Archive for the ‘CLOSE TO BART’ Category

As we’ve entered the Fall market many sellers still price low for competition, but some have set their expectations based on the frothier Spring market. Listing price strategy is all over the map! Some homes are priced too high, most are still priced too low and as Goldilocks might say …. some are priced just right!

Yoyo pricing is a phenomenon. Homes come on low to attract competition, the seller does not get offers as high as they expected, so they bump the price up to what they will accept, their “transparent price” If this is more than the market will bear…. and they want to sell, they then lower the price to somewhere in between.

“Buy it now pricing” may be used at the outset if sellers don’t like the idea of pricing low, they don’t wish to move out or stage or even come on the open market, and if they can get their “buy it now price” without doing so they will sell now.
The trick is for sellers to make sure they are not leaving money on the table by doing so.

Click image  for 3Q19 Market Update

 With pricing all over the map, buyers will do well to keep a close eye on days on the market and check in with their agent as to why a home is still available, and make sure to communicate their interest early on.

Transparent pricing and ” Buy it now” pricing may bring offers as written (no set date) and price adjustments often get other buyers off the fence and writing offers.

I’m always happy to discuss the market and your specific needs!




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The question!  Are we in a seasonal or an adjusting market?
It’s a little early to say, but regardless it currently appears to be truly a tale of two markets.

The top end of the market may indeed have peaked mid 2015, but interest in houses currently varies from luke warm to red hot, with homes in the $1M-$2M range and in “latte factor” locations still exceeding the 2015 prices.

I’m not sure who tracks data for properties with ancilliary dwelling units, but the addition
of an “in-law” or “airbnb” potential in urban locations seems to increase the demand exponentially!

On the other hand, we are seeing ” still available!” ” an opportunity” ” no offers” in both the MLS and the agent publications many of us subscribe to.

Some of these homes are just priced too high to accommodate the still customary overbidding. Some are just priced too high.. full stop!

My recent listing at 1641 Josephine on a super desirable street in North Berkeley, appx half way between two Berkeley BART stations, the gourmet ghetto, Monterey Market and multiple restaurants and shops received 10 offers and will sell well over asking.
The expansion potential, potential for an in-law, great location, and good size yard all contributed to the popularity!

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Close to everything!




Sellers invested money, we invested time and expertize in making it shine!


The market in general is likely to be settling, so sellers don’t dally too long, and buyers
it’s a good time to be out looking!

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I’ve listed several properties in the Oakland Temescal neighborhood over the last couple of years and delightful as they have all been this one is the grand dame!

The house feels more like a Rockridge or Elmwood home with it’s gracious entryway and large front porch, and my sellers believe it is older than the county records indicate and was likely built prior to 1910.

Painted and staged, a few light fixtures replaced, old window sash cords replaced, charity donations and  dump runs completed,toxic waste removed and we are ready to roll!

Visit : www.4415webster.com

Take a walk through with my fabulous  3D virtual tour !


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Have been spending lots of time at my latest Temescal listing at 4510 Webster street. On an early visit I noticed the front porch light was dangling from the ceiling and tangled up with cobwebs and twigs.
4510 Webster EXT
I heard little squawks when I climbed the front steps and realized an enterprising bird had made a convenient home in a great location!
6231 Webster Oakland (49)The house inspection revealed 5 lovely eggs, new residents ready to move in!
6231 Webster Oakland (48)Contractors were warned not to disturb the birds and to avoid power washing the front step area!
6231 Webster Oakland (20)Now as we come on the market there are at least 3 nestlings keeping up their incessant demands to be fed.The busy Black Phoebe parents sit on the nearby bushes catching insects and flying back and forth to the nest . Quite a job!
phoebe imageSo if you visit this house, mind out for bird poop if you stand on the porch outside the front door, the nest, …err, house will be delivered vacant at close of escrow!

Please Click this link if you wish to visit the website: 4510webster.com

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It’s always a treat to help prepare a well loved home for market and the next generation!

Owned by the same family for over 40 years, it was a true family affair getting this 99 year old Temescal lady ready for sale!

Mum and daughters and sons in law  spent many months clearing out the basement, weeded and planted the garden and worked around my usual crew of painters and contractors prepping the inside of the house.


Replaced the older countertop and sink and the vinyl floor, painted and refinished the bath


Removed wallpaper and tile on walls, redid vinyl floor, painted and replaced cabinet hardware

And here is the finished project in all its glory!

click here


Located on a super street and perfectly positioned between Rockridge and MacArthur BART, Temescal hub on Telegraph, Piedmont Ave district and Rockridge!

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Once upon a time you paid more money to live in the Oakland Hills than in most parts of the flatlands. Schools had the better reputation, you were away from the urban bustle and grittier parts of city living and maybe you even got a lovely view of the Bay!

OK, so Rockridge hasn’t been cheap for a long time, but the boundary lines between which areas sell for more and which sell for less are shifting.
The bike riding 20 something and the down sizing 60 something continue to gravitate to the urban hub.

A few clips from recent sales showing the list price above and sale price….SP is the sale price. Multiple offers and strong competition for these  homes in hot Oakland neighborhoods!


Rose Garden

Rose Garden

The Rose garden near Grand Ave and Lakeshore



Lakeshore  near Grand Ave and Lake Merritt



North Oakland not far from Ashby and MacArthur BART

Piedmont Ave

Piedmont Ave near shopping district and restaurants



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Walking around Lake Merritt is one of my favorite treats! With the wonderful new pathways and updated landscaping it’s an amazing resource for everyone who lives here. Figure on hearing at least half a dozen languages spoken on any given day, and keep an eye open for the herons , egrets and err yes.. the Canada Goose poop..

My current listing is a 2 bedroom 2 bath condo in one of the nicest buildings, the Merritt Royal, just across from the Lake. Come to this week’s open house Sunday 22nd 2-4:30pm

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Many of the residents have been there for ages, and the building has better financial reserves than many… always a good thing with condos! No… you do NOT want your dues to be too low or you will be looking at special assessments down the road, think of dues as a forced savings account for when your home needs a new roof or a paint job etc!

Enjoy a great brunch at Portal  and then go to Lake Chalet for happy hour or an evening desert

And for all the fun facts about Lake Merritt please visit this BLOG.

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Preparing this home for sale was a lot of work, but so rewarding to see the results!

The out of state sellers found their once-loved back garden had been ravaged by tenant’s big hairy dogs.. grass and plantings destroyed ……the furnace filter appeared to have absorbed at least half a canine coat…..

Now transformed and restored to its former glory with the help of a great team of painters, floor refinishers, handyman, landscaper and stager.

See the photos below of the garden before and after, and check out the deck in mid powerwash…… a pretty dramatic change. that was worth the money!

And of course , spring weather and lovely flowering roses are a great help!


The Temescal neighborhood in Oakland attracts a multitude of bicyclists and pedestrians, all enjoying the proximity of shops and restaurants, library, public pool and neighborhood amenities, as well as easy access to buses and BART.

Telegraph Ave is in the process of undergoing various improvements  to facilitate pedestrian and bicyclist safety.
Click the streetscape below to visit the City Street Information website


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