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Bargains and Best Buys in Marin County: Ross Valley

2010-07-30T00:00:00Z

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

Why We Love Where We Live - Reason #29: All the ways to nourish mind, body and soul

2010-07-29T00:00:00Z

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

Update on Marin County Real Estate: Homes for Sale in Fairfax, CA

2010-07-28T15:41:55Z

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

Why We Love Where We Live – Reason #27: Heaven on earth for our four-legged friends

2010-07-27T19:47:00Z

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

Marin County Real Estate Perspective: There’s Opportunity In This Here Market

2010-07-27T14:08:00Z

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

An Evening in the Wine Country – One of the Many Joys of Living in Marin County

2010-07-26T11:22:26Z

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

Homes For Sale in Marin County, California: Market Report for the last month

2010-07-26T08:22:01Z

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

Homes For Sale in Marin County, California: Another family compound and other Stinson specials

2010-07-22T00:00:00Z

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

Why We Love Where We Live – Reason #24: Enjoying a cappuccino alfresco

2010-07-21T18:28:00Z

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

Homes For Sale in Marin County, California: Market Update for the Week of 7/13-7/20

2010-07-21T15:08:44Z

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

Four Tips to Keeping Your Escrow Closing On Track

2010-07-21T00:00:00Z

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

Why We Love Where We Live – Reason #23: A surprise drop-in from Robin Williams

2010-07-20T16:38:00Z

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

Update on Ross, California Homes for Sale

2010-07-20T14:03:37Z

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

Why We Love Where We Live – Reason #22: World-Class Art and Culture Without the Bridge Fare

2010-07-19T03:00:00Z

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.

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

Homes for Sale in Marin County, California

2010-07-19T00:00:00Z

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