Archive for the 'Buyers' Category

How many miles of trails in Sonoma County?

filed under: Buyers, Horses and Wine Country, Wine Country Living posted on February 4th, 2008

Many people live in Sonoma county or want to buy real estate here in order to take advantage of the great access to hiking, horsebackriding and mountain biking trails. Road bicycling is another draw–just ask local bike racer Levi Leipheimer where he trains during the off-season when not competing in the tour de France.

I was curious just how many miles of trails there are–especially for horsebackriding. My personal favorite. The Sonoma County Horse Council compiled a list and I did some totalling. This is a partial picture of a page at their site.

Sonoma County Riding Trails

Sonoma County Regional Parks total 2659 acres of parks with 30 miles of trails.

California State Parks that allow horsebackriding total 16460 acres of parks with 111 miles of trails, including 11 miles of trails along the Sonoma Coast at Bodega Bay–great on a hot summer day! Annadel State Park with over 5200 acres and 35 miles of trails in the heart of Santa Rosa is borded by many horse properties with direct access to the park, and deserves its own post. I think I need to take a ride out there and tell you more about it.

The Army Corp of Engineers runs Warm Springs Dam at Lake Sonoma above Healdsburg which is a spectacularly beautiful location with stunning views and 35 miles of trails on 17,000 acres.

Many of these parks allow camping and some allow horse-camping. Much of Sonoma County is within an hour or so trailer ride to Point Reyes National Seashore and its campgrounds as well.

posted by Pam Buda // 3 Comments »

Leaving the Bay Area for Greener Pastures (Literally)

filed under: Buyers, Country Property, Horses and Wine Country, Market updates, Wine Country Living posted on January 31st, 2008

Horses at rest on a sunny Santa Rosa Sunday morning

Last Sunday I held open a wonderful country property in Sebastopol, listed by my good friend and colleague Izetta Feeny. It is a great value, a four bedroom house on nearly two acres withing good commute range of San Francisco. The family that currently owns the house home schools their four children there and there is an assortment of goats, chickens, geese and two miniature donkeys and four big dogs that round out the family. The house is nicely situated on a knoll with 360 degree views of the surrounding countryside and hills. This morning I bet they can even see snow on some of those hills.

As the house is set at the end of a series of country lanes, I was curious how people found me. It turns out that all of the eight parties or so who came by had found about the open house via our on-line ads. People had driven from as far as Fremont and Oakland with their children to see this one house, and one person came with her realtor. We had a great time chatting and comparing notes. In 1998 I was doing the same thing, driving up to look at properties on weekends from my home in the East Bay.

Like me many of these people were looking for a different lifestyle, but concerned about what they might give up by being “so remote”. I had to laugh because I certainly don’t feel that way any longer. Seems like a lot of people want more room to roam, either for themselves, their children or their four legged friends.

posted by Pam Buda // Comments Off on Leaving the Bay Area for Greener Pastures (Literally)

Entry level buyers gain success not realized 2 years ago

filed under: Buyers, Market updates posted on December 17th, 2007

I heard a great story from one of my wonderful colleagues, Delia Nieto at Coldwell Banker yesterday.   I spotted her meeting with clients in the office so that they could remove all contingencies on the purchase of their first home, priced well under $500,000 in Santa Rosa.   They have rented the same tiny apartment for 6 years and are bursting at the seams with 3 children.  Two years ago at the peak of the frenzied Sonoma County real estate market, the median home was priced around $600,000.  Although this family worked closely two years ago with Burbank Housing , a Sonoma County non-profit that works with low-income residents to get them into affordable housing, their jobs as a special needs teacher and landscaper did not quite qualify them to buy at the peak prices.    But the downward spiral of entry level prices and their diligence over the last two years, as well as the Acorn Housing Loan program offered in this case in conjunction with Bank of America  are enabling them to buy their first home.  Through the Acorn program they each took numerous classes in home ownership and responsible credit management.   Meanwhile, the house they would have paid $540,000 for two years ago, will now cost them $460,000!    Astonishingly, Bank of America’s appraisal for this same house for their CURRENT loan, came in at a hefty $530,000.  Delia and I are both puzzled but this occurence, but her very happy clients will take it.   Meanwhile, yesterday’s Press Democrat newspaper’s front page story, confirmed my little anecdote as a trend.  

Buyers’ market

People priced out in recent years jump in as costs fall, supply rises

 Nice to see the press making some lemonade (along with smart first time buyers) of the current market.

posted by Pam Buda // 1 Comment »

Why shouldn’t consumers have access to sales data?

filed under: Buyers, Real Estate 2.0 posted on December 10th, 2007

Some local MLS’s (multiple listings services) are now starting to enable consumers to search “sold” listings as well as actives and pendings.  This has been a controversial move for the old guard in real estate, stemming from the days when the licensed realtor high priests held data to themselves and were able to pronounce as from the Oracle of Delphi, what property values might be for a given potential listing or buyer purchase.  Not hard to hold that data tight to your chest when the only access was the printed MLS book updated weekly.  A little impossible to defend in the days of Zillow, etc.   Personally, I want my clients to have as much information as possible so they can make informed decisions, and we work as a more powerful team that way.

posted by Pam Buda // Comments Off on Why shouldn’t consumers have access to sales data?

I knew the deal was in trouble when…

filed under: Buyers posted on December 3rd, 2007

… we noticed that the claw foot tub in the guest bathroom was supported by foam blocks and the home inspector had not noticed.  My contractor husband came by to inspect the property informally with me as I performed my agent’s visual examination.   This was a new home in the country outside NW Santa Rosa, with fantastic style and my clients fell in love with it on-line and we wrote an offer after they flew in from San Diego to see it in person.  It stood up at first glance and matched their on line infatuation.   Kind of like a successful first encounter after meeting on!

Anyway, the home had been built on spec by an architect and built by himself and his buddies, we later found out.   Something didn’t seem right somehow–it had never been occupied and had been finalled by the county inspectors earlier in the year.    When Bruce (my husband) came by to look at the property (unofficially–i.e. not retained by my clients) he was able to point out a large number of items that had either been done improperly or were never finished.  For the most part, they were minor but added up to a huge punch list.  Given that the property had been “finished” nearly a year earlier, that was cause for concern.

The most egregious item was the aforementioned claw-footed tub.  Bruce was able to easily tap the foam supports away and said, “Can you imagine what would happen the first time the tub was filled with water?”  Apparently the only thing supporting it was the exposed drain pipe running down to the subway tiles!    While we called for an official plumbing inspection to further investigate, my clients tossed and turned and lost a lot of sleep until we decided that the best course was to cancel the escrow due to the results of their investigations.   That was in August of 2007.  The house is still on the market, but on November 30, my clients closed escrow on a FANTASTIC new home in Healdsburg built by a very successful and conscientious builder.  There was a happy ending after all.   My husband, the contractor, said that oftentimes in new construction, it takes a large cast of inspectors to really evaluate a property.   I am not so sure, and have changed home inspection companies.

posted by Pam Buda // 2 Comments »

Factual versus Actual: The Bay Area Real Estate Tide floats Sonoma County’s Real Estate Boat

filed under: Buyers, Market updates, Sellers posted on October 9th, 2007

Have you ever visited the US Army San Francisco Bay Model? It is really great to see when the model is running and you can view the really complex tidal patterns that circulate through San Francisco Bay–I had the chance once when I attended a sailboat racing lecture there–tides being really critical to your success racing on SF Bay. With Homescopes, I hope that we can use our informal network of agents on the ground, to help us as a region get a feel for the ebbs and flows of our inter-related Northern California marketplaces.

Many of us in the real estate market in the North Bay are fairly convinced that our market in Sonoma and Napa is very influenced by the strengths and variations of the Bay Area real estate market whether in terms of general trends (Hot, Cold or Indifferent) as well as localized effects such as the tides of Palo Alto and the Peninsula, San Francisco and the East Bay Insterstate 80 corridor. I spoke to my friend Izetta Feeny yesterday, a long time Coldwell Banker agent in Sonoma County and shared with her the 3 Ocean’s Real Estate recent post about rapid median price apprection in Palo Alto and other selected markets in the Bay Area.

“Oh! That’s good,” she said, “That means we’ll see the effect up here in 18 months.” As if the rising tide of the heart of the Bay Area’s market would eventually ripple north to Sonoma and Napa counties and lift our boat. When our boat is eventually lifted by the Bay Area high tide, we attract at least 2 types of buyers from out of town: entry level buyers who can’t afford to live where they work in Marin or San Francisco, and upper-tier buyers with equity in strong, competitive Bay markets that want a lifestyle change and move here full time, or who are looking for a weekend getaway or wine country estate. As the most desireable markets in the Bay Area are strong, then we see a more immediate impact on the markets that will serve the budding country squire (and squire-ess). Virtually all the buyers I have worked with this year fall into this category of new “lifestyle” immigrants to the wine country.

As you view the upper quartile median price points for many of Sonoma County’s cities (well, towns), the cities with the most cachet for out of town buyers: Sebastopol, Healdsburg, Glen Ellen, Kenwood and Sonoma, all have much higher upper quartile price points. Counter-intuitively, there are wide fluctuations in the upper quartile of some of our markets (Kenwood and Glen Ellen, Healdsburg) but that is because upper quartile price ranges are much broader, and with the small sample size of these areas, are subject to wider swings when a large vineyard estate sells for $4 to $6 million or so one month but not the next.

The greater majority of our upper tier markets hover in the $1M to $2M range, with increasing forays into the $2M range.

There are different tidal patterns and forces pulling these buyers to the North Bay. So a typical Palo Alto homeowner who wants to stop and smell the roses (or the grapes) can trade in their little rancher ($2 to $2.4 million) near Hamilton or Emerson and live like the landed gentry up here with 2 to 10 acres of privacy, views or room for horses or farming. Or a stunning retreat property for weekends and holidays. This Sonoma County potential buyer has been pretty immune to the ups and downs of the general market and the subprime lending crisis. They keep the upper and sometimes the 2nd quartile markets steady and strong. Which is why we see well-priced and presented country properties moving quickly (i.e within a month or two) while many many single family tract homes and condominiums in suburban locations in Petaluma, NW Santa Rosa and Windsor are languishing. The lower quartiles are currently more impacted by the uncertainties in the mortgage markets, plus the hordes of amateur investors are back in the stock market and not investing in real estate.

These are the types of homes (typically the bottom one or two quartiles) that will be snatched up by Bay Area renters and workers who will commute to their jobs from the North Bay. Yesterday I showed one of my listings to a young, first time buyer and his agent from San Rafael. He is on the hunt because he perceives value in the lower quartile of our market, and rates are down, affordability is up. So the currents ebb and flow.

These buyers have been staying away but seem to be cautiously returning. The Palo Alto potential country squires never really left. Many of the smartest buyers know that now is a good time to buy, with low rates and lots of choice. The real illusion that some buyers hold is that they can somehow divine the low point of the tide and time their entry into the water. That is even harder to do with real estate than the stock market. Just take a look at the San Francisco Bay model to see how complex these currents can be.

posted by Pam Buda // 3 Comments »

Sonoma County Market Snapshots by City

filed under: Buyers, Market updates, Sellers posted on October 9th, 2007







posted by Pam Buda // Comments Off on Sonoma County Market Snapshots by City

Homes on the auction block

filed under: Buyers, Market updates, Sellers posted on October 7th, 2007

One of my colleagues asked me to accompany him to a home auction at the fairgrounds in San Mateo County last weekend. Now, when I think of auctions I think of the Keeneland Yearling Sales in Kentucky, the Napa or Sonoma Wine Auctions or livestock auctions. The concept of auctioning peoples’ HOMES, I found depressing and sort of difficult to imagine, as if the homes would be paraded around the livestock ring on a lead rope, with numbers stickered on them, and the happy buyers would roll them away in shopping carts. So last Saturday I decided to go, and to help Miguel and Cecilia, his wife, as their agent, and see what the scoop was.

Last Saturday’s Auction block and a ranch property in the South Bay

The auction was run by, a company which primarily has run land sales, but recently has started to move more homes due to the subprime mortgage situation and the amount of homes in default. The process of buying a home in this way is appealing to a lot of people (they think they are getting a deal, and the average time of a home on the block (2 minutes–or 500 homes a weekend) certainly shortens the sales cycle! In Australia, many homes are sold at auction. The process is fraught with risks however, and is about as different as can be from the “standard” California home purchase transaction as it can be, without completely disregarding California laws concerning seller disclosure and buyer investigations in real estate transactions.

The auction stage

In the case of the auction, the buyer generally must

do ALL of their investigation prior to bidding on the property

buy the property as is and with no contingencies

close within 21 days of the auction

Unless you are very familiar with an area, and have thoroughly investigated a property, you could find yourself in the position of losing your earnest money deposit if you change your mind after your “winning” bid and decide not to go through with a purchase. This is the reverse of the sequence and a vastly different process on a “normal” purchase where the buyer is in the driver’s seat during a negotiated contingency period and can cancel a purchase during their timeframes if the property does not pass their inspections or their loan is not approved, for example if the property doesn’t pass muster with either the bank or the appraiser. There is no loan contingency period unless you use the lender affiliated with the auction company, which might not be the most competitive. This did not stop hundreds of people of all ages, races and persuasions to turn out to find a deal. We had to wait five hours for the house we were interested in to come on line, and it sold for $25,000 more than we thought reasonable, so the day, while interesting, did not leave us with a full shopping cart.

A patient and hopeful bargain seeker charges up his batteries in anticipation of the auction.

By the way, 10 of the 500 homes were from Sonoma County. I don’t think there were any screaming bargains, but a few of the homes might have been 5 per cent below market, with most of the nicer homes coming in pretty close to market.

posted by Pam Buda // 1 Comment »

Wine Country and Horses

filed under: Buyers, Horses and Wine Country, Sellers, Wine Country Living posted on July 9th, 2007

Hi All, This is the first post of what i hope will be a series of regular comments on the Sonoma County wine country lifestyle and my experiences as a realtor with Coldwell Banker entering my fifth year of business. I am a high tech refugee from the Bay Area who traded in my home with views of San Francisco Bay for 3.5 acres in the wine country northwest of Santa Rosa nine years ago. My purpose was to fulfill a life long dream to own a horse property and have some more room to roam for myself and my Vizsla dogs, with whom I compete with at field events along with the horse or rather now, horses, plural. Personally I spent countless weekends searching both Sonoma and to a lesser extent, Marin and Napa counties before I found a beautiful spot on a quiet lane in the Olivet area. Wine Spectator just featured this part of Sonoma County so I guess it is catching on. (registration required).It was one of the last places I expected to buy since many of my friends owned property over in the Valley of the Moon area, i.e. Kenwood, Glen Ellen and the town of Sonoma, and their places were my base while I searched. However, one day I found a really neglected 3.5 acre piece surrounded by vineyards and horse properties which had sat on the market for over seven months. It had been very overpriced and showed poorly. Not a good sales strategy but a great opportunity for a buyer (and experienced friend) to whom setting was paramount, and the rest could be fixed. The place was full of stuff, not well maintained and a student lived in it and had the heat on to over 80 degrees every day. The grounds were neglected and there was an old prune orchard on a big chunk of it. However, the setting was secluded, with vineyard views and a quiet, peaceful feel away from major road, yet 10 minutes to everything. I was sold.
Anyway, I am very glad to have landed here, as are my horses, and absolutely love Northern and Western Sonoma County, which have so much to offer. I really don’t miss the Bay Area, and can easily get to the Golden Gate Bridge in an hour (traffic permitting of course.) I fell so much more in love with the area that I began to help friends find similarly idyllic places here, and before long I got my real estate license and joined the Santa Rosa office of Coldwell Banker.

When I say I fell in love with the area, I mean, not just the space for the critters and the garden, but the access to fine food and dining, bountiful farmers markets, interesting plants and nurseries for gardening, and yet all of the big town conveniences, particularly over the last nine years with some good foreign cinema, better shopping and more and varied restaurants. What I hope to acheive in this blog is to share some of the aspects related to this lifestyle that I enjoy as I come across new restaurants or other items of interest, and of course to keep you abreast of the current market for Sonoma County real estate and wine country living, and of course, all things related to Sonoma County wine country horse property.

posted by Pam Buda // Comments Off on Wine Country and Horses