Karen Crowson Tri Valley Real Estate Musings

2601 Vista Grand Ct, San Leandro - Coming Soon

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sun, 27 Jan 2013 09:39:31 -0800

Fabulous Bay-O-Vista location. Premium lot at the corner of a cul-de-sac. Vista Grand Drive, with panoramic views of the East Bay. This one story home has had just one owner, and it has been well cared for over the years.

3 Bedrooms
2 Bathrooms
1924 sq. ft living space
8500 sq. ft. lot size
2 Fireplaces
2 Car Garage
Covered Patio
Updated Kitchen
Updated Master Bath
Hall Bath is original – almost retro J

Offered at $499,950

This lovely home will be on the market February 5^th, with a Broker’s Tour on Wednesday the 6^th, from 10:00 a.m. to 1:00 p.m.

Open Sunday, February 10^th from 1:00 to 4:00 p.m.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

New Orleans Bash –(Mardi Gras, Livermore Style)

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sun, 27 Jan 2013 07:29:01 -0800

Need something to get you revved up during those dreary winter doldrums? Can’t afford a trip to New Orleans just now? Then celebrate Mardi Gras at the New Orleans Bash at the Bothwell in Livermore. The auditorium is transformed as the sights, sounds and aromas of Bourbon Street assault your senses. See photos from previous events.

Friday February 8th, 2013
5:00 -10:00 p.m.

Bothwell Art Center
2466 8th Street in Livermore

Party tickets are $15 per person in advance, $20 at the door Buy Tickets

New Orleans style jazz
Louisiana Cuisine available
Local Wine and Beer, and Hurricanes (of course!)
Fortune Telling
Live Concerts at Preservation Hall
Artist Gallery including Mask Art
Silent Auction

A Preservation Hall Experience takes place at the Bankhead Theater at 6:00 and 7:00 p.m. Your ticket price includes entry to the New Orleans Bash party. Performance by Big Money in Gumbo is a tribute to the world-famous French Quarter jazz club. Buy Concert Tickets (includes party entry)

Hurry! Concert tickets always sell out.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

How Many Offers? Everyone Wants To Know

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sat, 12 Jan 2013 06:00:46 -0800

The Tri Valley and East Bay real estate market has been dealing with a multiple offer market for much of 2012, and 2013 looks to be more of the same. These situations are challenging for everyone involved.

Here's how knowing helps:

As a buyer's agent, it helps me coach my clients. Are we one of 4 offers or one of 40? Is the competition so stiff that my buyer may not want to play? Do they love this house enough and is the competition strong enough that they are willing to do more than they've done in the past? If theirs isn't the selected offer, they want to understand what they were up against, and how they ranked.

I hear a constant complaint from buyers.....we only hear that our offer wasn't accepted, and that's it. And sometimes that's true. Buyers are really frustrated by this especially those who have made offers on several houses.

I've had some listing agents offer great feedback....you were the second lowest of 8 offers. You were our second best offer....would you like to stay in back up position? My sellers really liked you buyers and they wrote a great offer....but they just couldn't say no to a quick close and an all cash, no contingency offer. This type of feedback helps buyers feel ok about giving their best shot and not winning. Or, convincing them they they'll need to step it up for future offers.

As a listing agent, it's common to get that question from agents whose clients intend to write. They typically want to know how many offers have been received or are expected. We may have had a lot of inquiries, but until the offer is in-hand, you can't count on it. Today's environment includes offer due dates and times, and right at the ninth hour we can be deluged with more offers and calls. When I have to deliver that news, "Sorry, the seller accepted another offer", I always let the buyer's agents know how many offers were involved. Perhaps it will help their buyers the next time out.

I'd love to see this information reflected on the MLS too. It would certainly help appraisers to know how many offers a property received. And it would be instrumental in assessing comps for writing offers and for listing presentations.

In an world of information overload, this is sometimes an elusive bit if data. Let's be more forthcoming to better manage expectations and satisfy those inquiring minds who want to know.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Sellers, the importance of understanding the appraisal process

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Tue, 18 Dec 2012 06:43:38 -0800

Beverly does a fantastic job with this explanation. In a multiple offer market, sellers get excited when the offers come in over asking price -especially when they are considerably over. But if the buyer is getting a loan, the deal can fall apart if the property doesn't appraise. This is why some sellers are so drawn to all cash offers.

Via Beverly Herdman-Northern VA Wine Country Experts (Keller Williams Realty):

I hear it all the time,

But my home has several upgrades and updates, vaulted ceilings, hardwood floors, granite, new appliances... the list goes on.

What does this all really mean with the sale price and the ability to get a contract?

To put it plain and simple all of those upgrades add the desirability. Yes, it adds value your home, because you will receive an offer much quicker than the another home that does not have the upgrades and is in comparison. It enables you to have more negotiating power, that is where your value comes in.

The reality in our current market conditions is the N VA market is demanding a higher price as we see multiple offers and escalations. This is coming to play because of the law of supply and demand. Lack of inventory, great rates, motivated buyers are frustrated with little to choose from.

The appraisers job is to prove what HAS HAPPENED to the market, ie, past tense. NOT what IS HAPPENING.

When I go on a listing appointment and I am showing the potential competition within an entire zip code, and there are only a few homes in comparison. Yes, could we list at a higher price and most likely get that number, more than likely. BUT, remember that appraiser? They are looking at what HAS SOLD (previously), it doesn't matter that you may receive multiple offers with escalations. It also does not matter that you are upgraded. The appraisers are not able to take "normal" upgrades and updates in to much consideration because they have to rely on tax records and agent photos of the previous listings.

The importance of understanding the appraisal process and listing your home at the proper price is crucial to your NOT "chasing the market" If you list to high, be prepared to negotiate when that appraisal comes back. It is very difficult and most of the time impossible to contest an appraisal. Don't be a market chaser, it can cost you thousands of dollars listing to high and having to reduce.

Like my blog, subscribe here

Beverly Herdman Wine Trail Homes,LLC Keller Williams Realty
Tel: 540-825-7441 | Mobile: 703-969-4280
beverly@winetrailhomes.com | www.winetrailhomes.com

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Nope, I Won’t Just ‘Write It Up For You”

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sat, 15 Dec 2012 18:27:10 -0800

I listed a very cute condo this past week. It’s in that sweet spot for First Time Buyers and investors as well. Many complexes have rental restrictions, but this place does not.That’s a benefit for my client, so I put remarks in the MLS to that effect.

We have a very fast, multiple offer market, so we’re allowing just one week for offer submittal.Even so, I was not prepared for the number of people who emailed or called me with various requests. Here were a few of them:

“What price should I offer to get this property? Since you can represent both sides, you can just let us know what price and terms to offer. (from an unrepresented buyer)

For a buyer viewing it during the Broker’s Tour – “How about you just write the offer for me now? I don’t have an agent”. When I declined but offered to refer them to an agent, the response was….wait for it. “Ok then, I’ll call my agent.”

Another individual stated “My friend here doesn’t have an agent. Can you write the offer for her? She’ll write whatever you tell her.” Me – “No, I represent the seller, and won’t represent the buyer. I can recommend a local agent.” The response was a unexpected. “Oh, that’s ok. I’m an agent. I can write the offer for her.” ??!!

There are a host of reasons I’m turning away these buyers:

It’s really this simple. I owe a fiduciary to my client. Her best offer may come from the basic fact of supply and demand. I don’t want to interrupt that process.
One person I know. One is a stranger to me. Where should my loyalties lie?
Do I want to actually take on any of these buyers? The one thing I know is that some of them have no loyalty. To get what they want, they’d throw me under the bus too.
I care about my reputation. This is a small industry in the big scheme of things. If I’m focusing on what I’ll get out of a deal instead of treating everyone fairly, then I could very well run into obstacles with other local agents down the road.
I run the risk of increasing liability for me and for my broker. Many of the transactions that end up in dispute involve dual agency.
I’ve had several clients who bought a property from the listing agent, and when the ink was dry, wondered if they’d been taken advantage of. That’s not the way to build a referral business.

I know it’s tough out there, and buyers are frustrated with losing out to multiple offers. But at least with the clients I’ve worked with, the house they eventually buys ends up to be a better fit or value than those they’ve lost out on. We’ve all got to keep our eye on the end-game.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Down Payment Assistance Programs

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Mon, 24 May 2010 11:33:24 -0700

Most cities have funds available to help first-time buyers make their entry into home-owner status. There are eligibility requirements in terms of income level, and in some cases, residency. All require that the buyer have funds of their own, but these additional monies can go a long way towards strengthening an offer and the buyer’s chance for acceptance in multiple offer situations.

A great resource for education for first time buyers is the Tri Valley Housing Opportunity Center. They conduct a number of classes, geared at helping people prepare for a successful home purchase, as well as providing other financial counseling.

Here are links to some of the Tri Valley's Downpayment Assitance Programs:

Other Areas:

It's important that your Realtor and Lender are familiar with the various programs available, their unique requirements and processes, and when those programs can be combined to offer you the best opportunity.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Christmas Lights in the Tri Valley

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Tue, 11 Dec 2012 16:30:06 -0800

One of our holiday traditions since I was a little kid, was to drive around before Midnight Mass to see all of the holiday lights on the homes of those who really go all out for Christmas.

My kids always enjoyed it too, but back in the day, you had to stumble upon those houses, hear about them from a neighbor, or once in a while, see listings of those noteworthy addresses in the local paper. Now, there’s a one-stop shop for finding visual delights for your holiday touring.

For lights in the Livermore Valley, check out these links for the various cities:

Livermore
Pleasanton
Dublin
San Ramon
Danville

For us, it’s just not Christmas without a visit to Deacon Dave’s in Livermore. Based on the lines to get in front of the place (you actually walk onto the property, and wind your way through the ample front yard), others feel the same.

The official site calls this Casa Del Pombo, but locals refer to it by the name of the Deacon who started this family tradition.

The Lights of the Valley site has grown in popularity, with the same url but a new name to show its vast coverage – now California Christmas Lights.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

REO’s for Investors

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Wed, 28 Nov 2012 20:21:22 -0800

A question posted on one of the popular consumer sites recently gave me pause – how do you effectively answer a complicated question appropriately when a buyer or seller is seeking information? Many of the questions posted don’t have a simple or quick answer, but require a broader understanding of the topic.

I applaud all of the agents who responded – I’ve been one of them before. But are we forcing the buyers and sellers to get their information piecemeal? There is much information available out there, yet questions like the one I read are not out of the norm.

I agreed with many of the responses, but had thoughts on my own. As I started to type, the answer seemed WAY too long to post in a thread.

The question asked “What is it like to work with a bank on the purchase of a foreclosed property in Livermore, as an investor. So I must now thank that consumer who prompted a blog on this topic – Purchasing an REO as an Investor.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

How Low Can They Go?

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Mon, 26 Nov 2012 18:33:59 -0800

INTEREST RATES that is. For any of us that had mortgages in the 8% range once upon a time, or even second loans in the 12’s, it’s incomprehensible that rates have fallen to the lows that they currently have. News reports show rates at a low not seen since 1971.

No wonder so many renters are scrambling to find the funds to purchase now. With rates this low, monthly mortgage payments are often less than rental rates.

And considering that a larger percentage of the payment actually goes towards the principal, buyers are building equity faster than in previous real estate markets.

The inventory shortage isn’t lost on landlords – rental rates are certainly on the rise. Supply and demand rules and real estate is no exception. Just as there is fierce competition for many homes for sale, the same is true with the rental market. And as buyers must meet stringent finance requirements to borrow money, tenants too are put through the rigors of credit checks to make sure they have a track record of on time payments.

So a common question I hear is – should I rent or buy ? Read some thoughts about this from my October 2011 blog on the topic. And notice that the example I used for average rental rates for a 1500 sq. ft. home then was $2000 per month. A quick check of rates for those same sized homes this year, shows monthly rents ranging from $2350 - $2500.

The biggest obstacle then is finding the down payment money J

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Holiday in the Vineyards, Livermore, CA 94550

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sun, 25 Nov 2012 20:15:13 -0800

Dec.1st and 2nd, 2012
12:00 p.m. to 5:00 p.m.
Livermore, CA

The first weekend in December has WAY too many choices for ways to kick off the holiday season. Hard to choose what to do…..

Go to the new Paragon Outlet Mall and start shopping?

Head off to the Vine Theater for a special showing hosted by my brokerage for our clients – the movie “Polar Express”, followed by a visit from Santa.

Enjoy the many activities of the Home For the Holidays event sponsored by the Livermore Downtown Association http://www.livermoredowntown.com/including snow in Lizzie Fountain and the Holiday Sights and Sounds Parade.

Or, always one of my favorites….head on out to the wineries (53 at last count) here in the Livermore Valley and enjoy wine tasting along with all of the special holiday happenings at various tasting rooms. It’s become a tradition to do this every year, but we can only fit so much in each day. For me though, wine is a bit like Jello. There’s always room for a little more, so an annual favorite is the Holidays in the Vineyards celebration. You just don’t want to miss out on all of the fabulous wine, specials and specialty gift shopping. Consult the detailed schedule for activities at each winery. Maybe I’ll see you there.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Urban Artist Mural Program - Livermore, CA

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Wed, 21 Nov 2012 17:57:03 -0800

Making the mundane attractive is at the cornerstone of Livermore's Urban Artist Program. All cities have basic needs to keep the city running, and utility boxes are just one of those things.

Through a collaborative effort, the Livermore Arts Community has rallied around to give artists a 4 sided-pallate to express themselves, and beautify the city.

Now, doesn't this look better than just a big beige box?

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Home For the Holidays - December 1st, Livermore, CA

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sun, 18 Nov 2012 18:43:02 -0800

The Holiday Season in Livermore kicks off on the first day of the month, in signature style. December 1^st is when it all starts and where of course, is Downtown Livermore.

December 1^st, 2012
Downtown Livermore
Noon to 4:00 p.m.

Home For the Holidays is a fabulous event for the whole family, but of course kids love it the most. And then are a number of reasons:

Horse Drawn Carriages – That could be sort of romantic I guess, but in the middle of the day….not so much. The clicking of the horses hooves harken back to simpler times, and drawing on Livermore’s ranch history – well, they don’t look so out of place.

Snow in Lizzie Fountain – it’s a rare occasion indeed when nature drops snow in Livermore. But every year you’ll find plenty of it downtown at the intersection of Livermore Avenue and First Street. Snowball fights, Snow Angels, and Snowmen are the order of the day. Bring the little ones down and have some fun.

Entertainment Galore – at the Flag Pole. Stop and listen to the sounds of the season.

Holiday Shopping Galore – downtown merchants will dazzle you with holiday décor, treats and sales.

Go home for a quick rest, then be sure to come back for the

The 17th annual Holiday Sights & Sounds Parade beginning at 6:00 p.m. The parade runs along First Street from M Street to McLeod Street. And of course, the culmination of the day’s festivities - the annual lighting of Bruce Sprucetree at the corner of First Street & Livermore Ave.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Pleasanton Attached Homes Market Report - October 2012

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Sat, 17 Nov 2012 20:45:50 -0800

Median price for attached homes in Pleasanton has experience more volatility than detached homes, showing an 11% decline over October of last year. But it's noteworthy that other months were higher. Notice that 4 months of 2012 have shown increasing median sales price. It's always helpful to see a year at a glance to get the whole story.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Pleasanton Detached Homes Market Report - October 2012

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Fri, 16 Nov 2012 17:37:47 -0800

It's hard to miss the upward trend in pricing for detached homes in Pleasanton. Driven by inventory shortages, there was a 20% gain year over year. That's welcome news for home sellers, but not so great for home buyers as they encounter fewer choices and strong competition in this multiple offer market.

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Livermore Attached Homes Market Report - October 2012

Karen Crowson, ABR, SRES, Livermore, CA (Alain Pinel Realtors, Pleasanton, CA) — Thu, 15 Nov 2012 20:25:40 -0800

This market segment had a lot of volatility when the market first dropped, but boy, is it making a comeback. A 31% increase in median sales price, compared to October of last year. This is a popular segment for First Time Buyers in Livermore as well as investors. But many of condo complexes have met their cap for non-owner occupied units making this a challenge for investor buyers. First timers are in tune to the market - they can often pay less to own that to rent!

Livermore Real Estate

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Karen Crowson Tri Valley Real Estate Musings

2601 Vista Grand Ct, San Leandro - Coming Soon

New Orleans Bash –(Mardi Gras, Livermore Style)

How Many Offers? Everyone Wants To Know

Sellers, the importance of understanding the appraisal process

Nope, I Won’t Just ‘Write It Up For You”

Down Payment Assistance Programs

Christmas Lights in the Tri Valley

One of our holiday traditions since I was a little kid, was to drive around before Midnight Mass to see all of the holiday lights on the homes of those who really go all out for Christmas.

My kids always enjoyed it too, but back in the day, you had to stumble upon those houses, hear about them from a neighbor, or once in a while, see listings of those noteworthy addresses in the local paper. Now, there’s a one-stop shop for finding visual delights for your holiday touring.

For lights in the Livermore Valley, check out these links for the various cities:

Livermore Pleasanton Dublin San Ramon Danville

For us, it’s just not Christmas without a visit to Deacon Dave’s in Livermore. Based on the lines to get in front of the place (you actually walk onto the property, and wind your way through the ample front yard), others feel the same.

The official site calls this Casa Del Pombo, but locals refer to it by the name of the Deacon who started this family tradition.

The Lights of the Valley site has grown in popularity, with the same url but a new name to show its vast coverage – now California Christmas Lights.

REO’s for Investors

How Low Can They Go?

Holiday in the Vineyards, Livermore, CA 94550

Urban Artist Mural Program - Livermore, CA

Home For the Holidays - December 1st, Livermore, CA

Pleasanton Attached Homes Market Report - October 2012

Pleasanton Detached Homes Market Report - October 2012

Livermore Attached Homes Market Report - October 2012

Livermore
Pleasanton
Dublin
San Ramon
Danville