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The San Carlos Real Estate Week in Review: 4-12-14.

The San Carlos Real Estate Week in Review is the only comprehensive weekly summary of the San Carlos real estate market, and it’s published every Monday on the White Oaks Blog.

Sequoia Union High School District Proposes Boundary Changes.

The Sequoia Union High School District is proposing some significant changes to their attendance boundaries.

Overbidding Hits a Fever Pitch in San Carlos

Home buyers in San Carlos are bidding more aggressively than ever on homes. The month of February 2014 set an all time record for the percentage above the list price for home sales in San Carlos.

Map of San Carlos Regions

The Realtor Zones. When it comes to residential real estate, the City of San Carlos is divided up into 6 different real estate “zones”: Alder Manor (Area 350), Beverly Terrace (351), El Sereno Corte (352), Howard Park (353), Clearfield Park (354), and Cordes (355). When a home is for sale …

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The San Carlos Real Estate Week in Review: 10-12-13.

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The Fall Push.

It was a little disconcerting for San Carlos home buyers last week when the inventory of homes for sale plummeted to 12.   For a brief moment, there were thoughts that the fall market was going to maybe pack it in for the year since we’ve now hit mid-October.  But we’re still well over a month before the Thanksgiving holiday, and that means there’s still plenty time for a home owner to sell their home and close the deal before the Thanksgiving break.  And there are many in the business who feel that the real estate market this year is completely oblivious to any calendar anyway.

Well, as if almost on queue, nine new listings debuted in San Carlos this past week, making it a very busy weekend for house hunters — especially since open house hours were competing directly with the San Carlos Art and Wine Faire.   This burst of new listings pushed the inventory back up to 19 homes for sale as of this morning.  That’s still not a huge number for this time of the year, but a bit less frightening for sellers than 12.

Here are the numbers for last week…

By The Numbers.

Below is a high-level snapshot of the market performance for single-family residences in San Carlos. This data is for the week ending 10-12-2013:

San Carlos Housing Data 10-12-13 Prior Week
Closed Sales for the Week:
4 6
Average Sold Price
$1,127,750 $1,044,917
Average $/Sq Foot (Sold)
$739 $677
Sold Price vs Orig List (%) 97% 103%
Average DOM of Closed Sales 28 11
No. of Homes Pending Sale: 28 28
Inventory of Active Listings:
19 12
Average Price of Active Listings: $1,485,781 $1,820,663
Average DOM of Active Listings: 31 43
Average $/Sq Foot (List) $598 $572
Active-Pending Ratio:
0.68 : 1 0.43 : 1

>>> Click Here to Read the Full Post
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San Carlos 2013 Art and Wine Faire is This Weekend.

2013- Art Wine Faire

23rd Year of Vino and Fun.

The San Carlos Art & Wine Faire celebrates its 23rd year this weekend, October 12 and 13. Sponsored by the San Carlos Chamber of Commerce, this fun-filled, outdoor family event features a beautiful array of artwork, live entertainment, a classic and hot rod car show, some of the areas finest wines and micro-brews, delectable food and much more. Back by popular demand, mimosas will also be served on both days.

Taking place in the heart of downtown San Carlos, this much-anticipated fall festival offers two full days of enjoyment for people of all ages.  This includes a Family Fun Zone with a variety of children’s activities and live entertainment each day from noon to 4:30 p.m.  The Fun Zone features live children’s music, singing and dancing, the magic of Gerald Joseph, and Ballet Folklorico.  In addition, more than 275 artists will be showcasing their original work ranging from ceramics, pottery, watercolor and oil paintings, photography, wood working, jewelry and much more.

Musical performances on Saturday include Jazz by Design, which will play from 11 a.m. to 1:30 p.m., and Caravanserai (Santana Tribute Band) from 2:30 p.m. to 5:30 p.m. on the Downtown Park Stage.   Kickback (dance, Latin and soul) will play from noon to 2:30 p.m. and The Riptides (60’s oldies rock and roll) will perform from 3:30 p.m. to 5:30 p.m. on the San Carlos Avenue Stage.

On Sunday, Inoahband (R&B, soul) will play from 11 a.m. to 1:30 p.m. and Apple Z (dance band) will play from 3:30 p.m. to 5: 30 p.m. on the Downtown Park Stage.   Stompy Jones (swing) will play from noon to 2:30 p.m. and the Mersey Beach (60’s music party band) will perform from3:30 p.m. to 5:30 p.m. on the San Carlos Avenue Stage.

Wine tasting will be offered by Coppola Winery, Cuvée Wine Cellars, Domenico Winery, Perelli-Minetti Winery, Simi Winery and Wild Horse Winery. Sparking wines include Gloria Ferrer Blanc de Noirs & Sonoma Brut, J Vineyards, Coppola Winery-Sofia, Mumm Napa Brut and Ruffino Prosecco and Moscato. Beers on tap from Sierra Nevada Brewing Company will be Pale Ale, Blonde Ale, Kellerweis, Torpedo Extra IPA and Northern Hemisphere Harvest.

Car enthusiasts will enjoy a Classic and Hot Rod Car show on both days of the Faire, put on by Let’s Talk Events, which will include prizes awarded for best of show. Those interested in exhibiting an automobile are encouraged to contact the Chamber at (650) 593-1068.

The San Carlos Art & Wine Faire takes place on both sides of San Carlos Avenue between El Camino and Walnut, and on Laurel Street from San Carlos Avenue to Arroyo from 10 a.m. to 6 p.m. each day. Because parking in downtown San Carlos is at a premium during the Faire, the San Carlos Chamber of Commerce encourages Faire attendees to use public transportation such as SamTrans or CalTrain or to ride bicycles to the event. A convenient Bike Parking Corral is available at 1250 San Carlos Avenue to store your bike.
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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Bridge Funding is Making a Comeback.

bridge loan

Help for Landlocked Homeowners.

A few months back, we discussed one of the not-so-pleasant effects of the rapidly escalating San Carlos real estate market:  Many potential sellers in San Carlos who were looking to upsize and still stay in San Carlos were finding that they either had to sell their existing home first before they could purchase the next home, or they had to make an offer on the second home that was conditional on them selling (and closing) the first home.

Well, neither option is remotely appealing.   Selling one’s home without having the next home clearly identified and locked up is somewhat akin to walking a tightrope without a net — if you mess up that next step, life is going to change in a negative way for you.   And with regards to the other option, getting a conditional offer accepted in a competitive market like this is about as likely as finding an empty bar stool at Town on a Friday night.   Not gonna happen.

So we referred to these homewoners as “landlocked sellers“  because they would love to move up to a large home, but the market conditions are forcing them to stay put.  And as we discussed in that post, it’s one of the reasons why there has been so little inventory to choose from this year in San Carlos since their existing homes are potential listings that will never see the light of day.

But there may be some good news on the horizon for our landlocked sellers.   A financial tool known as bridge funding is quietly making a comeback into this market, and it may be just what the doctor ordered for at least some of these sellers.

What is Bridge Funding?

In its most primitive form, bridge funding is simply the act of borrowing money against your existing home to give you extra capital to put together an offer on your next home — or in other words, providing  you “bridge” to purchase the second home.   It’s a practice that became virtually extinct with just about every other type of loan after the credit crash of 2008.  But now that the economy is humming along once again, banks are looking for ways to make more loans and to service (aka, make money from) their clients in creative ways.

The most common form of bridge funding is simply a short-loan that’s secured against the first house to provide liquid funds to help purchase the second house — this is referred to as a “bridge loan”.   The bridge loan is then paid off from the proceeds of the sale of the first home.   Here’s a perfect example of how this could be used:

A family of 5 is living in a cramped 3BR home and they’re desperately looking for more space.   They have good credit and decent equity in their existing home, and would probably easily qualify for a larger loan — but they don’t have enough money to meet the down payment requirements of the new loan.   They could sell their home to get the funds for the down payment, but they don’t want to run the risk of being homeless if they can’t find another place right away.    So they’re stuck…

A bridge loan would give them the funds for the down payment on the second home, and might even make the loan on the second home smaller.  They purchase the second home, then sell the first, and the bridge loan is paid off from the proceeds of the first sale.

Pretty simple, right?  There are many other examples of how this type of funding can be used to decouple the two transactions.   Because only a few specialty lenders are actively marketing bridge funding,  their offerings are often quite different and can be somewhat complex.  One lender I work with has four different bridge options for home buyers today.   That’s exactly 4 more than were available just a few years ago.

Is Bridge Funding Right for You..or Vice Versa?

Like anything else good in life, this doesn’t come free — nor even cheap, for that matter    With most bridge options, there’s usually an origination fee associated with the loan, and you’ll pay interest on the amount that you borrow at a rate that’s somewhat higher than the prevailing rate for conforming and jumbo first mortgages.

Also, not all buyers will qualify.  Generally speaking, the stronger a buyer is in the areas of credit scores, income level, and equity in their existing home, the more options will be available to them.    A qualified mortgage loan agent who specializes in these types of loans will need to run ALL the numbers to see what you qualify for.

Finally, many lenders that do bridge funding will require that you use them for the first mortgage on your new purchase, effectively locking you up for two loans, not one.  So you may have less flexibility with who you can work with on your mortgage.

But on the positive side, bridge funding may ultimately be the only way for some homeowners to actually get out of their existing house and into their next one, rather than just watching the market go by.

Interested?

If this sounds like something that may help you, drop me a call or an email (my contact information is in the sidebar)  and I will put you in direct contact with a couple of very sharp mortgage officers who know these products inside and out.   Each one has different options, so there’s bound to be a plan that works for you.

Who knows?  Maybe that larger home is closer to reality than you think.
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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San Carlos Healthy Cities Needs More Tutors.

HCT_8_10_11

Help Needed!

Are you looking for a very easy and rewarding way to give something back to our community?  Something that will cost you nothing more than an hour or so of your time, but will make a HUGE difference to a child?  Then you should consider becoming a tutorHealthy Cities Tutoring is an outstanding local non-profit organization that’s dedicated to tutoring and mentoring children of ages 5-14 to raise their academic success and self esteem.  Established in 1996, Healthy Cities has improved the life of hundreds of local children…and now they need your help.

Right now, there is a great need for volunteer tutors to work one-on-one with students in our schools.   Tutors only need to contribute as little as about one hour per week, and it truly makes a huge difference to help kids improve and find greater success in school.  During the 2012-2013 school year,  175 volunteers from our community stepped to the plate at Healthy Cities and a tutored 196 children!

It’s very easy to help out — no prior tutoring or teaching experience is needed and scheduling is very flexible. Tutoring takes place before, during or after school and they are serving kids in all seven schools in San Carlos.

If you’re interested in helping out, please consider attending an orientation/training on Wednesday October 23. There are two sessions being offered: 8:30-10:30 am or 6:30-8:30 pm, and both are being held at White Oaks School in the Multi-Use Room.   For more information, email Donna Becht, or you can go directly to the Healthy Cities website to fill in an application directly.

There’s no better way to feel good than by doing good!

HealthyCitiesFallFlyer2013
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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San Carlos Pipelinegate: Will it Impact Home Values?

pge_logo

Shades of San Bruno.

By now you’ve very likely heard about the sequence of events that took place over the weekend between the City of San Carlos and Pacific Gas & Electric that culminated in a court order to shut down gas transmission line #147 which runs up the heart of San Carlos.   Lest you think that the plethora of news trucks that were parked along Brittan Avenue were there to cover youth soccer matches, this was definitely the talk of the town over the weekend — and it put the City of San Carlos in unenviable company with San Bruno as a community that is now linked with gas pipeline safety concerns.

After much wrangling, both in the press and in the courts, the City of San Carlos was ultimately successful in getting PG&E to agree to shut down line 147 until a hearing can be conducted regarding the safety of this critical transmission line. 

For those not familiar with the background of this issue, here’s a good summary in a report from KTVU:

Pipeline Disclosure and Real Estate.

In the wake of the San Bruno tragedy, laws were passed to help increase the public awareness of the presence of gas transmission lines in their neighborhoods, or in places where they were considering buying a home.   The two main real estate purchase contracts that are used this area (PRDS and CAR) recently inserted advisories into their respective contracts about the possible presence of gas and hazardous liquid pipelines in the area.  The advisory points interested parties to the National Pipeline Mapping System website that is maintained by the Department of Transportation as to the location of the various pipelines in their areas.

In addition, several brokerages — including mine — are mandating that a separate advisory with basically the same information be included in the disclosure packets that buyers are required to sign, just to ensure that the initial advisory was not glossed over in the contract.  The advisory also directs interested parties to contact their utility company with any questions about the pipelines in the area.

Is it a perfect solution?  No.   First of all, when you click the link above today you’ll find that it’s a dead link — courtesy of the federal government shutdown.  Second, the information that is disclosed in the map (when the website actually works) is only enough to send you into PG&E’s massive phone tree to get more answers.

Pipelines and Home Values.

Whether it was because of the economy or the pipeline explosion (or both), home values plummeted in San Bruno after the tragedy in September of 2010.   And it’s still a topic that taints any conversation about real estate in San Bruno, even with homes that are miles from that transmission line.

Will a similar effect happen in San Carlos now that this issue has become front and center on every news broadcast?   After all, Line 147 runs right under Brittan Avenue all the way up through the hills.  You probably couldn’t pick a more centrally located place to put a pipeline, right?

I think the answer in this case is no.  First, the updated advisories and increased public awareness have been in place for over a year, so anyone who has recently purchased a home directly on Brittan Avenue, or in close proximity to Brittan, should have been aware of the presence of this transmission line.   And as you have seen from the performance of home prices in San Carlos lately, nothing has dampened the enthusiasm for San Carlos real estate.

Take a look at the price performance of 3BR homes on Brittan Avenue over the past 3 years since the San Bruno tragedy:

3-Bedroom Home Sales:  Brittan Avenue, San Carlos

3-Bedroom Home Sales: Brittan Avenue, San Carlos

This growth average sales price is in lock-step with the rest of the home in San Carlos, so clearly there’s not much concern about what’s happening under the ground.

Second, I think rapid response of the San Carlos City Council in forcing PG&E to re-evaluate the safety of this line will placate the concerns of homeowners and prospective buyers.   This public vetting process will push PG&E to produce evidence that they indeed thoroughly understand and have documented the history of this transmission line, and can prove that it can be used safely before it is turned back on again.

The bottom line is that San Carlos is no different from any other community on the Peninsula in this respect — high-volume natural gas transmission lines run through every community here.  The concerns of prospective home buyers will likely be the same whether they are close to a gas transmission line in San Carlos, or San Mateo, or Menlo Park.    Buyers are either going to care, or they’re not.   This episode of Pipelinegate should have no adverse affect on the local real estate market.
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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The San Carlos Real Estate Week in Review: 10-5-13.

calendar1

Back to Low Inventory.

Don’t look now, but the inventory of single-family homes for sale in San Carlos just took another nose dive.   As of this morning, there are only 12 homes for sale in the entire city, and that number may drop even further by the end of the day today.   This is all because 8 homes went into contract last week, and there were only 3 new listings to fill the gap.   Clearly, there is still strong buyer demand in San Carlos, and sellers should take this as proof that this real estate market knows no calendar.   Sellers will be able to move their home at any time throughout the end of this year.

If you’re thinking about selling your home and debating on whether to wait until next year to list it, you really need to take heed of this climate.  The market is still so heavily in favor of sellers right now — especially now that there is virtually no competition.

Here are the numbers for last week…

By The Numbers.

Below is a high-level snapshot of the market performance for single-family residences in San Carlos. This data is for the week ending 10-5-2013:

San Carlos Housing Data 10-5-13 Prior Week
Closed Sales for the Week:
6 12
Average Sold Price
$1,044,917 $1,239,022
Average $/Sq Foot (Sold)
$677 $777
Sold Price vs Orig List (%) 103% 118%
Average DOM of Closed Sales 11 13
No. of Homes Pending Sale: 28 26
Inventory of Active Listings:
12 18
Average Price of Active Listings: $1,820,663 $1,679,217
Average DOM of Active Listings: 43 46
Average $/Sq Foot (List) $572 $552
Active-Pending Ratio:
0.43 : 1 0.69 : 1

>>> Click Here to Read the Full Post
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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San Carlos City-Wide Garage Sale is Tomorrow.

garage sale

October 5, 9AM – 4PM.

The volunteer organization San Carlos Together has once again organized the San Carlos City-Wide Garage Sale, which will take place tomorrow all across the city.   If you haven’t registered your junk precious valuables for the sale, unfortunately it’s too late to get on the list.  But if you’re one of those that just dreams of spending your Saturday morning hitting garage sales, then this is absolutely your Super Bowl weekend.

The list of homes that have registered and are participating in the garage sale can be downloaded from the website.  There’s also an interactive map to help you navigate all of the bargains.

Happy shopping!
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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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Is Belmont Hotter than San Carlos?

Thermo

We’re Not Talking About the Weather.

The answer to that title question is “yes“, Belmont is definitely hotter than San Carlos — according to a study that was commissioned by the real estate brokerage Coldwell Banker and published in CBS Market Watch recently.   But that’s not all.  Belmont is not just hotter than San Carlos — it has been designated the hottest suburb in the entire state of California in this study.   Holy Twin Pines!

I can almost hear the cheers echoing from canyons of Belmont, and the guffawing that is emanating from the streets of White Oaks and the grand vistas of Beverly Terrace.  Belmont is hotter than San Carlos?    Absolutely, contends Belmont.  One Belmont resident once told me that Belmont is “San Carlos without the sidewalks and the attitudes.”   To which another San Carlos resident countered “Belmont is where you go to live when you can’t afford San Carlos.”    Ouch!   Everyone just calm down….

But rather than turn this into a modern-day version of the Hatfield’s vs the McCoy’s,  let’s try to figure out how Coldwell Banker came to this conclusion?  Unfortunately, I don’t have access to their “exhaustive” study, but we can take a few minutes and compare some of the relevant home sales metrics that may have been used in this analysis.

Price Appreciation.

There’s no doubt about it — whether you’re looking for a home in either San Carlos or Belmont, you’re keenly aware of how much prices have skyrocketed in the past 5 years.  This is especially true in just the past 12 months.  But how do they both compare in this arena?   Let’s take a look:

Belmont:  Average Home Sales Price

BELMONT: Average Home Sales Price

San Carlos Average Home Sales Price

SAN CARLOS:  Average Home Sales Price

From the graphs above, the average sales price of a single family residence in Belmont increased by 17.6% since just last year, and a whopping 32% since the bottom of the housing market in 2009.  That is indeed significant growth.   But over that same span, the San Carlos housing market increased by 18.2% and 36.6%, respectively.    Hmmm…

Other Metrics?

Let’s take a look below at some other common sales metrics that may have been used in this study.  Note that all of these pertain to single-family residences only, unless otherwise noted.

Key Housing Metric
Belmont San Carlos
Median Price: 2012->2013
+17.3% +21.0%
Median Price: 2009->2013
+28.5% +37.5%
Average Days to Sell:  2013
19 17
Closed Sales YTD 2013
176 201
Sales Price/List Price Ratio: 2013
109.5% 108.7%
Total Sales Volume (SFR + Condo) 2013
$207.6M $298.2M

(source: Multiple Listing Service)

What Does It All Mean?

There are several conclusions that you can draw from this immensely informative post.   First, I am pleased to inform you that after comparing the data above with scientific study conducted by Coldwell Banker, that I am thoroughly more confused than I was when I started.    But that’s OK, because it points out that “hotter” is very much a subjective measurement — it can’t be deduced from the third derivative of home sales in the 4th quartile during a full moon.

Belmont has two Safeways — San Carlos has none.  San Carlos has two CVS Pharmacies — Belmont has none.   San Carlos has 3 Starbucks to Belmont’s two.   Belmont has its own police and fire department.  San Carlos has….. well, you get the idea.   The point is, people like Belmont for their own reasons, while others like San Carlos for theirs.  Why does there have to be a #1 with everything?    Can’t we all just get along?

The other thing this study tells me is that any discussion about a “hottest suburb” in the Bay Area that does not include Palo Alto (the land where cash is king, and sanity has long left the building) is highly suspect from the start.  Seriously….

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Are you ready to step up to the most comprehensive data available about the San Carlos Real Estate market? Then subscribe to the White Oaks Blog for free by clicking here. Be sure to follow the White Oaks Blog on Facebook at https://Facebook.com/WhiteOaksBlog , and on Twitter @WhiteOaksBlog.
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Which are your favorite sushi restaurants in San Carlos? (You can vote for 2)

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Chuck Gillooley
Realtor, San Carlos Resident

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BRE# 01750684
Email: Chuck Gillooley
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