EB Tri-Cities Open Houses March 22-23
Not as many open houses this weekend as usual, which doesn’t surprise me because it is Easter this Sunday. But this could be considered a ‘different’ kind of Easter egg hunt. Easter eggs are typically decorated to look beautiful and appealing and I think some of these houses are too. So grab your Easter basket and fill them with flyers from some of these beautiful homes.

FREMONT
37200 Meadowbrook CMN #202 – 2/2 – 1083 sf $ 375,000 Sun 1:00-4:00
35354 Ratto Pl – 4/3 -1550 sf $ 630,000 Sun 1:00-4:00
3087 Mountain Dr – 3/2.5 – 1390 sf $ 639,950 Sun 1:00-4:00
35872 Killorglin Cmn – 4/2.5 – 1824 sf $ 678,000 Sat 1:00-5:00
727 Choctaw Dr – 4/2.5 – 1784 sf $ 850,000 Sat/Sun 1:00-4:00
41684 Marigold Dr – 3/2 – 1560 sf $ 1,168,888 Sat/Sun 1:30-4:00
45359 Onondaga Dr – 4/3 – 3306 sf $ 1,388,000 Sat 1:30-4:25

MILPITAS
1113 N Abbott Ave - 2/1 – 863 sf $ 359,000 Sat 12:00-4:00
70 Hemlock Ct – 3/1.5 – 1150 sf $ 418,888 Sat 1:00-4:00
1107 N Abbott Ave – 3/2 – 1143 sf $ 449,900 Sat 12:00-4:00
178 Barker St – 3/2 – 1116 sf $ 599,000 Sat 1:30-4:30
124 Falcato Dr - 3/2.5 – 1866 sf $ 748,888 Sat 1:00-4:00

NEWARK
37353 Ingraham St – 5/3.5 – 3209 sf $ 998,500 Sat/Sun 1:30-5:00

UNION CITY
4835 Blythe St – 3/2.5 – 1901 sf $ 678,000 Sat/Sun 1:30-5:00
32437 Jacklynn Dr – 5/2 – 1949 sf $ 699,000 Sat/Sun 1:00-4:00

Of note is 2008 Francisco Street (pictured right) which sold for $706,000, 9% above its asking price of $650,000. This had the effect of leaving one of my readers literally gobsmacked. When this 2/1 “award-winning jewel box” of a house went on the market this is what Toady had to say:

It last sold for $240K in 2002, but that doesn’t necessarily mean there isn’t someone out there willing to pay $650K now. Still, I think the owners are being a little optimistic. This has certainly been the latest hot neighborhood in Berkeley…and while the house is beautiful, it’s a little small and not really laid out well for a family with children; the lot is tiny and irregular. Six months ago, this might have brought $650K, but I really don’t see that happening now. Maybe mid-500s.

Because he’s a learned and honorable gentleman — and I in no way want to imply that any of us are any better than him at making predictions in this roller-coaster market — I want to report on what he had this to say on the news of the sale price:

Well, shut my mouth, 2008 San Francisco sold for $706K. That seems insane to me, but as we’ve observed, a home’s value can be set by one person for whom price (and market conditions) are no object.

Sound words, and there’s further proof of this truism this week. Two homes on Berkeley’s Alvarado Road have just sold for much more than their asking price: my sources tells me both 291 and 111 went for closing prices nudging $2m on respective asking prices of $1,595,000 and $1,700,000.

And there are two more fresh illustrations of buyers bucking the general trend in Oakland (see latest table below). Rockridge’s contemporary home at 6205 Mathieu Avenue (above left) bust its $1,275,000 asking by 5% closing at $1,337,500, while the secluded mid-century modern home at 7515 Claremont Avenue sold for $1,103,000, 23% over its $895,000 asking price.

Recession, what recession?

My great grandparents were farmers. Somehow, along the way, that got lost. Going to college in a rural environment where farmstands were prevalent, brought back the importance of good food, not to mention that which was reasonably priced. When my children were small, I began home gardens, and we spent many happy days at my godparents, who had an acre of trees and gardens. My children could pull a peach off a tree or a carrot out of the ground, rinse and eat. That food sustained us through difficult times and broadened my repertoire in the kitchen. Although that house has been sold, we continue to have a small garden in our own backyard and make weekly or bi-weekly appearances at the local farmer’s markets, whether in San Mateo, San Carlos, or Redwood City. I’m always amazed at the great choices of produce, both organic and not, that can be found, and believe that we should be supporting these small growers, who have such a passion for what they do.

A farmer’s market is a treat for the senses—smelling the fresh peaches, strawberries, herbs and even the dirt they were grown in. You can see the vibrant colors, textures, and varieties available, not to mention the enthusiasm of the growers. And you should make it a point to talk to the growers themselves; find out how and why they farm, what to expect in the upcoming weeks, and maybe even have them share a favorite recipe. Best of all, you can taste what you are buying—a sliver of juicy pear, the crunch of a fresh green pea, the sugary goodness of honeycomb. An added bonus is the live music, set to the background of a chatting shoppers and the laughter of the children. It will do your heart good to get outside and and load up on fresh food.

So, here it goes, our first week brings Alameda County, which has a diverse and wide range of markets. There just has to be one near you. And please feel free to chime in on your favorites or any that I have missed.

NOTE: Markets are year-round unless noted otherwise.

Alameda County:

Alameda Tuesday 9:30am – 1pm Taylor and Webster
Bayfair Farmers’ Market Every Saturday 9am – 1 pm Bayfair Mall, San Leandro
Berkeley Saturday 10am – 3 pm Center Street and MLK Jr. Way
Berkeley Tuesday 2 – 7 pm Derby Street and MLK Jr. Way
East Oakland Friday 10am – 2pm (April – December) Faith Deliverance Church
El Cerrito Tuesday 9am – 1pm, Saturday 9an – 1 pm San Pablo and Fairmont
Fremont Saturday 9am – 1 pm Bill Ball Plaza
Fremont Thursday 10am – 2pm Kaiser Permanente Medical Center
Fremont/Irvington Sunday 9am – 1pm Bay and Fremont Ave.
Fruitvale Sunday 10am – 3pm Fruivale Village
Grand Lake Saturday 9am – 2pm Grand and Lake Park Avenue
Hayward Saturday 9am – 1pm Main and B Street
Jack London Square Sunday 10am – 2pm Embarcadero and Broadway
Kaiser Hayward Wednesday 10am – 2pm Kaiser Permanente Hospital
Kaiser Oakland Friday 10am – 2pm 3801 Howe Street
Livermore Thursday 4 – 8pm (May-October) Third and J
Millsmont Saturday 9am – 1pm (June – October) MacArthur at Seminary
Montclair Sunday 9am – 1pm Montclair Village, Oakland
North Berkeley Thursday 3 – 7pm Rose & Shattuck
Old Oakland Friday 8am – 2pm Swan’s Marketplace, Ninth & Washington Sts.
Pleasanton Saturday 9am – 1pm West Angela and Main
San Leandro Saturday 9am – 1pm Bayfair Mall
Temescal Sunday 9am – 1pm DMV 5300 Claremont Avenue
Union City Saturday 9am – 1pm Old Alvarado/Cesar Chavez Park
West Alameda Tuesday 9:30 – 1pm Webster and Taylor
West Oakland Saturday 10am – 4pm Fifth Street

If you are willing to take a risk on this area again rising when the market recovers, this is a lot of home for under $500K.  It has a fireplace, central air, Pergo flooring, and a nice backyard done in easy care brickwork.

The home itself is 1786 square feet, and is located on a 2613 square foot lot.  This is not a lot of yard, but if you are looking for easy maintenance – you got it!

This home is only 10 years old, and is easily accessible to major freeways which makes commuting easier.  It would be a great family home for first time buyers. It has also been on the market for roughly 160 days. 

There’s also a mean note on the washing machine that reminds me yet again how very much indeed I need to own my own home. I shall quote it:

Take care this washer. Cost repair to company $150. Washer for small apartment if you have lot of wash take commercial laundry. Washer break again company take out you lose is.

So, aside from Yoda being my property manager, I am also chastised like a small child in my own garage.  And really, what did the owning company expect, hiking the price $2? That people would not try to stuff every last garmet in to avoid having to do two loads, thus overloading the “machine meant for small apartment” (even though we live in a friggin multi-unit building!)?

I digress. No wait, that was the digression. Now I progress: Indeed, walking the dog around my ‘hood, I’ve seen plenty of most desirable places with “For Sale signs.” I want them all, without even seeing the inside. Anything to end my time as Yoda’s tenant. Here are a few of these dream listings:

1363 16th Ave: 2/1 TIC with parking and bonus rooms down (Open 3/20 and 3/23!). $729,000.

1748 16th Ave: 4/2.5 SFH with garage and yard, beautiful view of the sea. $1,390,000.

529 Kirkham St.: 2/1 TIC with hard woods, in-unit washer dryer, deck. $619,000.

325 Ortega St. (THIS IS THE ONE I WANT, SANTA! ARE YOU READING??): 3/3 single-family with garage and yard. Even from the outside, you can see the place is filled with light, almost loft-like. A little scruffy, like any proper beach home is (paint’s a little chipped, color is muted. All that –to me– is nostalgic and fabulous) Great decks all around for sipping your wine and enjoying the Golden Gate Heights scenery. At $511 per square foot (not bad!), it’s yours for $1,295,000.

1652 8th Ave: 3/2 single-family, classic Windsor Terrace facade and 1940′s details. Fireplace, garage, all for $995,000.

photo credit: About.com San Francisco

So, today’s Daily Stat leader, an upscale remodeled Edwardian with a seemingly primo address in an alley in Hayes Valley (San Francisco), mentioned that the “luxury bath” had subway tile. Unfortunately you cannot see it very well, as it is in the shower and completely white. But sure enough, there it is. While this one bedroom, one bath flat TIC has been completely renovated, the one area that is lacking, in my cook’s estimation, is the kitchen. In fact, I have a hard time even calling this a kitchen. It looks like an upscale kitchenette at a resort or hotel. Barely enough counter space to roll out my cinnamon rolls or for my KitchenAid mixer and cupcake ingredients. But if you aren’t into that sort of thing, then this is a very nice option. At $439,000, it is in move-in condition, complete with subway tiled shower enclosure.

So what do you think about subway tile? Overpriced? Not flashy enough? Incongruent with ranch-style homes? The next great thing in home remodeling?

Recent Sweet Digs Posts:
Spring Cleaning: Marin Fixers
My account of a One Rincon Hill sales office visit
Oakland Hills: The East Side
San Mateo: Good and Plenty
Cutting Prices in the Creek

A few fixers looking for some spring cleaning and love in Marin:

 131 Woodbine Dr, Mill Valley – 2 beds, 1 bath, 1,731SF – $1,395,000: Location, location, location is probably the reason why the hefty price tag is attached to this property.  Vintage 1941, it hasn’t been on the market for 55 years… and it sort of shows.  No lot information, but there seems room to expand but the prime attraction is the brief walk you’ll take to downtown Mill Valley to grab your morning joe and people watch the MV scene.

 116 Palm Ave, Corte Madera – 3 beds, 2 baths, 1.976SF – $1,100,000:  Marin homes, fixers or not, don’t come cheap.  This one however seems to me a bit over priced.  For over 1 mil, you get a cute looking house, but the inside needs some updating.  The lot isn’t all that huge (2500SF), so not getting a whole lot there.  Some people will like the old town location and walking distance to downtown Larkspur – and willing to pay for it.

6 Laurel Grove Ave, Kentfield - 1 bed, 1 bath – $875,000:  One of the cheaper price tags you get in Kentfield.  And you’ll see why in the listing.  Unlisted square footage = too small to tell for me.  Seems like a good lot at 7,405 and it’s level.  No pictures of the inside of the house… Good for those wanting a prime neighborhood and have the funds to burn on a remodel or rebuild.

After the usual sign-in sheet where you put a fake name or maybe your own name with fake contact info (unless you are seriously interested in buying there), we were rounded up into a small group tour—not what I was looking for. We had to sit through the grade-school-style tour of the nice miniature model of the complex, the Rincon Hill neighborhood map and city plan on the wall, and then a mock kitchen and mock bathroom with an admittedly-short shower enclosure (they seriously couldn’t get that right?). These things probably took at least 20 minutes—painfully slow for any experienced home/condo open house “tourist.”

Finally, we get to walk into the full-sized 2-bedroom model unit, also in the sales office across the street from the actual tower. My friend and I agreed that this thing is staged beyond utility—so much crap in there, albeit nice, that you can’t appreciate the size of the unit at all, which is not that spacious to begin with. And they have these nice Bay Bridge, downtown, and water view murals on curtains pulled down behind the windows. I get what they are doing but it feels so enclosed and encapsulating, I think it does more harm than good.

For units asking near and sometimes above $1000/sq ft, I expect and demand more. The kitchens are plain with yesterday’s granite and nice appliances. Same with the bathrooms. Both bedrooms are not especially spacious. So, basically they tried to sell us views on curtains for $1000/sq ft. Great marketing plan.

Finally, we leave the unit and are escorted back to the main lobby to watch a “virtual demo,” or something like that she called it, on a plasma TV on the wall. It starts out looking just like the website but does have a nice feature that shows views from various floors and units (see, this post isn’t ALL negative). Luckily, I got a call from my mom in the middle of this demo and gladly accepted the call and walked away for awhile. When I returned several minutes later to catch the end of it, my friend was providing some “constructive criticism” to the salesperson. There was a mother and her son also on the tour with us, and they seemed like very serious buyers from the start—and not very familiar with anything about the project or location it seemed. One of the comments that was made before we left made by the salesperson to the mother/son regarded units that were “possibly being taken back” from the developer. We didn’t think these buyers quite understood what she meant by that—that due to many people trying to reassign their contracts/deposits currently, the developer may be taking several units back and relisting them. My friend politely asked her to be sure to explain exactly what she meant by these units “possibly being taken back.” She was too busy touting the notion that One Rincon Hill is 97% sold while Infinity is only 80% sold. This is nearly impossible to confirm or deny, so I just don’t quite believe those numbers.

Based on this painful 45-minute experience, we went in to the Infinity and immediately asked if we could see an actual unit in the building and was told to come back in about 2 weeks. That took about 30 seconds. Now we knew.

What we didn’t know until later was that we could have viewed a 2bed/2bath unit on the 24th floor at One Rincon Hill that was the first open house listed on the resale market. Doh.

4220 Aberfoil Ave. Chabot Highlands
3bd/3ba 3023 SF $289 per s/f
List Price: $875,000
Previous High Sale: $885,000, August 2004
A 1960′s Rancher with what appears to be a relatively new kitchen and gleaming hardwood floors throughout. Description cites pool and a Bay view.

8960 Barcelona St., Sequoyah Hills
3bd/2ba 1396 SF $393 per s/f
Original Price: $599,000 Current Price: $549,000
Previous High Sale: $620,000, March 2005
1950′s home in a wooded setting.

6115 Ridgemont Dr., Ridgemont
4bd/3ba 2654 SF $433 per s/f
Original Price: $1,295,000 Current Price: $1,149,000
Looking for contemporary construction? This home was built in 1986 and is listed as having “breathtaking views” as well as 3 fireplaces and a 3-car garage.

4623 Reinhardt Dr., Redwood Heights
3bd/2ba 1980 SF $354 per s/f
Original Price: $729,000 Current Price: $700,000
1930′s stucco home described as having “magnificent view of SF and city lights”. Appears to be clean and well-maintained from photos.

4865 Geranium Pl., Redwood Heights
3bd/2ba 1840 SF $380 per s/f
List Price: $699,000
Previous high sale: $324,000, May 2003
1950′a ranch style home, listed as having “lovely bay views” and “updated kitchen with granite and stainless steel appliances”.

101 Colgett Dr., Crestmont
3bd/2ba 2095 SF $410 per s/f
List Price: $859,000
Previous High Sale: $880,000 October 2005
Asking for below it’s previous sales price 3 years ago, this is a 1960s ranch with “sweeping” views.

31 one bedrooms
114 two bedrooms
125 three bedrooms
55 four or more bedrooms

As for price, 62% of the listings are under $750,000. While many of those are on the eastside or are condos, that is a huge chunk of what is now being considered “affordable” real estate, at least on the Peninsula. The complete breakdown on pricing is:

67 Under 500,000
132 500-750,000
68 750-999,999
52 Over $1mil

Today, the focus is on Westwood Knolls, a neighborhood adjacent to the Belmont City line. Bordered by Belmont to the south, Hillsdale Blvd to the north, El Camino to the east, and Alameda to the west, this area is composed primarily of post-war housing, with one- and two-story homes intermingled. This tends to be the more affordable of the westside areas and right now there are 6 available properties:

10 Colegrove Court, 2/1, 1100 sf, $799,000 DOM: 35
The smallest and least expensive house in Westwood Knolls, this little yellow one-story rancher has been remodeled and relandscaped. Located on a cul-de-sac, it does have the highest square foot price at $726 and is on a slightly sub-standard lot (4600sf), so I’m thinking that the price needs to come down a tad.

3716 Hacienda Street, 3/2, 1,380 sf $869,000 DOM: 128
A light and pleasant-looking two-story home, this listing has the unfortunate problem of being located across the street from the parking lot of San Mateo Medical Center, which is probably why it has been on the market for over 4 months. Given that there has been no price reduction and the cost per sf is the second highest of this mix, I think that the owners will have to sacrifice 8-10% to get this priced better to sell.

3831 Colegrove Streett, 3/2, 1,700 sf, $899,000 DOM: 166
A corner home, located at a 4-way stop, this home was originally built in 1941 but had a recent complete remodel. Two stories, with kitchen/family room combo, dining room living room and 3 bedrooms. This property holds the title of being on the market longest among the 6 listed here, starting out at $1,065,000 and being reduced 4 times to its current price (15.6% total reduction).

4309 Camden Avenue, 4/2, 1800 sf, $969,000 DOM: 19
This well-kept ranch-style home, built in 1941 sits on a larger than standard lot (7,141 sf). While it appears to be a single story home from the street, it actually is two stories, with the lower level containing one bedroom, family room, workshop and storage. The backyard is downsloped, but has been terraced and appears well-maintained. One of 3 four-bedroom homes on this list, it is the 3rd most expensive home overall, but the price per square foot is in the bottom 50% of this neighborhood’s listings.

340 Midvale Avenue, 4/3, 1830 sf, $1,149,000 DOM: 23
Already reduced $100,000 (8%), this is the second largest home and the second most expensive. Built in 1950 on a fairly standard lot (5925 sf), this two-story home has been remodeled and has a great view from its deck. A large level back yard contains a small separate living unit.

262 La Casa Avenue, 4/2, 2310 sf, $1,149,800 DOM: 63
For only $800 more than the Midvale property above, you get 480 more square feet in this, the largest and most expensive home on the market in Westwood Knolls. (Although it is the lowest priced home per square foot at $498.) Also a two-story, it sits on a 5,525 sf lot with brick patio and nice backyard for entertaining. As with most homes in the area, it is well maintained and ready for your family.