3319 Herrier St Oakland, CA

I am at open house at 3319 St Oakland.  This is a great family home.  Please come by and say hell!

2bed/1ba for $549,000!

いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

How to read items on an assessor's plat map

When you receive a preliminary title report, you will always find an assessor's plat map.  Now you know how to read it!  Thanks to Placer Title Company for sharing this. 

いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

Market Watch - July, 2014

Bay Area’s Luxury Housing Market Remains Strong as Summer Rolls Along

The Bay Area’s luxury housing market is showing few signs of slowing as we move into the heart of the summer. Our latest Coldwell Banker Previews Luxury Market reports find rising sales from the North Bay to Silicon Valley and across to the East Bay.

In Marin County, there were 86 luxury sales over $1.5 million, up nearly 23 percent from a year ago when 70 high-end homes changed hands. Sales were even up more sharply from the 65 transactions in April.

The high end of the luxury market was especially strong last month with 51 homes selling for more than $2 million in Marin, up from 40 during the same period last year. And there were 21 sales over $3 million, up from just 13 a year ago.

In Silicon Valley, sales over $1.5 million rose nearly 16 percent last month from a year ago while the median sale price climbed 8 percent to reach $2,105,000. Sales over $3 million were up an astounding 50 percent year over year.

Finally in the East Bay, million-dollar and up home sales soared 35.6 percent from May 2013. The upper end of the luxury market turned in a particularly strong performance with 55 sales over $2 million, more than double the number a year ago.

We’ll have our San Francisco quarterly luxury market report out later this month and will report back on that market.  But based on everything I’m hearing, I suspect luxury sales in The City to follow suit with the rest of the bay.

The Bay Area is a highly desirable area for luxury buyers, who are well qualified to keep sales moving higher. Between the quality of life here, the vibrant high-tech sector, and the overall economy, the demand for high-end homes remains very strong.

The issue really comes down to having enough listings to meet the demand, and we’re starting to see an increase in our inventory. Hopefully that trend will continue with more quality homes coming on the market as we head through the summer home buying season.

Below is a market-by-market report from our local offices:

North Bay – The Greenbrae manager reports that the local market seems to be slowing in the upper price range. In Novato, there has been a slight increase in listing inventory the last 2 weeks. Sales activity is steady but expect the 4th of July holiday weekend to be slow. Independent Agents are seeing fewer multiple offers. Open houses are busy but not quite as robust as past months. June should be a strong month for closings, according to the San Rafael manager. Open houses are still well attended. The overall market in Southern Marin peaked in April, and has been steady through June. There is still a window of opportunity between now and mid-August, during which the demand will continue to exceed the supply. Independent Agents are encouraging sellers to hurry up and get their properties ready to be on the market. The local manager expects a bump in activity after Labor Day for Southern Marin and luxury properties, which are not tied to the seasonal school year. The Previews® luxury market above $2 million continues to pace well ahead of 2013. $2 to $3 million is the most active market, but $3 to $6 million has been steady for the most desirable properties. Coldwell Banker Independent Agents just closed a Tiburon property for $4.5 million, which had been on the market for years. The market above $6 million is still very soft.

San Francisco – Although the Lakeside office is seeing a few more listings, they continue to be snapped up quickly and the general shortage of available properties continues. While there are continued signs of a cooling market, it is not consistent, according to the Lombard office manager. Independent Agents are seeing more solo offers, price reductions, and back-on-markets, but most transactions still involve multiple offers. Fixers and entry-level homes bringing the most activity. For the first time in a long time, most of the ratified contracts in theMarket Street office this period were the result of a single offer. And the properties that received multiples had fewer offers to choose from (between 3 and 5). Regardless of the number of offers, the prices remain strong. Has a window of opportunity opened up for weary buyers to get a property without competing? Only time will tell.

SF Peninsula – There are more condo/townhome properties coming on the market on the Peninsula, which could be a good indication that the move up market is loosening up a bit, according to the Burlingame manager. Entry-level buyers are out there and waiting for these properties. We are seeing a steady flow of pre-emptive and off market sales as independent agents who are truly in touch with the local market become aware of these coming properties, proving that the value of a local agent can never be underestimated. The Burlingame North manager said there still are multiple offers and overbids but not an overwhelming number of offers as before. The activity for multiple offers and price increases is dependent on price range for that location and the condition of the property. According to the Menlo Park manager, the local market has seasonally slowed but it is still busier than normal for this time of year. It’s holiday slow in the Palo Alto area, but sales are still bringing many multiple offers. Some buyers have decided that they are now priced out of the market especially in San Carlos, according to the San Carlos-Redwood City manager. One San Carlos property, a 3/2 priced at $789,000 because of serious foundation issues, had requests for 60 disclosure packets but ended up with only 8 offers. It did sell over asking but only in the low $900,000 range. Some reality seems to be settling in, she said. In San Mateo, after a “dismal” beginning to the month, listings have picked up to make the month respectable, the local manager reports. Unit sales are good in Woodside and prices are finally reaching equilibrium from the absurd highs of the year 2000 (tech boom), according to the local manager. Portola Valley is the hot spot now, too, she says.

East Bay – The summer slowdown has begun, according to the Berkeley manager. Open houses are active but not as many buyers as last month. There have been 30-50 groups per open house instead of 75-100 groups. Typically summer is a slower market in Berkeley but it feels like the slowdown started a few weeks earlier than expected. The Previews® high-end market activity has increased with most properties receiving multiple offers. Sales average between 5-15% over asking. The Danville manager said the past month was a busy month, but the market is very specific. A single level home in a desirable location will get multiple offers, but other homes sell more slowly. Buyers are more discriminating. Open house activity is still strong, according to the Oakland-Piedmont manager, but buyers are telling agents that they want to take some time off. Writing several offers per week has become wearing on them. Inventory is inching up and the number of offers coming in compared to the number of disclosure packets going out has dropped. One listing with 31 disclosure packets out had four offers. Independent Agents are keeping the fact that they are writing an offer closer to the vest. Several times this week independent agents thought they were the only ones writing on a property due to the information received from the listing agent, and then three other offers popped up at the same time surprising everyone. Independent Agents in the Walnut Creek area are starting to see a slight summer lull in activity. Sales are still coming in but not at the same pace as last month. Listings are also a little slower, but not much. Buyers are not paying as much over asking on the mid-range homes. The higher priced homes seem to be sitting on the market longer these days.

Silicon Valley – Sellers are continuing to receive multiple offers on properties priced correctly up to $3 million in the 95030 and 95032 Los Gatos area zip codes. Also, there are a ton of opportunities for buyers in the Los Gatos Mountains. Independent Agents in the San Jose Almaden area are still seeing multiple offers but not many from investors/flippers.

Monterey Peninsula – Last week, Tim Allen put into escrow 28 of the 36 Pebble Beach lots that he had listed in January for the Pebble Beach Company. Preliminary June unit sales show an increase of about 5% over last year and dollars up about 4% with the average price up equally at just under $975,000. New listings continue to be steady with sellers who now realize the value of their home has improved in the last 12-18 months. We anticipate a strong summer selling season with many new listings coming to market in the next 30 days. With summer, out of area homebuyers dream of purchasing a home on the Monterey Peninsula, and independent agents hope to help them make their dream come true.

This was provided by our president Mike James.
いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

Happy July 4th!

Cheapest priced home in Montclair $150,000 = Major fixer

It says the land value only....  But I see a house looking structure on it.  この物件、モンクレアーで一番安い一軒家、間違いなしです。

ご興味の有る方はどうぞお知らせください。(1 bed, 1 bath, over 500 sq ft)

いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

This tells me where to spend money when you wants to sell your home!

Market Watch - Bay Area Luxury Home Sales Up Sharly

Here is the report from our president:

Bay Area Luxury Home Sales Up Sharply

Home sales overall may be leveling off due to low inventory, but the luxury segment of the housing market is showing no signs of slowing down.

Our latest Coldwell Banker Previews luxury market report found that sales over $1.5 million in Silicon Valley soared 33 percent in April (the most recent data available) from a year ago and a whopping 48 percent from March.

The upper end of the luxury market was particularly strong with 124 sales over $2 million, up from 91 the previous year, and 29 sales over $3 million, up from 21 in April 2013.

The South Bay wasn’t alone. Marin County saw a 22 percent jump in sales over $1.5 million compared to the previous year. And there were 37 homes selling for more than $2 million, up from 27 during the same time last year.

One of the hottest luxury markets is in the East Bay, where million-dollar home sales surged 38 percent in April compared to a year ago with 313 luxury homes changing hands in Contra Costa and Alameda counties.

Key market indicators were strong in all three regions with homes selling faster on average than the year before and sellers getting a higher percentage of their asking price on average. In fact in Silicon Valley, the average luxury sale was 10% over asking price with homes selling in just 19 days on average.

One of the main reasons for the strong sales figures is that inventory has gradually started to increase again, giving pent-up buyers some relief at last. The demand from well-qualified buyers has always been there, and now they’re finally having a little more to choose from.

Reports from our offices around the Bay show that listings are gradually increasing for the rest of the market as well. It’s still a seller’s market, but at least the pendulum is starting to swing back a little closer to a balanced market.

Here’s hoping that this trend continues as we begin the summer home buying season.

Below is a market-by-market report from our local offices:

North Bay – It’s still a strong seller’s market although there seems to be more listing activity, which our San Rafael manager thinks will level the market as far as the number of multiple offers. If it does, that could create an increase in sales activity.  Our Sebastopol manager says there was a little lull over the holiday weekend, which has extended itself through the graduation period. He expects the market is going to see increased activity over the next few weeks. Our Southern Marin manager reports that the Previews luxury market has remained steady and well ahead of last year’s pace. The $2 million to $5 million market is selling at twice the pace of 2013. The $5 million plus market is selling at more than twice the pace of 2013. CB Southern Marin had two Previews listings close in excess of 20% over list price in the last two weeks. Overall, the market in Southern Marin peaked in April and appears to have leveled off throughout May. However, the leveling off is at a peak level. There is slightly more inventory and consequently fewer multiple offers and the number offers in multiple-offer situations is lower.

San Francisco – Perhaps because of the Memorial Day weekend, sales slowed down just a little and there was a reduced inventory (reduced from an already paltry few properties to sell), our Lakeside office manager reports. However, the properties that are available are selling quickly. Similarly, our Lombard office manager says there has been a little less frenzy this week with no tales of 30 offers or a million over. Listings are perhaps averaging 4-6 offers, selling within 10 days at about 107 – 115% over. There have been some emails of price reductions, “back on the market,” and “still available,” but no other tangible indications of a cooling. City inventory is staying within 10-15 homes or condos each week. Our Market Street manager says it’s not clear if it was because of Memorial Day, but there’s a general feeling that the market is slowing a bit. Maybe it’s the usual slowdown we see every summer in SF as agents and clients decide to take some well-deserved R&R time.  In any case, the majority of listings continue to receive multiple offers. However, the number this period dropped to only 2-3 offers per property. The only property that didn’t receive multiple offers chose to accept a pre-emptive offer instead. Open houses are still very busy with 40-50 groups within a two-hour period, according to our Sunset office manager. In the several weeks, agents have seen a slight increase in listing inventory, which translates into more open transactions. More inventory is still needed. Multiple and non-contingent offers are still the norm as buyers are still fighting over the few available listings.

SF Peninsula – Our Burlingame manager reports that sales activity is brisk as ever-resourceful agents are winning the day for their clients in multiple offers and in discovering off market opportunities. Some properties are spending a little more time on the market than a few months ago and the number of offers may be fewer as well. This is typical of end of May/early June as schools end their year, graduations and start of vacations. Our Menlo Park manager says the high-end market is strong with some big numbers. However, there still is a dearth of properties in the average ranges that people are seeking out. As crazy as this market is, with lots of buzz and lots of stories about multiple offers, agents are really working hard and she’s seeing some burnout and very frustrated buyer’s agents. In Palo Alto, agents are seeing a summer time ebb and flow with inventory. Multiple offers keep marching along. There’s been a slight change in the Redwood City-San Carlos market. Our manager says there seems to be more inventory coming on. Even though agents are still getting multiple offers, the number is less – 3 to 4 instead of 8 to 10. San Carlos remains a very desirable location and still commands over list prices. Even if there is only one offer it is still well over list price, she notes. Our San Mateo manager says there’s been no increase in activity coming off memorial week. Listings are moving slightly and the number of multiple offers is down to 2-4 on average. There have been some big-ticket sales and the rest of the Woodside-Portola Valley office is busy, too, despite the usual extended Memorial Day Weekend.

East Bay – The Berkeley area market is still a seller’s market but agents saw a number of deals get cancelled this week and a few homes did not receive offers on the offer date. The high-end Previews market has seen a slight decrease in multiple offers – 3-5 instead of 5-7. Some homes are still selling for 20% over asking price. A house in Piedmont on a busier street on the market for $1.95m sold for $2.395m with “only” 5 offers – a low number of offers for this area. Our Castro Valley manager says Inventory is picking up. The Danville area market seems to be spiking again after a little fade in the past few weeks. It seems to fluctuate weekly. Sales are strong in the mid-$1 million range but slower over $3 million. In the Fremont area, agents are seeing steady inventory with prices rising. There’s been an 8% increase in sales activity with 8 multiple offer situations. At our Oakland-Piedmont office meeting agents were speaking about the softening of the market, meaning that the number of multiple offers has gone down a bit and the large amount of $$ over list price is not quite as much. But then that afternoon one of our listings received 17 offers and went well over. “Guess we spoke too soon,” our manager says. Eight new office listings hit the market this week, which is the most in one time in a while. Open house activity is still brisk with some of our open homes garnering 100+ visitors per day. The Lamorinda market continues to be very robust, our Orinda manager reports. Inventory has increased at a steady rate over the last few weeks. Homes that are appropriately priced move very quickly. Buyers seem to be a bit more selective before making an offer. Open homes continue to be heavily attended.

Silicon Valley – Buyers continue to be desperate to buy and are often paying 20% over asking, according to our Cupertino manager. Open houses are packed. In the San Jose-Almaden area, agents are still seeing multiple offers on almost all properties up to $1,750,000. Our San Jose-Main office manager reports that the markets in San Jose, depending upon area, seem to be slowing down a bit. It is really dependent upon the neighborhood, as Santa Clara is not seeing a slowdown at all, while Blossom Valley is starting to see a leveling off and some price reductions. Overall it seems that the June summer slowdown may be in effect and the aggressive pace of the start of the year and spring is losing its steam. Open houses have been very well attended. And our Willow Glen manager says the local market has experienced a bit of a slowdown to new listings coming to the market. This may be attributed to the end of school year / graduations. However, open house traffic is still brisk. Agents are feeling a little bit of buyer hesitation as any new listing comes to market. The number of offers per property has subsided considerably. The Willow Glen office had a record month for new sales for the month of May and the number of buyer side transactions was up considerably.

South County – The word seems to be out to all “South Valley” sellers—inventory is low, and your home is probably at the peak of its value. We are seeing more and more homes coming on the market. Both the Morgan Hill and Gilroy offices are listing homes at a very fast pace. Each week’s broker tour reflects the increased inventory. This week there were 24 homes available to preview on the South County brokers’ tour. As the inventory increases dramatically, the once strong “sellers’ market” is morphing into a more balanced one—giving buyers more choices.

Santa Cruz County – The number of luxury homes active on the market has increased in the past month, our Santa Cruz area manager reports. Sales in the over $1 million range have been slow but steady. Inventory is coming on faster than it is selling for the first time this year, and interest rates are very attractive, which means that the market is shifting slightly to favor buyers, he says.

Free First time Home Buyer Seminar (アメリカで初めての不動産購入のためのセミナー）

ベイエリア全域で、すざまじく不動産売買が行われており、多くの物件が多数のオファーを手に入れ、また、全額現金での売買も多々です。

そんな中で、マイホームがほしい考えていらっしゃる方、いらっしゃいませんか？　シリコンバレー、サンフランシスコ市内でアパートを借りられている方、イーストベイに移り、少し大きな一軒家が欲しいななんて考えていらっしゃる方。

イーストベイでお家をお探しの方に、
１。現在の不動産市場について、
２。ローンについて、
３。アメリカで不動産購入について

必須知識をお教えします。

１。７月１２日午前１０時から１２時まで。または、
２。１時から３時まで。

場所：1495 Shattuck Ave Berkeley, CA 94709

ご興味のある方は、お電話または、メイルでどうぞ。

津守弘子
コールドウェルバンカー
電話：５１０−４０９−３４７２


いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

Sold for $580, 000!

４週間弱でエスクロークローズです。お疲れ様でした。結局、査定額が＄５８５，０００。何と、＄５０００上回りました。これは、バイヤーさんにとってはとってもうれしいことです。

いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)

2420 Hillside Ave Berkeley, CA $899,000

この物件、現在時点で、リスティング、２７日になります。バークレー大学にとても近く、大学で働く方にはもってこいです。２世帯住宅になっており、上の階はとてもチックで良い感じです。下の階も決して悪くはないのですが、２世帯で使うにしては台所が物足りない感じです。が、料理をしない、大学生に下の階を貸すのであれば、もう全く文句なしですね。

小川がながれていて、writer's paradiseというところ。いかがですか？

いつもお世話様です。イーストベイの不動産の事なら、津守弘子までよろしくお願い致します。（510.409.3472, hiroko@sfbaymodern.com)