The Emerald Hills Blog

Inventory Analysis

No homes sold this week in either Emerald Hills nor Farm Hills Estates, but don’t let that mislead you.  As you can see from the numbers below, the number of pending sales jumped from the previous week, and the inventory has dropped below 60 for the first time in weeks.  People are definitely back shopping for homes. Here’s the summary of the Emerald Hills and Farm Hills Estates market as of 6/6/09:

• Active: 58 Homes (Last week: 63)
• Pending Sale: 19 Homes (Last week: 12)
• Ratio: 3.1 : 1 (Last week:  5.3 : 1)
• Average Price of Homes for Sale:  $1,527,385

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Homes Sold

Below are the homes that sold this past week in Emerald Hills and Farm Hills Estates.  For information any of the homes below, simply click on the picture or address link….

• No homes sold this past week in Emerald Hills nor Farm Hills Estates…

***To see all homes that have sold in the Emerald Hills area in the past 3 months, click here:  Homes Sold — Emerald Hills

***To see all homes that are pending sale in the Emerald Hills area, click here:  Homes Pending Sale — Emerald Hills

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New Listings

Below are the new listings that hit the market this past week in Emerald Hills and Farm Hills Estates. Click on the respective addresses to get all the details.  (Note:  If  a generic map comes up instead of a property profile, it likely means that particular home  is already Pending Sale.  Click the link in the “Homes Pending Sale” section to check.)

5 Acacia Lane

• Pictured Above:  $2,349,000 — 5BR/4+BA, 3,570 sq ft  on a 11,850 square foot lot.    MLS# 80927448, listed by Nino Perrone of Bay Area Estates.

916 Lakeview Way

• $1,349,000 — 3BR/2BA, 1,700 sq ft  on a 7,200 square foot lot.    MLS# 80926397, listed by Matthew Shanks of Cashin Company.

1276 Crompton Road

• $789,500 — 3BR/1BA, 1,020 sq ft  on a 6,270 square foot lot.    MLS# 80927133, listed by David Tapper of Cashin Company.

**To see all of the homes that are currently for sale in the Emerald Hills area,  click here: Emerald Hills Area Single Family Residences For Sale

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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.

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Being a Roy Cloud grad, I have always had a soft spot for that section of Farm Hill Estates that’s sandwiched between Jefferson Avenue and Farm Hill Boulevard.  Most of the kids I went to school with lived in this area, so there are always LOTS of memories when I drive through.

Many of the people who live in this area now also have children who attend Roy Cloud School.  That’s why I always like to highlight a good “family” home in this area when I see it hit the market.  949 Stony Hill Road fits that role quite well.

This is a very clean, 4BR/2.5BA home that is being offered at $1,249,000 by Pam Piers Hammer of Coldwell Banker.   This home has lots of good things going for it — it’s nicely updated, and has a very nice open and functional layout.  The extra office space is a big plus for those who like to work out of their home.

Most of the street is on a hill (hence the name Stony Hill) but this particular lot is on the relatively level mid-section of the street.  This means the 7,700 square foot lot is essentially flat, which is another plus.  The back yard is nicely landscaped, and there’s a newly refinished deck that’s great for entertaining.

Finally, one of the big attractions here will be the location.   It’s in a great neighborhood and it’s a breeze to 280 for the commute.  Oh yeah, let’s not forget the whole Roy Cloud connection.

Be sure to check this one out….

The closed sales outpaced the new listings this week in the Emerald Hills area.  For those homes that did close escrow, notice that all of them conceded some portion of the original list price.  This is becoming more commonplace in a slow market such as the one we’re experiencing.  The buyers are sellers are clearly making deals.

Click on the addresses for more information and additional photos…

Home Sales

• 643 Woodside Way: (Pictured Above)  Sale Price: $1,750,000. Original List Price: $1,795,000.   Difference: $45,000 (2.5%) below original list.  Woodside Way is on the west side of the hill, or the “back side” as we referred to it growing up.  On the west side, many of the homes actually fall within Woodside town limits.  If you’ve ever driven back there, you’ll know the roads are narrow and very private.  DOM: 28 Days, (157 days total, when it was first listed for $1,879,000.)  MLS# 80815541, listed by Erika Demma of Coldwell Banker.
• 1094 Eden Bower Ln: Sale Price: $1,500,000. Original List Price: $1,725,000.   Difference: $225,000 (13.0%) below original list.   DOM: 114 Days. MLS# 80784998, listed by Sally Lau of Coldwell Banker.
• 837 Seminole Way: Sale Price: $1,325,000. Original List Price: $1,399,000.   Difference: $74,000 (5.3%) below original list.   DOM: 43 Days. MLS# 80813626, listed by Morgan Lashley of Morgan Lashley Distinctive Properties.
• 628 Lakeview Way: Sale Price: $1,100,000. Original List Price: $1,189,000.   Difference: $89,000 (7.5%) below original list.   DOM: 68 Days (163 days total, when it was originally listed for $1,299,950.)  MLS# 80810135, listed by Michelle Glaubert of Coldwell Banker.
• 311 Lakeview Way: Sale Price: $885,000. Original List Price: $999,000.   Difference: $114,000 (11.4%) below original list.   DOM: 33 Days. MLS# 80801468, listed by Marc Romer of RE/MAX Today.

New Listings

• 844 West California Way: (No listing photos available)  $1,688,000 — 3BR/3BA, 2,440 sq ft on a 16,117 square foot lot.  MLS# 80828564, listed by Joann Bedrossian of Cashin Company.

The summertime blues (or snooze) is still in effect in Emerald Hills and Farm Hill Estates.  There was only one home to close escrow, and a handful of new listings.  Look for things to pick up a bit in September and October.  Historically, the market experiences an uptick in these two months.

Click on the addresses for more details and photos.

Home Sales

• 3042 Muller Ct: (Pictured above) Sale Price: $1,085,000. Original List Price: $1,069,950.   Difference: $15,050 above original list.  This was the only home that closed escrow this past week in either Farm Hill Estates or Emerald Hills.  DOM: 8 Days. MLS# 80823974, listed by Maxine Dumas of Dumas & Company.

New Listings

• 343 Alameda De Las Pulgas: (Pictured Above) $725,000 — 2BR/1BA, 810 sq ft on a 7,361 square foot lot.   MLS# 80827188, listed by Victoria Constantini of Alain Pinel Realtors.
• 816 Lakeview Way: $1,630,000 — 4BR/4+BA, 4,490 sq ft on a 12,414 square foot lot.   MLS# 80827175, listed by Stanley Lo of Green Banker.
• 519 Edgecliff Way: $1,399,000 — 2BR/1BA, 1,030 sq ft on a 18,300 square foot lot.   MLS# 80827793, listed by John Shroyer of RE/MAX Today.

Welcome to the summer slow-down.  Typically in the late July/early August time-frame the pace of activity drops, since people are squeezing in that last trip before the summer break ends.  This week was no different.  Aside from a couple of re-listings, there were only three truly new listings in the entire region.

Home Sales

• 919 Stony Hill Rd: (Pictured above) Sale Price: $1,290,000. Original List Price: $1,299,000.   Difference: $9,000 below original list. This is a nicely remodeled home in Farm Hill Estates.  Great location — good views of the bay, and a quick walk to Roy Cloud School.   DOM: 24 Days. MLS# 80815201, listed by Violaine Mraihi of Coldwell Banker.
• 147 Springdale Way: Sale Price: $1,179,000. Original List Price: $1,199,000.   Difference: $20,000 below original list.  I always liked this one, especially the incredible back yard.   DOM: 23 Days under current listing — 95 days total.   MLS# 80815940, listed by Michelle Glaubert of Coldwell Banker.

New Listings

• 3804 Jefferson Ave: (Pictured Above) $1,150,000 — 3BR/2.5BA, 2,180 sq ft on a 7,420 square foot lot.  If you’re looking for an easy walk to Roy Cloud School, this is your place.    MLS# 80825833, listed by Michael Guddal of RE/MAX Executives.
• 914 Stony Hill Rd: $829,000 — 3BR/2BA, 1,300 sq ft on a 7,840 square foot lot.   This one looks great on paper — attractive price point for Farm Hill Estates, large lot, and close to Roy Cloud.  I look forward to seeing it on Sunday.  MLS# 80826956, listed by Denise Simons of Alain Pinel Realtor.
• 3136 Oak Knoll Dr: $749,000 — 3BR/2BA, 1,620 sq ft on a 5,824 square foot lot.   MLS# 80825832, listed by Donna Black of Cashin Company.

It was a good week for home buyers in Emerald Hills.  Several nice homes came on the market this week, which certainly helps increase the inventory and options for those interested in moving into Emerald Hills.

Click on the address links below for more information and details on each home.

Home Sales

• 2460 Park Rd: (Pictured above) Sale Price: $1,015,000. Original List Price: $1,151,900.   Difference: $136,900 below original list. This was an REO that was on the market for a number of months.   DOM: 151 Days. MLS# 80773160, listed by Armina Kalafian of Coldwell Banker.
• 920 Round Hill Rd: Sale Price: $900,000. Original List Price: $998,000.   Difference: $98,000 below original list.   DOM: 42 Days. MLS# 80808155, listed by Marc Roos of Intero Real Estate Services.

New Listings

• 3039 Oak Knoll Dr: (Pictured Above) $1,399,000 — 4BR/2.5BA, 2,170 sq ft on a 9,720 square foot lot.  This is a nice home with a very nice pool and backyard waterfall.   MLS# 80824377, listed by Mark Martinho of Vabrato
• 850 California Way: $2,495,000 — 4BR/3BA, 3,650 sq ft on a 13,000 square foot lot. This is an incredible house — check out the post below.   MLS# 80824403, listed by Steven Lessard of Coldwell Banker.
• 3288 Oak Knoll Dr: $1,799,888 — 4BR/4+BA, 3,100 sq ft on a 13,000 square foot lot.  MLS# 80824401, listed by Joanna Sachs of Alain Pinel Realtors.
• 1026 Wilmington Way:    $1,150,000 — 3BR/2BA, 1,915 sq ft on a 8,064 square foot lot.  MLS# 80825411, listed by Loren Dakin of Alain Pinel Realtors.
• 979 Edgecliff Way: $899,000 — 3BR/2BA, 1,600 sq ft on a 6,862 square foot lot.  Since this one is located just around the corner from the listing on Vineyard, it’s attractive for many of the same reasons — off the beaten path, but still a quick trip to either Roy Cloud School or your commute on i280.  MLS# 80825185, listed by John Lee of the MRL Group.

What was once a firehouse is now just one hot house….

It’s fun for me every so often to look at really nice things that I have no intention of buying.  It’s like going to the Ferrari dealership in Redwood City and just admiring the artwork that doubles as transportation…whether you’re buying or not, it’s worth going to see.

Steven Lessard’s listing at 850 California Way in Emerald Hills is like this in many ways.  At an asking price of $2,495,000 it will be in the price range of only select buyers.  But it’s the kind of house that you need to see even if you’re shopping in a lower price range…it’s worth seeing even if you’re not shopping for a house at all!   Here are additional details and photos:  850 California Way.

Why is this house a “must see?”  Not only is it a gorgeous example of contemporary architecture, but it gives you a glimpse of how homes will be built (or at least SHOULD be built) in the future:  sustainable and eco-friendly.  This home is packed with more environmentally friendly features than you can possibly imagine, including solar-hydronic heating.  There’s a flyer onsite that’s just dedicated to all of the eco-friendly features that are built in.

Aside from the underlying features, it’s just a beautifully planned home.  The ceilings are high, the floorplan is wide open, and the rooms are generous.  You just need to see it — so get up there this Sunday during the open house hours and treat your senses.

Why the firehouse reference?  It is located on the same plot of land that used to be the home of the old Woodside Fire Station at the bottom of California Way  — A place I spent many hours hanging out as a kid, sitting on the old open-top rig that has long since been retired.

There are some nice homes to choose from this week in Emerald Hills, even though there were only four new listings.   All four are pretty nice in their own way.  As always, click on the addresses for more photos and information.

Home Sales

• 9 Woodhill Dr: (Pictured above) Sale Price: $1,898,000. Original List Price: $1,898,000.   Woodhill is a really nice neighborhood just off the top of Farm Hill Blvd, and there are some BIG homes up here.  DOM: 15 Days. MLS# 80812400, listed by Sean Foley of Coldwell Banker.
• 604 Park Rd: Sale Price: $1,110,000. Original List Price: $1,150,000. Difference: $40,000 below original list.  DOM: 27 Days. MLS# 80787955, listed by Pamela Schnur of Intero Real Estate Services.

New Listings

• 213 Hillsdale Way: (Pictured Above) $1,195,000 — 3BR/2.5BA, 2,750 sq ft on a 8,642 square foot lot. This is a nice place, and it’s definitely tucked away up in Emerald Hills.  Nice street, and great views.   MLS# 80822836, listed by Michelle Glaubert of Coldwell Banker.
• 3353 Oak Knoll Dr: $1,525,000 — 4BR/3.5BA, 2,530 sq ft on a 12,480 square foot lot.   MLS# 80822912, listed by Debbie Wilhelm of Coldwell Banker.
• 16 Don Ct: $1,295,950 — 3BR/2BA, 1,720 sq ft on a 14,405 square foot lot.  The house is nice, but what will really spoil you is the back yard.  With several huge redwood trees (yes, real redwoods!) looming overhead, it feels more like a park.   MLS# 80822845, listed by Maxine Dumas of Dumas & Company.
• 3808 Vineyard Dr: $998,000 — 3BR/2.5BA, 1,720 sq ft on a 7,986 square foot lot.  You don’t see many homes in Emerald Hills or Farm Hill Estates listed for under $1M, so this should draw LOTS of attention.  Great location  — a decent walk to Roy Cloud School, and an easy shot right up to 280 for commuting.     MLS# 80823861, listed by Philip Watson of Prudential California Realty.
  

The summer siesta continues in the Emerald Hills real estate market.  There were only two “new” listings on the entire hill this entire week — not counting a few homes that were re-listed after taking a break for a few weeks.   As well, only two homes closed escrow this week.

This is not a big surprise, as July and August are typically slow months in this region.  Click on the addresses below for more details and additional photos.

Home Sales

• 3564 Altamont Way: (Pictured above) Sale Price: $1,160,000. Original List Price: $1,225,000. Difference: $65,000 below original list.  DOM: 151 Days. MLS# 80770054, listed by Rudy Helin of Cashin Company.
• 1975 Cordilleras Rd: Sale Price: $620,000. Original List Price: $649,516. Difference: $29,516 below original list.  DOM: 98 Days. MLS# 80784703, listed by Nancy Palmer of Alain Pinel Realtors.

New Listings

• 1711 Edgewood Rd: (Pictured Above) $1,888,000 — 4BR/4+BA, 2,480 sq ft on a 10,700 square foot lot.  MLS# 80822455, listed by Shima Alaghemand of Vanguard Properties.
• 806 Bayview Way: $1,295,000 — 4BR/3BA, 3,042 sq ft on a 8,201 square foot lot.  MLS# 80821351, listed by Diane Kneis of Coldwell Banker.

As you might expect, the week following the 4th of July holiday was a slow one in Emerald Hills real estate.   Only one home closed escrow, and there were only two “new” listings (i.e. not re-listings.)    Click on the addresses for more details and photos.

Home Sales

• 855 Canada Rd: (Pictured above) Sale Price: $1,075,000. Original List Price: $1,275,000. Difference: $200,000 below original list.  DOM: 51 Days. MLS# 80784135, listed by Arlene Connors-Duran of Intero Real Estate Services.

New Listings:

• 1757 Edgewood Rd: (Pictured Above) $1,449,000 — 4BR/2.5BA, 2,350 sq ft on a 11,800 square foot lot.  MLS# 80821163, listed by Sheryl Fleming of Alain Pinel Realtors.
• 1620 Cordilleras Rd: $1,350,000 — 3BR/2BA, 2,008 sq ft on a 10,500 square foot lot.  MLS# 80819733, listed by Glenn Sennett of Coldwell Banker.