The DeLeon Insight - September 2016 by DeLeon Realty

The DeLeon Insight Silicon Valley Real Estate Local Specialization

Global Reach

Integrated Approach Septe m b e r 2016

• The DeLeon Team Expands Its International Marketing to the Indian Community • Neighborhood Spotlight: Barron Park of Palo Alto © 2016 DeLeon Realty - DeLeon Insight September 2016 1 www.deleonrealty.com • Guide to Choosing a Kitchen Countertop ®

The DeLeon Update: Market Trends Average Sales Price 2015 & 2016

01/2015 - 08/2015

01/2016 - 08/2016

Average sales price for single-family homes from 01/01/2016 to 08/31/2016 compared to a similar period in 2015.

Average Price/Square Foot 2015 & 2016

01/2015 - 08/2015

01/2016 - 08/2016

Average price per square foot for single-family homes from 01/01/2015 to 08/31/2016 compared to a similar period in 2015. *Data gathered from the Multiple Listing Service on 09/02/2016

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Neighborhood Spotlight: Barron Park of Palo Alto By: Ken DeLeon, Esq. DeLeon Founder

hat do two famous donkeys, Ulysses S. Grant, and David Packard all have in common? They all spent a fair amount of time in the Barron Park neighborhood of Palo Alto! For a neighborhood with no sidewalks that prides itself on being a rural oasis, Barron Park has a unique history of innovation and independence that permeates its residents today. Barron Park’s rural roots are no more clearly illustrated through the neighborhood’s mascots being a pair of donkeys that live by Bol Park. Barron Park has a history with donkeys dating back to the 1930s. In 2000, two local donkeys named Niner and Perry attained international celebrity status as the models for the mischievous character named Donkey in the movie “Shrek,” which was visualized by nearby Pacific Data Images and DreamWorks Animation. The taller, nobler Niner was originally intended to be the final model for Donkey, but it was later determined the irascible Perry had more of the spunky charisma that Donkey’s character was intended to portray. Both donkeys are now amazingly well-cared for and paid for by neighborhood residents.

down annexation a half dozen times before finally being lured by the city’s great schools and civic services. Why would any neighborhood so vehemently oppose joining one of America’s most prestigious cities, in spite of its exceptional schools, parks, and city utilities? Amazingly, this animosity lingered from 1936 when the Palo Alto Fire Department would not assist in saving the Barron Mansion, a respected, beautifully ornamented four-story home with 26 rooms, from a fiery blaze. Palo Alto firemen approached the neighborhood’s border during the incident, but did not assist because the city council precluded them from helping due to their lack of insurance coverage outside city borders. By the time Menlo Park firefighters arrived, the mansion was engulfed in flames. This lack of action ignited the anger of Barron Park residents who held the grudge for decades until a new generation of residents finally voted to be annexed into the city. Barron Park might actually have been called “Wallis Park” since it was the famous suffragist Sarah Wallis who originally built

what was later renamed Barron Mansion. Sarah Wallis founded the woman’s suffrage movement in California and also served as the first president of the California Woman Suffrage Educational Association. At her home she hosted luminaries such as fellow feminists Susan B. Anthony, as well as President Ulysses S. Grant. However, the most famous resident of the neighborhood was arguably David Packard. While Packard was nurturing HewlettPackard from its original garage start-up to a world-class technology company, he lived in Barron Park and supervised the construction of Barron Park Elementary during his tenure on the Palo Alto School Board. Besides a colorful history, the neighborhood also features larger lots that lie outside the flood zone. This combination makes the area attractive to developers, and DeLeon Realty projects above-average appreciation for Barron Park. The beautiful, rural ambience of the area will always appeal to those who seek the peace and seclusion this neighborhood brings, along with its central location close to urban amenities.

Before Barron Park was famous for inspiring this lovable movie character, it was known as a land of spacious lots with fruit trees. The independently minded local landowners enjoyed bordering Palo Alto, yet remained as part of unincorporated Santa Clara County until 1975. This proud neighborhood voted

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Marketing Perspective: Identifying Selling-Points By: Seth Faulk Copy Editor

ost real estate agents understand the significance of marketing the strengths of a home to attract the right buyer. However, many agents simply do not have the ability or the resources to showcase every listing to its maximum potential. Our in-house marketing team strives to ensure our materials are as informative as they are impressive. We will research your home, determine its strongest qualities, then market these strengths to prospective buyers. By following four key rules, we are able to continually produce a full range of advertising collateral showcasing the most desirable selling-points of your home. 1. Know each home Though this may seem like an obvious point, we cannot over-emphasize the marketing power earned by simply obtaining a thorough understanding of your home. Our team members will tour your home with you so you can point out subtle features, and we will take in-depth notes and photos to make sure we catch all valuable details (see “DeLeon Realty Marketing Perspective: It’s All in the Details,” The DeLeon Insight, September 2015). By understanding the intricacies of your home, we can pool this information to help us extract the most relevant selling-points.

over the last few years. So, if your home offers features like a tank-less water heater, LED lighting, or a zoned HVAC system, we know to capitalize on your home’s sustainability to appeal to modern buyers. 3. Sell the lifestyle Many of today’s buyers aren’t simply interested in buying a new home. They are shopping for a lifestyle. Therefore, it is important that our marketing reflects the lifestyle possibilities unique to our properties. We work with professional photographers and a video production company to produce materials that successfully capture the essence of each listing, as well as its neighborhood and city. If your home is particularly well-equipped for entertaining, then our materials emphasize those features. If it enjoys a rustic setting surrounded by trees, then we advertise its peace and privacy. Underscoring these lifestyle elements will magnify your home’s appeal and help buyers envision themselves living there. 4. Exercise community awareness By keeping a finger on the pulse of the

2. Stay informed on trends One of the best ways for our team to accurately identify key selling-points is to stay abreast of current consumer trends. We keep track of buyer requests and note trending features in the homes we sell. For instance, homebuyers currently demonstrate a strong preference for sustainable, or “green” living, which has steadily gained popularity

communities in which we work, we are able to distinguish landmarks that form the most current selling-points. After all, we are local experts who only represent homes in our territory. If we discover a popular restaurant or shopping center lies close by, or if we find a convenient shortcut to major employers, we can specify these selling-points. Indepth information like this paints a lively, descriptive picture for potential buyers, allowing them to more accurately imagine themselves living in your home. By following these steps, our marketing specialists develop the tools necessary to produce world-class campaigns that communicate the key features of each home while covering a variety of media, including custom websites, local and international ads, video tours, and comprehensive, multi-page brochures. In such a prominent real estate market as Silicon Valley, it is imperative your home is marketed by professionals who understand your home and are capable of both identifying and showcasing its sellingpoints.

Selling your home? F i rs t, m e e t w i t h M i c h a e l R e p ka .

Meet with Michael today for tax and legal advice before listing your home. Unlike most real estate agents, Michael holds two law degrees and has years of experience as a real estate and tax attorney, giving his clients a unique advantage as most other brokerages do not provide an in-house attorney to help clients. In addition, the expertise and marketing available through the team at DeLeon Realty are the very best in the business. Meet with Michael to discuss any preliminary tax and legal questions about selling your home and let him tell you more about what makes DeLeon Realty’s innovative approach to real estate so successful. There is no cost or obligation for this consultation. However, homeowners who have a current listing contract with another agent are excluded. 65 0 . 4 8 8 . 7 3 25

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Strategically Choosing the Right Lender for Your Purchase or Refinance By: Ken DeLeon, Esq. DeLeon Founder

any buyers will wisely interview three or four potential buyer agents before selecting one to represent them with their purchase. Conversely, many buyers stumble into the lender they choose, often relying solely upon a single recommendation or perhaps using a familiar lender they worked with in the past. Most buyers underestimate the great disparity lenders can have in not only their mortgage rates but also their underwriting criteria. DeLeon Realty prides itself in being able to direct you to the optimal lender with the best loan program and lowest mortgage rate to help you achieve your goals when purchasing or refinancing. Unlike some other brokerages, we do not have an “in-house” lending arm, nor do we strike other “arrangements” with one particular lender. Instead, we know the lending market well and make recommendations based on what is in our clients’ best interests, not ours. Choosing the Right Loan Program Generally, buyers choose their lender first, and then select from that lender’s limited loan programs. This sequence is actually inefficient and incorrect. Ideally, buyers should first determine their optimal loan program, and then choose the best lender given their goal. This is much more efficient. Rather than being wedded to one lender’s set of loan programs and limited wheelhouse, buyers may utilize the entire marketplace for their tailored loan program to find the best provider, and then start the process. Reversing this order can save hundreds of thousands of dollars over the lifetime of a loan. For example, if a buyer is looking for a 15-year fixed mortgage, one very large lender has a published rate of 4.25 percent, their least competitive loan product. Other lenders DeLeon Realty works with offer a 15-year mortgage for 2.75 percent. This astounding 1.5 percent difference in mortgage rate on a two-million-dollar

mortgage amounts to an extra $30,000 per year in interest!

more, to credit for all RSUs even if received for less than two years.

Understanding and Optimizing Variability of Underwriting Criteria Buyers are often surprised at how much variability there is between underwriting criteria of different lenders. Consider the following questions:

2) The percentage of credit that banks will give to an applicant’s retirement account generally varies from zero to 50 percent.

1) Does a lender give income credit for RSUs (restricted stock units)? 2) Does a lender consider assets in a retirement account when determining an applicant’s financial reserves? 3) When trading up, does a lender count the mortgage debt and property tax of an applicant’s current home when determining how much to lend? Surprisingly, the answer is, “It depends.” While the federal government does have mortgage regulations, these are focused on lending procedures and rules whereas underwriting criteria is determined by each bank. This makes sense because the banks are providing the loans, and thus the banks get to determine to who and how much they will lend. Now, to answer each of the above questions: 1) Banks range from giving no credit to RSUs, to credit being provided if there is a record of RSUs being given for two years or

3) Most banks will count the debt of an applicant’s current home, but both First Republic Bank and Citi have programs where this debt loan can be relatively ignored. Consequently, these are excellent banks for trade-up buyers as they can get pre-approved for a higher amount while still residing in their current home, which they plan on selling later.

For some buyers, these inconsistencies in underwriting policy can result in a large variation in the amount of pre-approval. For a buyer who has large retirement assets, receives the majority of overall income in RSUs, or is trading up homes, an optimal matching of one’s assets and situation with the ideal bank’s underwriting criteria will make a large difference in the pre-approval amount. This perfect pairing between a buyer and a lender can mean the difference between being pre-approved at $1.8 million by one lender and loan program, and $2.3 million with another lender and a better loan program. With mortgage rates near historic lows and generally tax-deductible, most wise buyers will want to have the option of borrowing more if and when the ideal property is found. In a high-end city like Palo Alto, often this increased pre-approval can mean the difference between purchasing

a nice townhome at $1.8 million, or a single-family home for $2.3 million that is in good shape but needs cosmetic updates. The greater equity a buyer makes in this first housing investment may fuel a continuously successful upward climb in housing, all while generally making a large tax-exempt gain. In summary, finding the best lender to evaluate you for a mortgage can provide financial benefits that last a lifetime. At DeLeon Realty, we strategically advise clients on what lender and loan program is the best fit for their goals. There is no uniform best lender, but knowing our buyers’ situations, assets, and goals helps us efficiently tailor the match to ensure our clients get the best rate, the best service, and the pre-approval amount they want. Beware of real estate brokerages that have an in-house lender. This lender is effectively giving the brokerage a kick-

back for referrals, and the client pays indirectly through either a higher rate or a lack of choice. At DeLeon Realty, we get the latest weekly rates from 15 mortgage representatives, know their underwriting criteria, and then match up our clients so all savings and advantages flow directly to our buyers. Agents who only have a few buyers a year will likely have one favorite lender they use. Because our entire team works collaboratively and shares resources and insights, we can provide our clients with tailored recommendations. DeLeon Realty advises all of its clients on optimizing all facets of their home purchase, including finding the best rate and lender. Regardless of what loan program you choose to purchase or refinance your home, coupling excellent advice on what mortgage lender to choose with historically low interest rates makes for a very attractive combination.

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Guide to Choosing a Kitchen Countertop By: Margie Fontanilla Interior Designer

our kitchen countertop needs to be perfect. It should be durable, easy to clean and maintain, and not be prone to dust and stains. However, choosing that perfect kitchen countertop can be tricky and expensive. Before spending on such a big renovation, here are some pros and cons of the leading kitchen countertop materials to help you select the right one for your space. Granite One of the main reasons people select granite is its intriguing natural beauty. The color saturation does not alter over time so it will constantly maintain its natural level of vibrance. Pros: Granite’s beautiful grainy pattern and natural color variations make each piece one of a kind. It also withstands water, heat, and other common forms of wear and tear. Polished and matte finishes resist most stains if properly sealed. Cons: Like most types of stone, granite must be sealed every so often to avoid stains. Additionally, its heaviness means you’ll need very sturdy—and sometimes costly— cabinet construction to support the weight. Marble Marble is a very durable stone that has been employed as a building material for centuries due to its classic combination of strength and beauty. Pros: Marble resists heat well and, because it remains perennially cool, it forms an ideal countertop selection for baking stations. Cons: Marble is very prone to stains, even when sealed, and requires a bit more maintenance than granite. It is also easier to scratch and chip marble through everyday use. Because of these drawbacks, marble is not often used throughout an entire kitchen, but is instead limited to one or two

small areas, usually for baking preparation. Tile Tile countertops are most often found in either kitchens or bathrooms since their makeup allows them to be convenient assets to these high-traffic areas. Pros: Ceramic or porcelain tiles are recommended for countertops because they are very durable and not very porous. Tiles can tolerate heat and sharp blades, and even resist stains. If one or two tiles chip or crack, they are often easy and inexpensive to replace. They are also available in a variety of colors and textures for easy flair. Cons: Many tiled surfaces are ridged and uneven, and can be inconvenient for basic functions like balancing a cutting board. Additionally, sealed grout is prone to staining, and standing moisture can damage it and contribute to unwanted bacterial growth. Quartz Crafted of resin and quartz chips tinted with color, quartz surfacing (also called engineered quartz or engineered stone) is a tasteful compromise between the beauty of stone and the easy care of not-so-beautiful solid surfacing. Pros: This mix of minerals, colors, and resins is meant to mimic stone, but is even more du¬rable and requires less maintenance. Hot pots, abrasive pads, and most stains are no match for quartz. Plus, it’s available in a far greater range of colors and patterns than natural stone. Cons: This material doesn’t display the

gorgeous natural patterns of granite and marble, but can be designed to closely resemble these stones. It is also relatively pricey, though its durability makes it a worthwhile investment. Laminate Made of paper blended with resins and particle board, laminate has been a popular kitchen countertop material for decades. The latest designs mimic stone, butcherblock, and other pricier surfaces. Pros: Laminate is the most affordable of all countertop materials, so it’s a desirable choice for a tight budget. It’s also very lowmaintenance and easy to clean, and its light weight doesn’t require extra support. Cons: Laminate is susceptible to scratching, burns, and, even staining. After much wear and moisture exposure, the layers may even peel. Because of its raw particleboard core, laminate cannot be used with undermount sinks, and is difficult to repair if damage occurs. When considering new kitchen countertops, first determine your everyday needs and purposes. Then, by using this guide, you will be able to more easily determine the countertop material that will best fit in with your kitchen.

Overview of the Right to Repair Act By: Kyung Lee Assistant General Counsel

B 800 (California Civil Code section 895 et seq.), also known as the Right to Repair Act, applies to certain construction defect claims involving new residences that were or are originally sold on or after January 1, 2003. Among other things, SB 800 sets forth (a) the performance standards for builders of such homes, (b) the rights of such homeowners, and (c) the pre-litigation procedures that a homeowner must follow prior to filing a construction defect lawsuit against the builder. In light of the broad scope of SB 800, this article will not address all of the SB 800 provisions. Below, however, is a summary of some of the key provisions that homeowners should keep in mind, especially if they believe they may have a claim against a builder. Functionality Standards SB 800 defines 46 functionality standards to which a builder must comply. For instance, it sets forth minimum standards for roofs, foundations, plumbing, electrical, windows, and doors, among other things. SB 800 further provides that if a construction component fails to satisfy the corresponding functionality standard, it constitutes defective construction, regardless of the extent of resulting damage (if any). Warranty A builder must provide a homeowner with a minimum one-year express written limited warranty covering the fit and finish of building components, such as cabinets, mirrors, flooring, interior and exterior walls, countertops, and paint finishes.

Maintenance Obligations Under SB 800, homeowners must “follow all reasonable maintenance obligations and schedules communicated in writing to the homeowner by the builder and product manufacturers, as well as commonly accepted maintenance practices.” A homeowner’s failure to do so may subject the homeowner to affirmative defenses, if the builder provided written notice of reasonable maintenance recommendations and schedules to the homeowner at the time of the sale of the home. Pre-Litigation Procedures Prior to filing any lawsuit against a builder, a homeowner must exhaust SB 800’s pre-litigation procedures. The prelitigation procedures include the following: 1. The homeowner must give written notice of the construction defect claim(s) to the builder. 2. The builder may then inspect the alleged defects (at least twice) in order to evaluate the homeowner’s claim(s). 3. The builder may attempt to resolve the claim by making a written offer to repair the violation. Any such offer must include (a) a detailed statement identifying the violation being repaired, explaining the nature, scope, and location of the repair, and setting a completion date for the repair, (b) the contact information of the contractors whom the builder intends to have perform the repair, and (c) an offer to mediate the dispute if the homeowner chooses. The mediation is limited to four hours.

Notably, if the homeowner files a lawsuit against the builder before completing the pre-litigation procedures, the builder may obtain a stay of that lawsuit. Builders’ Affirmative Defenses Under SB 800, a builder has potential affirmative defenses, including (a) unforeseen acts of nature (e.g., earthquake, war, or terrorism) in excess of the design criteria expressed by the applicable building codes, regulations, and ordinances in effect at the time of the construction, (b) the homeowner’s unreasonable failure to prevent or minimize damage, (c) the homeowner’s failure to follow recommended or commonly accepted maintenance obligations, and (d) defects caused by alterations, ordinary wear and tear, misuse, abuse, or neglect. Statutes of Limitations In lieu of the ten-year statute of limitations that applies to latent construction defects, SB 800 prescribes shorter limitations periods for certain types of construction defects, as measured from the close of escrow. For example, SB 800 provides a five-year limitations period for painting claims, four years for plumbing, sewer, and electrical systems, two years for landscaping systems, and one year for excessive noise transmission. By knowing the provisions of this important act, homeowners can best be prepared if they find themselves in relevant situations. Of course, DeLeon Realty offers free legal consultations to our clients to keep them informed on this act and other applicable legal measures.

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The DeLeon Team Expands Its International Marketing to the Indian Community By: Michael Repka, Esq. DeLeon CEO/General Counsel

he confluence of a vibrant economy, ideal climate, and intellectual capital draw people to Silicon Valley from around the world. This melding of cultures, ideas, and approaches only serves to intensify the appeal of this area. As the demographic profile of the area changes, so does the real estate market. These changes can be seen in the increase in construction, all-cash offers, shrinking inventory, and resultant appreciation, especially in areas with top-performing schools. In order to understand the shift in the local real estate market, it is helpful to consider the places from which buyers are immigrating. By and large, foreign buyers hail from large cosmopolitan areas with strong education and high-tech industries, places like Taiwan, Chinese cities like Beijing and Shanghai, and Indian cities like Bangalore, Hyderabad, Mumbai, and New Delhi. Generally, these areas share a few similarities. First, “nice” is often synonymous with “new.” The most affluent and desirable areas tend to have a lot of new construction. As a result of this ingrained belief, many people who relocate to the States favor new or newer construction in very good condition. Thus, a grand dame of a home in Old Palo Alto that would appeal to New Yorkers and even many Europeans may be passed over in favor of a newly constructed home with an in-law suite in Midtown. Also, the smaller lots in many parts of Palo Alto and the surrounding areas may not deter buyers from areas where land is very limited and housing is quite dense. Therefore, not surprisingly, the convenience of Palo Alto may hold more appeal than the rural charm of places like Woodside and Portola Valley. Once foreign buyers have found the perfect house, they need to submit an

offer that will be considered competitive in this hot seller’s market. Fortunately, foreign buyers tend to favor all-cash purchases for a combination of cultural and practical reasons. On the cultural side, many countries do not share the American acceptance of debt, especially long-term debt. On the practical side, it is simply harder for buyers to obtain credit when the majority of their income and credit history is outside of the United States. While some banks, most notably HSBC and Citi, have

begun to lend based on international credit history and foreign income, the approval process takes considerably longer. Although all-cash offers may be both more convenient and competitive for the well-heeled foreign buyer, this may not be possible for many foreign buyers. Therefore, sellers evaluating multiple offers should consider the reasons for a longer requested escrow period and weigh the offer’s strength in light of the circumstances. In addition to the impact on the offer

process, the shift in demographics over the past 20 years has reduced housing inventory. The typical “American dream” of homeownership has involved a consistent upgrading of homes throughout one’s life cycle. Generally, college graduates save money for a down payment, buy a condo or small house to live in, and then desire a larger home as they begin to expand their families. Most often, they will sell their first property and use the proceeds as a down payment on their next property. However, many foreign buyers utilize a buy-andretain strategy. When it is time to upgrade, many foreign buyers retain old properties as investments. Thus, there are fewer and fewer properties coming on the market

each year. Naturally, this reduced inventory contributes to the strength of local real estate prices. While it is inappropriate and, in fact, illegal for a seller or real estate agent to steer people of a certain ethnic group towards one house or area, it is wise to remain cognizant of cultural factors that may impact the potential buyer pool. This can range from advertising in foreign language papers, staging the home to appeal to foreign buyers (e.g., considering Feng Shui and Vastu Shastra elements), and weighing offer strength and timing in light of all circumstances. For years, the DeLeon Team has been the market leader in understanding and

marketing to the international community. Recently, we decided to expand our outreach to the Indian community. To that end, Ken and I joined with two other DeLeon employees on a trip to Delhi, India in August. There, we participated in India’s top international real estate event, met many of India’s top agents, and distributed hundreds of our property brochures. Most importantly, we learned a lot. Without question, the quintessential American melting pot is alive and well in Silicon Valley. Whether a buyer or seller, an understanding of the various factors that impact foreign buyers will help you best structure your transaction to achieve the best possible result.

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Work with the innovator! List your home with

DeLeon Realty DeLeon Realty will cover all of the following at no additional charge: Staging* | Property Inspection | Pest Inspection *Includes: Design, Installation, 1 Month of Furniture Rental and Removal Our clients love the personal attention they receive from Michael Repka, from beginning to end. Additionally you will receive a suite of free services from the DeLeon Team, including interior design, construction consulting, handyman work, and dedicated marketing to local and foreign buyers.

2 69 0 Kiplin g St r e et, Pal o A l to O f f e red at $ 2 , 7 88,000

Bright, Charming, and Centrally Located Brimming with charm, this 4 bedroom, 3 bathroom home of 2,148 sq. ft. (per county) occupies a prime lot of 5,763 sq. ft. (per city). The sky-lit interior is immersed in natural light and offers zoned cooling, two fireplaces, and romantic spaces with French doors leading outside. Private and inviting, the backyard includes a hot tub. Quickly bike to Caltrain and California Avenue amenities, and stroll to Midtown Shopping Center, Hoover Park, and El Carmelo Elementary (API 944) (buyer to verify eligibility).

For video tour & more photos, please visit: www.2690Kipling.com

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DeLeon Realty Listings

1 0 71 8 Mor a Dr ive, Los A l to s H i l l s (Uni ncor p or a ted Sa nta C l a r a C ounty ) P ri c e Upon R eque st

A World-Class Masterpiece Designed by acclaimed Swatt/Miers Architects, this gated, state-of-the-art residence holds 6 bedrooms and 8 full and 3 half baths within an easy stroll of gorgeous Rancho San Antonio Preserve. Built in 2016, this estate offers over 10,800 sq. ft. (per plans), including garage, on approx. 1.26 acres (per county). Seamless indoor and outdoor living areas overlook an infinity pool and present staggering bay views, and an additional parcel is available for expansion. Incredible features include invisible speakers, a posh theater, an elevator, and a fabulous guesthouse.

For video tour & more photos, please visit: www.10718Mora.com

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DeLeon Realty Listings 85 8 N or t h ampt on D ri ve , Pa l o A l to Of f e red at $ 3 , 7 88,000

Fabulous Location in North Palo Alto Enjoying a charming setting, this fine home is nestled alongside a centrally located, tree-lined street in an ideal neighborhood. From this home you can easily bike to Town & Country Village, world-famous Stanford University, and Elizabeth Gamble Garden, and quickly access Caltrain and the many shopping and dining attractions of California Avenue. You may also stroll to Rinconada Park, Walter Hays Elementary (API 934), and Jordan Middle (API 934) and Palo Alto High (API 905) (buyer to verify eligibility).

For video tour & more photos, please visit: www.858Northampton.com

1131 Parkinson Avenue, Palo Alto Of f e red at $ 2 , 9 98,000

Desirably Located Atrium-Style Home Privately arranged in a sought-after neighborhood, this updated 4 bedroom, 2 bathroom home of 1,965 sq. ft. (per county) occupies a lot of 6,844 sq. ft. (per city). An open-air atrium leads into an interior offering radiant floor heating and open, window-lined gathering areas. Highlights include cathedral ceilings, a fireplace, a versatile lofted bedroom, and abundant access to well-appointed outdoor spaces. Just one mile from University Avenue, you can stroll to popular parks and easily access top-rated schools.

For video tour & more photos, please visit: www.1131ParkinsonAve.com

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DeLeon Realty Listings

1 2 7 Pin on Dr iv e, Po rto l a V a l l ey O f f e re d at $ 1 9 ,988,000

Lavish Woodland Sanctuary Flaunting elevated views of the Santa Cruz Mountains, this trophy residence designed by Michael Moyer celebrates natural privacy and one-of-a-kind amenities. Holding 3 bedrooms and 3 full and 3 half baths, the home also offers a 2 bedroom, 2 bath guesthouse and an interior clad with walnut and French limestone. Extraordinary highlights include a tri-stop elevator, a jaw-dropping wine cellar, and a palatial master retreat. A floating staircase leads to gardens offering waterfalls, a spa, and a fully functional guesthouse. Undevelopable open space surrounds the two parcels of nearly 18 acres (per county) that form this property, ensuring continuous privacy and unspoiled panoramas.

For video tour & more photos, please visit: www.127Pinon.com

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DeLeon Realty Listings 16 38 Cast illeja A venue, Pa l o A l to Of f e re d at $ 2 , 9 98,000

Spanish Gem with Island Influence Tucked within a highly desirable neighborhood, this thoroughly remodeled residence displays a luxe Spanish Colonial design coupled with warm, tropical influences. Travertine floors seamlessly connect the interior with the magical rear garden, while custom elements add distinct luxury. Highlights include radiant floor heating, a designer island kitchen, and a spa-like master bath. Quickly bike to sought-after Palo Alto schools and stroll to Stanford University and other popular attractions.

For video tour & more photos, please visit: www.1638Castilleja.com

720 Glenborough Drive, Mountain View Of f e re d at $ 1 , 8 88,000

Parkside Home in Immaculate Neighborhood Bordering beautiful Sylvan Park, this elegantly appointed home blends easy, practical living with warmth and luxury. Open gathering areas branch into sizable outdoor spaces that include a heated pool lined with tropical foliage. Highlights include immense storage, brand-new heating and cooling, and a posh, sky-lit master bathroom. Within steps of tennis courts, also enjoy close proximity to commuter routes and easy biking to fine nearby schools and Stevens Creek Trail.

For video tour & more photos, please visit: www.720Glenborough.com

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DeLeon Realty Listings

1 2 45 Hamilt on Ave nue, Pa l o A l to O f f e re d at $ 7 , 9 88,000

Exquisite Luxury in Crescent Park Captivating gardens trim this recently remodeled 5 bedroom, 4.5 bath residence of over 4,100 sq. ft. (per plans) that provides a poolhouse and delightful grounds of 12,000 sq. ft. (per city). Enjoy a flexible, walk-out lower level and soothing, sun-lit spaces bursting with classic charm and modern amenities, while an upper patio overlooks the poolside retreat. The versatile poolhouse offers a wet bar and a wall-bed. Stroll to popular University Avenue, Eleanor Pardee Park, and Duveneck Elementary (API 956) (buyer to verify eligibility).

For video tour & more photos, please visit: www.1245Hamilton.com

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DeLeon Realty Listings 88 1 U niv er sit y Avenue, Los A l to s Of f e re d at $2 , 4 88,000

Ideally Located and Inviting Alongside a calm cul-de-sac, this appealing home provides a fireplace, comfortable gathering areas, and hardwood floors. The bedrooms are designed for flexibility, while the outdoors provide an inviting front porch and a spacious backyard with patios. Within moments of downtown Los Altos, you can stroll to Covington Elementary (API 975), and quickly access Pinewood School campuses, Blach Intermediate (API 958), and Los Altos High (API 895) (buyer to verify eligibility).

For video tour & more photos, please visit: www.881University.com

876 Hoffman Terrace, Los Altos Of f e re d at $ 1 , 9 98,000

Leisurely Design in Country Club Enjoying a private, creek-side setting, this 5 bedroom, 2.5 bath home of 2,589 sq. ft. (per county) stands on a lot of 6,450 sq. ft. (per county). The gracious living areas are ideal for entertaining, offering two fireplaces, a wet bar, and access to an alluring pool retreat with tiered, tree-shaded decks. Additional features include an attached two-car garage and tons of storage. Stroll to Los Altos Golf and Country Club, and easily access popular recreational facilities and top-ranking Los Altos schools (buyer to verify eligibility).

For video tour & more photos, please visit: www.876Hoffman.com

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DeLeon Realty Listings

1 2 38 0 G igli C ourt, Los A l to s H i l l s O f f e re d at $ 5 , 9 88,000

Luxurious Gated Oasis Lush, tropical landscaping accents this spellbinding 5 bedroom, 4.5 bathroom home of 5,530 sq. ft. (per county) that offers gated grounds of 1.11 acres (per county). The alluring interior displays vaulted ceilings, luxurious updates, and gorgeous spaces that include a gourmet kitchen, a regal master suite, and an office. Boasting peace and privacy, the residence also provides five fireplaces, a three-car garage, and a versatile poolhouse. You will have prime access to Highway 280, Fremont Hills Country Club, and terrific PAUSD schools.

For video tour & more photos, please visit: www.12380Gigli.com

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DeLeon Realty Listings 61 5 Geor gia Av e nue, Pa l o A l to Of f e re d at $ 2 , 4 88,000

Courtyard-Style Home with Gardens Fronted by a lush gated garden, this 4 bedroom, 2 bath home features an open design with outdoor access throughout. The kitchen and sky-lit bathrooms have been tastefully updated, and a den can easily convert to a fifth bedroom. Enjoy luxuriant outdoor spaces that offer an oversized hot tub, fruit trees, and droughtresistant landscaping. Within steps of Briones Park, you can also stroll to exceptional Palo Alto schools.

For video tour & more photos, please visit: www.615Georgia.com

425 West Meadow Drive, Palo Alto Of f e re d at $ 1 , 8 98,000

Rich Living in Private Enclave A paver street leads to the private enclave holding this 4 bedroom, 3 bathroom home of 2,131 sq. ft. (per county) on a lot of 3,107 sq. ft. (per county). Built in 2010, the residence flaunts custom finishes and luxurious spaces that feature a fireplace, a loft, a chef ’s kitchen, and an upper-level laundry center. The home also adjoins a delightful backyard with fruit trees while offering an attached two-car garage. Stroll to Robles Park and popular dining, and quickly bike to exceptional Palo Alto schools.

For video tour & more photos, please visit: www.425WestMeadow.com

DeLeon Realty Listings

2 7 81 1 Saddle Co urt, Lo s A l to s H i l l s O f f e re d at $ 6 , 9 88,000

Hilltop Solitude with Panoramic Views Well-appointed indoor and outdoor spaces take full advantage of the astonishing vistas displayed throughout this 5 bedroom, 6.5 bathroom home of 6,598 sq. ft. (per county), which includes grounds of 1.94 acres (per county). The multi-level design is equipped for grand-scale entertaining and boasts five fireplaces, two kitchens, an indoor pool, and a garage that can hold five cars. Within moments of Highway 280, this captivating home balances privacy and natural beauty with prime convenience to urban amenities, including excellent Palo Alto schools (buyer to verify eligibility).

For video tour & more photos, please visit: www.27811Saddle.com

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DeLeon Realty Listings 1 0 71 E mbar cadero Ro a d , Pa l o A l to O f f e re d at $ 1 , 4 98,000

Convenience, Privacy, and Flexibility Tucked behind a wall of hedges for desirable privacy, this 3 bedroom, 2 bath home of approx. 1,100 sq. ft. (per county) offers a detached 1 bedroom, 1 bath unit for maximum versatility. Occupying a property of over 6,100 sq. ft. (per county), the home includes a fireplace, tasteful updates, and a sizable, inviting backyard with fruit trees. Within steps of Edgewood Shopping Center, you can also stroll to top-performing Palo Alto schools and quickly bike to Town & Country Village and Stanford University.

For video tour & more photos, please visit: www.1071Embarcadero.com

726 Jackpine Court, Sunnyvale O f f e re d at $ 1 , 2 88,000

Cul-De-Sac and Private Outdoors Easy accessibility to community amenities is just one of the many fine features of this 3 bedroom, 2 bathroom home of 1,433 sq. ft. (per county) that occupies a lot of 5,376 sq. ft. (per county). Set along a peaceful cul-de-sac, the home offers knotty pine cathedral ceilings, a handsomely remodeled kitchen, and abundant upgrades. Also enjoy several vegetable planters, fruit trees, and enclosed outdoor retreats. Stroll to bus services, local shopping centers, Sunnyvale Community Center and Park, and Braly Elementary (buyer to verify eligibility).

For video tour & more photos, please visit: www.726Jackpine.com

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DeLeon Realty Listings

2 3 7 Mapach e D ri ve, Porto l a V a l l ey O f f e re d at $ 8 , 8 88,000

Fabulous Resort-Like Compound Immersed in natural privacy, this gated, creek-side property of 3.33 acres (per county) forms one of the largest flat lots in Portola Valley. The luxuriously upgraded estate is every entertainer’s dream, and includes a guesthouse, a poolhouse, and a studio for a total of 5 bedrooms, 7.5 bathrooms, and a living area of approx. 8,100 sq. ft. (per drawings). Excellent amenities include six-car garage parking, a sauna, and a heated pool and spa. Stroll to trails throughout the surrounding woodland paradise while easily accessing local shopping and scenic open spaces.

For video tour & more photos, please visit: www.237Mapache.com

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DeLeon Realty Listings 17 5 C u est a Dr iv e, Mountai n V i ew Of f e re d at $ 1 , 4 88,000

Fabulously Located Home with Atrium Enjoy living within a stroll of popular amenities in this 3 bedroom, 2 bath home of 1,336 sq. ft. (per county) that occupies a spacious property of 9,030 sq. ft. (per county). A versatile atrium centralizes the residence, which has been freshly updated and includes a stylish kitchen, sun-lit rooms, and a newly landscaped backyard with fruit trees. Within steps of Cuesta Park, also stroll to local shopping centers and Bubb Elementary (API 920) (buyer to verify eligibility).

For video tour & more photos, please visit: www.175Cuesta.com

963 Celia Drive, Palo Alto Of f e re d at $ 1 , 9 88,000

Extensive Updates and Open Layout A fully functional design complements this thoughtfully upgraded 3 bedroom, 2 bathroom home of 1,622 sq. ft. (per county) standing on a lot of 6,086 sq. ft. (per city) with a private well. The sunny, open common areas are privately arranged towards the rear of the home, overlooking the backyard retreat. Highlights include Caesarstone countertops, VELUX skylights, and a stylishly remodeled kitchen. Live within moments of parks, shopping, commuter routes, and top-ranking Palo Alto schools.

For video tour & more photos, please visit: www.963Celia.com

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DeLeon Realty Listings

1 2 00 8 Adobe C reek Lo d g e Ro a d , Los A l tos Hi l l s O f f e re d at $ 6 , 9 88,000

Rich Living, Alluring Serenity Located along an exclusive cul-de-sac, this regal, gated 6 bedroom estate of 6,480 sq. ft. (per county) includes 6 full and 2 half baths, and exudes peace and privacy on premises of approx. 1.67 acres (per county). Reached by an extensive paver driveway, the mansion includes a four-car garage, three fireplaces, a library, a summer kitchen, and numerous rooms designed for versatility. Marble finishes and columned living spaces underscore the luxurious ambience, while the immense grounds offer a heated pool. Stroll to trails leading into Rancho San Antonio Open Space Preserve, quickly bike to Hidden Villa, and enjoy easy access to prime Los Altos schools.

For video tour & more photos, please visit: www.12008Adobe.com

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DeLeon Realty Listings

1 4 12 3 Tr acy C o urt, Lo s A l to s H i l l s O f f e re d at $ 6 , 9 98,000

High-Tech Architectural Masterpiece Meticulous attention to detail augments the design of this breathtaking 7 bedroom, 6 bathroom residence of nearly 6,000 sq. ft. (per appraisal) that occupies premises of 1.3 acres (per appraisal). Highly sustainable and state-of-the-art, the smart home includes a reliable, eco-friendly geothermal energy system and versatile spaces like a two-story au pair unit. As functional as it is stylish, this contemporary retreat effortlessly opens to outdoor living areas highlighting a kitchen, a spectacular pool with an exciting water feature, and a custom play structure. Enjoy living within steps of Pearson-Arastradero Preserve and with access to exceptional Palo Alto schools (buyer to verify eligibility).

For video tour & more photos, please visit: www.14123TracyCourt.com

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Your top destination for Silicon Valley luxury homes Welcome to DeLeon Platinum, the new luxury home division of DeLeon Realty. Building on the best service and marketing in Silicon Valley real estate, DeLeon Platinum offers an impressive array of enhanced services for homes with an anticipated sales price in excess of $5 million.

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DeLeon Market Conditions Atherton Snapshot Atherton Median Sales Price & Price/Sq. Ft. Ratio

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Cupertino Snapshot Cupertino Median Sales Price & Price/Sq. Ft. Ratio

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Hillsborough Snapshot Hillsborough Median Sales Price & Price/Sq. Ft. Ratio

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DeLeon Market Conditions Los Altos Snapshot Los Altos Median Sales Price & Price/Sq. Ft. Ratio

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Los Altos Hills Snapshot Los Altos Hills Median Sales Price & Price/Sq. Ft. Ratio

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Menlo Park Snapshot Menlo Park Median Sales Price & Price/Sq. Ft. Ratio

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DeLeon Market Conditions Mountain View Snapshot Mountain View Median Sales Price & Price/Sq. Ft. Ratio

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Palo Alto Snapshot Palo Alto Median Sales Price & Price/Sq. Ft. Ratio

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Portola Valley Snapshot Portola Valley Median Sales Price & Price/Sq. Ft. Ratio

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DeLeon Market Conditions Sunnyvale Snapshot Sunnyvale Median Sales Price & Price/Sq. Ft. Ratio

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Redwood City Snapshot Redwood City Median Sales Price & Price/Sq. Ft. Ratio

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Woodside Snapshot Woodside Median Sales Price & Price/Sq. Ft. Ratio

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PRSRT STD ECRWSS U. S. Postage Paid Palo Alto, CA Permit No. 1

DeLeon Realty 1717 Embarcadero Road Palo Alto, CA 94303

LOCAL POSTAL CUSTOMER

How to Create, Build or Remodel the home of your dreams!

Thursday, October 27, 2016 6:00 - 8:00 p.m.

Please join DeLeon Realty at our October Seminar. Gain valuable insight from Ken DeLeon, the founder of DeLeon Realty, on how to obtain the home of your dreams. Whether you are looking for tips on locating the best piece of land for construction or how to select the right property to remodel, we will explain the processes and help you avoid pitfalls. Also, meet DeLeon Realty’s talented area specialists who focus on specific communities in Silicon Valley.

Venue: Palo Alto Hills Golf & Country Club, Grand Ballroom 3000 Alexis Drive, Palo Alto

To RSVP, please contact 650.543.8500 or by email: RSVP@deleonrealty.com ®

650.488.7325 | www.deleonrealty.com | CalBRE #01903224