urban, suburban or rural setting.  In urban areas, neighborhoods are probably focused on a street or even a portion of the street that gives it focus.  A real estate website called StreetAdvisor has a slogan “your street, your voice”.  In suburban areas, neighborhoods are often subdivisions or tracts.  In rural areas your nearest neighbor may be miles away.
2. Lot Size – related to scale is the prevailing size of parcels in an area, which in turn is related to it’s history.  Whether streets are in a grid or curvilinear determine the feel of a neighborhood.
3. History– When a neighborhood was first developed is reflected in the street patterns and lot sizes.  Modes of transportation prevalent during that era determined the importance of the automobile or mass transit.  Alleys were prevalent before garages  came to dominate the street scene.  Nodes of higher intensity residential development grew up along major transportation lines.  If there were large agricultural ownerships converted to residential subdivisions, the homes tend to be more uniform unless the lots were sold to individuals.  The land value of some Saratoga neighborhoods has become so valuable because of school scores that they are in transition with newer much larger homes replacing older much smaller homes.
4. Architecture – Related to history is the prevailing style of construction of the era.  Victorian, craftsman and various historic revival architectural expressions tend to be clustered in some neighborhoods and not in others.  House size is an obvious reflection of status of a neighborhood.  Newer homes tend to have more open floor plans and many new Saratoga homes have basements.
5. Landscaping – The type and maturity of trees and other landscaping features create a unique feel for many neighborhoods.  Some have uniform street trees; others are noted for their variety or relative lack of attractive landscaping.  The root system of heritage oaks constrain construction, but are also emblems of stature.
6.  Schools – It used to be that the ideal neighborhood was defined in terms of walking distance to a public elementary school.  While it is now the exception that children walk to school unaccompanied, proximity of playmates is still a factor in defining neighborhoods.  School scores are extremely important, but in many school districts, physical proximity does not automatically insure enrollment. Private schools have also  loosened the ties that once bound neighborhoods together.
7. Boundaries – natural features (rivers, topography, etc.), man-made improvements (roads, railroads, etc.) and political boundaries have a lot to do with the identity of neighborhoods.  Neighborhoods are often defined as much by their edges (perimeter walls, border and median landscaping, etc.) as they are by their cores.
8. Access– some neighborhoods have well defined entry points with walls and signs.  Other neighborhoods are defined by their limited access, whether it is a cul-de-sac or a guard access gate.
9. Associations – Community associations and common areas and recreational amenities define certain neighborhood as distinct from others.  Rules and regulations in the form of CC& R’s have a varying impact depending if they collect dues.  Neighborhood Watch organization reflects practical informal associations of neighbors.
10. Proximity – Some dominate features, whether they be a hill or an institution can create neighborhood identity by mere proximity.
11. Social Cohesion– While Realtors and others are prohibited from discriminatory practices regarding ethnicity, religion, sexual orientation or other sociological factors they may have obvious physical manifestations to even the casual observer.   Bars on windows, graffiti, the brand, age and repair of automobiles and general tidiness may be reflections of social status or safety/crime.  The clustering of certain types of business and their signage may reflect the social cohesion or character of neighborhoods. Either presence or absence may be important to homebuyers.
12. Custom – Some neighborhoods have adopted, colloquial names coined by Realtors such as the “Golden Triangle”.

Ultimately all the above 12 factors plus the subjective evaluation of many individual homebuyers and homesellers is what determine property values in neighborhoods.  Subjective factors such as beauty, style and status are less easy to quantify, but very real.

Websites such as Neighborhood Scout identify only 6 relatively large areas within the Saratoga, CA community – these are more like aggregates of neighborhoods and in my opinion are less fine grained than homebuyers perceive. 

I used my background as a Realtor and geographer to define a greater number (31) of distinct Saratoga  neighborhoods according to the criteria above.   Call me if you are looking for a Saratoga native and a neighborhood expert.  Subscribe to my blog if you find it interesting and helpful.  Spread the word.

Rick Bonetti | Alain PInel Realtors | Saratoga, CA | 408-857-8800

There are 12 new listings in Saratoga this week. There are 116 residential MLS listings available with an average price of $2,241,933.

Green building is here to stay!  So if you’re thinking of buying a home in Saratoga, Los Gatos or Monte Sereno or you are thinking of remodeling your existing residence, you need to know what elements of a “green home”* are most cost effective.  There are also federal incentives for you to act during 2010.

If you’re looking to buy green, beware – there are a lot of conflicting claims and options out there. That’s one of the reasons why the Leadership in Energy and Environmental Design (LEED) is emerging as the “recognized standard for measuring building sustainability,” according to the Natural Resources Defense Council. A LEED certification recognizes that a construction project or building uses environmentally friendly building practices. You can find out more by visiting www.nrdc.org.

The U. S. Environmental Protection Agency and the Department of Energy created the Energy Star program in 1992, which identifies 50 product categories that will help save energy costs.

• Today, more than 75% of American households recognize the ENERGY STAR label!
• In 2009 alone, ENERGY STAR helped Americans save nearly $17 billion on their utility bills
• Since 2000, about 3 billion ENERGY STAR labeled products have been sold

Save money (30% of your costs up to $1,500) with federal tax credits,  good through December 31, 2010 for certain energy efficient improvements (HVAC, insulation, roofs, water heaters, windows and  doors) to your principal residence.  There are no upper limits and you have until 2016 to get tax credits for geothermal heat pumps, small wind turbines and solar energy systems – this includes new construction.

* Not to be confused with greenhouses for the elderly I wrote about in an earlier blog post.

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Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

Adding a provision to a standard real estate purchase contract calling for a non-refundable “deposit” to be passed through from buyer to seller may not be enforceable, unless the agreement is actually an option form. An exception to this is for builders who may keep some deposits under certain circumstances if the buyer’s payments were used to purchase upgrades.

Further, if a homebuyer wants to add a clause in an agreement to purchase real estate, reserving the absolute right for them to cancel at any time, for any reason, before acceptance (such as in an agreement to purchase a short sale property, which may take a fairly long time for a bank to respond), the agreement might not be considered a valid purchase contract, so this practice is to be avoided.

Real estate legal matters can be complex, particularly in difficult times when short sales and foreclosures are commonplace.  For this reason, Alain Pinel Realtors has mandatory twice-a-year agent training by a risk management attorney.  Agents in smaller brokerages usually do not benefit from such regular updates of case law and best practices, which should be a consideration for you when selecting the best Realtor to best represent your interests.

Real estate agents do not practice law and do not give specific legal advice so you should consult your attorney for complex matters that deviate from standard forms.

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Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

Productivity - America and the world cannot afford to have highly experienced, mature people simply retire to do nothing meaningful and productive for 20-30+ more years of their lives.  Young people see older people as unproductive and a burden to society. I believe the idea of retirement needs to be rethought; an Intergenerational Center can change attitudes and values.

Leaving a Legacy – The golden years are opportunities for reinventing one’s self with encore careers for the common good.  Involvement of elders in an Intergenerational Center can make a lasting impact and leave a legacy.  The retired “builder generation” and aging baby boomers have huge wealth that needs to be invested in upcoming generations.  An Intergeneralional Center would bridge that gap.

Mutual Enrichment – Saratoga needs the wisdom and attention of elders mixing with youth and vice versa.  An Intergenerational Center that has this as a conscious goal would give new meaning, purpose and vitality of the younger olders as they are no longer employed and it would provide needed nurture for younger generations.   Saratoga youths need community service hours (time that could be spent with elders) to get into good colleges.

Ethnic Diversity Appreciation - Saratoga’s Anglo culture has a lot to learn from it’s Asian neighbors about the esteemed role of their elders.  Many Chinese families live in multi-generationall households; Indian families often have overseas parents visit in their home for several months.  Asians now represent very large segments of Saratoga residents;  the community would benefit with more cultural interaction. Young people more easily accept ethnic diversity among their peers; they can help elders can grow in this regard.

Being Community Makes Us More Human – Saratoga needs closer connections within our community, particularly because of its suburban character.  Elders exist because they show us how to make a community.  As we give to them, they give to us their wisdom, their experience, their affection.  When we come together to meet their needs, we learn how to live more fully as human beings.

Being vs. Doing - The fast pace of life and change in Silicon Valley has left many with a spiritual void and little time to reflect on the meaning of life – what’s really important.  Time pressures on multiple breadwinners, smaller family size, broken families and the rise of technology all contribute to why older people are not treated with respect.  Working adults are all about doing, whereas elders have the gift of being.  Work is made for manking; not mankind made for work.

New Housing Options For Elders – The demographics of Saratoga continues to skew older as long-time residents attempt to stay in their homes as long as they can; many don’t see positive housing alternatives that motivate them to move.  Builders,  elder-care professionals and city officials need to expand the range of housing options (with more non-institutional, small group, home settings) available for seniors within Saratoga neighborhoods.  Aging Saratogans are wealthy on paper because of the value of their real estate; they want to stay local and could free up some cash if only they had more attractive options.

Green Houses & Eden Alternatives – I have previously blogged about William H. Thomas, MD and Green Homes (see link below).  These are places where older olders reside in small clusters of 7-10 persons.  These Green Houses are inspired by the richness of close personal relationships and the healing power of community.  Eden Alternatives are friendly, non-institutional homes for the elderly with gardens, pets, plants, and children.  Recently I have been reading Dr. Thomas’ 2007 book What Are Old People For?: How Elders Will Save The World.*  I am excited about continued application of his Green House and Eden Alternative concepts.

Positive Aging - Similar ideas and movements working to change old paradigm about aging and to improve the quality of life among older people are popping up such as Silicon Valley Positive Aging Forum. Leading Edge Institute, Inc. in Cupertino was founded on the premise that Silicon Valley should be actively involved in working to find innovative solutions to issues like wellness, life-long learning, urban design, services, work and creative engagement for people in this next phase of their life contribution.

Leading Edge is having a seminar on March 11th at Avenidas in Palo Alto on “Concierge Service”, discussing the Beacon Hill Village model, also found locally at Avenidas Village and SF Village.  I will be there and hope to see you there too.  Help pioneer and Intergenerational Center in Saratoga.

Related articles

• Greenhouses – Patient-Centered Seniors Housing For Aging Baby Boomers
• The Elderly: root of society’s ills (trueslant.com)

*Incidentally, Dr. Thomas has also written: In The Arms of Elders: A parable of Wise Leadership and Community Building and Life Worth Living: How Someone You Love Can Still Enjoy Life in a Nursing Home.

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Rick Bonetti, SRES | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

Two situations are prompting homebuyers to want to make simultaneous offers on multiple properties: 1) a hot market with multiple offers, and 2) a short sale where it may take a bank a long time to respond to an offer.

Buyers need to be aware that if they persuade some real estate agent to write simultaneous offers on multiple properties with the intent to cancel one of them during a contingency period, they may be subject to damages in favor of the seller, because of implied covenant of good faith and fair dealing. That’s why I will not engage in such practice as a Realtor on behalf of my home buyer clients and I will try to screen out such buyers when I represent home sellers.

If an offer to purchase real estate has a time limit for seller to respond and that time has expired, then a buyer may* have an out. If a buyer’s offer has expired, in order for a signed and delivered purchase contract to be valid, it should also have a counter signed by seller and buyer, acknowledging an extension of date of acceptance.

* A good real estate resource for legal matters is the California Association of Realtors legal website. This blog post is not intended to give specific legal advice, just general information to alert you to issues of importance; if you have an accepted contract and you find yourself as a buyer or seller in such a situation, you should contact an attorney.
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Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

In addition to discussing planned events in March and April, the group saw plans for a $1.2 million Saratoga Village Pedestrian Enhancement project, scheduled to start construction in June and be complete by November 2010.  Old world stamped concrete will be added to pedestrian crossings at intersections of Big Basin Way (Highway 9) with 3rd and 4th streets; medians and even median trees will be added in a few places near 4th street. Eight parking spaces will be sacrificed as side walk planters are “bulged out”.  There will be a new entry sign, hanging flower baskets and a kiosk at Blaney Plaza. The project will improve pedestrian safety as well as providing attractive decorative embellishments.

A vibrant downtown village improves real estate and home values in Saratoga.  Support your local merchants.

For more information on Saratoga Village, check out the Saratoga-Live website or their blog.

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I’m a Saratoga Native – let me help you buy or sell a home in Silicon Valley.

Related article:

• Location, Location, Location in Saratoga, CA

Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800 | DRE #01237009

Mardi Gras Luncheon - On Wednesday, March 3, 2010 at noon, the Saratoga Senior Center (across from the post office on Allendale) will be having a Mardi Gras Luncheon featuring Louisiana red bean, rice, chicken and smoked sausage.  Phil’s trio wil play jazz music.  The cost is $8 per person.

Jazz Cabaret and Swing Dance – On Saturday, March 6, 2010 at 7PM the Saratoga Music Boosters is sponsoring a fund-raiser featuring student musical performances by Saratoga High School jazz bands and chorus and the Redwood Middle School jazz band.  As special guests, the Los Gatos-Saratoga Big Band will also perform.  The event is being held at Saratoga High School located at 20300 Herriman Ave., Saratoga, CA 95070. Tickets are $10-25.

Mustard Faire - On Sunday, March 7, 2010 from 10AM to 4PM, Saratoga will be celebrating it’s agricultural history at the Warner Hutton House (on Fruitvale Ave.) and in the Heritage Orchard (behind the Saratoga Public Library) at the corner of Saratoga Ave. and Fruitvale.

The Mustard Faire kicks off with a Pancake Breakfast from 8AM t0 10AM at the Saratoga Senior Center. There will be displays of farm machinery and antique autos for nostalgic men; farm animals and face painting for the kids; and music for all to enjoy.

St. Paddy’s Party – The Saratoga Village Development Council is sponsoring a St. Paddy’s Party from 3PM to 5PM on Saturday, March 13, 2010 in Saratoga, CA 95070.  There will be an information booth in the Bank of America parking lot in Big Basin Way, where your children can pick up a bag for collecting “lucky pennies” and enter a drawing.  There will be Irish dancers, Celtic music, Irish entertainment and family activities.  Many Saratoga restaurants will be serving traditional Irish meals that evening past 5PM.

Persian New Year Charshanbeh Soree – Rose International Market#2 Saratoga is sponsoring a Persian New Year party on Tuesday, March 16, 2010 from 6PM to 10 PM  at 14445 Big Basin Way in Saratoga (in the vicinity of the Buy and Save parking lot).  There will be luscious food, Persian DJ,  live band and middle eastern dancers from Halanda Dance Studio.  Call 650-222-9253 or 408-867-1666 for more information.

Crab Feed Benefit – On Sunday, March 21, 2010 The Mountain Winery at 14831 Pierce Road, Saratoga, CA 95070 is hosting a crab feed benefit for the Mountain Winery Kid’s Foundation.  The Touch of Class Band will provide lively music. Tickets are $35-$65.

The City of Saratoga has a good events calendar on their website with links for even more events and things to do in Saratoga, CA 95070.  Check out SVDC website for happening in the village.

Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | DRE #01237009

When it comes to selling your home certain precautions need to be taken regarding animals.  Some cats are restricted to inside only, for their own protection;  it important that the listing agent place notes of caution on outside doors of  ”please don’t let the inside cat outside”, so Realtors showing the property will be extra careful.

Some dogs zealously want to welcome you by jumping up and licking – others bark at strangers to protect there territory and their masters.  The forth line of the MLS listing comments should be used to alert showing Realtors of what to expect regarding dogs.

If the homeowner is always at home, its easy to control their canine greeters by temporarily placing them in a safe, out-ot-the way location in the house, garage or fenced yard and clearly signing that there are pets behind the door.

If Realtors call ahead to make a showing appointment, as they are instructed to do in the MLS showing instructions, homeowners can arrange timing of showing when this will not become an issue.

The problem comes when owners are not at home and the showing Realtor and their prospective buyers are greeted at the door with chaos that causes fear or uncertainty as to whether it is safe to enter.  Today I came across some practical advice on managing your pet from dog trainer Carla Jackson, whose picture is shown above on this blog post.

Pet odors are one of the biggest turn-offs to potential buyers as they open the front door.  Often it is necessary to re-carpet the entire house to get rid of the smell if cats have urinated on the carpet.  Every homeowner wants to make the proper first impression when selling their home and be considerate of their pets as well.  We’re here to make the sale while respecting the rights of all.

Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800 | DRE # 01237009