Karen Crowson Tri Valley Real Estate Musings

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Pleasanton, CA Attached Homes Supply/Demand Market Reports April 2012

Pleasanton, CA Attached Homes Supply & Demand, April 2012

Supply is down 18% and demand up by a whopping 46%. That usually indicates a couple of things - competition for properties, and a bump up in pricing. Multiple offers are back in vogue and this market segment in particular is benefiting.

Continue for more Pleasanton Market Reports for April 2012.

Karen Crowson on Zillow

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

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Houses You Can't Buy

Crossed Fingers = No!I'm not being flippant about houses that fall outside of one's affordability, but there are restrictions or conditions that may limit who can buy certain properties.  Here are a few examples, and other AR members, please feel free to add to this list.

BMR Homes: this stands for Below Market rate homes. Many cities and communities designate certain properties as part of their affordable housing inventory. Buyers must be within specific income levels to qualify. When these homes resell at a future date, the property will need to be resold under those same conditions.

Some town home or condominium complexes. If you are purchasing with an FHA loan, the property itself must be FHA approved. If it's not, then no, the property  may not be eIgible. 


Not every property is available for purchase by an investor. There are government programs in place with objectives of helping people become homeowners (xxxxx). Those programs require that the buyer is an owner-occupant.


Properties with unsafe conditions. Your lender ultimately determines whether or not they find both the borrower and the property loan-worthy. Properties in need of sigificant repairs may require an all cash buyer if lenders have refused to provide financing. 

 

HOA's with low owner occupancy levels.  Again, lenders have requirements about how many units in a condominium or town house complex can be investor owned. So if you are an investor and the complex is at their cap, you would be ineligible.

 

Properties with HOA's (Home Owner Associations) without sufficient reserves. Again, your lender wants to make sure they protect their investment when it comes to proper care and maintenance of a property and if reserves are below adequate levels, they won't grant the loan.

 

In markets with plentiful inventory, this doesn't usually pose much of a problem. But when inventory is scarce as it is now in many places, your options may be a little more limited.


 

Karen Crowson on Zillow

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

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Villa Chablis Neighborhood, Livermore, CA 94550

Villa Chablis Town Homes, Livermore, CA 94550Town Homes Living, Villa Chablis 
S. Livermore Avenue

This is a small but lovely town home community in South Livermore. Close to downtown and conveniently to the Livermore Library and Civic Center. Just minutes from wine country, you’ll find this to be some of the more affordable living in South Livermore.

The homes have 3 bedrooms and 2.5 baths, plus 2 parking spaces.

Nearby Park
There is a small open grassy area near the Civic Center, which is accessible. But you’re also fairly close by to Robertson Park with bike and walking trails.

HOA – there is a Home Owner’s Association for this complex. Due are $250 per month and include a greenbelt, hazard insurance, common area maintenance,  management fees and reserves, as well a community barbeque and picnic area.

Schools

Jackson Elementary School

East Avenue Middle School

Livermore Valley Charter School

Livermore High School

Note: Always check with the Livermore Valley School District Office for assigned schools as boundaries occasionally change.

Market Data:
One home sold in this neighborhood in 2012 for $300,000.

Karen Crowson on Zillow

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

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Pleasanton,CA Detached Homes Supply/Demand Market Reports, April 2012

Pleasanton, CA Detached Homes Supply & Demand, APril 2012Supply down and demand up. Sure to signal the supply of a market in transition. Sellers are finding conditions much more favorable to getting well presented and priced homes sold. Buyers are finding a bit more competition on properties.

Continue to more Pleasanton Market Reports....

Karen Crowson on Zillow

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

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Livermore Market Attached Homes Supply & Demand Report - April 2012

Livermore, CA  Supply & Demand Market Report - April 2012

Supply down 32% and demand up by 9%. That usually indicates a couple of things - competition for properties, and a bump up in pricing. Multiple offers are back in vogue and this market segment in particular is benefiting.

Continue for more Livermore Market Reports for April 2012.

 

Karen Crowson on Zillow

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

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Livermore Market Detached Homes Supply & Demand - April 2012

Livermore Supply & Demand Market Report, May 2012

Livermore's market has really heated up (along with many in the East Bay and across the country). We have just barely a month's supply, but demand is very high. And remember, that demand in charts like these is measure in closed sales. Just talk to any buyer's out shopping and you'll hear that many are writing offers, but not winning the bids. That demand isn't reflected in this graph, but it's certainly present.

Continue for additonal Livermore market reports.

 

 

Karen Crowson on Zillow

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

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My Top 10 Ten Reasons I Can’t Live Without My…….

My Ipad2IPad. I know, it’s not a very unique response to the question posed in Active Rain's latest contest asking what business tool can we absolutely not live without.  But it is true. I truly consider the investment in my IPad2 the best money I’ve spent on my business in terms of tools. So here are my favs, ala Letterman style.

10. Open Home Pro and prospect notes. How many times have you written something on a Post-It-Note, only to lose it?  Or on a notepad, back of a listing flyer, never to be seen again?  Use the Note pad or Evernote in your IPad, and it will forever be available to you. During an open house, have people sign themselves in with their preferences. Ipads are still considered cool, so they people tend to engage and help qualify themselves without you having to apply high pressure.

9. MLS access – when I need to look up a property, it’s much more helpful to be able to see associated documents, larger photographs and virtual tours that really show off the property, especially if I’m with a client.  Who wants to squint to see things on a tiny little cell phone screen? 

8. IBooks or the Kindle App. Read for pleasure during an open house, or fill your head with inspiration and learning with business journals or books. Since I don’t like stopping to find a dictionary, and get interrupted so often that I can’t sort out main characters, I love that we can interface with a dictionary, search tool and character reference keeper (Shelfari) at a minute’s notice.

7. Using Apps like Evernote, I can take notes for just about anything. It’s so cool that when I open a new note, it relates records the date, event and location from my calendar. My notes are relevant without me having to take even one more step.

6. Class and Training notes. Real estate is constantly changing. I attend a multitude of classes and it’s advantageous to take notes from these courses on a device instead of on paper. When I have dead time between appointments, during an open house, or whatever, I can re-read and put this information into action without wondering – where’s that yellow pad I wrote my notes on? Plus, any web address is automatically hyperlinked. I can work through those notes, check out sites and resources, then delete them when I’m done. The virtual wadded-up-thrown-in-a-waste-can routine.

5. Easy to read and see real-estate related apps. GPS devices are great, but they’re not perfect. I used an App called Route 4 Me, which gives me the most efficient order in which to take clients out for viewings or preview homes on Broker’s Tour.  I can make changes on the fly without having to re-program my GPS while people are talking in the background. My clients act as navigators and find the tool to be very cool.

4. I’m saving the environment!  I no longer carry a notebook, but use my Ipad instead. Before, I would print out tour sheets for Broker’s Tour and client listing sheets for scheduled viewings. But now I just download a PDF report and save it to Dropbox or Goodreader. Saaaaweeet!

3. Easy to Read Screens. My eyesight isn’t what it used to be. I know you can do most everything on a smart phone, but those screens just are too tiny for my liking. If I have emails to respond to that little texting screen on my phone is a challenge. But the bigger format with an Ipad allows me to see what I’m doing better (especially important if a contract is involved) and type much more efficiently.

2. Convenience. I hated carrying a laptop around – they were bulky, heavy and mine was problematic. When it was time to replace it, I saw the IPad as an excellent alternative. It goes with me everywhere and I can tuck it into a purse.

1. And the number one reason my Ipad is my favorite tool?  Well, I’ll admit that in this case it’s for personal use – the Face Time Feature allows me to talk to my 2 year old granddaughter in San Diego, and feel as if I’m watching her grow up, even though I don’t see her in person very often.  Any of you who are grandparents (especially out-of-town ones) will probably relate to that.

                             Marjan is Two

Karen Crowson on Zillow

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

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Castellano Condominiums, Livermore, CA 94550

Castellano Condominiums, Livermore, CA 945501001, 1009 Murrieta Blvd.

These former apartments were built during 1969-1972, and then converted to condominiums. They’re referred to by different names when ownership and Homeowner Association names changed over time.  You may find them also referred to as - Casa del Arroyo, Castilleja Del Arroyo, or Las Castilleja. They are just across the street from Valley Memorial Hospital and Lifestyles Fitness Center, as well as a shopping area.  

Floor plans sizes:

  • One bedroom, one bath units ranging from 669 to 745 sq. ft.
  • Two bedroom, two bath units ranging from 790 to 960 sq. ft.
  • Three bedroom, two bath units with 1345 sq. ft.

Nearby Park
A small park is just east of these condos. Centennial Park has a small expanse of grass and some trees to relax under.  It is most notable for a commemorative Totem Pole, erected in 1969 to celebrate the 100 year anniversary of the city of Livermore.

HOA – there is a Home Owner’s Association for this complex. Due are $294 per month and include a greenbelt, pool, security gate, hazard insurance, common area maintenance, exterior maintenance, management fees and reserves, as well as trash removal and water/sewer.

Schools

Note: Always check with the Livermore Valley School District Office for assigned schools as boundaries occasionally change.

Market Data:
Prices range from $64,000 to $100,600. As of May 2012, there are no condos for sale in this community.

Karen Crowson on Zillow

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

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Granada Park Development, Livermore, CA 94550

Granada Park Subdivision, Livermore, CA 94550Lloyd St.
Livermore, CA 94550

Some of the older developments don't have the same history of data in the local MLS. But looking at the marjority of information available, it appears this development was built by Leonard from 1962 to 1966.

Home sizes range from 3/1.5 to 4/2.5 although many original floor plans have been expanded over the years. Most lot sizes are in the 6000-7000 sq. ft. range, with a few larger lots sprinkled throughout the neighborhood.

There is no Home Owners Association for this community.

Nearby Parks
Pleasure Island Park is the closest neighborhood park, with barbeque pits, picnic benches, and a tot lot.

Schools:

Note: Always check with the Livermore Valley School District Office for assigned schools as boundaries occasionally change.

Market Data:
Home prices for this neighbor range from $300,000 to $450,000.

Karen Crowson on Zillow

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

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21st Annual Livermore Wine Country Festival May 5th & 6th

Livermore Wine Country Festival, Livermore, CA 94550The weekend promises to be spectacular for the 21st Annual Wine Country Festival. Temperatures will be ideal for this outdoor event which draws nearly 70,000 people over the two days = 78º Saturday and 82 Sundayº. Nice!

Saturday May 5th 10:00 a.m. to 6:00 p.m.
Sunday May 6th   10:00 a.m. to 5:00 p.m.

BEER & WINE

Enjoy Award Winning Livermore Wines
30 different wines to taste, all from the Livermore Valley.  4 locations for tasting:
Premier Pavillion – in front of the Bankhead Theater
Booth #2 – S. Livermore between First and Railroad
Booth #3 -  First St. and L St.
Booth #4 -  First St. between N and O

Tickets are $35 in advance or $40 day of event. Order tickets now.

Equal time for Beer Lovers
30 different beers on tap – how’s that for playing fair? 7 different breweries will be pouring at the same locations as the wine tents. Drink up!

Tickets are $25 in advance or $30 day of event. Order tickets now.

MUSIC, ARTS & CRAFTS, KID FUN

Live Music at 3 locations 
Club McCloud (First St. and McCloud)
Club Vine (right in front of the Vine Theater at First and N St.)
Blacksmith Square Stage (Corner of Railroad and Livermore Ave.) 
Check the schedule for performance times.

Children’s Rides and Activities – located all along Second Street

Arts and Crafts and Commercial Vendors – First Street

FOOD
What street fair is complete without a food court and all your favorite festival foods. And you have some terrific restaurants to enjoy, including those with outdoor seating allowing people-watching at its finest.

Print a map before you go to easily locate ticket stations, beverage tents and restrooms.

Karen Crowson on Zillow

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

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