September 28, 2008

Taking the Plunge - Are You Ready for Pool Ownership?

When I moved to California from the Midwest - one of the benchmarks I set for myself in order to be assured that I had truly “made it” and become successful was having a pool in my back yard.  Many years later, I achieved my goal - but was it truly worth it?  Now while I shop for yet another new home, this question again has come up.  My kids have an obvious opinion on owning a pool - a house is not a home without one!  But from an adult’s perspective, things are a bit different. 

 The pros to pool ownership are numerous.  There is nothing like floating on an air mattress and sipping a Calistoga during triple digit heat.  Swimming for exercise is easy, and pool parties are fun and exciting.  There IS a downside, however, and one that never occured to me until I owned my very first pool.

Pools require maintenance, and this is not something that you can just skip when money is tight unless you want to grow new strains of green algae in your backyard.  And green algae has expensive consequences for delicate pool pumps and equipment.  PG&E bills can be heavily impacted by pool pumps, and even solar heated pools require pumping.  

Teens love pools, and do crazy things in them.   It is impossible to watch your pool 24×7 - and there is CONSIDERABLE liability involved in owning a pool.  I used to see lawsuits everytime a teenager did a belly flop off my diving board.  

If you have small children - you either need a locking gate or eyes in the back of your head to prevent any accidents.  There is nothing more tragic than an accidental drowning of a small child. 

Pools also take up a LOT of your lot space, so if you want a nice garden or room to play, better think twice about a pool.

So what is my solution?  I am trying to find a community pool that I can just belong to, so I have the benefits without the hassles.  I will give up the midnight skinny-dipping for some peace and quiet.  

September 25, 2008

San Mateo By the Numbers

I took a meander through the Beresford Manor neighborhood yesterday. This mixed-use area stretches from Highway 92 to 31st Avenue and El Camino to Alameda de las Pulgas, and encompasses the numbered streets from 20th to 30th. The 25th Avenue Shopping District sits smack in the middle of the east edge of the neighborhood, with locally owned shops and restaurants, as well as a post office. The northeastern edge is mixed use, with apartments, condos, and SFRs, as well as commercial development (retail and medical/dental/professional offices). Easy access to Highway 92, and near both private and public schools.

Reductions are a bit slower to happen in most parts of this neighborhood, and multiple reductions don’t get real serious until 90 days, if homes last that long. The average reduction is at 7% right now, for both SFR and condos. Median list price for homes is $624/sf and $466/sf for condos, while median sale price is $594/sf and $436/sf, respectively. A few of the current offerings:

55 West 20th
This is the first available listing off El Camino, just past Highway 92. One block off the main thoroughfare, this is a condo located directly across from a shopping center (grocery, restaurant, JoAnn’s, etc). Carports and some underground parking. Pool, spa, exercise room, tennis court, HOA: $365
Currently there are 3 units available
Unit #305, 2/2, 1213 sf $565,000 (last sold 2000 $350,000)
Unit #101, 2/2, 1253 sf, $409,000 (last sold July 2007 for $568,000)
Unit #208, 2/2, 1234 sf, $539,500 (last sold 1993 for $201,000)

1951 O’Farrell (pictured above)
This large condo complex is located on the corner of 20the Avenue, on a one-block long cul-de-sac. San Mateo City Hall is located across O’Farrell and the Elks Club (including tennis courts) is across 20th. This large complex has underground parking (2 spaces) and HOA dues of $358-366. Some train noise would be expected, and there is easy access to Highway 92.
Currently there are 2 units available:
Unit #312, 2/1, 886 sf $499,500
Unit #105, 2/2, 1143 sf, $560,000 (last sold 2000 for $480,000)

490 22nd Avenue, 3/2, 1880 sf $999,000 (pictured above)
This home is located two doors from the playground for the Carey School and a stone’s throw to Alameda de las Pulgas. Additionally, both the side and back yard appear to abut the Serra High School athletic fields, probably contributing to the 153 days on market.

256 Portola Drive, 3/2, 1900 sf $1,278,000 (pictured above)
Located in a quiet, tree-lined neighborhood adjacent to the 25th Avenue Shopping District, this looks to be a great area for families. Almost every single home had at least one (nice) car in the driveway at 10am on a Wednesday, meaning people work at home or have young children at home. Yards are well kept, and the homes have charm and character. Last sold in 2003 for $300,000.

35 W. 28th Avenue, Unit #103, 2/2, 1206 sf, $572,000
A large condo complex situated one block of El Camino, also in a mixed use area. Train noise detectable from street. Underground parking, pool, and sauna. HOA: $411. Long on market with no price reductions as yet. Last sold in 2005 for $550,000.

September 25, 2008

Making Magic Happen: The Scoop on List vs. Sold Prices

Last night, Redfin put on another smash hit Red Carpet event at the BBC in Menlo Park (British Bankers Club, for those of you not in the “know”). Amongst the overload of information and data provided to eager attendees, was some serious data crunching from the Redfin techies. (Check out the slide show here, which is a downloadable Powerpoint document to read in your leisure time.) They just have the gift for pulling rabbits out of their hat and providing numbers that seem too good to be true sometime. One document in particular yielded some very surprising information: Final versus List price for 38 cities in San Mateo and Santa Clara counties.

This week I have been reporting some very downer news—on the credit and mortgage crisis and the new DataQuick figures. I have to say it brings me no joy to do so, and was thus in dire need of something uplifting. I think this did the trick, or at least gave me a bit of hope. The informative document is a compilation of all single family homes sold between July 22nd and September 22nd of this year. It gives the rundown on 38 cities in the two county area, with data on the number of deals closed, the final vs. list price, and the average price of a home in each city.

In 33 of the 38 towns, the final vs. list price on SFRs was over 95%, and in 5 cases was over 100%, meaning homes sold for more than asking! Who were the lucky winners? Believe it or not, Daly City, Redwood City, East Palo Alto, Mountain View, and Palo Alto. Seventeen of the 38 had average sales prices of over $1,000,000, with 3 of those averaging over $4,000,000 (Atherton, Hillsborough, and Woodside).

San Jose came out the big winner in number of SFRs sold, at an even 500, no doubt due to the large number of affordable, short sale, and REO homes that were available. (Add in the condos/townhouses sold in San Jose and the total comes to 638.) Sales overall were slow and down a bit from April/May, when we last reported on this data. Given that this time around included the hot-selling summer months, I would have expected more in the way of homes sold, but people are nervous about the economy and banks are making it harder to get loans. People seem to be waiting for the election results, among other things, to make the big buy.

San Mateo/Santa Clara County SFR
July 22 – September 22, 2008

September 23, 2008

Peninsula Snapshot: Serious Buyers Market

That’s right, folks, there is an abundance of homes available in the Peninsula cities of Redwood City, San Carlos, Belmont and San Mateo, and the prices are significantly lower than last year. In fact, just one year ago, I wrote a post where the lowest priced SFR sold in the RWC/SC/Belmont area for $705,000. Now the lowest list price for a SFR is $234,900 for a 760 sf home in Redwood City, and the lowest priced listing overall is $210,000 for a condo in San Mateo.

Redwood City is seeing the biggest spread in price range, with small east side properties (many short sales) starting in the mid-$200’s and pricing out at $3,000,000 up in Emerald Hills. San Mateo has the most listings, with 63 more than its closest competitor. It also has the most bank-listed foreclosures. San Carlos has the least stale listings, with only 47% of listings on the market more than 31 days. Belmont takes the prize on the over/under—and I’m not talking betting terms here—with 27 properties under $1mil and 28 over $1mil in price, while San Mateo has 274 (82%) of its listing priced under $1mil.

The breakdown for each city (# of listings, SFR/Condo, price range, DOM) follows after the jump.

Read the rest of this entry »

September 18, 2008

Multifamily Dwellings: Tips and Leads to Consider

While most people seem to prefer single-family units, one way to get your foot in the real estate door is to purchase a multi-family dwelling. If you have the down payment, but can’t quite swing the monthly payment, consider a duplex or triplex (or even larger). The rental income from the additional units is considered when qualifying for a loan (although that loan will cost you a bit more, given that it is income property). The cost of a duplex is usually not twice what a SFR would be, in fact it can be closer to 1.5 times what one would pay, depending on the area.

Over at i bought a duplex! blog, landlady offers some basic tips for buying a duplex. She also has a lot of posts with practical advice and shares her adventures in owning. You can check out the full blog post for an explanation of each item:

• Check out the neighbors
• Buy in an area that is on an upswing
• Try to stay away from things that are “weird”
• Look at houses in terms of what you can easily improve
• Be aware of what may need repairs
• Definitely, definitely get an inspector
• You can ask the current owner to make improvements
• Do some sleuthing
• …and some research, too
• Do some math
• Think about distance
• Consider the benefits of being an owner-occupant

I perused listings on the Peninsula, priced under $1.5mil, and found quite a few. Redwood City had, by far, the most with 27 for sale and many were on the west side in the Roosevelt or Palm Park neighborhoods. Three were located on Gordon Street, my old stomping grounds, which is a mix of single family, multi-family and apartment dwellings. Other cities had less to choose from in this price range, but some definitely worth considering. Here are some of the better choices on the Peninsula.

1123 Pine Street, Menlo Park
Duplex, $1,295,000
This property is located near Atherton, between El Camino and Middlefield. A mixed-use neighborhood, it is generally well-maintained and close to Caltrain. Very nice units (one 1BR, one 2BR), with updated kitchens with granite counters, designer colors. Monthly income is $6,100.

1708 Valota Road, Redwood City
Duplex, $888,000
Valota is a link between Jefferson and Woodside roads, so there is some traffic to contend with, but these are larger units, one being 3/2.5 and the other 2/1.5. Central to Woodside and Roosevelt plazas, access to 101 and 280 via Woodside Road.

328 Torino Drive, San Carlos
4 units w/garage, $1,225,000
Torino Drive is located in the San Carlos Hills, and leads into the desirable Devonshire Canyon. The street, only 2 blocks long, consists of apartments, condos/townhomes, and multi-family homes. It is a well-kept neighborhood, rental vacancies are rare, and is within walking distance to an elementary school and recreation complex (site of the old San Carlos High).

875 Laurel, Belmont
Triplex, $995,000
One 2-bedroom unit and two 1-bedroom units, with one garage space per unit. Located on the west side two blocks off El Camino and two blocks east of Ralston, near Caltrain and freeway access.

2235 Village Court, Belmont
4 units, $1,180,000
Village Court is near Carlmont Shopping Center, with easy access to freeways via Ralston Avenue. One- and two-bedroom units have been remodeled/upgraded, some have fireplaces, new roof. Each unit has a carport. Rents range between $925/mo and $1,225. Current monthly income is $4100.

1850 El Parque, San Mateo
4-plex $1,250,000
This unit is located on the Foster City side of 101, near Los Prados Park. On a cul-de-sac, there is one 1BR, two 2BR and one 3 BR unit. Income unknown.

1137 El Camino Real, Burlingame
5 units, $1,263,000
Located on a fairly busy street, near downtown at Broadway. Four of the units have two bedrooms (with 1 or 2 baths) and one unit is a studio. Current monthly income is $5775.

1648 Albermarle Way, Burlingame
Duplex, $1,289,000
Located on the west side, near good schools, both units are 2/1, with garage for both. New landscaping plus interior upgrades. Current rental income for both units is $4500.

September 17, 2008

You Are Never Too Old To Learn: Peninsula Home & Garden Classes

Home projects, such as remodeling, redecorating and landscaping can be daunting, and hiring a professional can be expensive. While there are plenty of sources at the library to give you ideas, how-to’s, and cost estimates, one of the best ways is to take a class and hear about it from a professional. Classes allow you to ask questions, dig deeper into what you want to do, and provide resources in your own community.

Foothill and DeAnza colleges are offering some upcoming programs that might be of interest to those of you in San Mateo and Santa Clara counties. These are all held in the evening or on the weekend, some single-day, some multi-day classes, and all are affordable. All are held on campus, both of which are easily accessible via highways 280 or 85. Upcoming classes include:

Build Your Dream Home for a Song, Thursday, November 6th, 6:3-9:30 pm, Foothill College $49
This class will help you realize building your dream house and owning it free and clear in five years or less. You will learn how to buy land for less than retail of county tax sales, buy building materials for cents on the dollar, live on your land comfortably, rent free, while you build and get the best help for the least amount of money.

Remodeling Your Home Successfully, Saturday, October 25th, 1-5pm, DeAnza College $59′
Learn how you can make remodeling as smooth and trouble-free as possible. The class provides tips on saving money and time, selecting the right contractor, reducing headaches, inconveniences, and avoiding typical problem situations. Learn the right ways to get bids, how to maximize your investment and when to call in an architect or other design professional.

Landscape Design & Gardening Skills for the Novice, Saturdays September 27 and October 11, 9:30 am to 4 pm, DeAnza College $99
This class is designed to help you create a beautiful and functional landscape design for your yard. Design discussion will have you wanting to investigate new ideas and seeing how realistically your landscape dreams work. You will learn practical skills such as placement, balance, and scale. Hardscape, lighting, and irrigation will be discussed as well as how to create “curb appeal.” Organic gardening and low-maintenance landscaping will also be addressed.

Interior Design I, Saturday November 8th, 9-2, DeAnza College $79
A basic, down-to-earth class where you will learn the easy steps to successful decorating and the rules that will save you costly mistakes. Topics include: quality buying and wise purchases, the art of picture hanging, how to select floor coverings, fabrics and furniture and coordinating all these elements.

Interior Design II, Saturday, November 15th, 9-2, DeAnza College $79
This design workshop offers a more in-depth study of Space Planning, Furniture Styles, Lighting, Picture Frames.

I Love This Room Now! Room Makeover Secrets, Wednesday October 1st, 7-9 pm. Foothill College $39
Learn how to redecorate your home by creatively rearranging the furniture and artwork you already own. The class will help you define your personal style, create new furniture arrangements, balance a room with color, and quick, easy accessorizing techniques.

Clutterology, Tuesday October 7th, 6:30-9:30 pm. Foothill College $49
Simple, easy and practical ideas on how to remove clutter from your life and get organized. Learn the difference between organized and neat and how to change your environment to work for you.

To learn more or to register for these classes, go to the Foothill-DeAnza short course web site.

September 11, 2008

SF and Daly City: Reduced Prices Make Buying Fun!

Despite the controversy my last blog on reduced prices caused (or, yes, maybe because of it), I’m back this foggy Thursday with more reductions. This time I’ve tried to pull a few from both SF and Daly City, for those looking there.

San Francisco

1) 4086 25th Ave.: A 4/3.5 sweeping view, stellar pad in Noe Valley. This one has come down twice (anyone know why?) since its listing in July of this year, landing now at the still steep $1,899,000. Still, it’s Noe….

2) 409 Ulloa St. , a 5/3 SFH reduced to $859,000. This one is billed as “Forest Hill Extension,” which is actually a new term to me, but looks to be close indeed to Forest Hill, in an area west of Twin Peaks, which is a very nice place to own a home: safe, quiet, well kept up, etc.

The reader of this listing is exhorted to “Hurry” as property “won’t last!”; yet the property has now lasted over 66 days on the market.

3) Out in Mission, the Outer Mission that is, we have a 2/1 at 41 Mount Vernon Ave. It has not been reduced in 65+ days on the market, but I include it here because I think it should be. It’s way over the median price for the district and the zip code.

Daly City

1) 31 Hillsdale Ave is a cute, almost Art Deco looking 2/1 SFH reduced $20K to $718,888. Still abit high according to Zillow and E-Appraisal, for what those are worth.

2) Lingering on the market around half a year is this 2/1 home at 38 Frankfort St. The sellers are taking a serious hit, having purchased it for $720K in ‘06. Now, with a reduction of almost $100K off the original asking, this home is listed at$449K. (Ouch!)

3) Even the coastal areas further south, those that have stayed strong in the troubled market, such as Montara, are seeing some reductions. San Mateo Homesellers in Trouble covers this story best, so I quote:

Coastside Properties - Half Moon Bay, Moss Beach, Montara, and El Granada

The amount of coastside properties increased a bit since last month. As of 8/31, there are 19 troubled properties in Half Moon Bay, 3 in Moss Beach, and 2 in El Granada. Of note is 2340 Burning Tree Rd in Half Moon Bay. This Ocean Colony mansion on a golf course reduced its price by $300k in August, and is now listing for $234k below its last sale price.

Upshot is, deals are out there, all over the city and her closest neighboring areas. Keep an eye open and drive a hard bargain; maybe you’ll get the home of your dreams.

September 11, 2008

Emerald Hills: Getting Stale, Time to Bargain

On Tuesday I reported on the glut of homes in Emerald Hills right now, and the 19 that have been on the market for 0-60 days. Today’s post targets those listings that have been waiting patiently for a buyer. Of the 32 homes currently for sale in Emerald Hills, 13 of them are long on the market; sixty days or more. Eleven of these have seen one or more price reductions, although two are holdouts and have yet to budge. Prices range from $699,950 to $2,995,000, but surprisingly, seven of these thirteen properties are within the $1-1.5 mil range, which is considered standard in this large hilly neighborhood. Some homes have more negotiating room than others, given their last sales, but if you are committed to this area, then many of these homes are worth a first or second look and are ripe for bargaining.

1620 Cordilleras Road, 3/2, 2008 sf, 10,500 sf lot, $1,298,000 DOM: 63
Very nice home with lots of upgrades and pool. Located on access road to Edgewood/280, complete with speed bumps. Last sold 2007 for $1,300,000. Reduced from $1,350,000. (photo right)

832 Occidental Way, 3/2, 1960 sf, .32 acres, $1,099,000 DOM: 68
Unique home with geodesic dome features. Reduced 9% since listing.

522 Sunset Way, 4/3, 2350 sf, 9333 sf, $1,449,000 DOM: 70
Six-year-old home. Last sold in 2005 for $1,515,000. Originally priced at $1,499,000.

7 Cirrus Court, 5/4, 3253 sf, 8055 sf lot, $1,699,000 DOM: 70
Custom Mediterranean home being sold by original owners. Backs up to Roy Cloud School baseball field. Originally priced at $1,779,000.

647 Park Road, 3/2.5, 1770 sf, 3500 sf lot, $1,149,950 DOM: 73
Seven-year-old home on substandard lot. 4% price reduction since listing. Las sold when new in 2001 for $812,000.

682 Handley Trail, 3/2.5, 2250 sf, .3 acres, $1,348,888 DOM: 91
Away from it all, no traffic, quiet country-like area. Originally priced at $1,388,000. (photo right)

3848 Jefferson, 4/3.5, 4121 sf, .35 acres, $2,250,000 DOM: 99
Twenty-year-old Mediterranean-style home with great outdoor entertaining space: patio, built-in BBQ/kitchen, pool, lawn. Last sold 2004 for $1,740,000. No price reductions thus far.

612 Lakeview Way, 5/3.5, 3050 sf, .27 acres, $1,995,000 DOM: 120
Originally priced at $2,195,000, this 7-year-old home appears well appointed with grand staircase, long formal dining room with box ceiling, large kitchen perfect for a cook, and terraced backyard with hot tub grotto, lawn area, and children’s play area. Last sold in 2005 for $1,859,000. (photo right)

3142 Oak Knoll Drive, 2/1 sf unk, 10, 323 sf lot, $720,000 DOM: 137
Serious teardown, possible lot split, short sale. Last sold 2006 for $1.1mil, originally listed at $749,000.

125 Emerald Estates, 6/4, 5323 sf, .84 acres, $2,995,000 DOM 154
Largest and most expensive home for sale in EH. Brand new, Crafstman-style home that is light and bright. Fully landscaped with two patios. Also has au-pair unit. Originally priced at $3,395,000.

531 Hillside Road, 2/1, 1080 sf, .37 acre, $699,950 DOM: 164
Started at $799,950 – 13% reduction.

668 Vista Court, 3/3 1805 sf, .47 acres, $1,395,000 DOM: 185
Additional lower level not counted in square footage. Home seems to be painted the same color throughout. Last sold in 2005 for $1,770,000. No price reduction thus far. Short Sale.

1040 Wilmington Way, 3/2, 1710 sf, 8750 sf lot, $1,249,000 DOM 238
Very nice home, originally listed at $1,349,000. Last sold 2005 for $1,000,000.

September 10, 2008

Hittin’ the Links

Bringing some love to our fellow Bay Area bloggers. Always good to check in and see what’s going on in different neighborhoods and bring our own readers a wider variety of information.

The Front Steps did a post today “Stats & Numbers: Single Family Homes 8/07 vs. 8/08″ for San Francisco, by district. I was a bit disappointed that there was not commentary or opinion, but there really aren’t too many surprises. The # of units available is up 5.4%, while the # of units sold is down 8.1%. The median price, while down 7.4%, is certainly stronger than in many parts of the Bay Area which have posted double digit losses in this category. The big number comes at Average Days On Market, which last year was 30 and this year comes in at 45, a 50% increase. But adding only 15 days really isn’t that bad. For the full lowdown by district, you can check it out here.

If you would like some concrete info on specific homes that sold, on a weekly basis, you only have to go to San Francisco Schtuff, which gives you the full rundown, with the caveat that you have to agree to terms and ask nicely, thanks to rules and regs of the NAR. But its worth the trouble, and I recommend you support them in their effort to bring you important real estate data.

San Mateo Homesellers in Trouble posted the August Update on troubled homes in San Mateo County. She reports on each city individually, how many homes are in trouble or anticipated. Right now, she is seeing increases in some of the more stable towns like Burlingame, although the numbers are small. Big hitters like East Palo Alto actually have a decrease in distressed properties, which is a good thing. Check out what’s happening in your city.

Burbed reported on the Bay Area rental market, for those of you wanting to calculate if it makes sense to rent or buy. Looks like every market they report on has seen an increase in rental prices over last year, with five of the markets showing double digit increases. What’s it like in your city?

Recent Sweet Digs Posts:

• Berkeley’s Little Secret: New Housing Construction Downtown
•  Emerald Hills: Zero to Sixty
•  On a Mission, In the Mission
•  The Art of Negotiation

September 9, 2008

Emerald Hills: Zero to Sixty

A total of 32 homes are for sale in Emerald Hills right now, which I would consider a glut. In fact, this summer marked the highest number of homes available in EH in the last two years. That’s a lot of high-end real estate waiting to get purchased. Nineteen of these listings are in the more reasonable zero to sixty days on market, while 13 are getting a bit stale (see my post on Thursday for these). Prices on the 19 range from $799,000 to $2,750,000. Four are in their first week on the market, a total of 12 are under 30 days on market. There is a lot to choose from, with some sellers slashing prices quickly, and others holding out.

1033 Wilmington, 4/3, 2949 sf, .25 acres, $1,395,111 DOM: 3
One of 3 homes on this street to go on the market. Overlooks the creek. Open Sunday 1:30-4:30.

3288 Oak Knoll, 4/4, 3100 sf, .3 acres, $1,599,000 DOM: 3
One of 3 homes on this street currently listed. This is a three-year-old two-story home that is light and airy and walking distance to the shopping center. Last sold in 2006 for $1,390,000. Open Sat/Sun 1-4. (photo right)

626 Lombardy, 5/4, 3964 sf, .28 acres, $2,775,000 DOM: 5
Nine-year-old villa high in the hills with views. High-end amenities like Travertine floors, wine cellar, media room. Also has a pool and spa.

3977 Jefferson, 4/2.5 3050 sf, .25 acres, $1,638,000 DOM: 6
Very nice, formal style Tudor-like home with pool.

2450 Park Road, 4/3.5, 2650 sf, 5000 sf lot, $1,039,000 DOM: 10
Thirteen-year-old three-story contemporary home off Lake Blvd.

180 Lakeview Way, 3/2.5, 1846 sf, .5 acre, $1,379,000 DOM: 11
Property is accessible from Edgewood Road.

3353 Oak Knoll, 4/3.5, 2900 sf, .29 acres, $1,468,000 DOM: 14
Separate in-law apartment. Home has canyon views and is located 7 houses from lower lake. Last sold in 2001 for $782,000. (photo right)

45 Palomar Oaks, 5/4, 4565 sf, .52 acres, $2,468,888 DOM: 17
Home to begin construction in Spring 09. This is part of the new executive gated community off Edgewood Road. 30 Palomar Oaks Lane, a 5/4+ of 4144 sf, sat on the market for 106 days. List price was $2,195,000 and it sold for $1,800,000 (-18%).

1750 Cordilleras, 3/2.5, 2120 sf, .51 acres, $1,389,000 DOM: 25
1950s-era home “located in new three lot subdivision with plans to develop two other executive style homes on new court.” This means new construction in the near future. Reduced from $1,449,000.

519 Edgecliff Way, 2/1, 1020 sf, .42 acres, $1,399,000 DOM: 26
Existing home is livable, but being sold as usable lot to build on.

645 Handley Trail, 4/3.5, 3010 sf, .52 acres, $1,595,000 DOM: 26
One of two homes on the market on Handley Trail. Wonderful 1920s charm with beautiful wood doors and windows.

816 Lakeview Way, 4/4, 4490 sf, .28 acres, $1,630,000 DOM: 28
Large rooms, wood and beam ceilings, pool and poolhouse mark this two-level Mediterranean style home.

3804 Jefferson, 3/2.5, 2180 sf, 7420 sf lot, $1,150,000 DOM: 35
Situated on a corner lot directly across from Roy Cloud School. Last sold in 1999 for $500,000.

1026 Wilmington Way, 3/2, 1915 sf, 8064 sf lot, $1,150,000 DOM 38
Last sold in 2001 for $867,500.

EDITORS FAVORITE: 850 California Way, 4/3, 3650 sf, .3 acres, $2,495,000 DOM: 42
Recently completed, this is a “Green” home of modern style. Open, loft-like floorplan with wood beams, large gourmet kitchen. (photo right)

439 Lakeview Way, 5/4, 4810 sf, 1 acre, $2,750,000 DOM: 42
Three-year old home on a full acre with wood shingle siding, and great peninsula/bay views.

103 Lakeview Way, 2/2, 1390 sf, 10,600 sf lot, $799,000 DOM: 43
This is located on the corner of Lakeview and Cordilleras, across from the Edgewood Road stoplight. House is set back but road noise could be an issue. One of the original cabins (1923) in the area, it has been extensively remodeled and added on to over the years.

1711 Edgewood Road, 4/4, 2480 sf, 10,700 sf lot, $1,888,000 DOM: 52
Purchased in 2007 for $1,115,000, t his home has been remodeled throughout. On one side is the Hetch Hetchy reserve. Home behind it on Cordilleras is also for sale and there are two possible building lots coming available, meaning construction nearby at some future point. Open Sunday 1:30-4:30.

1757 Edgewood Road, 4/2.5, 2350 sf, .27 acres, $1,295,000 DOM: 58
Well-landscaped tri-level home on private drive off Edgewood Road. Reduced 4 times, for a total of 14%.