The Thursday brokers’ open house tour of Kentfield, Ross, San Anselmo, Fairfax and San Rafael with Frank Howard Allen’s Michelle Barton driving was marvelous indeed. We real estate agents are so fortunate in the people we work with and our command of our time … hey, we only had two ‘ops, we passed the street, turn around’ s… one of those being as we climbed way up into the hills of Fairfax to see Bobbi Glasser’s 57 Bosque … a rustic, private two bedroom cabin type home on 1.7 acres by the Meadow Club WAY UP in the hills (reduced in price to $697,000). Ahhh, privacy. And gated property next to the old Barry and Diane Mineah estate at 75 Bosque which overlooks the golf course. A project, but a good one.

At 135 Meernaa, also in Fairfax, we heard a wonderful Barry Oldham joke as we saw a transformed home – a home mentioned in a recent blog, now reworked and refreshed with much of the ‘old’ taken out and staged. Barry’s joke was about horticulture …. Very funny indeed.

Favorite home of the tour … 9 Mann Drive in Kentfield … offered by Tammy Wilks Kornfeld of Decker Bullock Sotheby’s International for $2,275,000 this is a home with windows, lights and great flow … a happy home … within minutes of Bacich School, San Rafael, Art and Garden Center … fantastic weather, great schools, dramatic and yet peaceful. You saw it here …. now come, let’s go. www.tomverkozen.com let’s return together and you’ll see …

There were two other wonderful homes right there on Laurel Grove …. Thea Miller’s four bedroom at 205 Laurel Grove ($2,975,000) and Susan Bowman’s listing, a gated five bedroom at 230 Laurel Grove list ($2,815,000). Hey, three Del Mesa homes of great quality … seeing is believing!

Next up a rare very affordable beauty …. Jim Maloney’s new listing at 152 C Street … a well cared for, updated charmer with a workshop on a quiet street for $765,000.

SALE SALE SALE Returning to the office there were two messages …. 545 Oak, San Anselmo … a big beautiful six bedroom Mediterranean home with THREE fireplaces situated on the border with Ross … has just been reduced again … this time by $1,000,000. Originally at $6.488 the price is now a mere shadow of it’s former self … $3,999,000 … Very cool home/estate and a bargain awaiting your offer, right?

The second message … and I’d like your help here to find out more … was in regards to a beautiful, recently built five en suite bedroom home high in the San Rafael hills, BIG panoramic views of the bay and all three bridges. With over 6,000 sq. ft and all the bells and whistles … a home theatre and wine cellar plus a large yard and pool site in an enclave of three homes 305 Highland sold quickly in ’08 when brought to the market by Jimmy Marin … 305 Highland is a commanding home that was listed at a smidgen over $4M and sold, in 29 days, for $3,850,000 … and ‘rumored’ to be coming on the market for less, much less … any insights most welcome as I track down information. Buyers welcome too!

Oh, back to the heart of Ross Valley … a little insight into San Anselmo where sales remain brisk … over 20% of the 91 homes on the market … 20 … are in escrow, three simply awaiting moving vans… in the last six months 83 homes have sold so the 71 homes available represent less than six months of inventory, which is a solid market for buyers and sellers. Days on market are running 71 … on the average … and the price per square foot is at $406.

Note: Averages can be very deceptive … to be taken as data, not information … the area, the quality of the home, the price range and any of a dozen other factors influence ‘average sales price per square foot.’ In Belvedere the average price per square foot on homes sold in the last six months was $907 …. If the price was over $3M the average price per square foot went up nearly 25% … and in Stinson Beach the price per square foot was $1387 but over $3M it went up to $1940 … a big difference. Nonetheless, like days on the market, averages do give us a sense of things.

Posted by:  Tom Verkozen

Commuting to San Francisco, chauffeuring the kids to games and practice sessions, trying to prepare daily organic meals from scratch, staying up to date on the latest in social media and technology…between real jobs and day jobs, families and social lives, folks in Marin are busy. Schedules and appointments fill iPhone and Blackberry calendars. Fortunately, when it’s time to unwind or just unplug, there are many options here in the North Bay.

For the ultimate in mindful living, there’s Spirit Rock Meditation Center in Woodacre. Tucked away on 400-acres in San Geronimo Valley, Spirit Rock is dedicated to the Buddha’s teachings in the vipassana tradition and programs range from individual classes to weeklong retreats. Renowned for its courses and programs, Spirit Rock has drawn the likes of the Dalai Lama, Alice Walker and Vietnamese leader Thich Nhat Hahn who have all taught or spoken there over the years. You may even run into Giants pitching ace Tim Lincecum.

Spirit Rock Meditation Center Photo by everydaybalance	Spirit Rock Meditation Hall Photo by everydaybalance

 If you’re interested in the Japanese Soto Zen tradition of Buddhism, there’s Green Gulch Farm Zen Center, located near Muir Beach. Green Gulch inhabits over one-hundred acres and offers meditation retreats and zen studies, as well as tea gatherings and classes on the Way of Tea in the Green Gulch tea house, built in the traditional Japanese style, and hands-on work experience and instruction in organic farming and gardening.

If you don’t have a full day or week to dedicate but still want to sneak away for an hour or so of inner-peace, Marin has several yoga studios. Some of our favorites include Yoga Toes in Pt. Reyes Station, Yoga Works in Larkspur and Mill Valley, The Yoga Garden in San Anselmo, and Yoga Center of Marin in Corte Madera.

After releasing toxins through yoga, you can further cleanse your body with tea. As taught at Green Gulch, tea offers many benefits in healing and spirituality; even the ceremony of preparing, serving and enjoying tea can have benefits. In addition to the many tea and coffee shops, we are actually home to local purveyors Mighty Leaf and Republic of Tea, as well as Tea Fountain in Mill Valley. Our picks: Mighty Leaf Vanilla Bean, Republic of Tea Mango Ceylon and Tea Fountain Coconut Cream. 

Green Gulch Farm Zen Center Photo by Günter Waibel

Not surprisingly, because this is Marin and we’re early adopters of social media, almost all of these tea and yoga businesses can be found on Facebook and Twitter.

If you prefer less structure and no fees, remember where you live: just head out the door and enjoy a secluded hike on Mt. Tam amongst the Redwoods, find a viewpoint on a bluff overlooking the ocean, relish the bay views from any bench in Tiburon or Sausalito, or simply let the sand massage your feet as you stroll on the beach. Breathe in the fresh air and relax.

Namasté.

Follow along as the full list unfolds 100 Reasons Why We Love Where We Live 

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Posted by:  Frank Howard Allen Realtors

Ahhh, Fairfax, the most lively evening town in all of Marin County … with 19 Broadway and the Sleeping Lady for entertainment plus, plus … Scoop for beautiful calories and more Fairfax is THE place to kick one’s heels and enjoy life … hey, there’re biking and hiking trails and easy access to all of west Marin. You can walk to SF or Pt Reyes with nary a sighting of a home right out of Deer Park!

Yesterday in Fairfax there were 46 homes and available … or rather 44 homes and two condos … and today there’s another home, listed by Jean Mastagni of Coldwell Banker in Mill Valley … a dazzling five bedroom home basking in the sun on slightly less than an acre … a home that was purchased in ’04, renovated and brought to the market in ’07 for $2,195,000 and now back … priced at $392 per square foot ($1,499,000) 40 Stevens Court is a winner.

About the Fairfax market … a dozen of the 47 properties are in escrow, three awaiting the moving van and nine with contingencies. The average market time is 57 days. The average price per square foot is $405. The average buyer is quite happy.

Of special interest are not the two least expensive homes (more like lots) but two of the more expensive homes … each listed at $1,895,000 …. first, 21 Ellsworth, listed by Carol Scott of Bradley Real Estate, with nearly 5000 sq ft this home sits on over five acres and has commanding views. No takers yet after over a year, maybe it’s time to make a deal! The other big home is a craftsman that has 1.45 acres and 3861 square feet … 25 Hunter Creek is listed by Frank Howard Allen’s Anastasia Sheldon and Karin Narodny … a little over two months on the market.

About sales … a smidgen over seven homes per month have sold in Fairfax over the last six months (45 to be exact) … average sales price $648,036 … price per square foot $436 … and my favorite, 135 Cascade, was listed by Bret Baughman of Coldwell Banker and sold by Alva Falla of my office after five months for $1,510,000. Lucky buyers! Relieved sellers. Quality commands a price … $511 per square foot, 20% above the average for a great home.

I’d be remiss not to mention Sue Ecke’s relist of 135 Meernaa a beautiful four bedroom home with classic style … first on the market at $1,098,000 it is now available at $899,000, a mere $357 per square foot!

There are some great values in Fairfax … so, Come, let’s go … now is a great time to be buying value so, as always, contact me www.tomverkozen.com or call 257-2039 and let’s go shopping.

Posted by:  Tom Verkozen

High-end boutiques, al fresco dining, yoga classes – just another typical day for many a pup in the North Bay. Hard to believe, but it’s true: the Bay Area has an amazing variety of offerings for our four-legged friends.

Here in Marin, Fifi can find a pet wash, top-quality accessories, toys, and supplies at Woodlands Pet Food and Treats located in Mill Valley and Greenbrae. Family-owned and operated, Woodlands also offers classes in first aid and CPR for your pet.

Marin is also home to a new policy that allows Fifi to join her owner at restaurants with outdoor dining areas – as long as the area can be accessed from the outside. (No showing off her newest crystal collar while trotting through the dining room.)

For a change of pace from the routine run at the local dog park, Fifi can try a doggie yoga class, where, no surprise, one of the key movements is downward dog.

To keep her mind challenged, Fifi can attend any number of classes offered by the Marin and Sonoma Humane Societies. Classes such as: Woofs & Whinnies, Agility Distance Handling, and a Flyball Class. They even have a disaster preparedness class for dogs.

And at the end of the day, when she just wants to unwind with friends, Fifi can log on to Dogbook.

Fancy boutiques, fine dining, doggie day cares, dog walkers, dog parks, dog classes – it seems there’s no end to the services the North Bay offers our four-legged friends.

Other resources:

Dogfriendly.com North Bay guide that lists accommodations, attractions, beaches, restaurants, etc. that are dog friendly.

Pet bereavement workshops

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

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Posted by:  Frank Howard Allen Realtors

Steve Dickason, VP and Marin manager of Alain Pinel Realtors did a state of the market presentation at the ‘Let’s Make A Deal’ county-wide monthly marketing presentation hosted by Bill McKeon. Steve noted that with interest rates as low as they’ve ever been in his 80-something years in real estate (my how time flies) … the advantage goes to move up buyers because the lower range homes (under $1M) are selling well and the upper range priced homes are still in a ‘buyers’ market situation. There are deals to be created. Now is a great time to buy some extra space, amenities and joyous living.

Curiosity knocks … so I popped up the handy-dandy MLS and using the multiple listing statistics explored sales in the $1M to $2M and $2M to $3M price ranges, comparing the past six months of 2009 with the same period in 2010.

First, the $1M to $2M price range: Of the 363 homes on the market in Marin County, 301 are active and available and 62 are in escrow. Of those in escrow 17 are ‘awaiting the moving van, pending, do not show.’ Over the past six months 221 similar homes have sold (37 per month!) at an average per square foot price of $523. Compared to the same six months in 2009, sales are up nearly 50% (156 sales, $550 per square foot).

Next, the $2M to $3M price range: Of the 115 homes available, 101 are active and available and 14 are in escrow … with four simply awaiting the moving van. In the past six months there have been 62 sales (including eight in Belvedere), which is more than twice the number of sales in the similar six months of 2009. Incidentally, the average price per square foot in this price range is much higher (higher quality finishes cost money) by nearly 50% … last year the average was $700 per square foot, this year $725.

A bit of perspective: Adding to the list of homes that did not sell last year but just sold, 4 Snowden Lane, a beautiful four bedroom home on two acres in Fairfax was sold by Kathleen Clifford of Pacific Union-Morgan Lane and Rick Stern of First Marin … last sold in 2002 for $1,195,000 it closed escrow at $1,250,000 ($398 per square foot!).

And a bargain: 180 Avenida Miraflores, Tiburon was previously on the market but did not sell at $3.5M. It came back, listed by Emy Cosio-Barron of Frank Howard Allen and just recently closed escrow at … can you believe it? … $2.4M (buyers represented by M&M Team, Margaret Monaco and Tina McArthur). At $639 per square foot this five bedroom home was a great buy.

Sales in the upper end are increasing as buyers are recognizing value and taking advantage of the move up opportunities. So think, then act … you’ll appreciate the quality you will add to your life with a little more space and a few bells and whistles.

I love good stories, so continue let me know of your success and homes that you see as great buys … then let’s go get new owners.

Remember, when it’s time to buy, let’s put the real in REAL estate … contact me at www.tomverkozen.com or dial me up and let’s work together to enjoy the opportunities.

Posted by:  Tom Verkozen

Saturday, as a real estate transaction thank you, estate planning attorney Jim Hastings presented me with two tickets to the Robert Mondavi Winery’s ‘Festival del Sole’ … oh my … what a treat! A quick zip in my little convertible brought us to Great food, a nearly full moon (I went with a good friend as my sweetie was in the Sierra foothills) and … the WOW!! … an evening with Chris Botti and his sweet jazzy trumpet.

The moon was plump (full moon the 26th) and rose during the second set as Botti wailed “Emmanuel”, did tributes to Miles Davis with “Kind of Blue” and “When I Fall in Love” and did an encore of “Italia” … but it was not just the man and his trumpet (Botti would have been enough alone) but two time Grammy winner Billy Childs was the pianist, violinist Lucia Micarelli melted our hearts and Lisa Fischer (Stones) was extraordinary (in a duet she ‘did’ the trumpet … and what that means will be left to your imagination).

Favorite food, braised lamb shoulder with olive jus, favorite cheese, Italian cow’s milk Fontina, extra well loved calories, basil whipped cream on a peach and berry clafouti … all with wine pairings so yummy … my pallet, my taste buds jumped and twitched when touched by the mellow 1998 Mondavi Cabernet Sauvignon Reserve …

And now, Sunday morning, real estate finds me on the road again heading off for a second showing of Sandra Park’s listing in Stinson … followed by a showing of Suzanne Shelhart’s recommendation, the great buy featured here at her insistence … the Lansburgh Chevalier Estate … originally listed at $6,450,000 then $4,945,000 … now a mere $3,885,000. Every $2.5M reduction counts!

Got a great buy you want to turn me on to? Do it! Want a great buy? Let’s talk … they are there, amid the magic of real estate in Marin, Sonoma and Napa, Ross, Belvedere, San Anselmo and Fairfax … beauty is in the eye of the beholder … or the pallet … have a great life …. and remember www.tomverkozen.com for all your real estate fulfillment!

Posted by:  Tom Verkozen

And quite a month the last one has been 6/24 – 7/24 … in those glorious days 212 Marin County homes and condos have closed escrow … right now there are 1250 such on the market for you to choose from … 296 are conditionally in escrow and another 123 are ‘awaiting the moving van’ ready-to-close. So let’s go shopping! To arrange your trip … contact me now www.tomverkozen.com .

If the fun is in quick sales, there have been a few: Barr Haney and Whitney Potter of Pacific Union-Morgan Lane teamed up to sell the beautiful four bedroom rebuild at 25 Heather, Larkspur … and it went with multiple offers before the brokers’ open house (listed at $1,450,000) … while Matthew MacPhee, Frank Howard Allen, recently retired assistant manager of my office, teamed up with Kerry Berry to sell 51 Austin, San Anselmo … to buyers represented by Mike Finelli, who’d showed it to the buyers when it was on the market in ’09 … it sold for $2,190,000 … $612 per square foot if you’re mathematically inclined.

Ahh, the statistics continue … my old boss Astrid Trauth always said, “Statistics are like a bikini, what they reveal is interesting, what they hide is critical.” … The average list price for this month in Marin was $973,571 and the average sales price was close enough to that at $939,438. The price per square foot was $444 … and the days on the market averaged 91.

But the glory is in the details … the least expensive sale was the San Rafael condo at 35 Fairfax which sold after 21 days on the market for $110,000. The two highest priced properties to sell were 133 Sugarloaf, Tiburon (blogged about earlier, six days on the market) and 3 Britton, Belvedere which went at $4,580,000 after 80 days.

The loudest WHEW was accomplished by David Shapiro, the Terra Linda expert and my San Rafael Frank Howard Allen office mate, representing the buyers when he sold the four bedroom home at 19 Hollyleaf in Novato’s Pointe Marin (off of Ignacio Blvd) after 695 days on the market … the home started at $1,089,000 in ’08 then was relisted by Marc O’Brien of Bradley Real Estate at $1,020,000 … and finally sold for $725,000. Whew!

The month’s information would continue but I just received a call from someone who made an offer on a Stinson Beach listing a year ago and now wants to go after one of the properties you read about here two weeks ago … and off I go. Wish us both luck! Then simply think REAL ESTATE and call (415) 257-2039, okay?

Posted by:  Tom Verkozen

In response to the mention of the potential family compound property in Bolinas that was run as Full Circle for many years, Suzanne Shelhart wrote, “Many thanks, you have done a great job describing the property. We are getting a ton of showings now and he really has to sell. Thanks for spreading the word.”

“Also wondered why you did not mention that fabulous property (3325-3327 Shoreline Hwy), Barbara Chevalier’s amazing estate at Stinson beach on 3.5 acres with a pond, swimming pool, and the renowned architect design? That is really one of my very favorite properties of all time.”

And I could’ve and perhaps should’ve mentioned it because even though the property has less bedrooms (five) it is in a magnificent setting … 4382 square feet on 3.5 acres the Pacific Ocean with views, a cottage and an amazing design by Albert Lansbugh this is an oh my oh my home … if you peek south you can see the Steep Ravine cabins … if you drive a few miles south you can take a tour of Slide Ranch an environmental education teaching ranch (after the Grateful Dead moved out, thousands of children continue to learn about farms, milk goats and make butter at Slide Ranch … I was on the board of directors there for seven years), or go just a mite further and have a pint at the Pelican Inn before visiting Muir Woods. In any event, a grand ocean front property that was on the market in ‘08 for $6.45M and is now, after more than a year on the market, available for $3.885M …. this is one heck of a great buy co-listed by Hugh Macmillian of Decker Bullock Sotheby International and Jeanne Sherfey of Hwy One Properties.

 Of course, there are better photos available … use the website search property button and see … then let’s go and see!

REO (real estate owned) (bank foreclosure complete, they’re selling) … First ‘that little Stinson cottage’ that was on the market last year for $760,000, foreclosed on and offered in the $360’s … 16 offers as of today and bid WAY up … perhaps into the $600’s.

Second REO, amazing four bedroom condo in southern Novato… sold in the mid $400’s two years ago, on the market for $210,000. Talk about a bargain!

Not even remotely an REO … There are two magnificent ocean front Stinson Beach homes on the market worthy of note on Seadrift Road …. a shockingly beautiful home with cathedral ceilings and bells and whistles for $6.2M and another, on a .65 acre lot, which is described as charmingly shabby chic by listing agent Katherine Beacock, owner of Seadrift Realty, Inc. Oh my, oh my … these are the homes one drools to own. Waves crashing, pelicans gliding by just above the surface of the water, seals calling out to you … wonderous homes that change lives!

Since you asked … more about that special 1400 square foot, two bedroom, two bath home in San Anselmo’s Yolanda Park … drive by okay but DO NOT disturb tenant, stop, poke or anything else … tenant is in the process of moving. Price to be determined … mid-$700’s.

As always, you want to see pictures, check in at www.tomverkozen.com and you’ll find pictures (any difficulties, call or email me) but better yet … Want to go shopping? I love the beach so let me know I’d love to go! (415)257-2039.

Posted by:  Tom Verkozen

The Depot in downtown Mill Valley

Tiburon, Mill Valley, Sausalito, San Anselmo… every town in Marin County has its own distinct “downtown” area offering a unique style and character. But whether it’s funky Fairfax or tony Tiburon, there’s one thing each town shares – if you’re a coffee lover, you won’t go thirsty.

Coffeehouses are a time-honored tradition dating back long before Starbucks made them mainstream. Since the earliest incarnations in 15th century Istanbul, coffeehouses have always been a public gathering place to socialize, share ideas, read, write and entertain or be entertained.

Today, that tradition continues and is embraced fully in Marin as coffeehouses are woven into the characters of our communities. And thanks to the natural beauty and moderate climate we enjoy here, many coffeehouses have outdoor seating. So whether you’re overlooking the bay or sitting in the shadow of Mt. Tam, sit back and enjoy your half-caf, two sugar, extra foam morning cup of joe.

Here are just a few of our favorite local spots. Let us know where you like to go.

Aroma Café (Fourth Street, San Rafael): This café is large and spacious, making it great for getting work done or reading a book. What’s more, they’re open late, and there’s something to be said for that in Marin. Also, check out the walls. They are decorated every two months with new works by local artists.

Depot Bookstore & Café (Downtown Mill Valley): With a great outdoor patio that spills onto Lytton Square, the Depot serves up great people-watching with its coffee. Bring your kids and let them play in the square, enjoy a game of chess, or take a seat in an old gravity car.

Doctor Insomnia’s (Grant Street, Novato): The impressive menu offers everything from blended coffees to smoothies to a variety of loose-leaf teas, but our favorite item on the huge chalkboard is still the freshly baked scuffins (part scone, part muffin, all delicious).

Emporio Rulli (Downtown Larkspur): Rulli is an Italian-style café and bakery with a delicious variety of delectable treats, especially the artisan cookies and Panettone Milanese. An outdoor patio and prime location on Magnolia Avenue make for a great meeting spot.

Fairfax Coffee Roasters (Downtown Fairfax): A great pit stop if you’re heading out for a ride into West Marin. It’s down home, comfy, and you can catch live music here. Also check out the sister shop in San Anselmo.

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

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Posted by:  Frank Howard Allen Realtors

What a week this has been. The opportunities are everywhere … we just found THE home for a cute young couple and I am getting ready to bring a real special two bedroom, two bath charmer on the market in just a few weeks in San Anselmo’s Yolanda Park … agents everywhere have been showing property, pushing offers for clients and waiting with baited breath … a market replete with possibilities, bids, counter offers, activity and sales.

In the past week there were 69 new properties that came on the market in Marin … only two in Belvedere … there were six price increases, 100 reductions, 34 homes went into the ‘moving van coming’ status of pending and 45 closed escrow. The biggest sale was 133 Sugarloaf, Tiburon … $926 per square foot … this, as with 12 Canyon, Ross, is another home that did not sell last year (on the market for a year, pulled off the market in May) came back on with David Gilbert of Tiburon Land Company only to be sold by Kouros Tavakoli of Decker Bullock-Sothebys International (that’s a mouthful), in six days for $6.9M.

A few other interesting factoids … at Stinson Beach, where I reported Frank Howard Allen agent Sandra Parks’ great reduction on a three cottage, got to sell property … from $1,388,000 to $849,000, there are 30 properties on the market, two in escrow. Ah, Summer, second homes, etc. … and then along came 2 Calle Del Pradero, a cute cottage two homes from the surf, which now has at least ten offers rattling around on it … priced at $364,900!

… then there are four short sales that were mentioned here and are now in escrow … 551 Redwood, San Anselmo; 319 G Street, San Rafael; 37 Palm, San Rafael; and 5881 Lucas Valley Road, Nicasio…. when you’re hot, you’re hot, right?

Gotta go … Want to go shopping? Let me know! Vist me at www.tomverkozen.com.

Posted by:  Tom Verkozen

One of the questions that come to mind for a home buyer or seller is “How do I prevent problems in closing my escrow?”

The key to making sure your escrow closing goes smoothly is choosing a great Realtor that will anticipate problems before they happen. In order to stay on track, a great real estate agent uses a checklist of tasks that must be completed before the close of escrow, and then follows up to make sure they are all completed prior to the sellers or buyers going to the Title Company to sign closing papers.

Most issues that delay or prevent closings fall into three categories: loans and appraisals, titles, and home inspections.

1) Loans: Financing falls through at the last minute - An agent needs to help buyers understand that a prequalification letter doesn’t necessarily mean they are preapproved. Because of tighter lending standards and heightened concern about mortgage fraud, there is a lot more paperwork required from the buyer today. Making sure that the buyer gets in all of their documentation as quickly as possible to the lender is key, because 9 times out of 10, there is always something else that a lender will need in order to issue closing documents to the Title Company.

2) The appraised value doesn’t come in to support the contract price – FHA loans require comps to be within a three-month time limit, which means it can be hard to find comps in some neighborhoods. The agent should always work with the appraiser if possible to submit comps or reports that show the property’s condition and the neighborhood that the banker has never seen.

3) Title can’t be transferred at closing – Title defects are another issue. Getting a preliminary title report as quickly as possible to surface those issues is extremely important for a buyer or seller, as you then have time to resolve them quickly. Short sales and REOs are particularly prone to issues, as sometimes the owner doesn’t surface them or the owner isn’t around. Perhaps there was work done on the property and if it went unpaid, the sellers might now have a lien on the property, or maybe there are unpaid HOA fees. Make sure the proceeds of the sale will cover any mortgage liens and unpaid fees.

4) A home inspection uncovers serious issues - For the seller, it pays to have their own inspections done and work performed prior to listing their home for sale, as many issues can be resolved before they become problems during the negotiation process with the buyers. However, sometimes sellers can’t afford this, but having a good agent to do a thorough walk-through with the owner helps. Asking the owner about the age of the roof, any repairs that have been made, and looking at the foundation is also helpful, and alerting buyers to possible high-ticket repairs and suggesting they factor those costs in will cut down on the amount of post contract negotiations.

Above all, allow more time for the transaction and closing to happen. A good buyer’s agent can get a realistic estimate of the clients’ closing date by creating a timeline of how long inspections and approvals will take to ensure making the closing day on time.

Posted by:  Rick Smith

Photo taken by Marilyn Maciel

In 1915, the Hub Theatre opened in Mill Valley and served as a cultural center for the growing small town by featuring silent movies and live vaudeville acts. Since then, the building has taken on a few different forms – including Saturday Nite Movies (the precursor to the Mill Valley Film Festival) – before a revitalization in the early 2000s that gave birth to the 142 Throckmorton Theatre. The nonprofit theater that exists today is beautiful and plays homage to its predecessor with the mission of creating a hub in the center of downtown Mill Valley that promotes the arts as well as a sense of community.

A cornerstone of the theatre for the past five years has been Tuesday Night Comedy: Mark Pitta and Friends. Since launching it has become a staple, drawing people into the historic and intimate theatre each week. The show is a true treat because you never know what you’re going to get. A showcase for up-and-coming comedians, as well as established headliners, the set list goes unannounced and the evening’s mixed bag entertainment can take the form of stand-up, Improv or even musical numbers. It’s a well-known fact that locals Robin Williams and Dana Carvey stop by from time to time – as well as other comedic luminaries such as Richard Lewis, Arj Barker, Hal Sparks, and Kevin Nealon. If you’ve never been, this local gem is worth checking out. In fact, you can stop by Tuesday Night Comedy tonight – doors open at 7:00PM – and you just may be greeted by a surprise guest.

Read what fellow GuideMeHome blogger Andy Gellepis had to say in his post Tuesday Night Comedy in Mill Valley

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

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Posted by:  Frank Howard Allen Realtors

Ross is amazingly amazing … people are talking about the summer slumber but NO, Ross goes the other direction and here’s THE sale to prove it …. 12 Canyon, a stunning eight bedroom, eight bath five acre property with ALL the bells and whistles just a stone’s throw from the former Penn estate in the downtown heart of Ross.

Originally sold for nearly $4M in 2003 as a ready-to-build piece of dirt with plans, Canyon was on the market most of last year for $10,750,000. Tracy McLaughlin, Pacific Union-Morgan Lane, brought it back on the market for a touch under $10M ($9,995,000) and went into escrow in 14 days. This fits the, ‘if you’ve got it, spend it and enjoy it’ mode of living. If you’re a more normal person with only half that much disposable to spend and you want to shop, let’s go … www.tomverkozen.com Yes, there are values available as the market slumbers into full summer.

More about Ross … there were nine closed sales in the past six months …. an average closing of one point five sales per month … and these homes were on the market for an average of 48 days …. compared to the 26 homes on the market today (lots of great choices!) which have averaged 132 days on the market (tomorrow the average will be 133 …). Four of the 26 are in escrow, none of them with moving vans en route, yet. The homes that have sold have averaged $634 per square foot, the listings are at $889 per square foot … and 12 Canyon? A Gigantic $1249 per square foot …. quality sells (as does uniqueness, location and acreage).

Posted by:  Tom Verkozen

As we mentioned, San Francisco and all the cultural amenities it has to offer are just a quick trip across the bridge. The City offers everything you would expect to find in a leading metropolis. That said, you don’t really have to make the trip across the Bay to celebrate the arts: there are plenty of options right here in the North Bay that even draw folks from SF to our side of the bridge.

One such draw is the Marin Shakespeare Company, a local institution bringing the drama, poetry, tragedy and comedy of Shakespeare to Marin each summer through an enchanting festival under the stars. Three programs are on the schedule this summer. We can’t wait for The Taming of the Shrew which opens July 24 and is set to a Pirates of the Caribbean theme. Check out this sneak peak of the costumes and you’ll see why we’re excited.

The Marin Theatre Company (MTC), (the Bay Area’s “premiere mid-sized theater and the leading professional theater in the North Bay”), is doing something brand new this season: collaborating with Magic Theatre and American Conservatory Theatre for a Bay Area-wide production of Tarell Alvin McCraney’s trilogy, The Brother/Sister Plays. The first installment, In the Red and Brown Water, runs at MTC starting September 14 and opens their 2010-2011 season.

If your interest lies in the performing arts, both the Marin Center and the Marin JCC put on compelling programs featuring performers from all over the world. The upcoming lineup at the Marin Center in San Rafael includes the Peking Acrobats, Pilobolus Dance Company (remember their incredible shape-shifting interpretations of the top-nominated films at the 2007 Academy Awards?), the Russian National Ballet Theatre, and even Bill Cosby who will grace the stage this February. Over at the JCC, also in San Rafael, the performing arts program includes an amazing annual lineup of world-class musicians, actors, humorists, writers and more, with some events held outside under the stars. Performances range from classical and world music to cabaret and even author conversations.

Farther north, the non-profit Wells Fargo Center for the Arts is the Sonoma County destination for world-class performances in music, dance, theater, and comedy, with many shows geared for little ones.

With a variety of high quality performing arts programs and inviting and accessible venues, Marin and Sonoma County provide patrons of the arts an eclectic and thriving cultural scene.

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Posted by:  Frank Howard Allen Realtors

More Family Compounds

One of my favorite, historic large, possibly family compound, homes is the 1890s six bedroom Victorian at 43 Brighton in Bolinas. This property, featured a few years ago in Sunset Magazine, is listed by Tom Wredberg of Oceanic Realty. You’ll love the in town location … near everything. Listed on multiple listing service for $1,350,000, sold in 2001 for $819,000. It’s back now and has been on the market less than two months …. this beauty is ready for a new owner!

Next up on my list of amazing great bargains as a family compound is the former Full Circle facility at 5855 State Route 1 in Bolinas. This yummy nine bedroom home on 4.7 acres, is listed by Alain Pinel’s Suzanne Shelhart for $1,349,000 (reduced by $1/4M since it came on the market at the beginning of the year). Large property, commercial kitchen and oh so much more …. You read it here, hear? So check it out on my website and then call me. You’d love to see it, wouldn’t you?

Life in a Bolinas compound would be incomplete without the best of the best, an eleven bedroom ten acre three home passive solar compound … with sauna, media room and great views of Bolinas Lagoon, listed by Blanche Streeter of McGuire for $4.495,000 … Let’s go! 20 Rose has a killer knoll top location (click my website, then do the property search for 20 Rose, Bolinas). This home has been on the market before, listed at $7M …. this time it’s a deal that nobody has yet snapped up (4 months of marketing) and you know it’s been waiting for you.

I love the coast – some of you remember The Poet’s Loft and Kaizen, the stilt home in Marshall and the cottage on the bluff I built in Marshall … well, there’s one more beach compound to visit before we return to the core of Marin County … this a real dream and improve property consisting of three cottages in Stinson Beach, right across from the grocery store … 122 – 126 Calle Del Mar …. three one bedroom cottages on approximately ¾ acres with water views. Sad story with a bank being unhappy caused the price to drop from $1,388,000 to $849,000 …. owner needs to sell and buyer will probably need to bring cash to the table to make it work (in my humble opinion). Sandra Parks of Frank Howard Allen is the listing agent but once more, as always, check my website … then call me, email me, yell at me but contact me and let’s talk … this is a great buy for the right person.

Ah, back to the lovely shire of Ross … around a corner or two from me is a listing with Marilyn Rich of Pacific Union – Morgan Lane … this home should be a family compound. 12 Upper Ames Avenue, Ross at $6.5M is a new-to-the-market five bedroom jewel of a home on 1.375 acres that has a LARGE one bedroom guest house by the pool. You’ll see this as having compound potential when we go together to buy it. Just a hop and a step from the recently (almost finished) renovated Ross School and a short jaunt to Branson School, this is the most urban of the properties I put in the ‘Come from Brazil, China and India and live in style with great schools’ compounds.

And then I return to my quaint cottage, awaiting your call. You will call, won’t you?

Posted by:  Tom Verkozen

Trail leading to the Tourist Club, photo taken by Jennifer Yin

Tucked away on Mt. Tam and overlooking Muir Woods is The Tourist Club, a beautiful Bavarian-style lodge and the perfect place to stop and relax during a long hike. Upon arriving at the club your senses are transformed and you can imagine yourself on a mountaintop in the Alps, stopping at the local inn, complete with lounge decks, picnic tables, a bar, board games, and stunning views. Of course, there is also a wonderful selection of Bavarian and Belgian brews to quench your thirst. You can grab a pint and take it out on the deck where you’ll be surrounded by amazing scenery and tranquility.

Several hiking trails lead to the club. Our favorite route is to start in downtown Mill Valley and take the Dipsea Trail to the Sun Trail. It’s about 45 minutes uphill, but you’ll be treated to beautiful vistas along the way and you can’t beat the fresh air. The Sun Trail then meanders along the hillside before arriving at the club.

Overlook Deck at the Tourist Club, photo taken by Jennifer Yin

Now, before you throw on your hiking shoes and run out the door, you should know that the Tourist Club is actually a members-only club and the San Francisco branch of the worldwide Nature Friends organization. Founded in 1912 by German and Austrian immigrants, the Tourist Club was built by the founders themselves in the style of the old country and is the result of their desire to create a retreat outside of the City where they could enjoy and appreciate nature. The club still enjoys a communal culture and current members volunteer to staff it and participate in work days to maintain the facilities.

Though it is private, the club is open to the public during certain weekend hours (check their calendar before venturing out), as well as during three special Fests held in May (Maifest), July (Sommerfest) and October (Kinderfest). These Fests honor the clubs Alpine heritage and feature authentic German music, food, beer and dancing. Space is limited, so be sure to arrive early to get tickets, as they are only sold at the door.

The US doesn’t have a backpacking culture the way other parts of the world do, but if it did, the Tourist Club would personify that culture. It’s also just great fun to have a little piece of Bavaria right here on our own mountaintop.

Fest time at the Tourist Club, photo taken by Matthew Hickey	Tourist Club,  photo taken by Peter Butler

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Posted by:  Frank Howard Allen Realtors

Tax and Legal Advice for the Seller

Ouch, short sales are complicated. And the ramifications for the sellers are huge! The ultimate advice in a short sale is far beyond the arena of the real estate agent – you need an attorney or CPA.

Here is the good news: There are any number of attorneys and CPAs who are available to advise sellers.

Today Michele Hassid, a CPA with Eckhoff Accountancy Corporation came to our office to talk about the tax treatments. Simply put, she said, short sales and foreclosures can be seen as a form of sale or exchange, with the gain or loss recognized and a taxable event. The term of art is COD, cancellation of debt income. E = MCC o r “The COD income equals the excess (if any) of the loan balance over the property’s fair market value,” whichever comes first.

Oh my god, Michele went into the primary issues that pop up: Is the debt recourse or nonrecourse? Is the foreclosure or short sale related to business or rental activity or personal residence? and … Was the original loan refinanced and how were the proceeds used?

No. No. No. I won’t go farther … this is territory that is complicated and full of pitfalls. Yes. Yes. Yes, there are some great resources.

Talk about a great resource …. Jeff Sterley is now the assistant manager of the Frank Howard Allen San Rafael office and we’re stoked! With Jeff comes his listing at 175 Montecito Road … just reduced by $200,000. Hey, this five bedroom home (with tennis court) is bargain priced at $487 per square foot …. as opposed to the Georgian at 315 Summit, a six bedroom home, priced at $876 per square foot. Want to see, call me!

In the last 18 months there have been ten San Rafael sales in excess of $2M. My favorite was 349 Bay Way at $4.185M … mmmm.

Now I gotta dash out to see a few homes with Patti Cohn …. only Kentfield and Ross, please. Oh well, that’s not too bad, is it?

As always, you can pop up my website www.tomverkozen.com to see what’s on the market, what great events are happening (hit the button: The Marin I Love) visit the San Anselmo Wine and Art festival or join me at the JCC Saturday evening …  

Sambaguru featurning Katia Moraes  

Sat, 7/17 @ 7pm  
as Katia’s beautiful voice leads this high-energy, dynamic 6 piece band rooted in Brazilian rhythms.
Come early for a Samba dance lesson from Tika Morgan.
Come. Live a little. Buy a home, now.

remember … visit  www.tomverkozen.com for all your shopping needs.

  

Posted by:  Tom Verkozen

One of the many benefits of living in the North Bay is our close proximity to San Francisco: just a quick car, bike or ferry ride leads us to a world-class cultural center with a multitude of first-rate theatres, performing arts centers, and museums. The museums in particular boast amazing line-ups: you can soak up Impressionist masterpieces on loan from the Musée d’Orsay at the DeYoung, try your hand at Haitian tooled metal sculpture, fly through our solar system, journey via art from India to Japan, navigate through a rain forest, sculpt and film your own clay animation and marvel at the works of Paul Klee.

Not only are our museums diverse, but so are the ways in which to experience them. For example, who has ever heard of a museum willing to host a sleepover? That’s exactly what the California Academy of Sciences does. Or you can turn a normal museum visit into a special date night or outing with friends by taking advantage of NightLife at the Academy of Sciences or Friday Night Soirées at the de Young, complete with DJ booths, live music, specialty drinks and entertainment.

Photo taken by Kevin Krejci

Photo taken by Chris Willis

In addition to special events, many SF museums offer discount pricing, such as half-price admission Thursday evenings, free admission the first Tuesday of each month at SFMOMA, and Free First Sundays at the Asian Art museum. As a special treat, this weekend you can visit six of San Francisco’s best museums for free as part of Target Arts & Wonder Free Family Event, July 16-18. Participating museums include: the de Young, the Asian Art Museum, SFMOMA, the Contemporary Jewish Museum, the Museum of the Africa Diaspora, Zeum and the Yerba Buena Gardens Festival.   

San Francisco’s rich arts and culture scene is one more reason why we love calling this area home.

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Posted by:  Frank Howard Allen Realtors

Flying back to pristine Marin from Bellingham, Washington my Silicon Valley seat mate updated me on a change that I’d been pondering … the meaning of the upswing of purchases by people from Brazil, India and China … fascinating…

These are, he assured me, multigenerational purchases … future oriented people buying property & thinking ahead …

“I’m seeing families buying with a multi-generational ownership plan … eight or ten family members are coming over, taking advantage of the jobs, the excellent schools and the real estate values … a few of my friends have told me that they’re going to live in the property for a long time, all together, and save and then buy more property.”

Then I thought of my friend Marteli telling me that she has a long time tenant doubling up …. they’ve asked for approval for additional roommates in a medium sized home. Saving half the rent!

Yes, it was disconcerting to think of space usage … I realized that I’m a bit out of touch, living alone in a big small empty nest cottage in Ross … but that is due to change, soonish. Stay tuned.

What is important is that long term thinking brings up the value of short sales … I’ve talked several clients into holding on (and a few about selling) … here’s the logic:

With great schools, proximity to a major urban area loaded with high tech and a limited supply of land, Marin will follow Silicon Valley’s lead and the influx of talented immigrants from one of the several prospering countries mentioned, who see our economic slowdown as being to their advantage, means our real estate will soon be seen as a bargain …. driving prices!

Read the complete article >

Good people, good food …. in a community market place. This is just sooo family … my sister ran a food cooperative in San Francisco …. in the late ’70s … my cousin Albert Stauss of Marshall.

(remember the Poet’s Loft … my favorite house ever … designed by Igor Sazevich, built for Mark Linenthal and Frances Jaffer … you probably know someone who visited and stayed the night with us … remember the oyster nets I had hanging, filled with Hog Island oysters, ready for any late night visitor who brought a chilled Chablis or Chardonay … remember the drunken herring fisherman who rammed the house with his boat … ah, the memories)

Albert has one of the pre-eminent dairies on the west coast …

and NOW …. local gals make good (and who knows guys maybe more in the mix as we go along) … in the shire of San Anselmo …. high quality, organic, local food … a Marin Organic member … The company is called Pomegranate … their byline … Making Organic Affordable their website www.pommarket.com.

Come on, y’all, let’s go organic and easy. Check out their catalog of products and join. You’ll be glad you did. And if you need a home near-by, I’m easy as well …. contact me!

Posted by:  Tom Verkozen

Please humor us: with the Tour de France now taking place and the local cycling events coming up, we couldn’t pass up this second post on cycling. As we mentioned, cycling is a large part of the culture in Marin County and the North Bay. West Marin, in particular, offers cyclists unlimited trails and routes to enjoy. Whether a leisurely ride or something more ambitious, there’s a trail for everyone. One of our favorite routes is to take off from Fairfax and head to Pt. Reyes via Nicasio. You’ll get to take in rolling hills, fresh air and a variety of wildlife along the way. And if you need more of an incentive, go early and hit Bovine Bakery in time for their freshly baked morning buns, a deliciously decadent sticky bun. Their chocolate croissants are also to die for. A favorite hangout amongst cyclists, you’ll have to arrive early to enjoy your treat. And if you’d like a longer ride back to work off your sweets, from Pt. Reyes Station head out along Tomales Bay towards Marshall Wall before circling back home.

What’s your favorite spot for a mid- or post-ride treat? And do you have a favorite route or trail?

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Posted by:  Frank Howard Allen Realtors

What an Amazing Day of touring … today was a beautiful, sunny day when I left Ross and drove to work in San Rafael … it became a day of values galore…

Before we begin … 69 Taylor Drive in Fairfax …. yes, I’d shown it … finally sold for … hold your hat … what a value …. $240,000. Nice enough lot. Not much house. An opportunity.

For pure livability, the favorite home on tour was Laura and Kristin’s 30 La Cuesta, Greenbrae … with five bedrooms, five baths a pool and an amazing location this home was refreshed (very well staged) and priced substantially below last year’s price. $500,000 less than last time around … now priced $2,995,000 30 La Cuesta is a real life enjoyable bargain in my book.

Next up, three homes in Larkspur….

Cute, affordable and a value … 207 Madrone Avenue, Larkspur, in the canyon by Lark Creek, is a wonderful, affordable two bedroom 1907 cottage with a creek running (in the winter) behind it. Purchased for $880,000 and with another $70,000 into it, it is offered by Jean Mastagni of Coldwell Banker at $799,000.

After that Jim Cottle, who sometimes resists the sweets (he did today), drove us to 222 Monte Vista, a four year new four bedroom craftsman home off of William. Suzanne Shelhart of Alain Pinel was delightfully hosting the brokers tour with great food … back to the home … fabulous schools, two car garage, on the edge of town … a real find.

Did I mention the $150,000 reduction on 3 Hill Road, Ross? A wow of a home!

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Photo taken by Shayne Kaye

Marin County, arguably the birthplace of mountain biking, is a cyclist’s paradise. Whether climbing up Mt. Tam, weaving through the winding roads of West Marin, or cruising down one of the many bike paths, there are many ways for bikers of all ages and skill levels to enjoy the beautiful terrain.

The ideal geography for cycling – both road and mountain biking – and the scenic beauty has given rise to a niche group of passionate cyclists in Marin. On any given day you can spot riders huddled at coffee shops clad head-to-toe in full colorful regalia, swapping stories about their morning journey.

Not surprisingly, there are several organizations that promote the sport in a variety of ways, such as the Marin County Bicycle Coalition (MCBC) which works tirelessly to promote safe bicycling for transportation and recreation. You’ll often find the MCBC at many public events providing free bicycle parking. If you have an old bike to get rid of or need some new parts, you can visit one of the local bike swaps or many bike shops.

12th Annual San Rafael Twilight Criterium

This biking culture makes Marin a prime location for events such as this Saturday’s 12th Annual San Rafael Twilight Criterium. Approximately 700 cyclists will participate as fans gather along the streets of downtown San Rafael to witness this unique style of crit racing: short, fast-paced and exhilarating. The races, including a kids’ race, run from 2:30 until 9:15 pm, with the pro races taking place as dusk envelopes the city, adding to the excitement. The event will also feature an Expo and Pro Athlete Village where you can listen to live music while learning about the latest and greatest in cycling.

For those who want to take part in the action, the Marin Century is coming up later this summer on August 7. Unlike the Twilight Criterium, the Century is an endurance race taking you through 100 miles of Marin’s finest scenery. Put on by the MCBC, this event also offers other shorter, albeit still lengthy, endurance races.

These are just some of our favorite reasons to live – and ride – in Marin. What are yours?

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Posted by:  Frank Howard Allen Realtors

Photo taken by May Wong

The Bay area is terrific, as it offers a multitude of places you can get away to for a holiday or vacation. Within 3-4 hours you can visit amazing places like Lake Tahoe, Monterey, the Wine Country and Mendocino.

However, this year we decided to stay at home for the Fourth of July and forget all the traffic hassles. After looking around at local things to do we decided to take our vacation at Sam’s Cafe located on the water in Tiburon.

We sometimes forget the fun atmosphere and breathtaking views of Angel Island, Alcatraz, and the San Francisco skyline that are only a few minutes away from our home in Kentfield.

Sam’s has been around since 1920 and has been a local favorite of both people living in Marin and ferry riders from San Francisco. On this day, San Francisco was definitely taking advantage of the Ferry system and our wonderful Marin weather as the outdoor restaurant and bar areas were full of people laughing and celebrating the 4th of July holiday. There seemed to be a lot birthdays happening, too, as we must have sung Happy Birthday to someone on the deck at least three times that weekend.

A little known secret that has caught on is that you can check out the weather and what’s happening on the patio just by going to the Sam’s Cam. Go ahead, try it right now while you are reading this, and you’ll see what’s happening at Sam’s.

The San Francisco Chronicle has even named Sam’s The Bay Area’s Best Outdoor Restaurant. And it has been said that if you stay at Sam’s long enough, you’ll see everyone you’ve ever known there.

Evenings at Sam’s are especially nice to unwind with all your friends and a favorite beverage or two with one of the Bay Areas best sunsets as your backdrop. Then relax to a great dinner, and if you don’t live in magical Marin, you can always take a 30-minute ferry ride back into the city. If you have your own sailboat, even better, you can dock right at the restaurant, and sail into the sunset when you are finished!

Sam’s has a great variety of food for all tastes. This day I sampled the Chicken Pesto sandwich and onion rings, which I can testify are incredibly good and you won’t go home hungry. They have a full bar with just about any kind of libation, beer, or a top-of-the-line wine list, so I’m sure you’ll find your favorite beverage.

They accept dining room reservations, but nothing for the outside deck where all the action is. But, believe me, even on this highly packed day I waited less than a half hour while enjoying the beautiful weather and my favorite drink at the outdoor bar before being seated. The service is terrific, everyone tries to make you feel at home or on vacation, and the experience is a fun one.

So check out the action ….

I am so blessed to live in Marin County!

Posted by:  Rick Smith

… Coming Shortly to arriving today!

Oh my god, the value of the network meetings – we all learn so much about homes coming to the market – this morning a Frank Howard Allen network, tomorrow the Marin Real Tours bus with top agents from all the big name brokerages … next week two other big meetings!

From today’s meeting, coming soon … Three homes in San Anselmo and two in San Rafael …

First San Rafael …

305 Highland … owners paid $3.85M and are getting ready to go on the market at $2.7M … wow of a home with huge water views!

Then a home in Fairhills … four bedrooms, three baths with a piece of land to die for … nearly an acre of land that was used as an organic farm!!!! Less than a million, a few weeks off.

Then San Anselmo …

There’s a totally charming, large two bedroom plus in Yolanda Park due to the market in a few weeks. Great home, level lot, real quality in the low 700,000s.

Nearby, on Karl, Gary Fisher’s five bedroom home, probably in the $1.1M range.

And then there’s 84 Oak Knoll, just showing up on the market for $465,000.

After all is said and done, my office in San Rafael is sky high … Jeff Sterley is coming to town to be our assistant manager. We’ll miss the years with Matt MacPhee, but he’ll still be here, selling and getting married and …., what a guy! And now the forces gather.

What would Artie say?

Posted by:  Tom Verkozen

Photo taken by Näystin

Given the very long list of accolades the Bay Area Discovery Museum has received, it’s a safe bet that many of you are already familiar with this amazing indoor/outdoor children’s museum located in Sausalito, just near the north base of the Golden Gate Bridge. The only children’s museum in the U.S. to be located in a national park, the Bay Area Discovery Museum allows children from 6 months to 8 years to explore, pretend, create, learn, and experiment – while climbing, banging, pounding, fishing, digging, and splashing. And when everyone is ready for a rest, there are performances to enjoy and cultural festivals to experience. So the Discovery Museum is another reason we love living in the North Bay. Heck, where else can you learn how an astronaut goes potty in space?

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Posted by:  Frank Howard Allen Realtors

A joy of real estate here in the Bay Area is the fantastic water view homes. Last week of the many homes I visited, two were in the category of magnificent homes.  Totally amazing was 55 Ridge, perched on a road off of the top of Panoramic.

A modern Lorcan O’Herlihy creation, recipient of a 2007 AIA award, 55 Ridge Avenue offers commanding views of the Ocean, Bay and our beautiful Parklands.

This wonderful four bedroom home, priced just a tad under $4M at $3,995,000 and offered by Matthew Pouliot of Pacific Union International, is a sanctuary … Jim Cottle, now again a Frank Howard Allen, was touring with me and didn’t want to leave. After you drool a bit, call me and we put the real in your real estate … and maybe Jim can visit?

Save $1M!!!

The other melt your heart water view home at 276 Beach Road in Belvedere is a four bedroom Victorian from 1900.

This home was purchased last September for $4.6M and tastefully improved at an estimated amount of $500,000 … life changes and it is being offered for $3,990,000 (reduced from $4,350,000 … that’s motivation!). Beautiful listing, Chelsea. Let’s sell it!

While mentioning Belvedere, how about 1 Cliff Road … a stunning contemporary at 276 Beach Road in Belvedere? A seven bedroom home of recent vintage this beauty is offered by Bill Bullock at $28,850,000.

If you’ve got it, spend it. If you’re a more normal person and need to shop, let’s go … there are values available as the market slumbers into summer. Call me, call me, call me, (415) 257-2039!!!

Posted by:  Tom Verkozen

Two Words: Open Space

For many of us, one of the most appealing aspects – and selling points – of living in the North Bay is the sheer amount of open space that surrounds us. (The number of real estate ads that boast a property is “adjacent to open space,” or “backs to open space” or “is steps from open space” is a testament to that.) However, it’s not just the lack of structures that make the North Bay so special, it’s the spectacular beauty of the varied landscapes, from the smooth rolling hills to the lush forests to the serene bay views to the majestic coastline. What’s more is the ability to enjoy all this beauty in such a variety of ways: hiking, biking, riding (horses, motorcycles, scooters), sailing, gliding, and even driving.

No wonder so many compare living in The North Bay to living in a National Park.

What’s your favorite way to enjoy our open space?

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Posted by:  Frank Howard Allen Realtors

As American as the Fourth of July, Jazz is close to the hearts of many in the Bay Area, and thanks to the number of local venues and festivals that feature the eclectic genre, one never has to go hungry.

Though the coming Independence holiday may not make one think of Afro-Cuban rhythms, gospel, or classical jazz standards, thanks to the Fillmore Jazz Festival in San Francisco, it does. The Fillmore Jazz Festival is the largest free jazz festival on the West Coast and draws over 90,000 people over the Independence Day weekend to Fillmore Street in San Francisco, making it as much a part of the Fourth of July the past twenty-five years as fireworks over Crissy Field. Though the festival began in the mid-80s, the history of jazz in the area dates back to the World War II era when jazz clubs along Fillmore Street played host to the likes of Ella Fitzgerald, Duke Ellington, and Billie Holliday. The festival pays tribute to its roots and history and has become one of the most anticipated festivals in San Francisco each year. We also love this year’s poster art which was created by local favorite Michael Schawb out of San Anselmo.

If the new toll has you hesitant to travel across the bridge, then just head to the Marin County Fair where the famed Preservation Hall Jazz Band performs twice on the Fourth. For another option for listening to jazz this weekend, and every Friday through August 27, check out Jazz and Blues By The Bay at Gabrielson Park in Sausalito. Also, many restaurants, including the Sand Dollar in Stinson Beach, offer nightly jazz.  

Do you have a favorite spot to listen to jazz in Marin?

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Posted by:  Frank Howard Allen Realtors

Some towns are hot, others not. Here in the lusty town of Corte Madera homes are selling and inventory is down to a five month supply (27 homes available). In the last twelve months 69 of the tightly-priced homes have sold … blame the sales on the schools and the competition.

Tightly-priced is my personal term of art since the price per square foot asked on the sales was $544 and the homes sold at $530 …. with an average sales price of $994,841. The least expensive home was 57 Summit, which sold to a developer for $350,000 last year and this year for $410,000 to someone who is going to live and repair …. here’s wishing them good luck.

The most expensive home was a five bedroom 5066 square foot home 659 Chapman, which sold in April ’08 for $3,766,667 and this year started asking $3.6M, reduced to $3.2M, where it sold after 113 days on the market.

Right now there are 27 homes available, average price per square foot of $524, days on market at 98. There are another sixteen in escrow (approximately 40%), three anticipating moving vans (all contingencies have been removed on 9 Echo, 10 Mohawk and 8 Alta Way). The average asking price of those homes in escrow is $100,000 less than the average sales price over the last year … which I take to say that buyers are buying in the lower price ranges, there are no $3.2M homes in escrow, and prices are relatively firm.

If you’re thinking schools, recreation, proximity to 101 and home values, Corte Madera is a great place to live. If you are, CALL ME.

Posted by:  Tom Verkozen

The natural beauty in Marin is undeniable – and a huge part of why we love living here. So it’s no wonder Marin is home to so many talented artists – in fact, West Marin and towns such as Bolinas, Mill Valley, Fairfax and Sausalito are known for their thriving artist communities. Art stores, first-class galleries and shows such as the Mill Valley Fall Arts Festival, Sausalito Arts Festival and the Marin Art Festival are popular annual showcases. Throughout the year, many towns, including Mill Valley and San Rafael, host Art Walks where businesses, stores and galleries open their doors to display local art. Whatever your medium, Marin County offers plenty of inspiration, from the bay vistas to the towering redwoods to the eclectic townsfolk.

One special event that showcases the beauty of Marin above all is Marin/Scapes, which kicks off Thursday with an Opening Night Gala. This fine art show brings together the work of over 60 artists at a charming winery in the heart of Marin. Always held at the beginning of July at the Escalle Winery in Larkspur, the Marin/Scapes show and sale benefits Buckelew programs that provide assistance to individuals with mental illness to live, work, learn, and participate fully in their communities. This year’s exhibit runs Friday – Sunday, July 2, 3, 4, from Noon – 6:00 pm. For more info, click here.

Are you an artist? Where do you like to find inspiration?

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by:  Frank Howard Allen Realtors

Photo taken by Ingrid Taylor

When you see the Giant Wheel spring up along Highway 101 it can only mean one thing – it’s time for the Marin County Fair, now in its 65th year. Marin is not your average county, so fittingly, this is not your average county fair. Yes, there are the traditional fair classics we all know and love – pig races, petting zoo, carnival rides, ring-toss games, and baking competitions. However, only here will you also find a solar powered carousel, Storm Troopers escorting R2D2, Holistic Hooping, a “geocaching” high-tech treasure hunt and a globalicious garden. The Fair outdoes itself each year, but our favorite attraction is still the Giant Wheel. The pace is fairly slow and it takes you nearly 100 ft. up for an aerial view of the entire Fair, Civic Center lagoon and San Rafael Hills – making for one Marin tradition that can’t be missed. 

The fair runs July 1-5, from 11 am to 11 pm with fireworks nightly at 9:30. (Note: On Thursday, July 1, Kids 12 and under are free; for $2 off coupon on opening day, click here). 

With so much to do at the Fair – and so many new attractions this year – what are you most excited for?

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by:  Frank Howard Allen Realtors

A client requested per square foot pricing information on the Walnut/Sycamore area of Mill Valley, a central, sought after part of Mill Valley with the homes fairly tightly packed together. As a sample I selected a ¼ mile radius of 200 Sycamore.

There were five homes on the market … none in escrow … averaging $635 per square foot and 61 days
on the market. In the past year nineteen had sold … averaging $610 per square foot and 79 days on the market. Of perhaps greater interest were the twelve homes that hadn’t sold … averaging $788 per square foot, 30% above those homes that sold, with the sellers giving up after an average of 77 days.

When pricing homes in the salt and pepper Marin County, where massive homes are found cheek and jowl with small cottages, location still makes a huge difference. Information on Mill Valley homes (price, price per square foot, percentage of sellers who give up, days on market and so forth) varies greatly from the same set of information on Tiburon or Novato. And while towns vary in value per square foot and rate of sales, so do the mini-locations within towns ….

An illustration of this is easily seen when comparing the Walnut/Sycamore results to a ¼ mile radius of 310 Cascade, an area of less density, less sunlight (there are sunny spots but the perception is that much of the area is in shade), with relatively close proximity to town.

There were five homes actively on the market, none in escrow … and only been two sales in the past year … average days on the market for the sales was 270 … the sales statistics were distorted by a home that was abandoned by a builder who asked $1,395,000 and sold for $550,000 after 164 days on the market … yikes! ….

Read the complete article >

The California Association of Realtors reported that the May median price for California increased 23.2% and home sales increased 1.2%.

For the San Francisco Bay area, sales rose 1.7% over last year. Home sales posted their third largest increase on record for the month of May, due in part to first-time buyers who took advantage of the federal and state tax credits. May also marked the fifth month of double digit gains in the median price, indicating strong buyer demand relative to the supply of homes for sale. With a 4.6 month supply of homes for sale, unsold inventory continues to be well below the long run average of the past 7 months, and will hopefully continue to drive price appreciation over the next several months.

Sales in May 2010 increased 14.1% compared to the previous month of April. Specifically looking at the San Francisco Bay area, the price of a single family home in May rose 48% as compared to February 2010. The median price of a home in May for the Bay Area was $592,930 as compared to $399,040 in February. This, however, is still -30.6% below the peak median home price in May of 2007.

In looking further at the unsold inventory index by price point in California, the $1-million-plus category remains the highest percentage representing almost 38% of the total inventory. However, the good news for home buyers is that the amount of home inventory under $1M has risen significantly over the last year, representing almost 62% of the inventory from 54% last year, indicating that sellers are much more realistic in their pricing from a year ago, and understanding where all the action in sales are in 2010. The other good news for home buyers is that interest rates are still excellent, averaging around 4.89%. Yes, indeed, it is still a great time to buy a home. Consider if the interest rates were just 1 point higher, the average mortgage would be costing a buyer an extra $1,000 per month, and the savings of a 30-year loan is roughly $360,000!

Our local lender even quoted rates last week at 4.75% with a point down, for a loan balance of $729,750 or less.

Amazing!

Posted by:  Rick Smith

Surfer: Rocky Vannucci, manager Frank Howard Allen San Rafael

Marin County is a wave wonderland with miles of coastline to explore from the Golden Gate Bridge to Pt. Reyes. Accessing Marin’s surf spots varies from drive up parking lots to hiking for miles to secluded spots for peace and solitude. The fun and adventure is in the discovery, and there are still a few secrets out there.

If you’ve never surfed before and are looking for lessons, you can check out Bolinas Surf Lessons. If you need to suit up, visit Proof Lab in Mill Valley, Fat Kat in Fairfax or Live Water Surf Shop in Stinson Beach.

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by:  Frank Howard Allen Realtors

Three Properties … all Potentially Good Buys

Three properties … all potentially good buys and all definitely great values … jumped off the page as I planned for broker tour … the first 27 Escalle Lane, Larkspur is a stylish two bedroom condo at the top of Skylark … a 1361 square foot condo with a BIG view …

I went to view this property because Jason Lewis simply refuses to stop pushing it … he’s gone beyond beyond (including a U-tube presentation, gift certificates to the Buckeye, etc.) and none of us in the San Rafael office of Frank Howard Allen are immune …. last time on the market (1999) 27 Escalle sold for $339,000 … in 11 days … this time the price was reduced from $679,000 to $649,000 after less than two weeks …

With tall ceilings this property breathes well!

The second property is 551 Redwood Road, San Anselmo … ½ mile up the hill from my home at Glenwood and Bolinas in Ross … has a kitchen to die for … note the very function U shape … the sub-zero and great lighting ….

Read the complete article >

Most tourists and residents alike enjoy going to Pier 39 to see the California see lions sunbathe and bark – so much so that it has become one of San Francisco’s most popular attractions. Native to the California coast, the sea lions are a fixture in our waters. One fun way to learn more about them – and other marine mammals such as harbor seals and fur seals, is to visit The Marine Mammal Center (TMMC). This unique rescue/research facility is located at Fort Cronkhite and is open to visitors daily. At TMMC, you can take a guided tour and visit their facility to get up close and learn firsthand about marine life. You can also watch volunteers and staff in action by dropping into the veterinary research hospital. This time of year, June to October, you will mostly see California sea lions with some northern elephant seals.  

Current events in the Gulf have reminded us just how precious our wildlife is; this is a valuable organization that we’re proud to have nestled here in the Marin Headlands.

TMMC on Facebook: http://www.facebook.com/profile.php?id=1566829010
TMMC on Twitter: http://twitter.com/TMMC 

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by:  Frank Howard Allen Realtors

New Law Offices for estate planning attorney James Hastings 

After a few restful years of regrouping … having sold his slightly damaged by the ‘Flood of 2003’ law offices in San Anselmo …. attorney James Hastings was ready to find a new, visible, headquarters for his expanding estate planning practice. The criteria were specific, the search took two years. Now success is at hand … Mr. Hastings will be moving to 1003 Third Street in San Rafael after a major remodeling effort is complete.

The search began with a range of possible locations … in the core of Marin County with buildings in Greenbrae, Larkspur and Kentfield. It was then expanded to San Rafael. The Multiple Listing Service (MLS) was of little use as MLS is designed for and primarily functions to serve buyers and sellers of single family homes.

For this project I re-entered the world of commercial real estate … I am primarily a residential real estate agent but have chaired the commercial and investment committees of the Marin Association of Realtors, have a broker’s license and a securities license as well.

One of the buildings we looked at in our two year search is 1850 Fourth Street in San Rafael, offered by Isobel Weiner of Sotheby’s. A beautiful building but a mite expensive for Mr Hastings’ needs.

About the time we let go of Fourth Street, up popped Third Street. The real estate negotiations with Theo Banks of Keegan & Coppin followed the normal commercial track … a letter of intent, verbal agreement, the redesigning of the space with the owner’s architect Peter Gallagher of Corte Madera and a bid by their contractor Loic Humbert. With this information in hand we began the negotiations and then, finally, wrote a lease that detailed payments, improvements and timing.

The location, location, location of the new building? … directly adjacent to the downtown San Rafael Kaiser Permente building. The Hastings Law high visibility location has its pluses and its minuses. The plus is the 44,000 people who drive past the building every day (according to the sign on Isobel’s listing or 30,879 people according to the sign on the San Rafael Corporate Center on 2nd Street) … the minus is that with that many people zipping and zapping past the property the energy is greatly impacted. To redirect the energy Finola Fitzclarence, a Berkeley classical feng shui practioner, trained by Joey Yap, was consulted. With some minor but important alterations, the building is going to be a real source of wealth building for Mr. Hastings and his clients. The most visible changes, aside from the full interior renovation, will be the color and the awning ….

 Marin County real estate comes in many forms and serves any number of functions … in this case a long term lease of a property that was underutilized (retail) becomes a stronger asset for the owners as it is developed to serve a higher and better usage as a law office.

Yes, I’m searching for a new office for another attorney and appreciate all leads …. Any ideas welcome! Contact me and let me know.

Posted by:  Tom Verkozen

The most noteworthy fair of the Bay Area is coming soon: The 65th edition of the Marin County Fair will celebrate the theme Going Global: Connecting Cultures complete with rides, exhibits, contests, fireworks, and concerts starting on Thursday, July 1, through Monday, July 5 in San Rafael. This year’s edition celebrates Marin County and the Bay Area’s global cultures, bringing our varied backgrounds of life and vitality to Marin.

The concert lineup starts on July 1 at 7:30 with Wilson Phillips, daughters of Brian Wilson of the Beach Boys and John and Michelle Phillips of the Mamas and the Papas. You may remember a few of their hits “Hold On,” “Impulsive,” and “Release Me,” that were really terrific hits in the 80s. On Friday July 2, you have an opportunity to see two concerts for the price of one when The Wailers from Jamaica’s reggae tradition play at 5:00 and Ramblin’ Jack Elliot plays at 7:30. The Wailers played alongside Bob Marley back in the 70s and Jack Elliot is a spiritual heir to Woodie Guthrie’s and Bob Dylan’s fledgling folk style. 

Saturday, July 3, you have another double treat with Tea Leaf Green at 3:00 and Little Feat at 7:30. Tea Leaf Green conjures up the spirit of bands like Tom Petty and the Grateful Dead, taking classic sounds and giving them a present day feeling. Little Feat has been billed as one of the best live rock n’ roll bands ever, and has collaborated with such bands as Brian Wilson, Bonnie Raitt, Robert Plant and John Lee Hooker. Hopefully soon Little Feat will get their proper recognition and be in the Rock n’ Roll Hall of fame. Sunday’s ticket will include a double-double feature as The Del McCoury Band and Preservation Hall Jazz Band play at both 2:00 and 4:00, and the Masters of Hawaiian Music: George Kahumoku Jr., Dennis Kamakahi, Uncle Richard Ho’opi’i and Bobby Black bring their special style of Hawaiian music back at 6:00 and 8:00. Having another home on the island of Kauai, this brings a special flavor of slack key and down home Hawaiian music to Marin that I love and adore.

Finally, on Monday, July 5, you can enjoy a triple feature of concerts with Tiempo Libre at 1:00 and 3:00, The Four Tops at 6:00, and the fabulous Temptations at 8:00. Tiempo Libre’s seven-piece band brings a special tempo of Cuban and salsa, with a lot of jazz. The Four Tops have been dazzling their audiences with fabulous favorites such as “Baby I Need Your Loving,” “Reach Out,” and “Standing in the Shadow of Love” for decades. Then get ready to spend an evening with The Temptations as they bring on their classic Motown hits like “My Girl,” “Papa was a Rolling Stone” and “Just My Imagination” to the stage.

This concert lineup is only part of the action as The Marin County Fair will also have the Kenya Safari Acrobats, which will perform each day at 3:00 and 5:00. You will also have one of the leading stereoscopic photographers, Robert Bloomberg, bring a selection of his most stunning and acclaimed 3-D shows to the Fair. Featured programs are The Day of the Dead, Portrait of Tuscany, The Lost Temples of Angkor, and Wish You Were Here: 3-D Postcards From Somewhere Else.

What would the Fair be without all the great menu items from throughout the world? Fare includes the new Niman Ranch Grill offering Guatemalan Mixta, Vietnamese Rice Noodle Salad, Hong Kong Grilled Chicken Skewers, Texas Frito Pies, and Italian Spicy Sausage Baguettes. All the meats from the grill are gourmet, natural meats from Niman Ranch.

Finally, each night is capped off with a nightly Fireworks show. I am told that this will be the biggest, most elaborate fireworks spectacular ever staged over the lagoon. Using the clear Marin skies as its canvas, this truly impressive experience will be one not to miss as it fills the skies every night of the Fair at 9:30.

Whew! With all this happening, I think I’ll need to take a vacation from all the excitement of this truly spectacular Marin County Fair.

Posted by:  Rick Smith

Installment 6: Trouble in Paradise

The lender Indymac has 16 Baywood, Ross on the market. Through the Multiple Listing (MLS), it is shown as in escrow and due to close escrow shortly. A foreclosure in Ross?

Indeed, 16 Baywood is a three bedroom home of approximately 1500 sq feet that came on the market for $1,295,000 and didn’t sell. The bank then ‘bought it’ for $697,013 (after lending on it when it sold in ’03 for $1,175,000). Seems to me that it would have sold had the owners been willing to list it at the bank’s bargain price of $898,000 … approximately $600 per square foot. But I don’t have the full story.

About the cost per square foot in Ross … the active listings average $865 while the most recent sales have been at the more garden variety price of $730 per square foot. Interestingly 3 Hill, Ross, a beautiful four bedroom, three bath craftsman home just off of Lagunitas Road (where there was a short sale last year … the bank ‘swallowing’ $1M of shortage) is still on the market … a real great value and NOT a short sale.

However, speaking of short sales, 41 Redwood Drive, Ross …

 A beautiful craftsman home with three bedrooms, is listed by Melann Mushet of Coldwell Banker for $1,400,000.

This is a beautifully remodeled home a stone’s throw from the downtown of Ross, an easy jaunt to the newly renovated, high scoring Ross School … and a gem of a home … priced at $919 per square foot, which strikes me as high but the quality is high as well.

And the point is that while condos and outlying areas have a disproportionate share of the bank driven sales (short sales and foreclosures), the heart of Marin County’s wealth is not immune and there are bargains to be found.

Are you interested in a new home at a bargain price? Shall we go shopping? What are you waiting for, contact me now!

Best Real Estate Buys & Bargains in Marin County
Installment 1: Sausalito, June 9, 2010
Installment 2: Aboard the Bus, June 10, 2010
Installment 3: Update on June 10, 2010 posting
Installment 4: San Geronimo & Nicasio Valleys
Installment 5: Condos in Tiburon, CA
Installment 6: Update on Sausalito Blvd
Installment 7: Three Properties … all Potentially Good Buys

Posted by:  Tom Verkozen

This past weekend marked the grand finale of the 2010 Mountain Play, a wonderful local tradition that brings world-class theatre to the top of Mt. Tam each year. With the venue perched high on a mountain, this is a great way to experience theatre and is unlike anything else around. Ride the bus up, enjoy a homemade picnic and then hike back to downtown Mill Valley for the ultimate experience. You can read about one writer’s experience in this great San Francisco Chronicle piece. Established nearly 100 years ago, this is a can’t-miss event each summer. We’re already impatient to learn what next year’s production will be.

Here’s what fellow blogger Andy Gellepis had to say about the Mountain Play:
http://www.guidemehome2marinluxury.com/2010/5/23/the-mountain-play-starts-this-weekend

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by: Frank Howard Allen Realtors

As part of our centennial celebration, we’re launching a campaign called 100 Reasons Why We Love Where We Live. Taking inspiration from our tagline, we saw this as a perfect opportunity for all of us to share with one another the multitude of reasons why we think Marin and Sonoma are such special places to live.

Each day throughout the summer (June 21 to September 22), we will publish at least one reason on our blog sites: GuideMeHome2Marin.com and GuideMeHome2Sonoma.com. We will then share them via Facebook, Twitter and our fhallen.com homepage, so no matter how you follow us, you’ll have access to our latest reason and will have the opportunity to tell us about your own experiences. (We all appreciate things differently, so it will be great to hear different perspectives.)

And now we present Reason #1: A full moon paddle on Richardson Bay

Often compared to a huge playground, Marin offers a variety of different ways to view, enjoy and experience its natural beauty. One of the more unique options is to set out on a full moon paddle on Richardson Bay. Imagine floating past harbor seals and colorful houseboats with the silhouette of Mt. Tamalpais as the backdrop. Add to that the twinkling lights of the City and the full moon lighting your way for the makings of an evening not soon forgotten. 

Follow along as the full list unfolds – 100 Reasons Why We Love Where We Live

Posted by:  Frank Howard Allen Realtors

Installment 5: Condos in Tiburon, CA

What a difference a year makes … through June 15 this year multiple listing (MLS) sales of condos in Tiburon showed a huge gain in number of sales, price and price per square foot … ten Tiburon condos closed escrow with an average sales price of $1,006,212 ($599 per square foot), up from the same time last year … four MLS sales reported with an average sales price of $805,250 ($516 per square foot).

The increase in sales does not mean that sellers are out of the woods … there currently are 28 condos that have been available an average of 108 days. These condos represent 1 ½ years of inventory (healthy healthy is 4 months).

About a sale that looks to be a bargain … a condo sold in Tiburon for $151,000. You’d think that at that price 25 Andrew represented a great price … it was originally listed at $299,000, which also seems to be a great price … and hey, I know these units … I bought one years ago from David and Mary Rabb several years ago. Even at the glowing price of $151,000 this sale represents long term thinking … this is a LOL (if you’re over 40, LOL is not little old lady but laugh out loud) bank REO (foreclosure) sale of a deed restricted unit (has to be rented). As if that’s not enough to nick the value, the tenant has recorded a rent controlled lease of … 75 years!

Even better value …

The Pt Tiburon ground floor unit at 117 Paradise Drive … for ten times the price … was a better ‘bargain’. A trustee sale, this two bedroom, two bath front row condo (dues $775 per month) has spectacular views of SF. It was listed at $1,695,000 and sold for $1,440,000 … a Union Bank trust sale requiring no court approval, it was a real value that all the agents were talking about (they’re giving it away!).

Read the complete article >

Installment 3: Let the Good Times Roll - Update on June 10, 2010 posting

Before you could even read the last blog, voila! The home on Quisisana in Kentfield sold … and the owner had only to pick which offer to accept. Six offers!

Best Buys & Bargains in Marin County Real Estate 
Installment 1: Sausalito, June 9, 2010
Installment 2: Aboard the Bus, June 10, 2010
Installment 3: Update on June 10, 2010 posting
Installment 4: San Geronimo & Nicasio Valleys
Installment 5: Condos in Tiburon, CA
Installment 6: Update on Sausalito Blvd
Installment 7: Three Properties … all Potentially Good Buys

Posted by:  Tom Verkozen

Installment 2: Aboard the Bus, June 10, 2010 

Departing home in the shire of Ross to the peal of church bells I was headed to the Marin Real Tours bus staging point in Greenbrae where none of us, 38 agents from the dozen top brokerages, held much idea of what a marvelous day danced ahead …

Boarding the bus there was an open seat next to Jen Pennington, a glowing Alabama gal, now back with Coldwell Banker (Congrats, CB!) … merrily we talked the morning away, even catching up on our mutual friend Merrily Milmoe.

The bus tour … a merry group of carefully top flight agents representing the crème de la crème of Marin County’s real estate brokers … headed south on US 101 then turned into Tiburon and up onto the toes of Ring Mountain (see Tacy Dunham’s ‘Hike of the Week’ in today’s Marin Independent Journal) … our first stop. 210 Taylor, a spectacular Hunt Hale Jones and Anne Thull designed home, is listed by Patricia Navone of Pacific Union Real Estate. Yummy! 

Offering six full bedrooms and five and a half baths, the ooos and ahhhhhs flowed. We’re not jaded … we just live in the most magnificent of real estate and sell the finest of homes.

Matt MacPhee, our fearless cat herder, had to do a kiddie head count on the bus to see if anybody had been entranced by the view to reboard the bus, had decided to hide out and declare squatters rights or buy ($5,995,000). We did see someone meandering up the trail that begins right there near 210 Taylor Road … just a hiker enjoying the open space that begins at your doorstep WHEN/IF you decide to buy this warm and glorious piece of paradise. Imagine the parties ….
If you want to learn more about this home, which features fabulous view from every room, contact me or go to Patricia’s website. On second thought, contact me!

Real estate sales

Nationally and locally, April and May produced a bumper crop of home sales. It is now June and the tax credit is history (somehow one would be pressed to believe that the tax credit makes any real difference to the Tiburon buyer … especially in a local where the average sales price in the last six months was slightly over $2.33M. Yet the spring frenzy is over and now it’s time to go shopping. Of all the homes on today’s tour this beauty at the top of Taylor was a real livable, water view favorite!!!

More about Brazil and China … the first countries to come out of their recessions – Donata, a friend of mine from Brazil, is coming to town next week and we’ll have to see if she’s willing to exchange a few crystals and a bit of gold for a spot in the Bay Area sun. Yes, the wealthy from Brazil and China are our next wave of Marin County luxury real estate buyers – there’s a link on my website to the Frank Howard Allen Luxury Portfolio that I hope gets worn out with terrific traffic from these countries with booming economies.

Local real estate sales

As noted in my last blog, in Marin County on this, the second week of June, there were 1549 homes active on the market – 45 of them sold (at an average of $458 per square foot).

In Tiburon there are 83 homes active on the market and five homes that are nearly ready for the moving vans to bring new owners … buyers who are now ready to close escrow and move in. In the past six months there have been 44 sales in Tiburon (average price per square foot $645), with two of those homes closing for more than $5M (232 Trinidad at $6.5M and 3860 Paradise at $7.8M) … Andy Gellepis and Bruce Forner have the stunning home at 85 Spring in escrow (asking $9.5M).

The next home on our tour was a gracious one-level 1800 plus square foot three bedroom two bath home at 50 Stewart. This quality home would allow your children to attend the award winning Tiburon schools. Offered by Valerie Castellana of Alain Pinel Realtors at the incredible price of $1,385,000, we all viewed it as a real value. 

After 50 Stewart we traveled up Lyford Drive to 60 Mt Tiburon, a gated $8.8M estate high above the bay with magnificent views. You can view the pictures through the multiple listing feed on my website (hit the property search button). As always, there are some Great pictures to check out, showing the rest of the homes and estates in Sausalito, Tiburon, or Belvedere … our next bus tour stop … or search any town Marin County via …. www.tomverkozen.com!

Ah, the pleasure of shopping for Marin County real estate … work? … I pinch myself each morning … if the concept of living a stone’s throw from the heart of San Francisco appeals to you, or you love to hike, bike, ride horses, sail and live in the greenbelt of the greater SF bay area, call me. Quick! some these homes are real bargains and will be snapped up … while some will take months to market (and will wait for you if my Mandarin fails me).
After a tour that included a trip to Belvedere to see 2 West Shore, a five bedroom home in the heart of Belvedere, the bus took us to Carrie Sherriff’s new-to-the-market five bedroom listing at 410 Magee, Mill Valley. At $5,250,000 the least expensive of the five $5M+ homes currently on the market in Mill Valley … 

… this dazzling beauty, with an amazing pedigree on a magnificent, rare, 1.23 acre mostly level parcel is sited just above town. After this we went to San Rafael and passed by a listing presented by Ted Stodder (not on bus tour, but Ted’s a marvelous agent with Frank Howard Allen) at 37 Palm.

This renovated Victorian, which I drooled over when I saw it yesterday with Jim Cottle in tow, is a real short sale bargain opportunity at $1,300,000.

Alas, the bus proceeded north into Terra Linda as Jen led us in some market talk. Yep, we work on the bus and catch up on what other agents are finding successful.

Next we went to see 232 Devon Drive which is listed by Frank Howard Allen’s own Joe Bondanza at the very competitive price of $779,000 (a similar floor plan home two doors up the street that recently sold in two days at $832,000). Oh, the values and bargains.

Exhausted, we trundled ourselves to 15 Pinehill in San Rafael, then to 15 Quisisana, Kentfield, a somewhat tired … if it smells bad [it doesn’t] or it’s tired [it is] it is a good buy … three bedroom home listed by Karen Narodny, was being shown by two agents when the bus arrived. This home is not on multiple listing – for the seller’s personal reasons – but the word is out and it is available at $989,000. The Kentfield market? 37 homes available, four in escrow … hummm.

Where will your Bargain Hunter next travel? Stay tuned! And get ready to have some fun, eat some great meals and put the real in real estate … together.

Best Buys & Bargains in Marin County Real Estate 
Installment 1: Sausalito, June 9, 2010
Installment 2: Aboard the Bus, June 10, 2010
Installment 3: Update on June 10, 2010 posting
Installment 4: San Geronimo & Nicasio Valleys
Installment 5: Condos in Tiburon, CA
Installment 6: Update on Sausalito Blvd
Installment 7: Three Properties … all Potentially Good Buys

Posted by:  Tom Verkozen

Installment 1: Sausalito, June 9, 2010

Departing home (the temperature in the shire of Ross was a pleasant 68 degrees), the sky was blue with puffy patches of cumulous clouds. Twenty minutes later, high in the hills of Sausalito I was drifting through a bank of weather-moderating fingers of fog and in the distance saw and smiled at the sight of the beautiful skyline of San Francisco. Yummy, I love the Bay Area.

If you want to learn more about Sausalito contact me or go to the Sausaltio website. On second thought, contact me!

Real estate sales 

Nationally and locally, April and May produced a bumper crop of home sales. It is now June and the tax credit is history, the spring frenzy is over and it’s time to go shopping!!!

Note: Brazil and China are the first countries to come out of their recessions (brush up on your Mandarin, Portuguese and German) and I’m betting that the wealthy from these countries are our next wave of Marin County luxury real estate buyers – there’s a link on my website to the Frank Howard Allen Luxury Portfolio – come visit some great homes.

Local real estate sales

In Marin County on this, the second week of June, there were 1549 homes active on the market – 45 of them sold (at an average of $458 per square foot).

In Sausalito there were 93 homes active on the market, of which five sold (at an average of $681 per square foot). Additionally, there were five homes brought onto the market, eleven homes reduced in price and three that are getting ready for moving vans and new owners.

On Sausalito Blvd, in the hills between Richardson Bay and Hwy 101, there are five homes on the market (average price $1.9M, average size, 2600 square feet).

503 Sausalito Blvd, is an awesome, modern, banana belt (sunny area of town, not in hurricane gulch) home, – a three bedroom, four bath marvel nearly touching the clouds with breathtaking views of Alcatraz, SF, Treasure Island and the Bay – offered at $2,750,000 by Cathy Youngling and Myriam McCarthy of Alain Pinel Realtors. Stunning stylish home with magnificent views, day…

and night …..

Slightly higher on the hill (can there be better views? … perhaps) and for slightly less money there’s the romantic view home at 678 Sausalito Blvd … four bedrooms, three baths … watch the lights of SF twinkle at night and be in the City in ten minutes, downtown in twenty …. cathedral ceilings, glass, fireplace, state-of-the-art kitchen … a real knock out of a home with a built-in recycling center, a soaking tub .. and oh, so much more. There are some Great pictures on Sherrie Faber’s site … www.678sausalito.com – but I’d prefer that you check out the rest of the Marin or Sausalito homes via mine...

For about half the price of the two previous magnificent homes there’s a 2096 sq foot, three bedroom, two and one half bath home with more easterly views (Tiburon, Angel Island, Richardson Bay) at 70 Rodeo Avenue, now offered at $1,295,000 (reduced from $1,550,000) and another at 214 Richardson Street … a 1866 sq ft 1907 Victorian with four bedrooms and three baths recently reduced 15% … from $1,799,000 to $1,500,000.

Ah, the pleasure of my job … shopping for Marin County real estate … if the concept of living a stone’s throw from the heart of San Francisco appeals to you, call me – quick – these homes are real bargains and will be snapped up.

To what town will your Bargain Hunting real estate agent next travel? Stay tuned! …. Meanwhile, get ready to have some fun, dine at great restaurants (my Sausalito favorites being Fish and Le Garage) with fine wine and put the real in real estate … together.

Best Buys & Bargains in Marin County Real Estate
Installment 1: Sausalito, June 9, 2010
Installment 2: Aboard the Bus, June 10, 2010
Installment 3: Update on June 10, 2010 posting
Installment 4: San Geronimo & Nicasio Valleys
Installment 5: Condos in Tiburon, CA
Installment 6: Update on Sausalito Blvd
Installment 7: Three Properties … all Potentially Good Buys

Posted by:  Tom Verkozen

‘How Change Happens’

“Wow Tom! What a great blog post (Giving With Warm Hands, Part I). So many giving people out there, love to read stuff like this… Btw, wish I lived closer, I’d be coming to your fiesta!!!” Jennifer Sciortino 

Keep the calls and emails coming. 

As Jennifer’s laudatory email arrived, so did an email from Darcy Finlay at the Marin Community Foundation. Finlan’s email bounced to life with the following… 

Don’t you love the statement, ‘the first thing they change is themselves’?

MCF is a leader in community building and supports a world community (geriatric research) as well as providing support for local organizations (the Youth In Arts and the Italian Street Painting Festival, which is coming up the weekend of June 12)…

Continuing the theme of giving with warm hands, building community and change, my first big fundraising success developed from my column in the Marin Independent Journal about Habitat for the Humanity… which was read by some major players at GreenPoint Mortgage… who decided to donate the proceeds of a wine auction to Habitat…

The talk became, ‘So, you do fundraising, don’t you?’ … Voila, I was recruited to help run a croquet tournament for Make A Wish and we did a weekend that netted over $1M for an organization that grants wishes to children with life-threatening diseases… 

After that, Slide Ranch (where I spent 7 years as a member of the board of directors)… the last fundraiser there, at the suggestion of Doug Fergusion, was a hike from the Mountain Play, accompanied by bagpipes, to a barbeque hosted by Alice Waters …. ahhhhhh … fondly remembered as a group of us went to see this year’s total fun Mountain Play, ‘Guys and Dolls’ and did a double Stinson Beach hike (down the Matt Davis trail to the Parkside Café in Stinson for breakfast and then up the Steep Ravine trail in time for the play).

Around twelve years ago Sue Beltran and Gerri Dexter recruited me for Hospice of Marin (now Hospice by The Bay) and soon thereafter Mary ‘you don’t say no to Mary’ Taverna asked me to lunch at Fish in Sausalito … where, then and there, on the spot, I became co-chair of the hospice Gala committee with the always divinely dressed diva, Fariba Zolnasr of Old Republic Title Company … which ultimately led to my work as a patient care volunteer at hospice

Community. It’s a good thing. Support it. It’ll change your life!

Upcoming community project: Roundabouts on Bolinas Ave, the border between Ross and San Anselmo. A preliminary rendering by award-winning architect Alex Riley of Inverness is being readied for presentation to town councils by Ross neighbor/activist John Martin. (A beautiful roundabout would slow traffic at critical junctures and provide a measure of safety for our neighbors, including Cedars, Branson School and the thousands of bike riders and hikers who live here).

See? Community building is a beautiful thing.

Real Estate Planning from the Heart Part I – Giving With Warm Hands
Real Estate Planning from the Heart Part II – Giving With Warm Hands
Real Estate Planning from the Heart Part III – Giving With Warm Hands

Posted by:  Tom Verkozen

1. Choose the real estate agent that is right for you

Of course, you want a professional, knowledgeable and committed agent on your side, but it is also important to find one that you can easily work with. Communication is key. You and your agent form a team prior, during and after the sale.

2. Get pre-approved

Take the time to talk to a lender and get pre-approved before searching for a home. This important step helps determine the price range of the house and the payments you can afford. It can also lessen stress and disappointment.

3. Don’t forget about Closing Costs

You need more than a down payment and loan to buy a house. Remember to ask your lender and agent about loan fees, title fees, insurance, homeowner association fees (if applicable) and taxes. You don’t want an unexpected surprise at closing.

4. Patience is a virtue

While you might find the first house is the right house, keep in mind that your priorities may change as you search for a home. Location, size, school district, yard, length of commute, etc. are all factors to consider. Decide what is truly important to you and what you can live without. 

5. Sometimes it’s just not meant to be

There is more than one perfect house for you. Whether you can’t come to terms with a seller or your transaction falls apart due to inspections, don’t despair. New properties come on the market each day and one will be right for you.

6. Get a Home Inspection

It’s best to know all that you can about the house before it becomes yours. Saving a little money by not having inspections may mean losing more money in the end.

7. Ask for a Home Warranty

During your first year of home ownership it is a good idea to have this insurance policy against unexpected repairs. Read the policy thoroughly to see what is covered and what isn’t. Usually basic repairs are covered.

Are you a current homeowner? Is this something you wished you would have known beforehand? Please share in the comments.

Posted by:  Alva Falla and Associates

How often do we hear this phrase? But really, how lucky are we to live in such a wonderful community where we can explore so much open space? If you are looking for something to do outside this summer with your family, friends or sweetie, Summer Newsletter from the Marin County Department of Parks and Open Space has some great programs planned. Oh and what’s even better? Many of them are FREE!

In perusing the Summer Newsletter, I am amazed at all of the beautiful and wonderful walks, hikes, sites and things to do in our area. What little boy or girl could pass up the opportunity to view:

Butterflies in Cascade Canyon in Fairfax, June 9 from 10am – 2pm
or
Blooms and Birds at Deer Park, June 30 from 9am – 2 pm

And check out these really cool “Ranger Events”

Beach BBQ & Kayak Event at Paradise Beach Park, Tiburon
Full Moon Stroll at Stafford Lake Park, Novato
Dog Day at the Park, McInnis Park, San Rafael
A Horseback Ride on Horse Hill in Mill Valley

Again, check the attached guide for dates, times and details and enjoy your summer!

What area attraction are you looking most forward to this summer?

Posted by:  Adrienne Murphy

Of the 1649 properties currently active or in escrow 24 are probate sales. 403 Oakcrest is the only probate sale in San Anselmo, there are none in Ross and three in San Rafael.

The most interesting probate sale is 5881 Lucas Valley Road in Nicasio. Previously listed at $1,295,000 it is now a probate/short sale.

Here’s a unique Sea Ranch style home with a pool on 11 acres. It needs quite a bit of work but it is also the least expensive of the 13 homes on the market (3 in escrow) at $369 per square foot (average for Nicasio is $543) and priced at $875,000. A complicated probate sale but great value.

If you’re interested in this home – email me or call (415) 637-7974. Won’t last at this new price.

Posted by:  Tom Verkozen