You’ve heard of home improvement, but have you ever heard of home disimprovement?
Home disimprovement happens when owners or residents make or allow to happen changes that reduce the value and / or usability of the home. Some examples:
Remodeling or making other changes to the property such that most future potential owners will not want it (it will be harder to sell and thus it is likely to sell for less).
Neglecting a home, allowing it’s condition to degrade over time.
Damage intentionally inflicted, which can happen to vacant homes if squatters move in.
Mistakes Leading to Home Disimprovement
While we have seen some wild choices for remodels, there are a few that we see repeated surprisingly often that many homeowners may not be aware are reducing the value or functionality of their home – and often they’re done purely for the purpose of improving a home to sell!
Mistake # 1 is not checking the space requirements
We see remodeling or appliance replacement, frequently in the kitchen, that backfires a surprising number of times over the course of a year. The ones we see most often are upgrades that cause a dishwasher or other component of the home to not be able to open fully. Many times I’ve seen kitchen cabinets “upgraded” with handles or pulls that weren’t in the original layout lead to disastrous results. That’s the case with this photo – the dishwasher had no trouble clearing the drawers until the handles were added. Now with the cabinet handles, the dishwasher couldn’t even open a foot wide!
Similarly, we have seen an oven replaced that was longer than the one there before, and it, also, prevented the dishwasher from opening. I’ve also seen an oven that could not open because the fridge was too close (the fridge was moved for the home sale), and fridges that couldn’t open fully because they didn’t fit the fridge enclosure. We’ve even seen cabinet doors prevent you from opening other cabinet doors! But it’s not just in the kitchen. We’ve seen homes where they added new plush carpeting, but forgot to plane the doors to fit the new floor height, so you needed to put your back into it to open or close the bedroom doors.
Needless to say, home buyers want to use the appliances and other features of the homes that they see, so before making any changes, it’s essential to check clearances and space requirements before spending money on a new appliance or laboring to install cute hardware and put holes in your cabinetry.
Mistake # 2 is removing or reducing things that most future buyers will want
Everyone wants to put their personal touch on their home, and they should, but sometimes those personal design choices can negatively impact the resale value of a home, even with a high-end remodel. This is true home disimprovement! A few examples of significant features remodeled out of homes that we’ve seen: (more…)
The Cambrian Gardens neighborhood is situated close to the Los Gatos border and is one of the more affordable Cambrian neighborhoods, particularly if home buyers are looking with schools in mind first and foremost.
It enjoys lovely views of the hills, great public schools with strong test scores (and other metrics), a neighborhood private school to boot, and convenient access to freeways and stores. There’s no sign, marker or gateway to the area, so many of its residents are probably unaware that the official name to it is Cambrian Gardens.
This area in Cambrian Park provides an incredible “bang for the buck” for home buyers wanting excellent schools and not wanting to pay luxury home pricing. In many ways, it’s a “sleeper” – meaning that many people don’t know it’s there, but it’s a relatively good deal!
Where is the Cambrian Gardens neighborhood of Cambrian?
Map data: Google, boundaries and overlay by Mary Pope-Handy
The rough borders are Union Avenue, Los Gatos-Almaden Road, Leigh Avenue, and the West Valley Freeway (85).
Not everything within that area is part of the tracts which make up Cambrian Gardens, though. It was developed just south of and directly adjacent to the Cambrian Park area which is so well known, but now separated from it by the freeway. (Click image or here to see live map in Google.)
Cambrian Garden Landmarks
Homes built in this part of Silicon Valley were clustered around the later-built neighborhood public school (bordered by Clarinda, Laurinda, Emeline and Sandy), James De Voss, which is now leased out as a private one, the Global School, as well as Little Oak Preschool. The other major landmark to the neighborhood is Ross Creek, which slides through the middle. With it come frogs, egrets, ducks and other wildlife which are generally welcome. (more…)
Fruit stands are ubiquitous in rural Santa Clara County, particularly in the South County communities of Morgan Hill, San Martin, and Gilroy. If you’re driving to Los Angeles, you may not be able to miss the largest of them all, Casa de Fruta, which is just barely inside of Santa Clara County.
Fruit stands and where to find them
Along 152
f you’re driving to Los Angeles from Santa Clara County using Highway 5, you will turn off of Highway 101 and take Hwy 152 in Gilroy to cut across the Pacheco Pass to get to 5. Almost immediately on 152 you’ll encounter produce stands selling fruit, nuts, artichokes, and all sorts of vegetables, and, of course, garlic!
One of these fruit stands along Highway 152 near Gilroy is the Merry Cherry Fruit Stand. There we have purchased some cherries (naturally!) and pistachios at various times. Here are a couple of photos from there, taken in a May evening, around 6:15 or 6:30, so there are long shadows – but it was fabulous spring weather and very pleasant out. It’s a pretty typical roadside stand and there are many of them in this region.
Please note: some of the produce stands may take cash only, though I suspect it’s changed as technology has improved.
This next photo was taken from the parking area of the Merry Cherry stand. I loved how the shadows looked in the groves of the ploughed field, waiting for the next planting, or perhaps for sprouts to soon appear.
You keep reading that it’s still a “seller’s market” in Silicon Valley real estate. You hear about homes recieving multiple offers and prices getting pushed up. Yet with interest rates still threatening to rise and more layoffs, not everyone is ready to take the plunge to sell.
Should you jump in as a San Jose area seller now?
Maybe, but if you do it, do it right! The dirty little secret that no one talks about is that not all Santa Clara County homes for sale are selling like it’s a hot market. They sit on the market, popping up on MLS searches for month after month, lower their prices, and might eventually accept an offer below asking price.
Dangerous Seller Myths
There are quite a few common myths that home owners believe about selling their property. Believe these, and act accordingly, and your chances of selling are dramatically damaged:
my price is high, but buyers can always “make an offer”
it’s a seller’s market, my home does not have to be perfect
if I fix up the home to sell, the buyer may not like the changes (this one is especially common)
it was like this when I bought it, so I don’t have to improve it now
I have lived with (fill in the blank) forever, there’s nothing wrong with it
Getting the home prepped and pricing right matter tremendously. Today let’s focus on preparing and staging. (more…)
Willow Glen is one of the most charming areas of San Jose, consisting of many older homes which feature lovely, classic architecture. Most Silicon Valley home buyers treasure the Willow Glen charm and ambiance, but many are seeking newer homes. A fabulous option is “The Willows“.
KB Homes built “The Willows” in 1999 to 2000. It is tucked away at the southernmost tip of Willow Glen, off of Foxworthy Avenue & close to Almaden Expressway, but only about 2.5 to 3 miles from all the action on Lincoln Avenue.
The tree-lined streets are built in something of a loop shape with Rubino Circle being the main access or loop road. Situated on the inner part of the loop are homes with smaller lots that are a little more affordable. The outer part of the circle is built with slightly larger homes on larger lots (but none of the lots are “big”). Sidewalks with soft curbs at the corners accompany the streets and make for a pedestrian-friendly, bike, wheelchair or stroller friendly area. Visit in the early evenings and you will see children and adults walking, strolling, taking dogs for a walk etc. – always a good sign! Because the neighborhood is a bit like an oversized cul-de-sac (no through traffic), it is very quiet in terms of traffic. The area has large street lights, too, making for a safe feeling community.
“Why isn’t my Silicon Valley townhouse selling?” wonders the home owner. Even in a seller’s market some properties struggle. Real estate agents know why the home (or townhome, or condo) isn’t getting any offers, or worse yet, any traffic at all. In fact, local Realtors who’ve seen it might wonder if the owner of the property has seen the MLS printout at all!
Why isn’t it selling?
Whether your home has been on the market for a while or you’re just about to list it, here are some of the most common culprits to look out for:
Terrible photos (or not enough of them): in our San Jose area MLS we are allowed 9 photos. How many are in your listing?
More on photos: Would it be so hard to turn the lights on in the home when photographing the property? Real estate looks much better when well lit than when dark. Even beautifully remodeled kitchens can look so-so if the lights are not all on! A bright room will make you money…a dark room will cost you!
Is there a video or virtual tour? **
Is the listing syndicated so that buyers can find it on multiple websites?
How is the pricing? Did you price a 2 bedroom townhouse as if it’s a 3 bedroom? That’s a very common but huge mistake! Compare apples to apples – the buyers are doing that, and when you bought your home, you did too! Did you price the home using comps from 6 months ago, or comps from 3 miles away, or a different school district? Huge mistake!
What’s your competition? Luxury homes will almost always take longer than a mid-priced home nearby – they’re in entirely different markets with entirely different demands. You’ve got to know what market you’re in and what buyers will be comparing your home against! If you’re a short sale, you need to be competitive against other short sales. Don’t be satisfied that your home is less expensive than a “regular sale”. They are two entirely different things!
MLS description and comments: Don’t waste this valuable space! What kind of comments are in the precious few words allowed to describe your home in the multiple listing service? I have seen inane things use up that space. It is imperative that the descriptions be strong. For example, not “nice kitchen” (that could mean almost anything), but instead “slab granite countertops” – specifics that buyers want to hear about!
Commission rate: if your townhome is a “regular sale” and everything in your area is selling with a buyer’s agent commission rate offered at 2.5% or 3% but you’re offering 2%, guess what happens? Little or no traffic, that’s what! Remember that agents are selling homes as their livelihood, and while many will overlook a low commission, many others will not. (When I list homes I run the CR of similar homes so that my sellers can make an informed decision on this point.)
There are many reasons why a Silicon Valley townhouse might not sell, but marketing correctly will give you the best odds for success and, in a sellers market as we are in, may bring you a higher sales price. If yours isn’t selling, have a look at the price, the photos, and the description and see if anything is amiss, and check what’s happening with comparable properties in the market. These are the most important areas to consider. Other issues may be at play, but if these are correct your home should sell despite other challenges. (more…)
Between Los Gatos-Almaden Road and Ross Creek sits an eclectic east Los Gatos neighborhood, a county pocket, featuring a view of the hills where you can find a little bit of everything.
The homes built on Loma Vista Avenue, Linda Avenue, El Gato Lane and part of Escobar Avenue were first constructed in the 1940s, with many more filling out the neighborhood in the mid 50s.
They were three subdivisions initially:
El Gato Terrace
the Loma Vista Tract
Rancho Padre (Rancho Padre is the one closest to the creek).
Loma Vista Avenue, Linda Avenue, and El Gato Lane
(Please note: these are not part of Blossom Hill Manor, which begins on the adjacent Longwood Drive.)
Map data: Google, neighborhood boundaries and overlay by Mary Pope-Handy.
A few years back I attended a property inspection in San Jose and we found an unwanted resident in the garage: a black widow spider. Needless to say, did not stick around after she was found!
In case you haven’t seen one, I thought I’d share the pic here (click to see more below). Sadly she wasn’t my last encounter with these spooky locals. In fact, I’ve been seeing all too much of them over the last three years! At least this time, we always found her outside.
UPDATE ON APRIL 29: We just learned that the Shelter in Place order for Santa Clara County and San Mateo County will now permit showings of occupied homes as long as the residents are not present during the showing.
This new permission will kick in beginning on May 4th.
It is a challenging task for those selling an occupied home right now. Only vacant properties may be shown to buyers in person. If you are living in the home you want to sell, what can you do to improve your odds of getting the property sold and closed? Here are some tips.
# 1 – Selling an occupied home? Help it to be knowable & virtually shown!
First, buyers cannot purchase it, as in close escrow, if they and their agent cannot see it. Or at least they shouldn’t since many things cannot be known until you go there in person, such as whether or not there are any odors, if the floors are level, if the rooms have enough natural light, and so on. The buyer’s agent has a legal obligation to perform a reasonably diligent visual inspection, which is pretty close to impossible if he or she cannot be on the property.
The best thing you could do would be to move out to sell, but for many that isn’t practical. The second best thing is to provide photos, video, and a floor plan so that buyers have a much clearer sense of the home, yard, view of the street, neighbors, etc.
Photos to help get your home under contract
Whether you take the photos or a professional photographer does, tidy the home as if it were going to be shown in person. Make the beds. Windows need to be clean. Virtually everything should be off of the kitchen and bathroom counters. The toilet lids should be closed. The fireplace should be neat and emptied of ashes. Floors ought to be clear of toys, shoes, and so on. Garden hoses and outdoor items need to be away. Cars should not be seen. (You can find a really good list of preparing your home for real estate photos here.)
Photograph all of the rooms in the home, and include the hallways, laundry area, any pantry, etc. The exterior of the home and the yard(s) are to be included too. De-clutter and organize them just as you would the more interesting parts of the home or yard. Please make sure to snap these non-intuitive elements: (more…)
Listings with few photographs or none at all typically are skipped by most home buyers. The reason is simple: if it’s not showing, the room (or yard, or whole house) is assumed to be in terrible condition.
The seller’s loss, though, is a buyer’s gain. The poorly marketed house can be an opportunity for home buyers who are having trouble in multiple offer situations. With few or no images, the odds of having multiple offers go way down.
Why would there be few photographs, or none at all, in an active listing?
The home may have no or few photographs for other reasons: the seller is extremely private, the home is occupied by tenants, the seller has not yet decluttered or made the home show ready, etc.
It’s also possible that a photographer will be at the home at some point, but has not yet been available.
The bottom line is that a property with no or few photographs online presents a possible opportunity for the home buyer who would like to purchase a home that not so many others are vying for. The home may not show as well as one that is properly staged and marketed, but it could be the thing that gets you into your next home sooner rather than later.
Helping nice folks to buy and sell homes in Silicon Valley
Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES
Christie's International Real Estate Sereno, Los Gatos, CA 95030 408 204-7673 Mary@PopeHandy.com License# 01153805
Clair Handy, Realtor
GREEN
Christie's International Real Estate Sereno 214 Los Gatos-Saratoga Rd Los Gatos, CA 95030 ClairHandy@sereno.com License# 02153633
Mary & Clair sell homes throughout Silicon Valley: Santa Clara County, San Mateo County, and Santa Cruz County. with a special focus on: San Jose, Los Gatos, Saratoga, Campbell, Almaden Valley, Cambrian Park.
The real estate search
Use this link to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now?
Mary Pope-Handy, Realtor ABR, AHWD, CIPS, CRS, SRES Christie's International Real Estate Sereno DRE License #01153805 408-204-7673 mary@popehandy.com “Helping nice folks to buy and sell homes in Silicon Valley since 1993”
Clair Handy, Realtor, GREEN Christie's International Real Estate Sereno DRE License #02153633 408-721-6160 clairhandy@sereno.com “Helping nice folks to buy and sell homes in Silicon Valley”
This is the Valley of Heart's Delight blog , covering Silicon Valley real estate - Santa Clara County, San Jose, Los Gatos, Cupertino, and nearby communities in the South Bay Area and lower Peninsula. Find info on neighborhoods, disclosure issues, buyer and seller tips, and housing market conditions in the west valley and most of the county.Please also see my other websites and real estate market statistics site, which are listed in the sidebar, above.
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Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES Sereno DRE License #01153805 408-204-7673 mary@popehandy.com
“Helping nice folks to buy and sell homes in Silicon Valley since 1993”
While we have seen some wild choices for remodels, there are a few that we see repeated surprisingly often that many homeowners may not be aware are reducing the value or functionality of their home – and often they’re done purely for the purpose of improving a home to sell!
