THE DELEON INSIGHT S i l i c o n Va l l e y R e a l E s t a t e
November 2018
The Diminishing Role of Buyers’ Agents
REAL ESTATE RELATED PROPOSITIONS pg. 18
• REVERSE 1031 EXCHANGES
®
• DANGER OF LIVE OFFER PRESENTATIONS • DUELING STAT ADS • THE DIMINISHING ROLE OF BUYERS’ AGENTS • OPEN HOUSE LIABILITY • PATIENCE WENT FROM BEING A VIRTUE TO A NECESSITY WHEN CONSTRUCTING A HOME w w w . D E L E O N R E A L T Y . c o m
w w w . D E L E O N R E A LT Y. c o m
City Market Conditions
Average Sale Price
$8,000,000
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$0
Atherton
Los Altos
Los Altos Hills
Menlo Park
Mountain View
Palo Alto
Portola Valley
Redwood City
Sunnyvale
Woodside
07/2017 - 09/2017
Average sale price for single-family homes from 07/2018 to 09/2018,
07/2018 - 09/2018
compared to the period from 07/2017 to 09/2017.
Price/Square Foot Ratio $2,000 $1,800 $1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0
Atherton
Los Altos
Los Altos Hills
Menlo Park
Mountain View
Palo Alto
Portola Valley
Price per square foot ratio for single-family homes from 07/2018 to 09/2018, compared to the period from 07/2017 to 09/2017.
Redwood City
Sunnyvale
Woodside
07/2017 - 09/2017
07/2018 - 09/2018
Data gathered from the Multiple Listing Service on 10/3/2018
2 | D E LEO N RE A LT Y.CO M
Table of Contents 04.
Reverse 1031 Exchanges
06.
Hidden Dangers to Arbitration in Real Estate Contracts
By Michael Repka, Esq.
09.
DELEON INSIGHT
OU R OFFIC ES ARE LO CAT ED AT : 1717 Embarcadero Road - Palo Alto, CA 94303 650. 900.7000 www.DE L EO N REALT Y.co m
Dueling Stat Ads
By Michael Repka, Esq.
12.
Danger of Live Offer Presentations
14.
Patience Went From Being a Virtue to a Necessity When Constructing a Home
THE
By Michael Repka, Esq.
By Michael Repka, Esq.
By Ken DeLeon
16.
Open House Liability: The Risk and Benefits of Open Houses
18.
Real Estate Related Propositions
By Audrey Sun
By Michael Repka, Esq.
20.
The Diminishing Role of Buyers’ Agents
Founder — Ken DeLeon CEO & General Counsel — Michael Repka Copy Writers — David Burckhard and Michelle Lee Chief Photographer — Anthony Halawa Chinese Marketing Specialist — Melanie Yu Online Marketing Specialist — Mike Ran Senior Graphic Designer — Nora Xu Graphic Designer — Monica Casorla Corporate Counsel — Colette Thomason
24.
Copywriting 101: How to Write Effective Ad Copy
26.
Palo Alto Spotlight: Rinconada and Mitchell Parks
CONTRIBUTORS: Michael Repka, Ken DeLeon, Michelle Lee, and Audrey Sun
29.
Exclusive Arrangement with Da Lusso Designs
31.
War Stories— Overly Aggressive Lien-holder
Contact Ken DeLeon for exceptional buying opportunities at 650.543.8501 To learn about our Platinum packages and incredible listing services for sellers, contact Michael Repka at 650.900.7000
By Michael Repka
By Michelle Lee
By Michelle Lee
By Michael Repka
By Michael Repka, Esq.
D ELEO NR EA LT Y.COM
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R E A L E S T A T E L AW
REVERSE 1031 EXCHANGES By Michael Repka, Esq. (LL.M.—Taxation; NYU School of Law (’01)) The federal government and the state of California provide
concern about finding the right target property than they do
for the deferral of tax when a taxpayer exchanges investment
about selling the old property.
or business real property for other real property that will be used as investment or business property. This is commonly
The Reverse Exchange
referred to as a “1031 Exchange” or a “Like-Kind Exchange.”
To combat this acquisition problem, some taxpayers may wish to acquire the replacement property first and then sell
Although a primary residence doesn’t qualify, a taxpayer may
the relinquished property. Unfortunately, there is limited
convert a home into investment property by renting it out for
legal authority to support this structure in its simplest form,
a sufficient period of time and then performing an exchange.
which would be a straightforward purchase followed by
While a number of strictly-applied rules and deadlines
identification and sale of the relinquished property.
accompany this procedure, they are fairly easy to follow with the appropriate guidance. By far, the most common variety of 1031 Exchange is the “Forward Triangular Exchange” also known as a Delayed Exchange or Starker Exchange. This is
As a result of the lack of legal certainty,
In a hot market, some sellers are less worried about selling their old
where a property owner sells a piece of
property than they
business or investment property they
are about finding a
own and then acquires a replacement property. Both transactions are done
replacement property.
through an intermediary such that the
most Reverse Exchange transactions are completed using the “Parking Structure,” which is where the taxpayer utilizes a thirdparty intermediary to acquire the property, purchase the replacement property, and then sell the relinquished property. As a result, the taxpayer avoids concurrent ownerships of both properties. This type of transaction is complicated and
client never has actual or constructive receipt (i.e., “touches”)
intertwines the legal rights and finances of the intermediary
of the money. This replacement property must be identified
and the taxpayers. As a result, the agreement often requires
within 45 days of the closing of the property sold and the
that the taxpayer provide the funds or the financing for the
closing of the replacement property must take place within
acquisition and usually includes a “put” option whereby
180 days of the closing of the property sold.
the intermediary can require the taxpayer to purchase the property after a given amount of time. Thus, taxpayers should
If the taxpayer is unable to find and close on the replacement
make sure that they are receiving sound legal and tax advice
property within the abovementioned time frames, then the
before entertaining this type of structure.
taxpayer will be subject to tax on the gain from the sale of the original property.
What is Right for You? Like-Kind exchanges, whether forward or reverse, can result
In a hot market, some sellers are less worried about selling
in the deferral of a substantial amount of gain. However,
their old property than they are about finding a replacement
there are a number of practical or procedural hurdles that
property. The more specific the client’s needs are for the
must be understood and considered. A simple miscalculation
replacement property, the more challenging the search. For
of a date or mishandling of funds could result in a very large
example, if a client owns a 3 bedroom 2 bath ranch home
tax bill. An experienced real estate agent should be able
in Palo Alto, which they have rented out for the past few
to connect you with the right people for advice and answer
years, but they think they would have a better financial result
many of your questions.
by owning a penthouse condo within 3 blocks of both a Starbucks and a Caltrain station, then they may have more
4 | DE LEO N RE ALT Y.CO M
R E A L E S T A T E L AW
1117 Hamilton Avenue, Palo Alto Sumptuous Mediterranean in Prestigious Location
Located along a tree-lined street, this 5 bedroom, 5 bath home of more than 3,300 sq. ft. (per independent third-party measurement), rests on property of 10,000 sq. ft. (per county). Exquisite architectural and interior design, exotically-sourced materials, handcrafted finishes, and elegant appointments throughout as well as contemporary functional amenities make this residence as comfortable to live in as it is handsome to behold. Located on one of the most prominent avenues in prestigious Crescent Park, this peaceful location is a stroll away from Eleanor Pardee Park and Community Garden, while Palo Alto’s vibrant University Avenue and Stanford Shopping Center are just moments away. Children may attend top-ten California schools including Addison Elementary (#10 Elementary School in California), Jordan Middle (#4 Middle School in California), and Palo Alto High (#5 High School in California) (buyer to verify eligibility).
For video tour & more photos, please visit:
www.1117Hamilton.com Offered at $6,988,000
4 | DE LEO NREA LT Y.CO M Listed by Michael Repka of the DeLeon Team
D ELEONR EA LT Y.COM
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THE DELEON INSIGHT
HIDDEN DANGERS TO ARBITRATION IN REAL ESTATE CONTRACTS By Michael Repka, Esq. When looking to buy or sell real estate, many clients ask their
parties may, and generally do, hire legal counsel to represent
real estate agent whether they should initial the arbitration
them throughout the arbitration process. The arbitrator
provision. If initialed by both sides, this provision binds
considers the relevant facts and evidence of the case, listens
the parties to arbitrate most disputes that arise under the
to arguments, and renders a decision. The award in binding
contract. Realtors® typically respond in one of two ways:
arbitration is final and binding on the parties. It may not be
(1) they tell the clients that they do not have the requisite
reviewed or overturned by a court except in very limited
legal knowledge to competently answer that question, which
circumstances, such as when fraud, corruption, or misuse
leaves clients to select or reject arbitration with no guidance
of power has been involved. Neither the trial court nor an
whatsoever; or (2) they simply tell the clients that arbitration
appellate court provide recourse for a party that feels that
is quicker and less expensive than litigation. Unfortunately,
the decision is wrong, even if the arbitrator made a mistake
depending on the facts, the opposite may be true. This article
as to the facts or law.
will look at some of the pros and cons of arbitration and will point out one major challenge that often goes unconsidered.
Generally, this process is a less expensive and more efficient way to settle a dispute between two parties when compared
What is Arbitration?
to filing a lawsuit with the court. There is, however, a hidden
Arbitration is simply an alternative form of dispute resolution
pitfall that many are not aware of – namely third parties,
that generally reduces the involvement of the court system.
such as real estate agents involved in the transaction, are
Arbitration usually takes place after the parties have failed
not a party to the contract so they cannot be compelled
to reach a settlement through negotiation and/or voluntary
to arbitrate.
mediation. Arbitrated disputes are heard by an independent arbitrator selected by the parties.
What most Realtors® fail to realize, or disclose, to their clients is that the Realtors® are not required to participate in
In real estate, the arbitrators are usually retired judges or
arbitration proceedings between clients. Therefore, disputes
highly qualified and respected real estate attorneys. The
that involve the sellers, the buyers, and could involve one
arbitration process is less formal than a courtroom hearing
or more of the Realtors® (e.g., the listing agent or buyers’
or trial, but more formal than mediation or negotiation. The
agent) would need to go through both arbitration and
6 | DE LEO N RE ALT Y.CO M
R E A L E S TAT E TA X
litigation, unless the Realtors® agree to participate in the
which means that judges’ current decisions are based on
arbitration. Thus, the expense could be dramatically higher
established cases that have come before. Therefore, a review
because of this doubling up of arbitration and litigation.
of old cases should give an indication of how the judge will
This extra cost causes many clients to leave Realtors® out of
decide a current case.
disputes even if they have some level of culpability, and they may have carried a share of the financial resolution if they
Another advantage to litigation is that parties named in
could have been forced to participate. On the other hand,
the lawsuit have the opportunity to appeal an incorrect
had the parties opted not to initial the arbitration paragraph,
decision. While this adds an additional level of expense and
the aggrieved party could name anyone responsible for the
considerable time, it also provides comfort for parties that
issue, including the Realtors®, in a lawsuit.
are worried about an incorrect or unjust decision at the trial court level.
Naturally this problem could be solved if the Realtors® agree, in writing, that they will participate in any future arbitration in
Making a Compelling Offer
which their clients are named. When selecting a Realtor®, it
Although buyers may want to ask their Realtors® to agree
may be beneficial to have this discussion with them upfront.
to participate in any future arbitration, they may want to be
Some managing brokers and individual real estate agents will
cautious about demanding the same from their listing agent
agree to participate in any future arbitration despite the fact
because doing so could create a bias against their offer. Some
that they are not a party to the contract.
brokerages may simply refuse to make this concession out of their own self-interest. Thus, the seller may select another
Another disadvantage to arbitration is that arbitration
offer that does not ask the listing agent for this concession.
awards are not self-executing. In other words, the prevailing party may be forced to go to court to confirm the award,
There are certainly advantages and disadvantages to
after which they could use all the ordinary means to collect
selecting arbitration; however, there is no one right answer
on the judgment.
that fits all circumstances. In making the decision as to what is right, the clients should consider whether they are the
What is Litigation?
buyers or sellers, the likelihood of litigation, the likelihood
Litigation is what we all imagine when we think of going to
of litigation that will also involve either the listing agent or
court — lawyers, briefcases, marble, motions, objections,
the buyers’ agent, and the desire for a competitive offer.
delays, and lots of money. In light of the overburdened
You should discuss these issues in depth with your Realtor®
court system, litigation can take well over a year to resolve a
and/or a qualified real estate attorney well in advance of
relatively straightforward matter. However, litigation is fairly
making an offer.
predictable because of a concept known as stare decisis,
D ELEONR EA LT Y.COM
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®
8 | D E LEO N RE ALT Y.CO M
November 2018
DUELING STAT ADS
DeLeon Ads vs. Alain Pinel Ads— Who is Telling the Truth? By Michael Repka, Esq. Several months ago Alain Pinel Realtors® began running ads
When someone lists a Palo Alto home with the DeLeon
with bar graphs showing relative sales in Palo Alto, and other
Team, they are working directly with me, Michael Repka and
communities. The Alain Pinel ads boost that they outsell
my team of full-time, in-house interior designers, contractors,
other brokerages, including DeLeon Realty, in various cities.
handymen, attorneys and much more. That is why our ads
More recently, we have been running similar ads showing bar
focus on a comparison between my sales and the sales of
graphs reflecting the relative sales volume of the top agent
other individual agents or teams.
or team at each of the local brokerages. The standings are very different.
When a seller is deciding between agents, they should focus on the level of marketing and service provided by
People may wonder, who is telling the truth? It turns out that
that particular agent. Look at the agent’s listings, read the
both ads are factually accurate but they are saying different
newspapers, listen to the radio, watch TV, and go online —
things. The DeLeon ads are comparing the top agent or team
the seller should decide for themselves which agent provides
from each of the brokerages because those are the people
the most marketing. Despite the fact that Alain Pinel sells
with whom the clients would be working with. On the other
over twice as many homes in Palo Alto, Los Altos, and Menlo
hand, the Alain Pinel ads are lumping together the sales of
Park, it is not uncommon for us to have more ads for our
all of the independent contractor agents that are affiliated
listed properties in the Palo Alto Weekly, Los Altos Town
with Alain Pinel and permitted to market themselves under
Crier, Mountain View Voice and the Almanac, not to mention
the Alain Pinel name. Unlike Alain Pinel, ReMAX, Sotheby’s,
TV commercials, radio ads, and ads in Chinese and Indian
Keller Williams, Intero, Coldwell Banker, and most of the other
newspapers. This is because the DeLeon Team invests more
brokerages, DeLeon Realty does not allow anyone that is not
in marketing our listings than any other major brokerage.
a full-time employee of the company to market themselves under the DeLeon Realty name or branding. Thus, a direct
Some might wonder how I can handle so many listings while
comparison is difficult.
still making sure that all the clients get the highest level of personal attention. This is a direct result of our business
According to Alain Pinel’s published materials, they have
model. I don’t spend any time prospecting for clients or
over 1,400 agents in 34 offices across Northern California.
working with buyers — I only work with sellers. My attention is
Additionally, a review of the Alain Pinel website (conducted
focused on delivering the best possible results for my sellers.
on 9/23/2018) indicates that they have 90 agents and teams
Additionally, I have hired and trained interior designers and
working in the Palo Alto office, 95 agents and teams working
licensed contractors to oversee the preparation of my homes
in their Menlo Park office, and 81 agents and teams working
for the market.
in the Los Altos office. All of these agents are allowed to sell homes in Palo Alto.
As an experienced real estate agent and attorney, I fully understand that no one person can be good at everything,
Despite the fact that few (if any) of these agents are employees
which is why I have assembled the best listing team in the
of Alain Pinel, they are independent contractors that are
industry to help me with the things that they do best.
permitted to market themselves under the Alain Pinel name and use all of the Alain Pinel branding.
The DeLeon Team is radically different from the traditional real estate model. If you are thinking about listing your
For example, when Alain Pinel asserts that they are number
home, I encourage you to interview one of the independent
one in Palo Alto, and that they have over twice as many sales
contractor agents from Alain Pinel, as well as other brokerages,
as the DeLeon Team, they are simply adding together all of
and me to determine for yourself which approach is the best
the sales of all of their independent contractor agents that
fit for you.
have sold any homes in Palo Alto. D ELEONR EA LT Y.COM
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REFINED ELEGANCE IN PRESTIGIOUS ATHERTON
SERENITY AND COMFORT IN LOS ALTOS HILLS
•
5 Bedroom
•
Two master suites
•
5 Bedroom
•
•
4 Full bath, 2 Half bath
•
•
4 Full bath, 1 Half bath
• Private
•
4,700 Sq. Ft. Home
Solar-heated swimming pool and spa
•
5,390 Sq. Ft. Home
•
Two gazebos and jacuzzi tub
•
30,000 Sq. Ft. Lot
•
1.13 acres
•
Large deck
•
Separate poolhouse
Breathtaking Bay Area views driveway
83 MOULTON DRIVE, ATHERTON Offered at $5,988,000
11681 DAWSON DRIVE, LOS ALTOS HILLS Offered at $4,988,000
For video tour and more photos, please visit: www.83MoultonDrive.com
For video tour and more photos, please visit: www.11681Dawson.com
LUXURY AND ELEGANCE IN WOODSIDE HILLS
STATELY ELEGANCE IN WEST ATHERTON
•
6 Bedroom
•
•
7 Full bath, 1 Half bath
• Oversized
Stunning Bay Area views
•
5 Bedroom
• Granite
•
4 Full bath, 1 Half bath
• Oversized
•
7,549 Sq. Ft. Home
•
•
3.83 acres
•
Heated pool and jacuzzi
•
3,790 Sq. Ft. Home
•
40-foot heated pool
Separate guesthouse
•
1.06 acres
•
Sports court and guesthouse
formal living room
countertops master suite
460 LAS PULGAS DRIVE, WOODSIDE Offered at $5,988,000
59 ALMENDRAL AVENUE, ATHERTON Offered at $6,988,000
For video tour and more photos, please visit: www.460LasPulgas.com
For video tour and more photos, please visit: www.59Almendral.com
10 | DE LEO N REALT Y.CO M
UNPARALLELED MODERN LUXURY IN PALO ALTO
HIGH-TECH FARMHOUSE LUXURY IN NORTH PALO ALTO
•
5 Bedroom
•
Iconic New York SoHo vibe
• 4 Bedroom
• Just completed in Sept. 2018
•
5 Full bath
•
Rich hardwood floors
• 3 Full bath
•
3,190 Sq. Ft. Home
•
Black-trimmed French doors
• 3,034 Sq. Ft. Home
• Advanced home automation and security technologies
•
4,875 Sq. Ft. Lot
•
Luxurious master suite
• 7,614 Sq. Ft. Lot
• Superior materials
161 BRYANT STREET, PALO ALTO Offered at $4,988,000
777 SEALE AVENUE, PALO ALTO Offered at $4,788,000
For video tour and more photos, please visit: www.161BryantSt.com
For video tour and more photos, please visit: www.777Seale.com
CHIC CRAFTSMAN WITH MODERN UPDATES
PRISTINE EXCELLENCE IN OLD PALO ALTO
• 5 Bedroom
• Smart home automation
•
5 Bedroom
•
Four spacious levels
• 4 Full bath, 1 Half bath
• Hidden wine cellar
•
5 Full bath, 1 Half bath
•
Private master balcony
• 5,384 Sq. Ft. Home
• Large entertainment room
•
6,044 Sq. Ft. Home
•
Professional home theater
• 9,847 Sq. Ft. Lot
• Outdoor sport court
•
12,000 Sq. Ft. Lot
• Outdoor
koi pond and fire pit
1321 HARKER AVE, PALO ALTO Offered at $7,288,000
123 TENNYSON AVENUE, PALO ALTO Offered at $9,988,000
For video tour and more photos, please visit: www.1321Harker.com
For video tour and more photos, please visit: www.123Tennyson.com D ELEONR EA LT Y.COM
| 11
R E A L E S TAT E I N F LU E N C E
DANGER OF LIVE OFFER PRESENTATIONS By Michael Repka, Esq. In Silicon Valley, the typical approach to taking offers on a
various buyer’s agents, as they await for their turn to present,
home is for the buyer’s agents to present their clients’ offer
will compare notes about where their clients came in, which
in-person to the listing agents and the sellers on offer date.
could hurt in the seller’s counteroffer process. Generally this
The buyers are generally not present for this presentation.
doesn’t happen if the competing agent thinks that their office
The listing agents often advice their sellers to remain stoic
will be completive but it does happen frequently when the
and emotionless during the presentation, which lasts
other agent knows they are going to lose.
between 10-20 minutes. Why are the buyers not present at the presentation? Who benefits from this style of negotiation
During the offer presentation process, the negotiation
– sellers, buyers, or real estate agents?
structure is clearly in favor of the buyers. While the principal (i.e., the seller) and listing agent are present, only the buyer
In Person Presentation: Seller’s Perspective
agent is present from the other party. The buyer’s agent has
Overall, the in-person offer presentation process is already
the opportunity to ask questions and to “read” the sellers’
in favor of the buyers. The real estate community is relatively
reaction, yet the sellers and listing agent may not do the
small and most successful agents know each other. As the
same. Furthermore, the buyer’s agents could try to put
buyer’s agents sit in the listing agent’s reception area,
additional pressure on the sellers through their comments,
awaiting their turn to present their offers, they can size up the
request concession of sellers, or make a response “due upon
competitors. Factors that come into play include the agent’s:
receipt,” yet the sellers could not do the same as the buyers
experience, reputation, office location, and whether that
are not present.
agent represents a lot of builders that are likely to tear down the home. For example, if the other agents who are presenting
Electronic Submission of Offers
offers have a reputation for sloppiness, inexperience, or—
The alternative to the in-person presentation is to have
even worse—questionable ethics, then good agents will
all agents submit their offers electronically. In addition to
submit a lower offer knowing that the listing agent will prefer
removing the need for the sellers to sit in a conference room
to work with them. Further, there is always the fear that the
all afternoon, it also eliminates the inequities mentioned
12 | DE LEO N REALT Y.CO M
R E A L E S TAT E S E L L I N G S T R AT E G Y
above. Further, if buyer’s agents do not know who they
In Person Presentation: The Buyer’s Perspective
are competing against, then their fear of losing the deal/
If you were looking to buy a home in Silicon Valley, it is
commission (and of their clients losing the house) will likely
generally in your best interest to have your buyers’ agent
cause them to submit their clients’ highest offer. Once all of
present the offer in person to the seller. This will give you,
the offers are in, the sellers can review all of the details with
as a buyer, tactical advantage and quite possibly lead to you
their agents and ask any relevant questions. They also have
getting the house for less money.
the option of inviting the top offers into the office at that point if they so choose.
As discussed above, many listing agents are willing to let buyers’ agents present offers directly to their sellers even
Although I believe that the main reason that listing agents
though it generally tilts the playing field in favor of the
allow, and sometimes even encourage, in-person offer
buyers. While at first blush it is hard to understand why listing
presentations is as a favor to the buyer’s agents—a favor
agents are willing to do this, one of the reasons may be that
that is returned when that listing agent is presenting an offer
the listing agent wants to win favor with the buyers’ agent
on one of the buyer’s agent’s listings— some buyer’s agents
for future deals. The hope or expectation is that the buyer’s
argue that they actually do it because their sellers care more
agents will extend the same favor to the listing agent when
about the personal background and motivation of the buyer
the roles are reversed. It’s a “you scratch my back I’ll scratch
than they do about the ultimate sales price. However, this
yours” kind of thing.
same information can be conveyed in a simple letter from the buyers. Incidentally, I have found that information coming
This is one of the problems with having agents that represents
from the buyers in writing tends to be more reliable than
buyers sometime and sellers sometimes— a practice
information stated verbally by agent trying to get a deal.
prohibited DeLeon Realty.
Given that the DeLeon Team sells more Silicon Valley real
Through its School of Law & Graduate School of Business,
estate than any other agent or team in Northern California,
Rutgers University offers a Graduate Certificate in Conflict
we have handled countless offers utilizing both the in-person
Management and Negotiation. When I was in law school I
and electronic submission approaches. Generally, we have
decided to take this program and I found it to be extremely
found that the electronic approach results in the highest
beneficial over the course of my career. The skills and tactics
price for the sellers. However, we are happy to discuss the
I learned though this formal training, as well as Harvard’s
pros and cons of both approaches. We will employ whichever
Program on Negotiation, along with years in practice as both
approach the sellers prefer, provided, of course, that the
an attorney and broker, helped be structure an approach to
motivation for the in-person meeting is not related to a desire
hearing offers that is both fair to all buyers and focused on
to discriminate based on a buyer’s race, age, gender, sexual
the best interest of my clients.
preference, religion, or other inappropriate factors.
D ELEON R EA LT Y.COM
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R E A L E S TAT E B U Y I N G S T R AT E G Y
Patience Went From Being a Virtue to a Necessity When Constructing a Home By Ken DeLeon Patience is a virtue. While this has always been the case in the
with the city for approval. Note that this is the timeline with
construction industry, patience has now gone from a virtue
an experienced architect and builder that have recently built
to a necessity. With the Silicon Valley economy thriving for
many homes. If, alternatively, I had less experienced clients
many years, construction projects are now experiencing the
building their custom dream home for the first time, this
longest wait times for city approval than at any other time
process would assuredly take even longer.
during my nearly twenty years in real estate. On a positive note, we have found a builder who is very good To better serve and advise my clients, I have decided to go
at project management and has a track record of building
through a full construction project myself in an effort to
two-story homes in under nine months. So, we have made up
understand and become an expert on all current aspects
for the planning and permit delays by finding this builder and,
of construction in Silicon Valley. To further this goal, I have
as a result, the entire project will be completed in just over
partnered with a client to build a home in North Palo Alto. In
two years. You know there is too much bureaucracy when the
the past, I used to tell clients to budget eight to nine months
approval process takes nearly fifty percent more time than
to draw up their architectural plans
what is needed for construction.
and obtain city approval to allow construction to begin. That is often
Along with rising planning times,
no longer the case.
there has also been a large spike in construction costs. Whereas I
In this environment where there
used to tell clients to build a home
is a surge of remodeling and
they should budget $300 per sq. ft.,
rebuilding going on throughout
I now tell clients that they should
all of Silicon Valley, this timeline
anticipate total construction costs of
for approval now needs to be
approximately $500 per sq. ft. This
stretched out to more than a year. Unfortunately, even with
increase is due to both higher labor and material costs. As an
full focus on the process, there is not much that can be
example, the price of lumber is up nearly 30% as there is high
done to get approval in less than one year. For example,
demand caused by the fires in California and hurricanes in
the moment that my client and I went under contract on our
Texas and North Carolina, which are driving up demand with
property, we started working on blueprints with our architect.
all of the redevelopment that these natural disasters have
By utilizing our thirty-day escrow period we were able to
necessitated.
submit our architectural plans just one month after closing. However, even though the project was fully compliant with all
While there are still a lot of reasons why one would want
of the setbacks and city guidelines, three out of four adjacent
to build a new home, whether for anticipated profit for a
neighbors opposed our design. After some modifications, the
developer or to create your customized dream home, both
neighbors were satisfied and the project was able to proceed
the time and costs required for this endeavor have gone
along through the rest of the city’s onerous requirements.
up and likely will continue to do so. At DeLeon Realty, we utilize our expertise in construction and knowledge of
As of now, the home has not been fully approved and we
great architects and builders to help our clients optimize
will be fortunate if the planning and permit phase takes less
what is generally a long and arduous, yet, ultimately, a
than fifteen months, with over a year dedicated to working
rewarding process.
14 | D E LEO N RE ALT Y.CO M
R E A L E S T A T E L AW
27500 La Vida Real, Los Altos Hills Silicon Valley’s Ultimate Estate
The long driveway entices you toward the arched beam portico that only hints at the magnificence within. This 5 bedroom residence of 20,982 sq. ft. (per county) has 7 full baths and 5 half baths and rests on more than 8 acres (per county) of resort-like grounds. Globally-inspired architecture, flawless construction by an award-winning builder, the finest selection of materials, finishes, and technology, and exquisite interior and landscape design, create spaces that are both inspiring and comfortable. From its sumptuous master suite, supremely appointed kitchens, and indoor pool under retractable skylights, to its 15-seat theater, 3,000-bottle capacity wine cellar, and comprehensive home automation, this remarkable haven offers every conceivable amenity. A separate office structure is amply outfitted to host executive-level meetings and serve other business needs. As much as an heirloom to be cherished as a place to call home, this prestigious estate is surrounded by verdant views and is just minutes from all the major Silicon Valley tech companies, Sand Hill Road VCs, top-10 ranked California schools, major airports, and central to the best of Bay Area attractions.
For video tour & more photos, please visit:
www.27500LaVida.com Offered at $49,990,000
Listed by Michael Repka of the DeLeon Team 4 |4|DDE|ELEO 15 DE LEO LEO NREA NREA NREA LT LTY.CO Y.CO LT Y.CO MM M D ELEONR EA LT Y.COM | 15
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R E A L E S TAT E S E L L I N G S T R AT E G Y
OPEN HOUSE LIABILITY:
The Risk and Benefits of Open Houses By Audrey Sun Although I have been with DeLeon Realty for over four years, I still remember my time as an independent contractor agent working at a big brokerage. At my old firm there was always a push for open houses. However, much of what I heard was focused on the benefit to the agent and the brokerage rather than to the seller of the property. Some sellers may wonder— Are open houses really necessary, or even advisable, given the risk of injury, damage or theft? Personally, I think the first weekend of open houses is necessary and important, but the pendulum may shift with regard to subsequent open houses. The first open house weekend is typically the busiest, especially with DeLeon listings, because of our intensive marketing efforts, which include multiple local newspaper ads, Google and Facebook ads, Chinese newspaper and radio ads, and aggressive networking. Buyers are always the most excited and engaged when a property first comes on the market because it is fresh and new. Additionally, many potential buyers may be interested in seeing a property, but they do not want to ask their agent to show it to them because they do not want to feel pressured by their agent. Another factor unique to DeLeon Realty is that buyers who are not working with a buyers’ agent can come to us directly. If they do not have an agent, then we will waive 100% of the commission on the buyers’ side. Thus, they may feel most comfortable coming by the property during the open house. It should be noted that at other brokerages, the commission from the buyers’-side goes to the listing agent if there is no cooperating agent helping the buyer, so there are no savings to the seller. Subsequent open houses, on the other hand, may pose more risks than benefits. Seller Liability for Injury DeLeon Realty had one listing where, during one of our open houses, a visitor tripped over a well-marked step and fell. In the process, he spilled a large cup of coffee all over
16 | D E LEO N RE ALT Y.CO M
the seller’s beige carpet. Despite being embarrassed, the visitor got up right away and said he was fine. A few weeks later, the visitor contacted us and said that he was going to sue the sellers unless they, or we, paid him $25,000. Luckily, our seller was represented by Michael Repka, an experienced attorney as well as the listing agent. After Michael explained that he would represent the Seller (free of charge) in any related litigation, the visitor sheepishly went silent. One can only imagine the aggravation that the seller could have faced if they did not have free access to an attorney. In another recent case, a seller represented by a large brokerage that sells a lot of homes in this area, found themselves involved in a lawsuit as a result of a more serious injury that occurred at an open house. Theft In a house that is not completely vacant and staged, theft is one of the biggest potential problems. During open houses, agents are opening up the seller’s home to allow everyone to come in and look through your personal items. There is no vetting process and the agent is often distracted talking to multiple buyers during a busy open house. At DeLeon Realty
R E A L E S TAT E S E L L I N G S T R AT E G Y
we offer the seller the option of us installing free wireless cameras around the house, both inside and out. However, few, if any, other real estate brokerages offer this same option to its clients. Damage As illustrated in the example with the visitor spilling coffee, sometimes accidents happen at open houses. While our client was fortunate that DeLeon Realty had one of its Field Coordinator vans in the area which had carpet cleaning equipment in it, few other agents can respond as quickly. Brokerages and Agents Disclaim Liability As many sellers blindly sign listing agreements provided by listing agents, they do not actually read the agreement carefully. Agents generally dismiss the importance of the agreement and make it seem like it is a standard form that everyone signs. However, the agreement puts no responsibility on the agent and shifts liability from the agent to the seller. For example, there is a provision regarding “shoes off at premises” (see PRDS Exclusive Authorization and Right to Sell para. 6(c)), which states when the shoes off requirement applies, there is a possibility of slip and fall. It further states that if a slip and fall happens, the provision of Paragraph 10 applies: “Seller agrees to defend, indemnify and hold Broker, its agents and employees harmless from and as to any and all injuries, claims, liabilities, judgements, demands, losses, disputes, damages, legal fees and costs arising as a result of… a decision by Seller.” Similarly, the California Association of Realtors’ (“C.A.R.”) form of the Residential Listing Agreement paragraph 10 warns sellers that the “Broker is not responsible for loss of or damage to personal or real property…” even though the agent is the one encouraging open houses while the seller’s belongings are out in the open and strangers are coming into their home. Seemingly, the listing agreement provides no protection to the seller, which is why the seller should always ask their agent to provide an addendum to the listing agreement, in order to balance out some of its unfair provisions. Why Buyers’ Agents like Open Houses As a buyers’ agent, one of the easiest and most effective ways of recruiting buyers is by hosting open houses. When buyers walk in, many successful agents are able to charm or impress them with their charisma and knowledge. Irrespective of whether the visitor is interested in that particular property,
the open house gives the agent a great opportunity to make connections, which could lead to future sales. “Your house is the agent’s best free marketing platform around,” wrote Chrystal Caruthers in a 2015 article on Realtor.com. As a young real estate agent at 25 years old, I was taught that once you’ve gained the potential buyers’ fondness during an open house, you’ve already got a great chance of making money off of whatever home they purchase. I was coached “Just collect that contact info and follow up more than your competitors.” All of this is great for the buyers’ agent, but not necessarily the seller. This also creates a higher chance of conflict of interest - what if the buyer is interested in this particular home that the agent is hosting? Is the agent going to represent both the seller and buyer? If the listing agent is also making money from the buyers’-side of one of the offers, can you really be rest assured that the agent is going to do everything possible to get the competing offers higher? This is one of the very important reasons why DeLeon Realty does not take commission from both sides of any transaction. You can read more about this on our website article: DeLeon Realty’s Most Significant Innovation Yet. Aside from the agent being able to generate more client contacts, ask yourself, what are the benefits to holding an open house? Then ask yourself whether these benefits outweigh the risks. Every situation is different and there is no absolute right answer. If asked to generalize, the DeLeon Team recommends that newly-listed homes be held open the first weekend. After that, one day every two to three weeks strikes a good balance between buyer access and the risks to the sellers. We generally recommend fewer open houses for homes that may have any marginally unsafe conditions, or that still contain the seller’s personal property, and more for homes that are fully staged and in great shape. The marketing of a home requires consideration of many different factors. These range from important questions, such as whether to have open houses, to smaller details, such as whether visitors should be asked to remove their shoes. If a seller does decide to have open houses, the real estate agency should take steps to make sure the visitors are safe and the sellers’ property is protected.
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R E A L E S T A T E L AW
A SNAPSHOT OF SOME REAL ESTATE RELATED PROPOSITIONS ON THE NOVEMBER BALLOT By Michael Repka, Esq. It is easy to tell when an election is coming up—just watch the
replacement property provided that: (1) the taxpayer is 55 years
countless television commercials paid for by special interest
of age or older; (2) they have never taken advantage of this rule
groups. However, every proposition seems to be either the
before; (3) the replacement property is less expensive than the
greatest idea ever or pure evil, depending on which side’s
property sold (there is an exception); and (4) the replacement
ad happens to be on at the moment. Here are some of the
property is in the same county (Prop 60) or in a limited
real estate related proposals that voters will consider in
number of enumerated counties around the state (Prop 90).
November.
Proposition 5—Property Tax Transfer Initiative
Although the list periodically changes, the counties that currently allow Prop 90 transfers are:
Since Prop 13 was approved in June 1978, California property owners have paid property tax at a rate of 1% of the purchase
1) Alameda
price, which can then be increased annually to account for
2)
El Dorado (ending participation as of Nov 7, 2018).
inflation, but not more than 2% per year. Thus, long term
3)
Los Angeles
property owners pay far less in property taxes because
4) Orange
the average increase in property values has significantly
5) Riverside
exceeded 2% per year. Additionally, taxpayers pay fees to
6)
San Bernardino
service voter-approved debt.
7)
San Diego
8)
San Mateo
In an effort to allow people over 55 years of age to downsize
9)
Santa Clara
without losing this tax benefit, voters approved propositions
10)
Tuolumne; and
60 (1986) and 90 (1988). Under these rules, taxpayers can make
11) Ventura
a once in a lifetime election to transfer their property tax to a
18 | DE LEO N REALT Y.CO M
R E A L E S T A T E L AW
The New Proposal—Prop 5
Pros
On November 6th, taxpayers will vote on Proposition 5,
Many more municipalities would likely impose rent control
which would make this property tax transfer permissible to
ordinances, which would keep rental units affordable.
homeowners 55 years of age or older state-wide. Additionally,
Housing prices may drop, which would be good for people
it would allow for the transfer to a more expensive property.
looking to buy their first home.
When the replacement property is more expensive than the original property, the taxpayer would merely pay the same
Cons
tax plus tax on the difference between the values of the
Prop 10 would limit property owner’s use of their property.
two properties at the current rate. Further, it would allow
It would likely discourage investment in rental property, and
taxpayers to utilize this transfer multiple times over the
construction of new rental property, which could exacerbate
course of their lifetime.
the rental housing shortage. Housing prices may drop, which would be bad for homeowners that have much of their
Pros This could encourage people to move, thus making more
wealth in real estate.
homes available, and possibly more affordable due to the
Measure C—Los Altos
increase in supply. The proposal would likely result in more
Measure C was placed on the ballot via a citizen’s petition
real estate transactions and, not surprisingly, it is strongly
initiative. If this measure is approved by a majority of Los
supported by the California Association of Realtors®.
Altos voters, then any changes to the use of land currently designated as “parks,” “other open spaces,” or “public and
Cons
institutional” would require specific voter approval.
There will be an overall reduction in revenue from property taxes, which the Legislative Analyst’s Office estimated could be as much as $1 billion. This would have a negative impact on local governments and schools. The proposal is strongly opposed by the California Association of Counties.
Proposition 10—Allows the Expansion of Rent Control In 1995, California enacted the Costa-Hawkins Rental Housing Act (“Costa-Hawkins”), which imposed limitations on municipal governments’ ability to enact new rent control ordinances. In particular, Costa-Hawkins prohibits municipalities from imposing rent control on single family homes, condos and newly-constructed housing units. Additionally, Costa-Hawkins prohibits restrictions on what a landlord can charge to new renters moving in. Prop 10, which is on the ballot on November 6th, would repeal Costa Hawkins. Although it would not, in and of itself, result in any new rent control ordinances, it would pave the way for local municipalities to enact new rent control ordinances. However, any new rent control laws would have to allow the landlord to make a “fair rate of return.”
D ELEONR EA LT Y.COM
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THE DELEON INSIGHT
THE DIMINISHING ROLE OF BUYERS’ AGENTS By Michael Repka Over the past 20 years, technology has enhanced and
years despite the fact that buyers are doing much of the work
improved many industries. The quality of products and
that used to be done by real estate agents. Undoubtedly,
services has gone up, while, thanks to improvements in
agents will argue that this increase in commission is a result of
efficiency, the cost to consumers has often gone down.
home prices doubling or tripling. While true, the amount of
Unfortunately, real estate is not one of those industries —
effort required to help a buyer find and purchase a home has
even in Silicon Valley, the technology capital of the world.
not doubled or tripled. In fact, the amount of effort necessary has gone down considerably.
There is no doubt that technology has made the home buying process easier. However, the unfortunate truth is
Back in the olden days — the 90’s – when I first got my
that these efficiencies have not resulted in lower prices (i.e.,
real estate license – real estate agents controlled the vast
commissions) for clients. In fact, the average commission
majority of information about homes available for sale.
paid in Silicon Valley has gone up dramatically over the last 20
The Multiple Listing Service published paperback catalogs
20 | D E LEO N RE ALT Y.CO M
November 2018
containing all of the information about homes available only
How Buyers Buy Homes
to real estate agents. If a buyer wanted to know about homes
There’s no doubt that some buyers continue to work with
available for sale, they could either aimlessly drive around
traditional buyers’ agents in traditional ways. Without
the neighborhoods looking for “for sale” signs or engage
question, good buyers’ agents can, and do, provide a great
a buyers’ agent. Generally, buyers’ agents would scout the
deal of information that goes beyond the comps and the
area with the buyers in mind and inform the potential buyer
numbers. This can be very valuable, especially to someone
of homes suitable for their needs. As a practical matter, the
unfamiliar with the area. However, a lot of buyers take
only way for the buyer to get a feel for the home was to visit
alternate approaches to make the transaction more efficient.
in person, which made this “pre-scouting” by the buyers’ agent necessary.
Commission Rebates Many individual agents that work at large brokerages offer
Technology, and the court system, have changed all this. A
to rebate a percentage of the buyers’-side commission to
string of potential, or actual, litigation, coupled with action
their buyers that find homes on their own. Similarly, some
by the Federal Trade Commission, compelled the various
new businesses have made this a component part of their
Multiple Listing Services (MLSs) around the country to make
service offering.
their data available to non-MLS members. Going Through the Listing Agent Nowadays, buyers are able to do much of the scouting on
Some buyers believe that the best way to get a good deal on
their own. Information about homes on the MLS is widely
a home is by going through the listing agent. The thought is
available online through websites such as Zillow, Trulia,
that listing agents will put their thumb on the scale in favor of
Redfin, MLSlistings.com, and Realtor.com. These websites
buyers that they represent because the listing agent will be
do a good job of providing relevant information such as the
making more commission.
square footage of the house and lot, bedroom and bathroom counts, features of the home, and price per square foot, as
The DeLeon Team is well publicized in its stand against this
well as statistical information. Online, buyers can find dozens
blatant conflict of interest. In fact, we are the only major
of pictures, three-dimensional floor plans of the house,
brokerage in the area that simply refuses to take commission
narrated videos, marketing material in various languages,
from both sides of any transaction. As a result, many buyers who
and links to all of the disclosures, provided the particular
are not working with a real estate agent approach us directly
listing agent produces all of this material.
because they know the seller will pay 2.5% less in commission, which will make the buyers’ offer more competitive.
In my experience as the top listing agent in Silicon Valley, I have found that many buyers initially find the home on their
We are proud of this approach because it makes the
own. Once these buyers identify an interesting property, they
transaction much more cost efficient for our sellers, while
reach out to a real estate agent to gain more information or
preserving transparency and fairness for all involved.
to submit an offer. Traditional Brokerages’ Responses to a Changing Industry Over the past 20 years, it has become much less common for
Some agents, and even brokerages, encourage sellers not to
real estate agents to spend the day driving buyers around
put homes on the Multiple Listing Service.
to look at properties. While agents might see a property on broker tour that may be a good fit for their buyer, they
Instead, these agents or brokerages encourage a period
often start with sending the client a link to the listing agent’s
of exclusivity whereby only they will have access to the
website. After the potential buyer looks at all of the pictures,
information about the home being available for sale.
the interactive floor plan, and the narrated video, the buyer
Point blank: this is almost never conducive to getting the
may arrange to see the house in person.
highest sale price. Nevertheless, some sellers agree to this disadvantageous arrangement.
continued on page 22
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THE DELEON INSIGHT
The Diminishing Role of Buyers’ Agents Once an agent or brokerage is able to convince a seller to
advertising, direct mail, newspaper ads (both in the city in
give them this period of exclusivity, they approach buyers and
which the property is located and in surrounding cities that
explain to them that they know about homes that will sell for
may have potential buyers), and extensive networking.
less money because they are not publicly marketed. In many ways, this approach tries to re-create the “good-ol’-days”
Additionally, the quality of the collateral material available
back when Realtors® controlled the information.
to buyers once they have identified the property, but before they have come to visit, has to make the home stand out from
Buyers’ Agents Response to Lower Commissions
the competition. I know firsthand that our narrated videos
As a result of the foregoing, some sellers are offering a lower
and interactive three-dimensional floor-plans, both available
percentage of commission to the buyers’ agent (say, for
on a custom website we set up for each property, regularly
example 2%, which is still $60,000 on a $3 million sale). There
bring in a lot of additional visitors.
are unethical real estate agents out there who will privately say that they will not show their buyers a home, even if it
Whether purchasing or selling a home, clients should
would be a perfect fit for their buyer, unless they are going
thoroughly investigate the services provided by a variety of
to get 2.5% commission. Personally, I feel these bad buyers’
different real estate agents. When a buyer is represented by
agents are in a very small minority. Nevertheless, if a buyer
a very good buyers’ agent, they may find that the advice and
is working with a buyers’ agent, then the buyer needs to
service they receive is far more valuable than the significant
monitor what the agent is showing them and make sure that
commission refund that they forego. On the other hand,
the agent is not excluding any appropriate homes or favoring
the client should ask themselves whether it is really worth
homes listed by themselves or their office.
foregoing a $50,000 or $60,000 commission refund if all the agent is doing is filling in the blanks on a form contract.
More Options for Buyers The role of the buyers’ agent has certainly diminished as a result of a changing market, increased access to information, and enhanced ways for a listing agent to showcase their listings. This does not mean that there is no longer a need for a buyers’ agent. A good buyers’ agent may be very important for people who do not know the area, need help identifying potential improvements to a house, or with detailed disclosure review. However, many buyers do not use buyers’ agents for these purposes. If not, clients may want to consider whether they should utilize a full-service buyers’ agent. Changing Role of Listing Agents Conversely, the role of the listing agent has actually expanded as a result of technology. Many buyers and buyers’ agents set up automated searches to identify properties that are on the market. This automated process may result in buyers not seeing appropriate homes that are located outside of their set parameters. Thus, aggressive marketing is even more important now than ever before. These techniques include television commercials, radio commercials, paid online
22 | DE LEO N REALT Y.CO M
R E A L E S TAT E TA X
417 Seneca Street, Palo Alto Industrial Chic in Crescent Park
Stunning ultra-modern design along with thoughtful details, touches of global influence, and plenty of tech make this 6 bedroom, 4.5 bath home of 5,726 sq. ft. (per seller) on a lot of 10,549 sq. ft. (per county) a pleasure to experience and a comfortable retreat. Newly completed in prestigious Crescent Park and abundant in unique yet fun and functional features that delight at every turn, this property offers design by renowned architect Robert Swain, exceptional amenities, smart and flexible spaces including a detached guesthouse, incredible entertainment potential, whole house automation, while being near the best that Palo Alto Offers. Located in a peaceful setting, residents are a stroll away from vibrant University Avenue and moments to Stanford Shopping Center, and commuting along US 101 while children attend topten ranked schools including Addison Elementary (#10 Elementary School in California), Jordan Middle (#4 Middle School in California), and Palo Alto High (#5 High School in California) (buyer to verify eligibility).
For video tour & more photos, please visit:
www.417Seneca.com Offered at $7,888,000
4 | DE LEO NREA LT Y.CO M Listed by Michael Repka of the DeLeon Team
D ELEON R EA LT Y.COM
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R E A L E S TAT E M A R K E T I N G
COPYWRITING 101: HOW TO WRITE EFFECTIVE AD COPY By Michelle Lee Beautiful bedrooms, sun-lit spaces, gleaming floors, sparkling
towards hard, tangible facts. Instead of saying “professional-
appliances, and glamorous finishes fill this stunning home
grade appliances,” call out brand names like Sub-Zero and
that you’re sure to love… How many times have you read
Viking. Identify Brazilian cherry or Lyptus hardwood floors
those phrases before? And what are they really telling you?
to add meaningful, juicy details to your writing. Dig deep into the remodel history to be able to call out specific dates
I’ll admit that I’ve written and published those before, but
and architects instead of saying “recently-remodeled” or
when it really comes down to it, those words are merely
“newly-built.”
empty fluff and zero-calorie descriptors. In the real estate industry where you only have 1,000 characters to convert a
Sometimes this requires looking beyond the home itself and
reader into a home buyer, you’re simply going to have to do
more to its location or its unobservable features, whether
better than that.
there’s a hidden gem of a park tucked right around the corner or it’s in close proximity to schools and downtown city
There’s no reason to overcomplicate the matter – a home is
centers. Give more attention to details that aren’t obvious
a product and the marketing process should be the same.
to the eye or cannot be captured in pictures and flag their
The biggest distinction is that they’re multimillion-dollar life-
benefits to potential buyers, such as radiant floor heating or
changing purchases and sales, which makes marketing them
integrated smart home technology.
all the more crucial. Here are some top tips that help me write seductive and persuasive ad copy: 1. Identify and highlight what makes the home special.
2. Choose your words wisely. There’s a fine line between over-describing and under-
What makes this one home stand out from the rest on the
describing details to entice but not humiliate your readers.
market? Make a top-five list of specific details and use
This is not the place to prove your advanced vocabulary
those to build out the rest of your copy. Wean away from
knowledge or list out every specific material and brand name
subjective adjectives like gorgeous and desirable, and
you can find in the house, because readers won’t understand
24 | DE LEO N REA LT Y.CO M
R E A L E S TAT E M A R K E T I N G
it all and will be discouraged to continue reading. On the
golf and country clubs to appeal to executives and booming
contrary, you also don’t want to avoid calling out any details
startup founders.
and leave empty filler words like great and lovely to describe everything because details are still important. Strike a
6. Paint a picture.
balance by highlighting the key standout features and
It’s important to write ad copy with passion and enthusiasm,
generalizing the rest.
because it will shine through to the reader. In order to be compelling to your target audience, you’ll want to illustrate
3. Keep it short.
just how nice living at this specific home would be. A
It’s always easier to write more than less, and there’s no use in
monotonous run-down list of details just is not enough.
trying to restrict yourself the first time around because you’ll
Speak to your customers as if it’s your own home that you’re
just end up with weird, choppy phrases that don’t make
proud of and let them imagine themselves living there. Is
sense. Write as much as your heart desires, but remember
the front porch or that cozy window seat off the kitchen just
that there’s power in numbers, not words. People generally
perfect for sipping your morning coffee on easy Sunday
have short attention spans and will likely just be skimming
mornings? Would your kids love having that upstairs attic
through when reading your copy. Don’t confuse them and
space for playtime? Or would that downstairs flex room work
don’t waste their time. People don’t want to immediately
wonders as a home office for you or your clients? Go beyond
launch into a room-by-room breakdown the first time around;
the observable details and create a world of possibilities.
you can save that for a longer bulleted section in a brochure,
After all, most residential real estate purchases are about a
flyer, or on a website. But in a newspaper or online ad, you’ll
lifestyle, not just a house.
simply want to present the main compelling points in a short and sweet manner, generally around 100 words or less.
While we are well-known for our fancy 12- and 32-page home brochures, full-page ads, and narrated videos, the words
4. Edit.
that we use across all of our marketing helps people build
The key to all good writing is editing until it barely resembles
an emotional connection to the home. That is why we strive
the original version. There is always room for more editing
to make every word we write meaningful, intentional, and
than you think. Declutter your copy, delete the extra
persuasive.
adjectives, and replace any potentially-confusing phrases with clear and concise statements to ensure that you’re actually conveying the correct message. Consult a friend, colleague, or a total outsider and get their honest opinion and to ensure ease of readability. 5. Appeal to your audience. Quite frankly, your readers aren’t going to care just how great you think something is. They will only value what it will do for them. What problem is buying this home going to solve for them? How will it better their life? Put yourself in the mind of your potential buyer, gear your message accordingly, and make them feel that buying this home will fulfill a need. If your listing is an average-priced, medium-sized home in Palo Alto, you may want to focus on the excellent public-school system, centrality to parks, and other amenities for young, growing families. If it’s a more lavish estate in Los Altos Hills or Atherton, you may want to instead focus on how close it is to top Silicon Valley headquarters, VC firms, and elite
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COMMUNITY
PALO ALTO SPOTLIGHT: RINCONADA AND MITCHELL PARKS By Michelle Lee As a long-term resident, it sometimes feels like there’s not
Right outside of the community center lies the 21.4-acre
much to do in this quiet small town where the bars close at
park, featuring multiple sports courts, a fenced dog run,
10:00 pm and the streets are empty by 9:00 pm – how many
children’s play area, quarter-mile jogging and walking paths,
can relate? However with recent remodels, expansions, and
and picnic areas. Originally designed by Robert Royston and
initiatives, it’s clear that the City is facilitating and promoting
named after J. Pearce Mitchell, a Stanford professor, two-
social gatherings and community events. With two main
term mayor, and 31-year Palo Alto City Councilman, this
hubs on either side of the city, Palo Alto residents have
park still garners national and international recognition for
extensive opportunities to get involved, indulge in personal
its inclusive and family-friendly appeal. Residents of all ages
development, and enjoy recreational activities.
can stroll through and spend a day in nature here. In 1969, El Palo Nuevo was planted in the park as a companion tree to
Servicing the south side of Palo Alto, Mitchell Park Center
the iconic El Palo Alto tree downtown. The Magical Bridge
was completely rebuilt in 2014 to add environmentally-
Playground, recognized as the nation’s most innovative
friendly features and a 15,000-square-foot community
playground, provides an all-inclusive space for children and
complex with multiple rooms to socialize in or rent out for
adults of all physical and cognitive levels to enjoy.
events. The joint library space features lively, public art installations and ample space to lounge around and get
Adjacent to this bustling and popular establishment, the
lost in a good read. Casual and cozy Ada’s Café and a free,
Palo Alto Little League Clubhouse, Wilbur Playground,
drop-in teen-center complete the complex, with a safe and
Fairmeadow and Herbert Hoover Elementary, JLS Middle,
supportive environment for children to play video games,
Challenger School, and Charleston Shopping Center all
board games, basketball, and more with their peers.
conveniently await within a half-mile radius.
26 | D E LEO N RE ALT Y.CO M
COMMUNITY
A mere three miles away on the opposite side of town, at the
Mediterranean architecture built by famous architect Birge Clark.
intersection of the highly-desirable neighborhoods of Green
TheatreWorks, Palo Alto Players, and Palo Alto Children’s Theatre
Gables, Community Center, Professorville, and Old Palo Alto,
surround the center, providing entertainment and performing art
Rinconada Park awaits. This 19-acre multipurpose park lined
shows. Children can take acting classes here, including camps,
with live oaks and majestic redwoods offers a wide range of
production experiences, and outreach programs which are
facilities including swimming pools, playgrounds, tennis courts,
integrated into the PAUSD K-12 curriculum. Hands-on science
picnic areas, and jogging paths. Directly across the street rests
educational experiences are also offered at Junior Museum
Rinconada Library, formerly known as the Main Library prior to its
& Zoo, which is currently under construction and temporarily
$18 million renovation in 2015, complete with a dedicated teen
relocated to Cubberly Community Center, but will return to
space, study rooms, community rooms and gardens, and high-
its original location with more diverse exhibits in 2020. Walter
tech conference rooms.
Hays Elementary School completes this corner, while Addison Elementary also rests only a couple of blocks away.
Sharing the same lot, the Palo Alto Art Center provides an allages, all-levels recreational space for residents of Palo Alto and
Palo Alto is not only one of the top Silicon Valley cities with
surrounding cities to indulge and learn a new craft. Classes
world-renowned company headquarters, but also a city devoted
are offered on a variety of topics, including ceramics, painting,
to providing its residents the best living experience possible.
drawing, jewelry, printmaking, and more. Family workshops, pre-
With millions of funding poured into improving and renovating
school through high-school level classes, and a teen leadership
city centers to provide better facilities and meet modern needs,
program are also offered for young children and new families.
people of all ages have something to enjoy as a pastime in this great city. Palo Alto is no longer just a city that’s great to raise
On the north side of the park, Lucie Stern Community Center
kids in; it’s a beautiful place to live a full life.
provides a central hub for residents to come together, socialize, and host events in a beautiful garden setting with Spanish-
D ELEON R EA LT Y.COM
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R E A L E S TAT E S E L L I N G S T R AT E G Y S OL D
370 Mountain Home Court, Woodside
A Bucolic Masterpiece Perfectly Located
This splendid estate of nearly 3.93 acres (per county) sits on the most coveted street in Woodside and is walking distance to downtown Woodside. The home is every entertainer’s dream, and includes a recreation room, gym, and guesthouse, for a total living area of 10,969 sq. ft. (per drawings). Amenities include a pool, tennis court, exquisite landscape with lush grounds, pergola, and walkways that meander along the creek through wisteria-entwined arbors. Mere moments to Huddart Park, The Horse Park at Woodside, Highway 280, and extensive network of trails for equestrians, hikers, and bikers. Children may attend excellent schools, such as Woodside Elementary (K-8) (#12 Elementary School in California) (buyer to verify eligibility).
For video tour & more photos, please visit:
www.370MountainHome.com Offered at $17,988,000
4 | D E LEO N REA LT Y.CO M Listed by Michael Repka of the DeLeon Team 28 | DE LEO N REALT Y.CO M
6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y. c o m | D R E # 0 � 0 3 2 2 4
R E A L E S TAT E D E S I G N
EXCLUSIVE ARRANGEMENT WITH DA LUSSO DESIGNS By Michael Repka
The July issue of the DeLeon Insight newsletter includes an
gives the DeLeon Team unfettered access to all of Da Lusso
article discussing the challenges that limitations on staging
Design’s inventory.
inventories can pose for real estate agents during the busy time of the year. This article will address some further enhancements
For years, Da Lusso Designs has been one of the areas
to our design services.
preeminent stagers. Although certainly more expensive than many other choices on the market, the DeLeon Team, as well
Given the market-leading size of the DeLeon Team, we are
as some other top real estate agents, have utilized Da Lusso
fortunate that the area’s top stagers are willing to reserve
because of their fashion-forward inventory and style.
inventory specifically for our upcoming listings. Nevertheless, towards the end of the busy Spring and Fall seasons, even we
It is important to note that the DeLeon Team will continue
have encountered challenges. It is for that reason that we took
to work with other independent stagers as well. One of the
the unprecedented step of ordering a warehouse worth of
benefits of having experienced interior designers on staff is
brand-new furniture, original artwork, silk and wool rugs, and
that they can choose which stager’s inventory and style best
designer accessories for our clients’ exclusive use. We also
suits any particular home. For that reason, the DeLeon Team
ordered a large number of outdoor living room and dining
will not limit its staging options to Da Lusso, but we will gain
room sets, as well as home theater chairs, to address a shortage
a tremendous benefit from having exclusive use of Da Lusso’s
in those areas by most stagers.
services. Da Lusso, on the other hand, will no longer work with any other real estate agents or teams.
While this significant step certainly helped alleviate the problem, I am thrilled to announce an even more dramatic
Since we opened a mere seven years ago, the DeLeon Team
move. We are now proud to announce that DeLeon Realty
has constantly looked for ways to improve the service we
and Silicon Valley’s best staging company, Da Lusso Designs,
provide. We are all very excited that this exclusive partnership
have entered into an exclusive arrangement in which Da Lusso
will prove very beneficial for our clients.
Designs will now stage exclusively for DeLeon Realty. This
D ELEON R EA LT Y.COM
| 29
R E A L E S TAT E M A R K E T I N G
EXQUISITE MEDITERRANEAN IN DESIRABLE SARATOGA FOOTHILLS
CONTEMPORARY, FAMILY-FRIENDLY STYLE IN MENLO PARK
• 5 Bedroom
• Custom-built
• 3 Bedroom
• Located in Sharon Heights
• 4.5 Full bath
• Spacious gathering spaces
• 2 Full and 1 half bath
• Hardwood floors
• 5,308 Sq. Ft. Home
• Large chef ’s kitchen
• 1,480 Sq. Ft. Home
• Downstairs bonus room
• 17,011 Sq. Ft. Lot
• Prestigious location
• Bright and open spaces
• Private outdoor patio
18000 RODEO CREEK HOLLOW, SARATOGA Offered at $4,488,000
2389 SHARON ROAD, MENLO PARK Offered at $1,488,000
For video tour and more photos, please visit: www.18000RodeoCreekHollow.com
For video tour and more photos, please visit: www.2389Sharon.com
MODERN UPDATES IN A PEACEFUL SETTING
ENDLESS POSSIBILITIES IN PRESTIGIOUS PALO ALTO
• 4 Bedroom
• Prestigious Location
• 2 Bedroom
• Downtown Palo Alto
• 2.5 Full bath
• Flexible layout
• 1 Full bath
• Expand or rebuild opportunity
• 2,326 Sq. Ft. Home
• Updated kitchen
• 897 Sq. Ft. Home
• Charming backyard
• 9,759 Sq. Ft. Lot
• Solar-heated pool & hot tub
• 4,361 Sq. Ft. Lot
• Excellent schools
4020 MANZANA LANE, PALO ALTO Offered at $2,488,000
128 MIDDLEFIELD ROAD, PALO ALTO Offered at $1,988,000
For video tour and more photos, please visit: www.4020Manzana.com
For video tour and more photos, please visit: www.128MiddlefieldRoad.com
30 | D E LEO N REA LT Y.CO M
R E A L E S T A T E L AW
WAR STORIES— OVERLY AGGRESSIVE LIEN-HOLDER By Michael Repka, Esq. I recently had a listing in Palo Alto, which illustrated the importance of having free legal representation as part of the listing. The facts of this war story are interesting to say the least. The home was owned by a lovely couple for nearly 50 years. They raised their children in this home, all of whom went onto great success and retained fond memories of their years in Palo Alto. The couple enjoyed many years of happiness until they both recently passed away. After the second of their parents passed away, the children decided to sell the home. They interviewed several agents and selected us to prepare the property and represent them in the sale. As part of our due diligence, we uncovered a lien dating back to 1986. The children said that they remembered
Anticipating that the bail bonds company was lying or
their parents pledging their house as security for a bail bond
willfully sticking their heads in the sand, we prepared a
related to a family friend’s arrest for murder. However, they
demand letter, along with a nine-page civil complaint (i.e.
were certain that this money was not still outstanding.
lawsuit), and we were prepared to file it in Santa Clara Superior Court.
The title company contacted the bail bonds company, who said that they have no record dating back that far. However,
As a courtesy, we sent a copy of the demand letter,
they asserted that the $100,000 must still be outstanding
complaint, and all of the exhibits to the bail bonds company
since the family has no record of it being paid, and the lien
and notified them that we were filing the complaint the next
was never released. Further, they insisted that an additional
morning. To their credit, they contacted us within three
$300,000 worth of interest had accrued over the last 32 years.
hours and agreed to complete the release of the lien at no cost to our sellers. This was a result that the title company
The family felt this claim was outrageous but didn’t know
was unable to obtain without our legal assistance.
what they could do since they had no records. Given that DeLeon Realty provides free legal representation when
In the end, the bail bonds company did do the right thing.
things like this arise as part of our listings, we reassured the
However, I can only imagine how many sellers would have
sellers that we would help them with this matter.
been stuck paying money to get a bogus lien like this released, or paying an attorney to fight on their behalf, if
Colette Thomason, an in-house real estate attorney
they did not have free access to legal counsel.
employed by DeLeon Realty, and I, researched the facts and determined that the family friend had been tried and
DeLeon Realty is the only major brokerage in Silicon Valley
acquitted; the bail bonds company had taken no action
that provides free legal representation to our sellers as part
over the 32 years to collect any money on this lien; and they
of every listing. When things like this happen, I am truly
had no records to support its legitimacy.
proud to be part of such an organization.
D ELEON R EA LT Y.COM
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R E A L E S TAT E M A R K E T P U L S E
ATHERTON Atherton Median Sales Price & Price/Sq. Ft. Ratio $12,000,000
Atherton Inventory # of New Listings $2,000
$10,000,000
$1,500
$8,000,000
$1,000
$6,000,000 $4,000,000
$500
$2,000,000
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b1 M 8 ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
Sale Price, Median
16 14 12 10 8 6 4 2 0
Price/SqFt Ratio
LOS ALTOS Los Altos Median Sales Price & Price/Sq. Ft. Ratio 50
$1,600
40
$1,500
30
$1,400
20
$1,300
10
$1,200
0
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$1,700
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$4,000,000 $3,500,000 $3,000,000 $2,500,000 $2,000,000 $1,500,000 $1,000,000 $500,000 $0
Los Altos Inventory # of New Listings
Sale Price, Median
Price/SqFt Ratio
LOS ALTOS HILLS Los Altos Hills Median Sales Price & Price/Sq. Ft. Ratio $2,000
$5,000,000
$1,500
$4,000,000 $3,000,000
$1,000
$2,000,000
$500
$1,000,000
$0
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 A 8 ug -1 8 Se p18
$0
Sale Price, Median
Price/SqFt Ratio
32 | DE LEO N REA LT Y.CO M
16 14 12 10 8 6 4 2 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$6,000,000
Los Altos Hills Inventory # of New Listings
R E A L E S TAT E M A R K E T P U L S E
MENLO PARK Menlo Park Median Sales Price & Price/Sq. Ft. Ratio $3,500,000
Menlo Park Inventory # of New Listings $2,000
$3,000,000
$1,500
$2,500,000 $2,000,000
$1,000
$1,500,000 $1,000,000
$500
$500,000
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
Sale Price, Median
70 60 50 40 30 20 10 0
Price/SqFt Ratio
MOUNTAIN VIEW Mountain View Median Sales Price & Price/Sq. Ft. Ratio $3,000,000
Mountain View Inventory # of New Listings $2,000
$2,500,000
$1,500
$2,000,000 $1,500,000
$1,000
$1,000,000
$500
$500,000
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b1 M 8 ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
Sale Price, Median
40 35 30 25 20 15 10 5 0
Price/SqFt Ratio
PALO ALTO Palo Alto Median Sales Price & Price/Sq. Ft. Ratio
Palo Alto Inventory # of New Listings
$5,000,000
$2,500
60
$4,000,000
$2,000
50
$3,000,000
$1,500
$2,000,000
$1,000
$1,000,000
$500
Sale Price, Median
30 20 10 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
40
Price/SqFt Ratio
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R E A L E S TAT E M A R K E T P U L S E
PORTOLA VALLEY Portola Valley Median Sales Price & Price/Sq. Ft. Ratio
Portola Valley Inventory # of New Listings
$5,000,000
$1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0
$4,000,000 $3,000,000 $2,000,000 $1,000,000
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 Sale Price, Median
15 10 5 0
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
20
Price/SqFt Ratio
REDWOOD CITY Redwood City Median Sales Price & Price/Sq. Ft. Ratio
Redwood City Inventory # of New Listings
$2,500,000
$1,200
100
$2,000,000
$1,000
80
$800
60
$600
$1,000,000
$400
$500,000
$200 $0
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$0
Sale Price, Median
Price/SqFt Ratio
34 | DE LEO N REALT Y.CO M
40 20 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$1,500,000
R E A L E S TAT E M A R K E T P U L S E
SUNNYVALE Sunnyvale Median Sales Price & Price/Sq. Ft. Ratio $2,100,000
Sunnyvale Inventory # of New Listings $1,400 $1,350
$2,000,000
$1,300
$1,900,000 $1,800,000
60
$1,200
40
$1,100
20 0 Ju l-1 8 A ug -1 8 Se p18
O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18
$1,050
O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$1,600,000
80
$1,250 $1,150
$1,700,000
100
Sale Price, Median
Price/SqFt Ratio
WOODSIDE Woodside Median Sales Price & Price/Sq. Ft. Ratio $1,400 $1,200 $1,000 $800 $600 $400 $200 $0
$5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 O ct -1 N 7 ov -1 D 7 ec -1 7 Ja n1 Fe 8 b1 M 8 ar -1 A 8 pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 Se 8 p18
$0
Sale Price, Median
16 14 12 10 8 6 4 2 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18
$6,000,000
Woodside Inventory # of New Listings
Price/SqFt Ratio
D ELEON R EA LT Y.COM
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COMMUNITY
ATHERTON
LOS ALTOS
The Art of Henna
16th Holiday Stroll
Are you interested in getting a henna tattoo? Register for this
Join the Los Altos Village Association for the annual holiday
special event where a local henna artist will provide beautiful
stroll through downtown. Discover unique gifts, enjoy
designs for participants. Open to teens, tweens, and adults.
sparkling lights, strolling carolers, shopping specials, and fun
Please contact the library directly to reserve your time slot.
at shops along Main Street. End or begin your festive evening
TIME: 4:00PM – 6:00PM WHERE: Atherton Library, 2 Dinkelspiel Station Lane,
with dinner at one of the many fine restaurants.
Monday, November 5, 2018
Atherton, CA
LOS ALTOS HILLS A Journey Into Meditation: Manifesting the Life You Desire Monday, November 5, 2018
In this introductory course, participants will earn the benefits of meditation and experience guided meditation practices. Classes will cover supporting science and practical applications, including how to reduce stress, improve relationships, and increase happiness.
TIME: 10:00AM – 11:00AM WHERE: Town Hall, 26379 W Fremont Road, Los Altos Hills
Friday, November 9, 2018
TIME: 5:00PM – 9:00PM WHERE: Main and State Streets, Los Altos, CA
2018 Downtown Los Altos Holiday Tree Lighting Friday, November 30, 2018
Come join the Los Altos Village Association in the annual Holiday Tree Lighting ceremony! Santa will arrive around 6:30PM and will be available to visit with children. Refreshments and holiday music will be provided by local businesses and community groups.
TIME: 6:00PM – 8:00PM WHERE: Veterans Community Plaza, Main and State Streets, Los Altos, CA
MENLO PARK
Hike in the Hills
Dia de los Muertos Festival
Hosted by the Parks and Recreation Committee, this free 2.5-
This free, all-ages, family-friendly event is in honor of the
mile, 400-feet elevation hike will take you on a fun and lightly
annual Dia de los Muertos event. Join for a festive evening
challenging trail loop around the scenic Westwind Community
filled with music, crafts, food, and artist displays.
Barn.
TIME: 6:00PM – 8:00PM WHERE: Menlo Park Senior Center, 110 Terminal Ave,
Saturday, November 17, 2018
TIME: 10:00AM WHERE: Westwind Community Barn, 27210 Altamont Road,
Friday, November 2, 2018
Menlo Park, CA
Los Altos Hills, CA
The Nutcracker
Thursday, November 15, 2018 See the talented and elegant dancers of Western Ballet weave the tale of a young girl who dreams that her Nutcracker doll becomes a valiant prince who takes her on a royal visit to the Land of the Sweets. This show is a mini dress rehearsal preview of the full stage production, free to attend, and seating will be on the floor after hours in the library’s main hall.
TIME: 7:00PM – 7:30PM WHERE: Menlo Park Library, 800 Alma Street, Menlo Park, CA
36 | D E LEO N REA LT Y.CO M
COMMUNITY
MOUNTAIN VIEW
Thanksgiving Family Dinner Friday, November 16, 2018
Menlo Children’s Center will prepare and serve a full homecooked Thanksgiving dinner for all of the wonderful MCC families! Come eat, mingle, and enjoy!
TIME: 5:00PM – 6:30PM WHERE: Menlo Children’s Center, 801 Laurel Street,
Water-Wise Landscape Class Wednesday, November 14, 2018
Come by to learn about garden design, plant selection, installation, maintenance, and irrigation. This session will focus on irrigation maintenance and leak detection and is
Menlo Park, CA
free to attend.
Holiday Tree Lighting
TIME: 6:00PM – 8:30PM WHERE: Mountain View Library, 585 Franklin Street,
Friday, November 30, 2018
Mountain View, CA
This holiday favorite event brings together the Menlo Park community to ring in the holiday season with live entertainment, free hot cocoa, and the lighting of the iconic holiday tree. Santa might even make a special appearance!
TIME: 5:30PM – 7:00PM WHERE: Fremont Park, Santa Cruz Avenue at University Park, Menlo Park, CA
CSFRA 2018 Workshop: Renters’ Rights Thursday, November 15, 2018 The Community Stabilization and Fair Rent Act Program hosts workshops to increase community awareness and understanding of rental protections in Mountain View. This session will focus on tenants’ rights and translation services are available.
REDWOOD CITY Kiwanis Farmers Market
All Saturdays from April through November Come by to support the oldest and largest farmers’ market on the Peninsula, conceived in 1979! Products include seasonal fruits and vegetables, flowers, eggs, berries, jewelry, arts and crafts, and more. Live music is sponsored by the Redwood City Cultural Commission.
TIME: 8:00AM – 12:00PM WHERE: 500 Block of Arguello, Redwood City, CA
Paws for Tales
Saturday, November 3, 2018
TIME: 6:30PM WHERE: City Hall Plaza Conference Room, 500 Castro Street, Mountain View, CA
Holiday Bazaar
Saturday, November 17, 2018 Get a spirited head start on holiday shopping at the annual Holiday Bazaar. This event is a handmade craft fair showcasing 50 vendors selling a variety of items from jewelry, knitting, wood carving, and more. Join this all-ages event for a day full of local entertainment, shopping, food trucks, and free raffles.
TIME: 9:30AM – 3:00PM WHERE: Mountain View Senior Center, 266 Escuela Avenue, Mountain View, CA
Children can improve their reading skills and make a new friend by reading aloud to a therapy dog! Pet Assisted Therapy teams and their handlers will be present from the Peninsula Humane Society and the SPCA’s Paws for Tales program.
TIME: 11:00AM – 11:30AM WHERE: Redwood Shores Library, 399 Marine Parkway, Redwood City, CA
28th Annual Nutcracker Saturday, November 24, 2018
See this holiday classic brought to life! Pacific Ballet Academy is proud to celebrate its annual Nutcracker show which has been widely praised for its excellent choreography and dancers. This performance is 2 hours long with one 15-minute intermission and is appropriate for all ages.
TIME: 1:00PM and 6:00PM WHERE: Mountain View Center for the Performing Arts, 500 Castro Street, Mountain View, CA D ELEONR EA LT Y.COM
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COMMUNITY
PALO ALTO
STANFORD
Beauty of Autumn Garden in Arrangements
18th Annual Race Against PH
Friday, November 2, 2018
Sunday, November 4, 2018
This 5K event raises funds and awareness for the fight against
Let Gamble’s autumn garden inspire you to create a colorful
pulmonary hypertension (PH), which is a debilitating blood
seasonal arrangement in a rustic urn. Instructor Katherine Glazier
vessel disease that affects the heart and lungs of children and
will show you how to artfully combine seasonal foliage, flowers
adults. There are many unknown cases and currently no cure.
and other accents, such as grasses and pods, into your designs.
TIME: 9:30AM – 12:30PM WHERE: Gamble Garden, 1431 Waverley Street, Palo Alto, CA
CASP Collaborative Comic Book Project
TIME: 9:00AM – 12:00PM WHERE: Stanford PAC-12 Plaza, 151 Sam McDonald Mall, Stanford, CA
Do Ho Suh: The Spaces in Between
Come by for a short presentation on the 2017 Veterans
All Mondays and Wednesdays through Sundays from May through February
Collaborative Comic Book Project, followed by a hands-on
In this free exhibition, artist Do Ho Suh uses a chandelier,
comic book workshop where participants will create a comic
wallpaper, and a decorative screen to focus attention on issues
page based on the theme: “What books mean to me.” This
of migration and transnational identity.
Saturday, November 3, 2018
event is free and open to the public.
TIME: 2:00PM – 5:00PM WHERE: Cubberly Community Center ArtLab (Room U-7), 4000 Middlefield Road, Palo Alto, CA
The Transformative Technology Conference & Expo 2018 Friday & Saturday, November 9 & 10, 2018
This is the only conference focused on tech for mental health, emotional wellbeing, and human flourishing, resting at the interaction of neuroscience, psychology, technology, and entrepreneurship. The 4th annual, two-day conference offers a combination of keynotes and panels alongside hands-on demos of cutting-edge technology. Tickets available for purchase online.
TIME: 9:00AM – 10:00PM WHERE: 4249 El Camino Real, Palo Alto, CA
TIME: 11:00AM – 5:00PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum Way, Stanford, CA
Painting Nature in the American Gilded Age
All Mondays and Wednesdays through Sundays from August 2018 through August 2019 Drawing from the Cantor’s permanent collection, this exhibition considers how nature was depicted by American artists from the 1880s to 1910, an era of unprecedented industrialization and urban development.
TIME: 11:00AM – 5:00PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum Way, Stanford, CA
Contact Warhol: Photography Without End
All Mondays and Wednesdays through Sundays from September through January This exhibition showcases photographs by Andy Warhol that have never been displayed publicly before, including over 130,000 photographic exposures and 3,600 contact sheets and corresponding negatives that represent the complete range of Warhol’s black-and-white photographic practice.
TIME: 11:00AM – 5:00PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum Way, Stanford, CA
38 | D E LEO N REA LT Y.CO M
COMMUNITY
PORTOLA VALLEY Community Hike
Saturday, November 3, 2018
Sunnyvale Downtown Rides for Toys Saturday, November 24, 2018
Donate a new, unwrapped toy to receive a fun ride on a Sunnyvale fire engine! Suggested retail value of toys is $25 or
Please join the Portola Valley Trails and Path Committee for
greater, specifically for kids aged 7-11 years old. Parents can also
this annual all-ages and dog-friendly hike! A light snack will be
use this opportunity to talk fire safety with DPS personnel and
provided afterwards.
receive informational brochures.
TIME: 9:00AM – 11:00AM WHERE: Triangle Park, Alpine and Portola Road, Portola Valley, CA
TIME: 10:00AM – 1:30PM WHERE: Macy’s Parking Lot, 200 W Washington Ave, Sunnyvale, CA
Holiday Tree Lighting Celebration
SUNNYVALE
Saturday, December 1, 2018
Come ring in the holiday season with entertainment, holiday
Compost Workshop
cheer, and a photo with Santa Claus! It’s fun for the whole family
Learn the basics of sustainable backyard and worm composting
TIME: 5:00PM – 7:30PM WHERE: Historic Murphy Avenue in Downtown Sunnyvale, CA
Saturday, November 3, 2018
taught by certified master composters through the University
and a great opportunity to socialize with friends and neighbors
of California Cooperative Extension Composting Education Program (CEP), partnered with cities and Santa Clara County.
WOODSIDE
Compost bins are available for purchase after the workshop.
TIME: 10:00AM – 12:00PM WHERE: Murphy Park Building, 250 N Sunnyvale Ave, Sunnyvale, CA
Salsa Dancing Class Monday, November 5, 2018
Learn to dance Sasha and Bachata, including partnering skills, basic turn patterns, and combinations. Beginners welcome, open to adults 18+. $2 for residents and $3 for non-residents, cash only.
TIME: 7:00PM – 8:30PM WHERE: Columbia Middle School Multipurpose Room, Room 739, 739 Morse Ave, Sunnyvale, CA
Free Yoga Drop-In Class
Autumn Clean Up Day Saturday, November 3, 2018
Bring outdated and unused prescription medications, house and lawn furniture, appliances, construction and demolition debris, plastic toys, scrap metal, wood waste, tree trimmings, and more for disposal at the clean-up day for Woodside residents only. A full list of acceptable and unacceptable items can be found online.
TIME: 8:00AM – 11:00AM WHERE: Woodside Elementary School, 3195 Woodside Road, Woodside, CA
Mindfulness Hike with Friends Monday, November 19, 2018
Co-hosted by the Sierra Club and Friends of Huddart &
Tuesday, November 20, 2018
Wunderlich Parks, this 4-mile 700-feet elevation hike will help
Work on balance, strength, flexibility, and relaxation while
you develop a sense of care for yourself and the planet through
building self-awareness through yoga. Bring an exercise mat or
the practice of mindfulness meditation in nature. Open to
towel.
beginner and experienced meditators alike, some instruction
TIME: 6:00PM – 6:50PM WHERE: Columbia Neighborhood Center, 785 Morse Avenue,
and guidance will be given.
Sunnyvale, CA
TIME: 7:00AM – 11:00AM WHERE: Wunderlich County Park, 4040 Woodside Road, Woodside, CA
D ELEON R EA LT Y.COM
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PRSRT STD ECRWSS U.S. POSTAGE PAID SAN JOSE, CA PERMIT #2196
DeLeon Realty 1717 Embarcadero Road Palo Alto, CA 94303
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RESIDENTIAL CUSTOMER
THE 3% MODEL DeLeon Realty avoids conflicts of interest by never taking commission from both sides of a transaction. If a DeLeon Buying Agent represents the buyer of your home, or if the buyer finds it on his/her own and are unrepresented, the standard 2.5% commission that would typically go to the buyers’ agent will be waived. This ethical approach does more than just save sellers 2.5%. It ensures that both the listing agent and his/her Brokerage remain free from the temptation to favor one offer over another. Thus our only goal is your best interest. When Michael Repka, the DeLeon's Team's listing agent, receives an offer from a DeLeon buyer agent, Deleon Realty waives all of the buyer's side commission if the offer is accepted.
DeLeon Realty sellers saved 2.5% commission about 25.8% of the time in 2017.
O u r s e l le rs h a v e s a v e d ov e r $ 4 . 5 mi l l i on s in c e t h is pro g r a m s t a r t e d i n A p r i l 2 0 1 7 . ®
DEL EON LISTING AG ENT 650.900.7000
DELEON BUYER AG ENT
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