The Emerald Hills Blog

The “What Sold, and What’s New” Series, as the name implies, is a quick summary of what homes sold during the past week in Emerald Hills and Farm Hill Estates, as well as any new listings that hit the market.

I instituted a little format change this week to the “What Sold and What’s New” series.   The address links under the “New Listings” and “Back on the Market” sections will now take you to a live, real-time MLS search engine.   This means that the link will now reflect the most current pricing on the home.  Before, you would simply upload a static page that would only reflect the status when the home first listed.     The only downside to the new format is that when the listing goes pending, it disappears off the MLS search (MLS laws, not mine.)  If this happens, and you’re interested in the status of a particular listing, just drop me a quick email and I’ll chase it down.     The new format should give you more timely information on what’s on the market.

Note that the format of the “Homes Sold in Emerald Hills” doesn’t change.   I hope you like the new format — let me know what you think!

As always, for additional details and photos, click on the home addresses below.

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Homes Sold in Emerald Hills

528 Lakemead Way

• Pictured Above.  Sale Price: $1,115,000. Original List Price: $1,425,000.   Difference: $310,000 (21.8%) below original list.   DOM: 112 Days under MLS# 80832544.   Listed by Kimberly Copher of Coldwell Banker.

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New Listings in Emerald Hills

919 Wilmington Way

• Pictured above.  — $1,785,000 — 4BR/2.5BA, 2,970 sq ft on a 11,912 square foot lot.  This home is featured as the New Listing of the Week in Emerald Hills.   MLS# 80903759, listed by Shelly Roberson of Alain Pinel Realtors.

803 Seminole Way:

• $1,197,999 — 3BR/2BA, 1,640 sq ft on a 15,162 square foot lot.  MLS# 80905252, listed by Sharon Schmid of Intero Real Estate Services.

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Back on the Market

496 Summit Dr

• Pictured Above –  $1,248,888 — 4BR/3.5BA, 3,000 sq ft on a 17,119 square foot lot. Originally hit the market in November ‘08 at the same price. MLS# 80904179, listed by Vicky Constantini of Alain Pinel Realtors.

25 Danford Ct:

• $2,495,000 — 4BR/3.5BA, 3,959 sq ft on a 17,032 square foot lot. Originally hit the market in October ‘08 at $2,695,000.  MLS# 80905146, listed by John Shroyer of RE/MAX Today.

827 Upland Rd:

• $1,248,888 — 4BR/3BA, 2,850 sq ft on a 11,475 square foot lot. Originally hit the market in October ‘08 at $1,498,000.  MLS# 80904148, listed by Debbie Wilhelm of Coldwell Banker.

3357 Oak Knoll Dr:

• $998,888 — 3BR/2BA, 1,770 sq ft on a 12,000 square foot lot. Originally hit the market in March ‘08 at $1,379,888 under a different brokerage.  MLS# 80904116, listed by Michelle Glaubert of Coldwell Banker.

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It’s very common to assimilate Emerald Hills with narrow, twisty roads and homes perched on hillsides with incredible views.  This is completely understandable, hence the word “Hills” in Emerald Hills.  But there are areas in Emerald Hills, especially in the upper-lake area where the terrain levels off, and you can find some really nice level lots.  The loop that is Wilmington Way is just one of these areas, and is the location of this week’s “New Listing of the Week” in Emerald Hills.  919 Wilmington Way is a nicely done, 4-bedroom 2.5-bath, 2,970 square foot home that is being offered at $1,785,000 by Shelly Roberson of Alain Pinel Realtors.

There’s quite a bit to like about this house.   First and foremost, the home is situated on an almost entirely flat 11,912 square foot lot…not your common plot of land in Emerald Hills.   Does that give a builder a nice clean slate to work with?  You bet, and they did some great things with it.   The back-yard is simply one of the nicest I’ve seen in a while up here.    That much level space makes for a very “pool-friendly” back yard, and they really did this right.   The pool is a very generous size (not a narrow, dinky one)  and it’s surrounded by ample wood decking and a great lawn that wraps around the back yard.    One thing is for sure — this house will be the most popular house on the street when the weather gets hot.   This is a good picture, but you really need to see this back yard in person to appreciate it.

Inside, this home is a good example of how to design an open floorplan.  The ceilings are high, the rooms are spacious, and the floor-plan has a nice flow.   There are hardwood floors throughout the ground level, and you even have a 3-car garage to store the big toys.   Another example of smart planning?  The home is situated so that the living area is situated far back from the street, but not so far back that it takes away from the back yard.

Finally, the location is ideal.   Whether you’re dropping the kids off at Roy Cloud, or you need to hop onto 280 to get to work, both drives are literally a couple of minutes max.   If this is something in your price range, definitely take the time to come up and see it.   You’ll appreciate it even more in person.    Here’s the link again with all of the details:

919 Wilmington Way

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OK, Emerald Hills Blog readers…time for a new poll.  And for this one, I’ll need your help.   The question for the next poll will be:

“If you could add or change ONE thing in Emerald Hills, what would it be?”

So the question is there… what I need from YOU are poll answers to vote on.

For example, when I was growing up in Emerald Hills, there was always talk about adding a store or community center in the Upper Lake area — similar to the Community Center on Oak Knoll, except it would be closer to the Easter Cross.   That’s a possibility.   What about widening or improving the roads?   Or changing the planning commission regulations?  How about a community pool?

What’s the ONE thing you’d like to see done to the Emerald Hills area???    Simply email me or post a comment below…

So let’s hear it!!

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The “What Sold, and What’s New” Series, as the name implies, is a quick summary of what homes sold during the past week in Emerald Hills and Farm Hill Estates, as well as any new listings that hit the market.

The Emerald Hills Market is looking for a major jump-start.  For the second week in a row, not a single home closed escrow.   And with only 5 homes that are “sale-pending,” that sales figure is likely to stay low for the next several weeks.    In the combined area of Emerald Hills, Farm Hill Estates, and the Emerald Hills part of Woodside, there are only 35 single family residences for sale.   Those average continuous days on the market (CDOM) for these homes is 117 days, so there are likely some good deals to be made.

For additional details and photos, click on the home addresses below.

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Homes Sold in Emerald Hills

For the second week in a row, no homes closed escrow in either Emerald Hills or Farm Hill Estates

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New Listings in Emerald Hills

• 919 Wilmington Way: — Pictured Above — $1,785,000 — 4BR/2.5BA, 2,970 sq ft on a 11,912 square foot lot.  MLS# 80903759, listed by Shelly Roberson of Alain Pinel Realtors.
• 1979 Cordilleras Rd:  $628,000 — 2BR/1BA, 570 sq ft on a 8,595 square foot lot.  MLS# 80902896, listed by Stephen Hicks of Gateway Properties.

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Back on the Market

• 7 Cirrus Ct: — Pictured Above –  $1,599,000 — 5BR/4BA, 3,253 sq ft on a 8,055 square foot lot.  Originally went on the market in June ‘08 at $1,799,000.  MLS# 80903124, listed by John Herrmann of RE/MAX Today.
• 645 Handley Tl: $1,595,000 — 4BR/3.5BA, 3,010 sq ft on a 22,600 square foot lot.  Originally went on the market in March ‘08 at $1,799,950.  MLS# 80903880, listed by Bill Hoolhorst of McGuire Real Estate.

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Shopping for a home?  If so, then you’ve already seen that daunting stack of paper that comprises what we commonly refer to as “The Disclosure Package.“   In this era of information overload, I think our attention span as a society has been forced to be shorter to absorb everything that’s thrown at us every day.  But make no mistake, this is a stack of paper that you’ll want to read from cover-to-cover if you want to protect your rights as a buyer.

While there are many documents that comprise a  typical disclosure packet, and it’s important that you read all of them,  there are 4 documents that buyers and agents typically zero in on immediately:

1. Transfer Disclosure Statement/Seller’s Supplemental Checklist…

(Commonly referred to as the TDS and the SSC).  These two forms used in conjunction with each other are designed to enable the seller to disclose anything and everything they know about the home or the neighborhood that may materially affect the value of that property.   Completion of these forms by the seller is required by law for a real estate transaction.   There are exceptions — the most common example is when a trustee is selling a home that they inherited (but never lived in) or were granted through a court proceeding.    But these two forms are the primary method for the seller to communicate as much about the home as possible.

So if they added a bedroom to the home, or the bathtub overflowed and ruined the floor back in 2003, or the neighbor’s 12-year old thinks he’s the next rock star….all of these things MUST be disclosed by the seller.   As you can imagine, issues surrounding these two forms are probably the most common cause of real estate litigation.   Read these carefully, and ask questions.  Lots of them.

2. Natural Hazards Disclosure Report

This is a report that is generated by an independent agency such as Property ID or JCP,  and it discloses known natural (and man-made) hazards that exist at this parcel site, or in the neighborhood.    If you want to know if the home is sitting on an earthquake fault, or whether it’s in a flood zone, or if there are any submerged fuel tanks nearby, this is the place you’d look.

Note that this report also has a really handy section on property taxes too.    They will spell out all of the “supplemental” tax items that will carry over with the sale of the property (School Bonds, sewer fees, library fees, etc…) so that you can calculate what your property taxes will be.    This form is a “must read” as well.

3.  Preliminary Title Report

This report is issued by a Title Insurance Company and is a preliminary look at the condition of the title of the property…or, in other words, whether the property can legally be sold by the current owner.  It’s also a declaration of the Title Company’s offer to sell a policy to insure the validity of the title.   Key things you’ll see on a title report?

1. Who is the owner of record.  Sometimes there are secondary owners on title.
2. Any liens that are recorded against the property (loans, mortgages, claims.)
3. Any past due property taxes.

The title report should also declare if there are any Conditions, Covenants, and Restrictions (CC&R’s) that apply to this property.   If there are, be sure to ask for a copy of them.

Pest and Property Reports

The sellers aren’t required to provide a property or pest inspection, but good agents will insist on getting them done before the home hits the market.  If they’re in the disclosure packet, read them thoroughly.   Even new homes aren’t perfect, so it’s critical that you know what you’re getting with a particular house.   Does this mean you don’t have get your own inspections done?  Not at all.    You have a right to get your own property and pest inspections done as well.  It’s just a bonus to already have one done.

Summary

Are there more documents than these 4 in a typical disclosure packet?  Definitely…and you should read the entire packet thoroughly if you’re considering purchasing a home.  (In fact, good agents will insist that you initial that you have received and read the document.)  But if you want to get a quick understanding on a particular home, these 4 will get you most of the way there.

The “What Sold, and What’s New” Series, as the name implies, is a quick summary of what homes sold during the past week in Emerald Hills and Farm Hill Estates, as well as any new listings that hit the market.

It was encouraging this week to see a handful of new listings hit the market this week.   It will be interesting to see how these homes fare in the new year.  There are now approximately 32 homes for sale in Emerald Hills and Farm Hill Estates, compared to only 4 that are Pending Sale.  This ratio is not a favorable one for sellers, since you’d like to see it more like 4:1 or 3:1.    Note that this past week no homes closed escrow, so clearly it’s taking longer to absorb inventory on the hill right now.

For additional details and photos, click on the home addresses below.

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Homes Sold in Emerald Hills

no homes sold in Emerald Hills this past week

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New Listings in Emerald Hills

• 954 Lakeview Way: — Pictured Above — $2,595,000 — 5BR/4+BA, 4,000 sq ft on a 17,300 square foot lot.  MLS# 80901614, listed by Christina O’Brien of Alain Pinel Realtors.
• 550 Live Oak Ln: –  $2,150,000 — 4BR/4+BA, 4,440 sq ft on a 16,650 square foot lot.  MLS# 80901581, listed by Doyle Rundell of Cashin Company.
• 944 Castle Hill Rd: — $1,225,000 — 4BR/2.5BA, 2,086 sq ft on a 7,150 square foot lot.  MLS# 80901542, listed by Kyra Gebhardt of Alain Pinel Realtors.
• 3802 Autumn Dr: — $1,099,000 — 4BR/2.5BA, 1,899 sq ft on a 7,980 square foot lot.  MLS# 80901205, listed by Vicky Constantini of Alain Pinel Realtors.

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Back on the Market

• 3749 Farm Hill Blvd: — Pictured Above:  $1,248,888 — 4BR/3.5BA, 3,130 sq ft on a 10,200 square foot lot.  Originally hit the market in May ‘08 at $1,588,000.  MLS# 80901400, listed by Blaise Lin of Acel Realty.
• 531 Hillside Rd: –  $689,000 — 2BR/1BA, 1,080 sq ft on a 16,291 square foot lot.  MLS# 80901616, listed by Michelle Glaubert of Coldwell Banker.

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In one of the recent polls I conducted on this site, I asked viewers what they like most about Emerald Hills.   Some of the most popular responses were the rural feel of Emerald Hills, the size of the lots, and the views.   One response that in hindsight I should have included on the poll was unique architecture.

Emerald Hills has its share of uniquely designed homes.  It’s yet another characteristic that attracts home buyers to this area — where else on the Peninsula can you go that will take you from a 1950’s rancher (complete with horse corrals,) to a modern-day Craftsman, to a 21st century Contemporary….all on the same street???  So when I look for homes to feature as the New Listing of the Week, I try to find the homes that tickle as many of these features as possible.   For this reason, this week’s pick was a no-brainer…

550 Live Oak Lane, Emerald Hills

First, the quick stats: 550 Live Oak Lane is a 4 bedroom, 4+ bath, 4440 square foot home that is situated on a large 15,650 square foot lot.   It is being offered at $2,150,000 by Doyle Rundell of Cashin Company.   How does it meet the criteria?

Unique

OK, this home has an indoor pool!  How cool is that?

So, if you want to take a quick dip right before breakfast, it’s only about 20 steps.   Really.  Now that’s unique.   But the rest of the architecture of the home is unique as well.  It’s an interesting blend of Contemporary, Plantation, and Traditional all wrapped up in the same home.   The kitchen sports high ceilings, gorgeous cabinets, and new granite counter-tops.  Much of the downstairs flooring is actually a sealed flagstone.   And the master bedroom suite on the second floor makes extensive use of plantation-style shutters.

Rural

Live Oak Lane is definitely off the “beaten path.”   For those of you who drive up Oak Knoll (the upper section, that is) know what I’m talking about.  If you’re seeking some privacy and a little seclusion but don’t want to be too far away from everything, this is a great location.

Views

The large lot is situated on enough of a hillside to afford some nice valley and bay views, but not so steep to require stairs to get everywhere.   Even though the home is large, there’s plenty of usable land as well.

Summary

So if you’re looking for something unique in Emerald Hills, put this on your list of homes to see.  And with the nice weather we’re having this week, you’ll need to resist the urge to take a little swim while you’re there.

For those of you who read the Emerald Hills blog via a web-enabled phone (iPhone, Treo, Blackberry, etc..,) you may have noticed a change in the appearance of the site…the most significant of which is that the site loads much more quickly, and it’s easier to navigate.   This is not an illusion — I have changed the functionality of the site to make it much more friendly to smart phones.

The best part about this is that there’s nothing you need to do.   The web address for The Emerald Hills Blog remains the same, but you’ll notice that the title of the site will read “The Emerald Hills Blog Mobile” when you access it from a mobile device.    All of the content from the original site is there, and you even have the option to switch back to full browser capability.   Check it out and let me know what you think.   I have incorporated the same feature on my San Carlos White Oaks Blog, as well as the  San Francisco Peninsula Blog.

Well 2008 is finally in the books, and probably not soon enough, right?  It was a tough year for the nationwide real estate market, and 2009 will pose additional hurdles on the road to recovery.   Now that the year is over, let’s take a look at what sold in the Emerald Hills Area.  To make this article a bit more interesting, I decided to list the biggest, smallest, least expensive, etc…  almost like an award ceremony.    To make it more relevant, I pulled sales data from Emerald Hills (Area 336), Farm Hill Estates (Area 335) , and Woodside/Emerald Hills (Area 275)   Together, they comprise what I refer to as “The Hill.”   So without further delay, here are the winners of 2008.  Be sure to click on the addresses for more details and photos.

(Quick disclaimer:  This information is provided for  entertainment purposes only, and is based directly on the MLS — so it’s only as good or accurate as how it was entered there.  Any mistakes, inaccuracies, etc.. are strictly unintentional and the author assumes no responsibility for this data…)

Most Expensive Homes Sold on the Hill in 2008:

There are two ways to calculate the most expensive home.  One is by absolute $$, and the other is by price/square foot.  We’ll look at both:

140 Emerald Estates Ct (Above) Sold for $3,270,000.

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481 W Maple Way (No Picture) Sold at $1,170,000, which equates to $1,773/square foot.

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Least Expensive Home Sold on the Hill in 2008:

Same two parameters as above…

339 Alameda de las Pulgas sold for $610,000.

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816 Lakeview Way sold for $1,545,000, which calculates to $344/square foot.

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Greatest Amount Above Original List Price:

3753 Farm Hill Blvd (no picture) sold for $830,000.   This calculates to $155,000 or 23% over the original list price.

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Greatest Amount Below Original List Price:

327 Lakeview Way sold for $850,000 which was $849,000, or 50% below the original list price of $1,699,999.

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Largest Home Sold on the Hill in 2008:

140 Emerald Estates Ct at 5,350 square feet.

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Smallest Home Sold on the Hill in 2008:

1975 Cordilleras Rd at 580 square feet.

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Shortest Time on the Market:

3753 Farm Hill Blvd sold in zero (0) days.

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Longest Time on the Market:

766 Canyon Rd sold after 327 continuous days on the market (CDOM.)

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Finally, The Complete List of Homes Sold in 2008:

Here’s the complete list of homes that sold in Emerald Hills, Farm Hill Estates, and the Emerald Hills area of Woodside in 2008:

2008 Home Sales Summary

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Thanks

I hope you enjoyed this different spin on the annual results.  It will be very interesting to see what this list will look like in 2009.   Happy New Year to all — I hope 2009 is a safe, healthy, and happy year for you…