Spring Real Estate 2016

Page 1

2016

Spring Real Estate

6 Market 16 High-end homes 24 Browsing by budget 34 The risks of selling an ‘as is’ home A

PUB L IC AT ION

O F T H E

A LM A N AC

A N D

madness

46 The ins and outs of contracts 52 Profile: Old Palo Alto

PA LO

A LT O W E E K LY

Whether you’re buying or selling in this competitive market, Elaine White is your best advocate.

MENLO PARK

ATHERTON

LOS ALTOS HILLS

BURLINGAME

SAN MATEO

PALO ALTO

MOUNTAIN VIEW

MENLO PARK

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ELAINE BERLIN WHITE

Top 250 Real Estate Teams, Wall St. Journal 2015 1377 El Camino Real, Menlo Park 94025 ewhite@cbnorcal.com • www.elainewhite.com 650.566.5323 • 650.465.4663 cell

CalBRE #01182467 Page 2 | The Almanac | Palo Alto Weekly

Broker Associate, Attorney at Law

www.facebook.com/EBWRealEstate

SEAN FOLEY YOUR ADVOCATE IN EVERY TRANSACTION!

Successfully Representing Sellers & Buyers for 34 years

Woodside Menlo Park Portola Valley Atherton Palo Alto Los Altos Hills Redwood City Los Altos

Homes, Estates & Investment Properties Direct: 650-529-2486 | Cell: 650-207-6005 SeanFoleyCB@gmail.com 2969 Woodside Road, Woodside Cal BRE 00870112

The Almanac | Palo Alto Weekly | Page 3

Spring Real Estate 2016

16

A Palo Alto Weekly and Almanac publication PaloAltoOnline.com • AlmanacNews.com

06

50

Cover Story Market madness means sky-high prices, frenzied bidding

16

Trendsetting High-end homes define the outer limits of luxury

24 34

Selling Savvy The risks and benefits of selling a less-than-perfect home

46

Even with changes, Old Palo Alto keeps sense of nostalgia

56

Rent Watch Can occupancy standards pose fair-housing violation?

Browsing by Budget Homebuyers seek ideal home by price

Neighborhoods

58

Market Watch New developments will provide more than 1,000 homes

Real Estate Matters

50 Editor: Elizabeth Lorenz Designer: Linda Atilano On the cover: This spring, this remodeled Professorville home is attracting a bevy of buyers in a real estate market characterized by a scarce supply and a multitude of buyers. Photo by Magali Gauthier.

Secrets you should know about contracts

ou r T r e N k OPE 00 Bro House se en 1: :30 – :30 Op en Hou 9 4/20 1:30 – 4 :30 Op d e 4 W 4/23 1:30 – t a S 4/24 Sun

1 Acre Lot Tennis court and swimming pool

15096 Danielle Place, Monte Sereno Luxurious Estate in Beautiful Monte Sereno Listed for $4,500,000 | Living Space: 4,556 sq. ft. 6 bedrooms | 5.5 bathrooms

Juliana Lee

MBA/LL.B Certified Residential Specialist

(650) 857-1000

homes@julianalee.com Page 4 | The Almanac | Palo Alto Weekly

#1 Agent in over 105,000 Keller Williams Realty agents* Over 1,000 homes sold in Santa Clara and San Mateo Counties Experienced with 30 Silicon Valley cities *2014 BRE# 00851314

julianalee.com 李文房地產做的最好

Unpa U n pa pa r a l lleled l e l e d iin n ce c centr e n t r a l at a atherton t h er ton

247 Atherton Avenue, Atherton

P

residing over approximately one acre, the home’s Mediterranean style is immediately apparent with its tiled roof, wrought iron accents, and a tiered fountain outlined in mosaics. Inside, the timeless allure combines the consummate appeal of modern luxury with everything imaginable for the quintessential California lifestyle. Hand-hewn hardwood or antiqued limestone tiles finish the floors of every room, ceilings are architecturally detailed, and graceful arches span room openings, windows, and French doors. Completing the appeal of this special property is its premier location in the heart of central Atherton – one of the most exclusive cities in the country. • Three-level European villa built in 2007 • Approximately 8,932 total sq. ft. (per appraiser, buyer to confirm) • Total of 6 bedrooms, library, 7 full baths, and 2 half-baths • Main residence with 5 bedrooms, including 4 bedroom suites upstairs and a main-level bedroom, 5 full baths, and 2 half-baths

• Lower-level recreation/media room, full bar, plus wine cellar and tasting room • Resort-inspired grounds with fireplace, barbecue kitchen, bocce court, pool, and spa • Approximately one acre of beautifully landscaped grounds • 4-car garage with full bath • Top-rated Menlo Park schools

• Guest house with 1 bedroom, 1 bath, fireplace, and kitchen

Offered at $11,990,000

This information was supplied by Seller and/or other sources. Broker believes this information to be correct but has not verified this information and assumes no legal responsibility for its accuracy. Buyers should investigate these issues to their own satisfaction.

Hugh Cornish

Valerie Soltau

650.566.5353 hcornish@cbnorcal.com

650.464.3896 valeriesoltau@gmail.com

CalBRE# 00912143

CalBRE# 01223247

hughcornish.com

valeriesoltau.com

www.247Atherton.com

The Almanac | Palo Alto Weekly | Page 5

COVER STORY

Market madness Slim supply forcing condo/townhome prices sky high, frenzied bidding on few available houses by Linda Taaffe

The few homes that are on the market are creating a bidding frenzy that has pushed sales as much as 30 percent above asking prices, reminding some of the bubble of the late 1990s. Page 6 | The Almanac | Palo Alto Weekly

F

asten your seatbelts and hold on tight. The local housing market is headed for another wild ride. After home sales along the Peninsula dipped 59 percent in January, followed by a sluggish February, many believed a market downturn was finally here. Then March came along, and everything changed. Real estate experts up and down the Peninsula say this year’s market is coming back stronger than ever — just later in the year than usual. Buyers are being forced to look farther north or south to find affordable single-family homes, or pay cash for a partially built home, or settle for a townhome, albeit in an ideal downtown/transportation corridor. The few homes that are on the market are creating a bidding frenzy that has pushed sales as much as 30 percent above asking prices, reminding some of the bubble of the late 1990s. In Los Altos, a two-bedroom, one-bathroom home on a 7,000-square-foot lot received 28 offers in March, and homes there have been selling for anywhere from $300,000 to $600,000 above the asking price, said Phyllis Carmichael, a sales associate at Coldwell Banker in Los Altos who has been a Realtor for 40 years. In Atherton, four homes sold for more than $11 million in March, said Tim Kerns, an Atherton native who has been a sales associate for Coldwell Banker for nine years. During the previous three months, there was not a single sale in that price range. Homes are selling not only at high prices but speedily in every city along the Peninsula from San Carlos to Sunnyvale, said Denise Simons, an agent for Alain Pinel Realtors in Palo Alto. She said homes have typically been going on and off the market within 10 days.

Veronica Weber

Phyllis Carmichael, a 40-year real estate veteran, says a shortage of homes for sale coupled with the influx of thousands of new workers, primarily at Google and Apple, are pushing real estate prices higher. Carmichael, whose focus is Los Altos, works at Coldwell Banker along with her daughter Jamie (right).

“Things started off very slowly this year. We all thought that with the stock market and what’s happening globally, it was maybe going to affect 2016,” Kerns said. “We were wrong. None of that impacted the market.” When spring arrived in March, Kerns said buyers started coming back out, the phones started ringing, inventory picked up, and the market took off. “We’re seeing prices escalating even higher than last year,” he said. “I think we are in a unique pocket of the world, and not a lot is going to change.” According to data from the California Association of Realtors, the Bay Area is the only region in California where homes are selling above list prices. Sales appear to be leveling off everywhere else. In San Mateo County, the median sales price for a single-family home has risen 11 percent compared to last year at this time. In Santa Clara County, the median price has increased nine percent, according to data from MLSListings Inc. Along the Midpeninsula, Atherton has seen the largest jump in median home prices over the past year, with values climbing 34 percent. Mountain View values have risen 29 percent, and Menlo Park, Palo Alto, Los Altos and Woodside have seen between 13 and 15 percent increases, according to data from MLSListings and TrendGraphix. Portola Valley, which saw values rise 7 percent, was the only Midpeninsula city that did not experience a doubledigit increase. In Atherton, the median price rose to $5.95 million. Los Altos Hills increased to $3.6 million, followed by Woodside at $2.7 million and Portola Valley and Los Altos at $2.6 million each. Palo Alto saw home prices rise to $2.5 million. Mountain (continued on page 8)

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$6M

Atherton Menlo Park

$4.5M

Portola Valley Redwood City Woodside

$3M

$1.5M

$0 2012

2013

2014

2015

Source: Information provided by the Silicon Valley Association of REALTORS® from MLSListings Inc.

Median home prices, single family homes, 2012-2015

(continued from page 6)

View’s median home price reached $1.7 million. Carmichael said a shortage of inventory coupled with the influx of thousands of new tech workers hired primarily by Apple and Google are pushing real estate prices higher. Both companies are building campuses of more than 1 million square feet in Cupertino and Mountain View and have been rapidly expanding their workforces. Carmichael said about half of those people offering bids on homes she’s recently represented were Apple or Google employees. “When I hear that we are probably going to see a crash fairly soon, and I look at the Apple and Google buildings all around us, I don’t see how that can happen,” she said. “This market is a whole

Veronica Weber

Median home prices, single family homes, 2012-2015

Not only are homes becoming more expensive, but they are often selling in less than two weeks, said Denise Simons, an agent with Alain Pinel, pictured here in a Fairmeadow Eichler she recently sold for $2.25 million.

different thing than we’ve seen before, and it’s because there’s a lot of people with money. I’m seeing a lot of young couples with double incomes who are working for these tech companies ... and want to live some place near their work.” According to a report from the Silicon Valley Association of Realtors (SILVAR), job growth in Silicon Valley is at 4.3 percent, its highest level since 2000. The Bay Area added 129,000 new jobs last year, including 64,000 in Santa Clara County. “One of biggest problems is that we don’t have enough new home construction,” Carmichael said. “We are going to need more housing if we’re going to absorb the thousands of people all of these tech companies are hiring. These (continued on page 10)

East Palo Alto

$4M

Los Altos Los Altos Hills

$3M

Mountain View Palo Alto

$2M

$0 2012

2013

2014

2015

Source: Information provided by the Silicon Valley Association of REALTORS from MLSListings Inc. ®

Page 8 | The Almanac | Palo Alto Weekly

Because of low turnover for homes like this one in Mountain View, the Midpeninsula real estate market focuses on the few homes that are available for escalating prices.

File photo by Michelle Le

$1M

SPRING REAL ESTATE | 2016

MICHAEL DREYFUS TEAM RECENT LISTINGS AND SALES

ACTIVE SILICON VALLEY ESTATE Offered at $88,000,000

ACTIVE 1115 RAMONA ST, PALO ALTO Offered at $6,650,000 / 1115ramona.com

ACTIVE 75 RESERVOIR RD, ATHERTON Offered at $9,950,000 / 75reservoir.com

393 ATHERTON AVE, ATHERTON Offered at $9,995,000 / 393atherton.com

SALE PENDING 1058 STANLEY WAY, PALO ALTO Offered at $2,495,000

SOLD 260 COLERIDGE AVE, PALO ALTO Offered at $11,000,000

ACTIVE

SALE PENDING 725 CENTER DR, PALO ALTO Offered at $4,775,000

SOLD 325 CHANNING AVE #116, PALO ALTO Offered at $2,198,000

SOLD

SOLD

6 BLUE OAKS CT, PORTOLA VALLEY Offered at $4,998,000

170 FOX HOLLOW RD, WOODSIDE Offered at $7,995,000

SOLD 91 JAMES AVE, ATHERTON Offered at $6,498,000

SOLD 644 SENECA ST, PALO ALTO Offered at $8,000,000

Michael Dreyfus, Broker 650.485.3476 michael.dreyfus@dreyfussir.com

Noelle Queen, Sales Associate 650.427.9211 noelle.queen@dreyfussir.com

Ashley Banks, Sales Associate 650.544.8968 ashley.banks@dreyfussir.com

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Local Knowledge • National Exposure • Global Reach The Almanac | Palo Alto Weekly | Page 9

2016 | SPRING REAL ESTATE

young people really want to live in this area, and they can afford it. There just aren’t enough homes.” Kerns said most of the time there are two to three good listings in each city every week, but they sell the next week with multiple offers because there are just too many buyers and not enough inventory. Everybody wants to live in Atherton, Menlo Park, Palo Alto and Los Altos, but the tight market is forcing them elsewhere, he added. At the end of 2015, the available inventory of all housing types dropped to record lows. That was coupled with a lackluster salesvolume increase of only 2 percent compared to 2014. This pushed final sales prices to 103

percent of asking prices for 2015, according to statistics provided by Alain Pinel Realtors. Because of the low inventory in high-demand cities like Palo Alto, buyers are now looking in Redwood City to the north and Santa Clara to the south. “It used to be that Sunnyvale was the next place to go for people who couldn’t get into Mountain View. Now, Santa Clara is the new Sunnyvale price range,” Carmichael said. Alain Pinel’s Simons said new construction would take a lot of pressure off the market. But there is almost no new development of housing because of a lack of available land. Right now, most new construction comes from tearing down older homes. Many young buyers, however, aren’t looking for 4,000-square-foot homes with large

File photo by Veronica Weber

(continued from page 8)

File photo by Veronica Weber

Home like this one in Portola Valley, set on more than an acre, are valued for their rural lifestyle rather than higher “walk score” and proximity to amenities.

This modern home on Webster Street in Palo Alto shows modern design elements in the midst of a more traditional neighborhood. lots that they have to maintain. Townhomes, condominiums and new construction that requires less maintenance are becoming popular alternatives, Carmichael added. “The last thing a lot of these young techie people want is a little, old house to fix up someplace when they spend so much time at work, so they start looking into the newish townhouses, which has really pushed the townhouses over the top,” Carmichael said. “In Palo Alto, the condo market has gotten outrageous. Everything is over $2 million there.” Over the past three years, the average price for condominiums has appreciated 50 percent, Simons said. She sold the same

‘This market is a whole different thing than we’ve seen before, and it’s because there’s a lot of people with money ... and want to live some place near their work.’

—Phyllis Carmichael, sales associate at Coldwell Banker in Los Altos

(continued on page 12)

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The Almanac | Palo Alto Weekly | Page 11

2016 | SPRING REAL ESTATE

Courtesy of Tim Kerns

Courtesy of Tim Kerns

Above: Realtor Tim Kerns says the markets in more rural Los Altos Hills, Portola Valley and Woodside are very different than the more suburban areas of the Midpeninsula. Left, homes like this one on Almendral Avenue, Atherton, are selling for more than $17 million.

(continued from page 10)

Single-family homes sales 2015 City

# of Sales

Median Sales Price

Days on Market

Avg.$/Sq. Ft.

Palo Alto

326

$2,668,500

9

$1,536

Los Altos

310

$2,745,500

9

$1,209

Los Altos Hills

94

$3,612,500

14

$1,187

Mountain View

253

$1,700,000

8

$1,072

Atherton

76

$5,950,000

17

$1,379

East Palo Alto

113

$640,000

12

$512

Menlo Park

315

$2,025,000

12

$1,110

Portola Valley

62

$2,633,000

12

$1,015

Woodside

92

$2,755,000

20

$1,073

Source: Information provided by the Silicon Valley Association of REALTORS® from MLSListings Inc.

townhouse three years apart, and it appreciated $600,000 in that time. Kerns said many buyers are looking at new construction in Atherton and Menlo Park in particular. “We’re seeing a lot of houses that are only halfway built selling because inventory is low and people are tired of competing. They would rather buy a partially built house and wait six to nine months to move into it,” Kerns said. New buyers also are looking for homes close to the conveniences of downtowns and easy access to transportation. “Los Altos Hills, Woodside and Portola Valley are only five to 10 minutes up the hill, but the market is totally different,” Kerns said. “Those houses take longer to sell and inventory sits a bit longer there. Not everyone needs views or wants a full acre to maintain. Menlo Park, North Los Altos and Old Palo Alto are the hottest markets right now. There’s too much

premium there for those houses to sit.” Kerns said West Menlo Park prices are getting close to Atherton prices, with new construction selling for about $6 million to $7 million on a 10,000- to 12,000-square-foot lot. “I never thought we’d get to this point, where these high prices just keep going up,” Simons said. “It’s amazing. Last year, I thought the price increases were crazy; I couldn’t imagine it continuing to go up like that, but there’s still a lot of money and people who want to be here. People are paying all cash for a home and then spending another $200,000 to $300,000 on remodeling. “We’ve had a seller’s market here for so long; we see some market shifts over short time periods, but in the long run, I don’t think that’s going to change.” Q Freelancer writer Linda Taaffe can be emailed at lindataaffe@ gmail.com.

Condo/townhome sales 2015 City

# of Sales

Median Sales Price

Palo Alto

86

$1,461,944

Los Altos

43

$1,421,000

Mountain View

294

$905,000

East Palo Alto

24

$545,000

Menlo Park

71

$1,400,000

Source: Information provided by the Silicon Valley Association of REALTORS® from MLSListings Inc. Veronica Weber

Condominiums at The Greenhouse complex on San Antonio Road in Palo Alto draw buyers interested in a lower price and less home maintenance than a single-family home. Page 12 | The Almanac | Palo Alto Weekly

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2016 | SPRING REAL ESTATE

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Page 14 | The Almanac | Palo Alto Weekly

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The Almanac | Palo Alto Weekly | Page 15

2016 | SPRING REAL ESTATE

Courtesy of Bernard Andre

This gated Atherton compound is on the market, fully furnished, for $39.8 million. The kind of buyer this home would attract would like something “more turnkey,” said listing agent Melody Mortazavi, “with towels and sheets so they can sleep there the first night.”

W

hatever criteria Forbes magazine used to rank 94027 (Atherton) as the most expensive ZIP code in America last year, the sales prices of the most luxurious homes seem to support the rank. Take one look at the long list of amenities that comes with a speculative house selling for more than $35 million in this area, and the definition of “spec” easily morphs from speculative to special. As of early March, two experienced developers are selling two luxury properties in Atherton at that asking price. The town isn’t the only area for high-end homes: In December, an 8-acre estate went on the market in Los Altos Hills for $88 million. Owned by venture capitalist Kumar Malavalli, the home and office complex has a combined square footage topping 21,000 and overlooks a vineyard. It has made headlines for being one of the most expensive publicly listed properties in Silicon Valley. As for the spec houses recently completed in Atherton, one is described as a contemporary Italian villa, the other as modern. Mary Gullixson with Alain Pinel Realtors in Menlo Park happens to be the listing agent for both estates. “They’re both really, really distinct properties,” she said. “We have interest on both properties, but each property has a different buyer.” The elaborately designed compounds look nothing alike, but they do share some common features, which their developers hope will appeal to the exclusive group of people who can afford such a high price tag. Both properties are anchored by large three-level custom-made homes that include wine cellars, home theaters, fitness rooms, elevators, swimming pools and guesthouses with extensive landscaping centered around multiple outdoor entertainment spaces. The new Italian villa at 47 Camino Por Page 16 | The Almanac | Palo Alto Weekly

TRENDSETTING

If you had all the money in the world... High-end homes define the outer limits of luxury by Kate Daly Los Arboles has six bedrooms, six full and four half-baths in the 16,468 square-foot main house and a separate 1,188-squarefoot guesthouse on 1.45 acres. The asking price is $42.8 million. The developer, Rafi Bamdad, “just does one (project) at a time; he’s there every day making decisions. A lot of it is his inspiration,” Gullixson said. In the last 10 years he has built two other custom homes in Atherton, one bought by Warriors owner Joe Lacob, the other by a Silicon Valley executive, Gullixson said.

The property’s website offers a virtual video tour narrated in English and Mandarin. “We are definitely marketing it to Asian and international buyers,” Gullixson said. Between the tiled roofs, arches, antique Italian brick ceilings and Cyprus trees, the property has an Old World feel. But the theater with 11.1 Dolby Atmos Audio THX technology, 4k projector, 153-inch Cinemascope screen and 11 Cinema Tech theater chairs serves as a reminder that the building was actually completed this year. So

Take one look at the long list of amenities that comes with a speculative house selling for more than $35 million in this area, and the definition of ‘spec’ easily morphs from speculative to special.

do the two espresso stations in the kitchen, game room, sports TV room and fitness center on the lower level. The library, lounge and conference complex are connected to the main residence and spill out to a private courtyard with a reflecting pond and fountain. The outdoor dining pavilion is outfitted with a wood-fired pizza oven, wok burner and a full bar with a two-keg dispenser. What’s described on the website as “multi-million-dollar landscaping” includes 150-year-old olive trees, mature oaks and more than 250 rose bushes. About six blocks away, Realtor Melody Mortazavi with the Pinnacle Group in Menlo Park is co-listing another high-end Atherton property, the modern, gated compound at 246 Atherton Ave., on the market for $39.8 million fully furnished. (The recurrence of the number “8” in the prices may not be a coincidence; the number is considered auspicious in some Asian cultures.) Her father, Mohammad Mortazavi, has been building in the Atherton area for more than 20 years and is the owner of the development group. Architect Farro Essalat also worked on the interior design, resulting in rectangular structures with many walls of glass and detailed finishes such as white oak and limestone floors and Italian cabinetry. The main residence has seven bedrooms, seven full and three half baths. With the guesthouse, two detached garages and pool house, the total comes to about 26,643 square feet of buildings set on approximately 2.53 acres. The estate is being sold fully furnished, because as Mortazavi said, “A lot of buyers at this level would like something more turnkey, and with towels and sheets they can sleep there the first night.” Antiques & Interiors in Los Gatos (continued on page 20)

SPRING REAL ESTATE | 2016

Local Knowledge, Local Resources, Global Reach Derk Brill’s success in the Mid-Peninsula real estate market rket is no secret. Born and raised in Palo Alto, with family roots dating to the 1920’s in the city, he is the product of the Palo Alto school system and Menlo School of Business ess Administration. His skills, expertise, and reputation have resulted in a ranking ass the top-producing he United States. agent in the Palo Alto office, and among the top agents in the Derk’s extensive knowledge of the community, the nuances of each neighborhood, ed. Known for his tenacious and of the local real estate market as a whole, is unparalleled. negotiation skills, he is deeply committed to his client’s best interests, as evidenced by the long-term loyalty of those he has represented over the years. Along with this experience, Derk offers his clients a concierge ge service for every need that can arise in a transaction. He has a largee network odel, and of trades people who can assist in preparation, design, remodel, repair of a new purchase or existing home. ernational Alain Pinel Realtors’ partnership with Luxury Portfolio International rk’s assures that in addition to local and national marketing, Derk’s ha clients benefit from extensive international exposure through large network of brokerages throughout the world.

If you are considering the sale or purchase of a home in the mid-Peninsula, call Derk. You couldn’t be better served.

www.DerkBrill.com

The Almanac | Palo Alto Weekly | Page 17

WELCOME TO WINE COUNTRY

CALISTOGA | $17,950,000 | WillowLakeNapaValley.com

ST. HELENA | $12,750,000 | NapaValleyWineryEstate.com

Nestled in its own private setting. Featuring a spectacular main residence, detached guest house, gym, barn and lifestyle amenities including pool, tennis and bocce courts.

Wine Country living at its best. Spectacular 8 acre hillside view estate with 3,000 case winery, 3 acre vineyard, guest cottage, pool, spa, outdoor kitchen and trail of 100 year old olive trees.

CALISTOGA | $2,550,000 | 3794Silveradotrail.com

ST. HELENA | $1,975,000 | 1417KearneyStreet.com

1930’s Cottage on a 15 acre gated parcel. Great opportunity to design and build your dream home from which to enjoy the exceptional tranquil setting and vineyard views.

An 1890’s Edwardian B&B located in the quaint town of St. Helena, the heart of Napa Valley wine country. Just 2 blocks from Main Street’s shops, restaurants and the Cameo Cinema.

ST. HELENA | $1,195,000 | KuletoRedwoodHouse.com

ST. HELENA | $985,000 | 1350Elmhurst.com

Maybeck inspired craftman jewel. Located within St. Helena’s iconic Main Street neighborhood. Great bones and meticulous upkeep make this period home unusually easy care.

Tastefully updated free standing townhome offering vaulted ceilings, open floor plan and private backyard. Mature oak trees, manicured lawns and heated community pool. A true lock and leave lifestyle.

move2winecountry.com

Timothy Hayden 707.315.6775 | thayden@pacunion.com Lic #01027532

Page 18 | The Almanac | Palo Alto Weekly

Premier Real Estate Professionals

SPRING REAL ESTATE | 2016

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The Almanac | Palo Alto Weekly | Page 19 650.833.9442 650.575.1932

2016 | SPRING REAL ESTATE

(continued from page 16)

‘A lot of buyers at this level would like something more turnkey, and with towels and sheets they can sleep there the first night.’

—Melody Mortazavi, a realtor with the Pinnacle Group

6ඈඅൽ ංඇ 'ൺඒඌ

supplied all of the furniture using custom upholstery. “There’s a handful of people who can afford a house like this,” she said, so there’s a strong push to market it internationally, too. The property’s website calls attention to the reflecting pool as a feng shui element “that traverses through the design.” The description continues with the all-glass front door leading into the foyer and gallery with ceilings more than 22 feet high and walls of Venetian plaster and silver cross-cut travertine. Another highlight is the three separate

kitchens, one of which is part of the outdoor barbecue, office and fitness center. “Every inch of the grounds is usable. Finding that much land in Atherton is impossible,” Mortazavi said. A slightly smaller luxury property sold in Atherton last fall for $35.3 million, which was $1.5 million less than the asking price. The seven-bedroom house with eight full baths and three half baths located at 119 Tuscaloosa Ave. sits on approximately 1.9 acres. The new construction by Woodlane Properties is Northern European-inspired with clean lines, metal roofs, steel windows and doors, and stone accents. Arcanum Architecture and Studio Green landscape design worked together to intersperse the

5ൾඇඍൾൽ ൿඈඋ 7ඈඉ 'ඈඅඅൺඋ

total of 20,375 square feet of buildings in a yard divided into sections: the reflecting pool and waterfall, swimming pool and cabana fireplace lounge, the fireplace terrace, barbecue terrace, sunken garden fire pit, and what’s labeled as a “meditation sculpture garden.” The three-level main house has an entire lower level dedicated to recreation and fitness with a bar and lounge, juice bar, yoga room, gym, massage room, wine cellar and home theater. The garage holds up to six cars, perhaps hinting at the question, why would anyone want to drive away from such a special resort-like setting when you could just park and stay? Q Kate Daly is a local freelance writer.

6ඈඅൽ ංඇ 'ൺඒඌ

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Courtesy of Bernard Andre

Courtesy of Bernard Andre

This new home, on Camino por los Arboles in Atherton, is being offered at $42.8 million and has an online virtual video tour narrated in English and Mandarin. “We are definitely marketing it to Asian and international buyers,” said agent Mary Gullixson. At right, the home’s theater features state-of-the-art sound and projection, as well as a 153-inch Cinemascope screen.

REAL ESTATE SUCCESS STORIES REPRESENTING MENLO PARK ATHERTON PALO ALTO STANFORD WOODSIDE PORTOLA VALLEY LOS ALTOS LOS ALTOS HILLS JUST SOLD Cornell Street, Palo Alto

JUST SOLD Hermosa Way, Menlo Park

LIST PRICE $3,850,000

LIST PRICE $3,250,000

COMING SOON Gorgeous Los Altos Hills Estate

❝

Represented the Buyer

“I wanted you to know just how much we have appreciated and benefited from Monica’s knowledge and insights. She has gone so far above and beyond the call of duty at every step of the way. We will be very happy in our new home.” –N.

“Mandy is helping my daughter and I buy a condo in the difficult Palo Alto/Mountain View area. She is patient, hardworking, and responsive to out needs. She is well informed, thorough, and honest. It is great to have her guiding and helping us.” –N.

❞

JUST SOLD Sand Hill Circle, Menlo Park

JUST SOLD Nancy Way, Menlo Park

LIST PRICE $1,610,000

LIST PRICE $2,295,000

COMING SOON West Menlo Park Home on Large Lot Prime Location JUST SOLD Martin Avenue, Palo Alto LIST PRICE $4,900,000

Monica Corman, Broker

Mandy Montoya

CALbre #01111473

CALbre #01911643

mcorman@apr.com www.MonicaCorman.com

650.543.1164

mmontoya@apr.com www.MandyMontoya.com

650.823.8212

Information deemed reliable, but not guaranteed. The Almanac | Palo Alto Weekly | Page 21

1100 MOUNTAIN HOME ROAD | WOODSIDE www.1100MountainHomeRoad.com | $5,850,000 Not on the MLS, this exquisite 2-acre setting is surrounded by stunning gardens and a breath-taking vineyard and is ready for expansion or to build your new dream home.

205 MOUNTAIN WOOD LANE | WOODSIDE Price Upon Request Not on the MLS, this exclusive 3.24 acres is situated on top of a knoll on Woodside’s premier private lane. This central Woodside location is the best of the best. The rear of the lot opens to stunning Western/Southwestern hill views. Top Architect ready to design & build to suit your dream home or purchase the land outright from current owner/developer.

TOM DALLAS

DAVID KELSEY

tdallas614@aol.com

david@davidkelsey.com

(650) 222.2788 CalBRE# 00709019 Page 22 | The Almanac | Palo Alto Weekly

(650) 223.5588 CalBRE# 01242399

www.P eninsulaE statesG roup.com Information Inform Inf ormati ation on dee deemed med re relia reliable, liable ble,, but b not gu g guaranteed. aranteed. d

11627 DAWSON DRIVE | LOS ALTOS HILLS www.11627DawsonDrive.com | $18,950,000 8 BR/11 BA | 16,700Âą Sq. Ft. | 5.6Âą Acres The Dawson Estate aka Rancho San Antonio sits on approximately 5.6 acres with private Western Hills exposure. The large estate boasts

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Contact us today to schedule your tour of this classic California estate.

DAVID KELSEY

TOM DALLAS

david@davidkelsey.com

tdallas614@aol.com

(650) 223.5588 CalBRE# 01242399

(650) 222.2788 CalBRE# 00709019

www.P eninsulaE statesG roup.com Information Inform Inf ormati ation on deemed deemed reliable, relia re liable ble,, but b not gu g guaranteed. aranteed. d

The Almanac | Palo Alto Weekly | Page 23

2016 | SPRING REAL ESTATE

BrowsingByBudget

What you can buy by price point Buyers seek homes by buildable land, schools and more

W

by Elizabeth Lorenz buyers a look at an array of options in the under $1 million, $2 million, $3 million, $4 million and $5 million ranges. The homes are located from Mountain View to Woodside, Portola Valley to Palo Alto, and include everything from an empty lot to a ready-to-move-in mansion.

Michelle Le

Courtesy Google Maps

³ UNDER $1 MILLION

ith a low supply of homes for sale, buyers are forced to reckon with the things they will compromise on (redone kitchens?) and those they won’t (neighborhood, access to transportation). These homes on the market in March give home

WOODSIDE Address: 327 Hillside Drive List price: $895,000 Bedrooms: 1 Bathrooms: 1

MENLO PARK Interior:640 sq. ft. Lot size: 9,800 sq. ft. (also includes extra vacant parcel, which is 7,000 sq. ft.) Date built: 1929 Walk score: 4 (car dependent)

Address: 1304 Carlton Ave. List price: $799,000 Bedrooms: 3 Bathrooms: 2

This 1929 cottage in Woodside Glens is not in good condition, but the property is available as a rebuild or for a new-built home.

Interior: 1,140 sq. ft. Lot size: 5,880 sq. ft. Date built: 1948 Walk score: 69

This ranch-style home in the Belle Haven neighborhood with a front porch has a wood-burning fireplace with an updated kitchen, as well as a remodeled master bathroom.

Veronica Weber

Michelle Le

³ UNDER $2 MILLION

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PALO ALTO Address: 3437 Park Blvd. List price: $1,600,000 Bedrooms: 3 Bathrooms 1

MOUNTAIN VIEW Address: 328 Bryant St. List price: $1,849,999 Bedrooms: 2 Bathrooms: 2.5

Interior: 1,006 sq. ft. Lot size: 5,000 sq. ft. Date built: 1949 Walk score: 37

This Ventura neighborhood home has a renovated garage bonus room and lies along a popular bike route with few cars. Near California Avenue’s local shops, the home has a living room that features Brazilian cherry floors and recessed lighting. The updated kitchen has a breakfast nook. The large yard includes a patio and hot tub.

Interior: 1,780 sq. ft. Lot size: 1,780 sq. ft. Date built: 2014 Walk score: 90

This 2014 condominium is in the heart of Mountain View, with a modern kitchen with Carrara marble counters, as well as designer touches throughout. The two-level unit has two bedroom suites, each with a bathroom, as well as a powder room.

Page 24 | The Almanac | Palo Alto Weekly

MENLO PARK Address: 1332 Hoover St. List price: $2,998,000 Bedrooms: 4 Bathrooms: 4

Interior: 2,094 sq. ft. Lot size:<CharStyle> 4,791 sq. ft. Date built: 2014 Walk score: 83

This two-story home near downtown Menlo Park has an open floor plan, with hardwood floors throughout as well as a formal great room and a marble fireplace. The backyard has a fire pit, fountains and a builtin barbecue. Michelle Le

³ UNDER $3 MILLION

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(continued on page 27)

308 Lennox Avenue, Menlo Park

OPEN HOUSE

SATURDAY, 2:00 - 4:00 PM SUNDAY, 1:30 - 4:30 PM

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A FRESH APPROACH JUDY CITRON $ 650.543.1206 Judy@JudyCitron.com $ JudyCitron.com

(NLU[ 5H[PVU^PKL WLY The Wall Street Journal The Almanac | Palo Alto Weekly | Page 25

2016 | SPRING REAL ESTATE

Wood, glass, and steel highlight this masterpiece on Menlo Park, sunlit, practical, it will be forever home. Price upon request.

B R O U G H T T O YO U B Y T H E LY N J A S O N C O B B T E A M

LYN JASON COBB

HERSCHEL COBB

BETH LEATHERS

REGAN BYERS

INTERNATIONAL PRESIDENT’S PREMIER TEAM TOP 1% AGENT, THE WALL STREET JOURNAL’S TOP 250 REAL ESTATE TEAMS FOR 2010 - 2015 Page 26 )P 'EQMRS 6IEP 1IRPS 4EVO ˆ (MVIGX ˆ 3J½GIW ˆ 0]RNEWSRGSFF GSQ ˆ 'EP&6) | The Almanac | Palo Alto Weekly

(continued from page 24)

³ UNDER $3 MILLION

Margot Lockwood presents… %WL½IPH 6SEH %XLIVXSR 'S PMWXIH [MXL 7EQ %REKRSWXSY

Michelle Le

PORTOLA VALLEY Address: 4394 Alpine Road List price: $2,495,000 Lot size: 1.14 acres Walk score: 29

Distinctive Mediterranean 4 bed 3 bath home in manicured gated grounds. Living room has floor to ceiling windows. Kitchen includes granite counters, tumbled stone backsplash, stainless steel appliances, island and counter seating. Kitchen is fully open to family room with built in media cabinet, fireplace and french doors leading to patio, gas fire pit and large grass area perfect for entertaining. Award Winning Menlo Park Schools.

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This parcel of land is in the center of Portola Valley and is zoned for commercial mixed use or residential development. It is adjacent to commercial businesses as well as rural properties.

³ UNDER $4 MILLION

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This beautiful 4 bedroom 3.5 bath home sits at the end of a private cul-de-sac on 10,500 sq ft lot. Ideal layout with the kitchen and living room flowing to the wonderful outdoor living area and sunny pool. Updated kitchen with granite counters, stone backsplash, stainless steel appliances, hardwood floors and high ceilings. There’s an additional bedroom with bath, as well as a bonus room at the end of the house with a sliding glass door that leads to an outdoor area. Borders Atherton and Woodside.

Veronica Weber

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ATHERTON Address: 19 Almendral Ave. List price: $3,499,000 Bedrooms: 4 Bathrooms: 4.5

Interior: 3,810 sq. ft. Lot size: 6,534 sq. ft. Date built: 2003 Walk score:35

This three-story home has a gourmet kitchen with quality finishes and hardwood floors throughout as well as an outdoor kitchen. It’s just blocks from downtown Menlo Park.

Peaceful, rural beauty surrounds this modernized 3 bedroom 2 bath home. Inside, the two-story cathedral ceiling expands the dimensions. Beautiful ¾-inch maple tongue and groove flooring with inlaid feature strip in the living/dining area. The home begins with a steel front gate hand-crafted by a local artisan and leads to others that frame the Zen-like gardens and majestic redwoods. House is 1615 sq ft and lot is 18,321 sq ft.

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Veronica Weber

³ UNDER $4 MILLION

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MARGOT LOCKWOOD 650.400.2528 Cell

PALO ALTO Address: 536 Lincoln Ave. List price: $3,888,000 Bedrooms: 4 Bathrooms: 2.5

Secluded 3 bedroom 2 bath home on private street. Beautiful hardwood floors, Remodeled kitchen with cherry cabinets, granite counters and stainless steel appliances. This property is rural elegance at its best. Barn with 2 stalls and paddocks located on level one acre parcel. Walk to Excellent rated Woodside Elementary Schools. Call 650-400-2528 for more information.

Interior: 2,356 sq. ft. Lot size: 5,227 sq. ft. Date built: 1897 Walk score: 70

This 19th century home is in the heart of the Professorville neighborhood. Two stories tall and with full attic, basement and original details on a level lot. (continued on page 30)

homes@margotlockwood.com Cal BRE#01017519

For more information or Virtual Tour visit

www.margotlockwood.com

The Almanac | Palo Alto Weekly | Page 27

2016 | SPRING REAL ESTATE

Midtown Realty, Inc. Real Results, Real Estate

“For more than 55 years, Midtown Realty has been assisting its neighbors and friends with one of the most important purchases in their life‌ their home! At Midtown Realty, we are dedicated to working with people, not clients. We sell homes, not houses and Palo Alto is our home, not a branch RĹąFH <HDU DIWHU \HDU SHRSOH WUXVW XV WR KHOS ZLWK WKHLU PRVW LPSRUWDQW LQYHVWPHQW WKHLU KRPH <RX WRR FDQ FRXQW RQ XV for all your real estate needs. Give us a call today.â€?

SOLD

Your Neighborhood Midtown Realty Team

SOLD

Tim Foy

Jane Volpe

Owner/Broker

Realtor/MBA

SungHee Clemenson

Leslie Zeisler Joann Weber Chris Taylor Chris Marino Realtor, SRES

Senior Property Manager/ Realtor

Realtor

Realtor

Yamei Lee

Lisa Knox

Realtor

Realtor

Rosemary Prince

Ryan Eltherington

Merit Franklin

SOLD

Realtor

Property Manager/Realtor

REAL RESULTS, REAL ESTATE 2775 MiddleďŹ eld Rd, Palo Alto • Phone: (650)321-1596 Fax: (650)328-1809 See our local listings online at — www. midtownpaloalto.com BRE# 1900986

Page 28 | The Almanac | Palo Alto Weekly

OfďŹ ce Manager

951 Peninsula Way Menlo Park

Nancy Goldcamp The Almanac | Palo Alto Weekly | Page 29

2016 | SPRING REAL ESTATE

³ UNDER $5 MILLION

(continued from page 27)

Address: 27860 Via Corita Way List price: $4,888,000 Bedrooms: 4 Bathrooms 4.5

Michelle Le

Veronica Weber

LOS ALTOS HILLS

MENLO PARK Address: 1208 Bellair Way List price: $4,795,000 Bedrooms: 5 Bathrooms: 4.5

Interior: 4,997 sq. ft. Lot size: 1.02 acres Date built: 1997 Walk score: 5

This home was extensively remodeled in 2014 and has a media lounge with a bar, a pool house, and the grounds include more than 20 fruit trees as well as terraces.

Interior: 3,430 sq. ft. Lot size: 0.29 acre Date built: 2012 Walk score: 62

This two-story Sharon Heights home has hand-hewn hardwood flooring and a modern Craftsman flair. Beyond the formal rooms and private office are the chef’s kitchen and family room. The large backyard has a sunswept patio and lawn, fire pit, barbecue center and raised vegetable beds.

Bringing you the Best of the Peninsula Since 1988 JUST LISTED!

COUNTRY CHARM ON OVER 1 ACRE • Nestled in picturesque Los Trancos Woods • Over one Acre with 4 Parcels • Serene Lot with Views towards Foothills Park • Main House • Guest House r 5VWFKQ 1HƂEG • Workshop • Live in One and Lease out the Other

• Hardwood & Tile Flooring • Vaulted Beamed Ceiling • Wood Molding trim • Wood Shutters • Granite Countertops & Thermador Range • Minutes from Highway 280 • Excellent Portola Valley Schools

Broker-Associate

Michael Whelan BRE 00859596

Direct: 650.888.7936 Mike.Whelan@cbnorcal.com

www.140Ramona.com

Page 30 | The Almanac | Palo Alto Weekly

SPRING REAL ESTATE | 2016

Premier California Ranches

California is home to some of the most spectacular ranch and recreational properties in the West and we know the landscape well. From the Sierra Nevada to the Pacific Coast, The Chickering Company has spent over 35 years brokering California ranches, mountain hideaways, coastal retreats, fishing and hunting lodges, and more. In addition, we locate and evaluate properties throughout the West.

Bay View Ranch - Sonoma

Our clients count on our specialized knowledge, experience and discretion to guide them to exceptional properties and represent their interests in real estate transactions.

Sonoma wine country ranch with 199.5 acres • Rolling hills with stunning views of SF Bay Area • Suitable acreage for vineyards plus springs, creek and wells • Ranch compound, barns, farmhouse, cottage • Hike, bird Offered at $5.5 Million watch, mountain bike, horseback ride.

Visit All Our California Ranches at www.chickeringco.com/paw Terry Hundemer, Broker CalBRE#01100594 Ham Bryan, Agent CalBRE#01928544 (530) 265-5774 • ranches@chickeringco.com

Historic Cattle Ranch - SF Bay Area 3,800 +/- acres minutes from Silicon Valley • Spectacular views of SF Bay Area • Rolling hills, 2,646 ft mountain, abundant wildlife • Hike, hunt, horseback ride, bike and camp • Several houses, stable, barn, natural springs and creek • A legacy type property for family or corporate retreat. Offered at $29.682 Million

West Yosemite Ranch Access Ransome Ranch through Yosemite Park • 900 +/- acres with cabin, springs, conifer forest • Minutes from the Valley, Glacier Point, Badger Pass, and other park features (shown) • Hike, swim, ski, horseback ride and mountain bike • Originally included in the 1905 Park Boundary. Offered at $2 Million

The Almanac | Palo Alto Weekly | Page 31

2016 | SPRING REAL ESTATE

REPRESENTING THE

MARY & BRENT

GULLIXSON

OPEN SUNDA 51 MONTE VISTA AV www.51MonteVista.c

www.8FaxonForest.com ATHERTON Price Upon Request

www.60WhyWorry.com WOODSIDE

www.65Selby.co

$11,000,000

$11,800

SOLD 1ST QUARTER

SALE PENDING IN MENLO PARK

SOLD IN MENLO PARK

RANKED #4 NATIONALLY IN

MARY GULLIXSON

AVERAGE SALES PRICE RANKED #12 TEAM NATIONALLY, PER THE WALL STREET JOURNAL 2015

SOLD IN ATHERTON

gullixson.com

650.888.0860 mary@apr.com License# 00373961

PageInformation 32 | The Almanac | Palo Alto deemed reliable, but Weekly not guaranteed. Square footage and/or acreage information contained herein has been received from seller, existing reports, appraisals, public records and/or other sources deemed rel

PENINSULA’S FINEST ESTATES

SPRING REAL ESTATE | 2016

AY 1:30 - 4:00 VENUE, ATHERTON com $10,900,000

om ATHERTON 0,000

95 ATHERTON AVENUE, ATHERTON www.95Atherton.com $15,200,000

3 VINEYARD HILL ROAD, WOODSIDE www.3VineyardHillRoad.com $7,495,000

2016 BY MARY & BRENT

SOLD IN WOODSIDE

BRENT GULLIXSON 650.888.4898 brentg@apr.com License# 01329216

SOLD IN WOODSIDE

SALE PENDING IN ATHERTON

The Gullixson Team has sold over $3.8 billion dollars in residential real estate on the San Francisco Peninsula

The conduct Almanacbuyer’s | Palo own Altoinvestigation. Weekly | Page 33 iable. However, neither seller nor listing agent has verified this information. If this information is important to buyer in determining whether to buy or to purchase price, buyer should

2016 | SPRING REAL ESTATE

Elizabeth Lorenz

Candidly advertised as an opportunity for the buyer to “build or remodel,” this west Menlo Park property was listed at $2,998,000 in March. The exterior walls wore weathered pink paint and part of the fence was missing.

SELLING SAVVY

Dare you sell your house ‘as is’? The risks and rewards to selling a less-than-perfect house by Carol Blitzer

Page 34 | The Almanac | Palo Alto Weekly

P

eeling paint. Leaks in the roof. Dead grass. While prepping a home for sale can be daunting, can a seller really get away with selling a house “as is”? Local Realtors say “as is” doesn’t turn out to be quite that simple. Every house that goes on the market is required to come with detailed disclosure packets, as well as supplemental documentation with everything from what the neighborhood is like to how many previous remodels have been done on the house. “(We advise our sellers to) get inspections and be brutally honest. Buyers have a 300-page disclosure packet and know exactly what they’re buying and can know upfront what repairs need to be made,” said Tim Kerns, a sales associate with Coldwell Banker, Menlo Park. “Buyers can offer a price accordingly, based on what they know about the house,” he added. In today’s seller’s market, “buyers often waive their own inspection contingencies and just go off what the seller has disclosed. ... Everything is upfront,” he said. “Almost every transaction I’ve seen in the last 10 years has been an ‘as is’ sale, written in the contract by the buyer. Less than a handful of times I’ve seen a box not checked on the contract.” Steve Pierce, a real estate broker with Zane MacGregor, Palo Alto, has had similar experiences. By selling a property “as is” the seller is essentially telling the buyer “I’m not obligated to bring the house up to standard. But there’s language in the contract (that specifies) no cracked chimneys, no broken glass,” he said. That doesn’t mean the seller has to make all the needed repairs indicated, he pointed out, just

that the seller has to be honest about what’s not perfect. Pierce lauds the disclosure practice, noting that the “buyer is aware of potential issues with the house and can roll (them) into the purchase price of the house.” And sellers appear to be doing a better job with disclosures, he said, pointing to a huge industry that’s developed around inspections. But termites, dysfunctional fireplaces and (continued on page 40)

‘You want to put your best foot forward, give a good first impression. Most sellers do get their house dressed up, clean the windows, clean the house, staging, fix landscaping, fix some inspection items.’ —Tim Kerns, a sales associate with Coldwell Banker

SPRING REAL ESTATE | 2016

GINNY KAVANAUGH TOP PRODUCING REALTOR And your competitive advantage in real estate

GKAVANAUGH@CAMOVES.COM | GINNYKAVANAUGH.COM | CALBRE# 00884747 | COLDWELL BANKER The Almanac | Palo Alto Weekly | Page 35

Mary’s Clients Say...

2016 | SPRING REAL ESTATE

Mickie and Bob: “Mary is an excellent agent. She is smart, analytical, personable and delightful to work with. She is totally honest, ethical and reliable. Mary goes the extra mile.”

Photo: James Thomas Long Photography

John and Amy: “When we chose to work with Mary, we knew she would be professional, courteous and hardworking, but she far exceeded our expectations. We highly recommend working with Mary!”

Chuck and Cathy: “Mary was a joy to work with! She found us the perfect house for our family in the perfect location and made sure we got it! We would work with her again in a heartbeat!”

Nick and Helen: “As first time home buyers, Mary was amazing to deal with. Mary was so responsive and proactive, that we felt like we were her only clients. A delightful experience!”

Jason and DJ: “Mary’s joy for her work, professionalism and attention to detail in selling our previous house and purchasing our new home exceeded our expectations. We recommend Mary to all of our friends!”

Richard and Shirley: “Mary has represented me on over a dozen transactions. As an owner/builder, I trust Mary to be a core member of the team. She brings a solid understanding of the buyer market so we can build a home that will be universally appealing. Her marketing of my homes has been nothing short of spectacular.”

650.814.0858 • Page 36 | The Almanac | Palo Alto Weekly

MGILLES@APR.COM • MARYGILLESREALESTATE.COM • BRE# 01789710

The Almanac | Palo Alto Weekly | Page 37

2016 | SPRING REAL ESTATE

QUETZAL GRIMM Direct: 650-400-7879

quetzal@apr.com www.quetzalanddiane.com

BRE #01405453

DIANE CHESLER Direct: 650-888-7899

dchesler@apr.com BRE #00675583

apr.com

LOMA MAR OFFERED AT $8,888,000

Consisting of four separate parcels.

These four parcels represent a rare chance to purchase 290 +/- beautiful acres in Loma Mar. This is a great opportunity to build your dream home, family compound/retreat, while incorporating wonderful vistas, hiking, and managing a large piece of local natural beauty. Both Pescadero Creek and Bloomquist Creek run thru the property.

Located approximately 35 minutes from Woodside (I-280), 22 minutes from Alice’s Restaurant (Skyline) and 10 minutes from the coast, this property offers easy access to important travel routes and destination points. The smallest parcel is approximately 9,000 square feet and located next to the existing Loma Mar Store, while the other parcels are 175, 40 and 75 acres. The main access is through the largest parcel, close to Memorial Park, via a 4 wheel drive only jeep trail. All parcels are accessed by this trail. Primarily zoned TPZ, much of the property has been selectively harvested since the 1970’s.

Please Note: 8140 Pescadero Creek Road is not a real address. This address is used purely for marketing and location purposes. None of the four parcels have received an address from the County of San Mateo. ,QIRUPDWLRQ LV EHOLHYHG WR EH DFFXUDWH EXW QRW YHULÀHG Page 38 | The Almanac | Palo Alto Weekly

2930 Woodside Road, WOODSIDE

SPRING REAL ESTATE | 2016

1 Garland Place, Menlo Park

NEW CONSTRUCTION IN PRIME WEST MENLO PARK LOCATION

· 6 bedrooms, all en-suite · 3 levels, 5752 square feet on quarter acre lot. · Amazing chef’s kitchen with Thermador appliances, a temperature-controlled wine cellar for 1300 bottles. · 2 Entertainment rooms, 2 laundry areas.

· Beautiful décor, including fabulous designed metal front doors. · Backyard with fireplace. · Security system. · Walking distance to schools Listed for $6,550,000

33 Montecito Road, Woodside · 5 bedrooms 3.5 bathrooms · Modern & Craftsman style · 2.49 acre usable lawn area

· Beautiful grounds, views, peaceful, very private · Long driveway leads to your own retreat Listed for $3,750,000

Shawnna Sullivan CRS,GRI

(650) 716-7303 shawnna.sullivan@cbnorcal.com CalBRE#00856563

The Almanac | Palo Alto Weekly | Page 39

2016 | SPRING REAL ESTATE

The main goal is to get the highest possible price. ‘If you can get a good feeling about a house, that’ll help you have more buyers interested, more offers, more competition.’ Elizabeth Lorenz

‘As is’

(continued from page 34)

leaking roofs aside, what Realtors truly agree on is the importance of putting one’s best foot forward. If you take the scenario of having a tired house, maybe inherited, the question is, “How do we present this house to the public to maximize the price,” Pierce posed. “That’s where most sellers will put some money into taking care of obvious flaws, old paint, old carpet,” he said. But, will a crack in a foundation cost $200 or $70,000? He advises sellers to do additional inspections and get estimates to fix things. The idea is to show the house at its best, which might involve staging or new landscaping. “You’re still selling ‘as is.’ It just may have a fresh coat of paint on it,” he added. Kerns likens readying a house for sale to getting dressed up for a dance: “You want to put your best foot forward,

give a good first impression. Most sellers do get their house dressed up, clean the windows, clean the house, staging, fix landscaping, fix some inspection items. “A lot of times it could be the difference between two and five offers, which equates to tens of thousands of dollars,” he said. Even if the house is priced at land value, you want to give a good impression “and at least make the house look good enough in pictures, without putting real money in capital improvements,” he said. “I usually tell sellers that they should expect to put in 1 percent into the house to get it ready. It’s the little stuff — painting, cleaning, staging — that makes a difference,” he said. Doing nothing to improve curb appeal makes sense only if your audience is only developers, he added. “If you think they’ll keep the home, then it’s worth the steps to prep the house for market. It’s a small amount of money that’s a huge return on investment,” he added. At a minimum, he advised, declutter and depersonalize: “It can make a difference and doesn’t cost anything. To

—Alex Wang, a Realtor with Sereno Group make rooms feel bigger, get rid of distractions like family pictures. You want buyers to walk through a house and visualize themselves.” Realtor Alex Wang, with Sereno Group, Palo Alto, reminds sellers that the main goal is to get the highest possible price. “If you can get a good feeling about a house, that’ll help you have more buyers interested, more offers, more competition. Generally, that’s the case,” he said. Sometimes lack of funds, too many decision-makers (such as in a trustee sale) or a lack of time will push the seller to make minimal improvements. That doesn’t mean remodeling a kitchen or bathroom, but could mean stripping off outdated wallpaper or slapping on a coat of paint. “In the Palo Alto market, we lean more toward prepping the property, add more value and capture that by improving it a little bit. Staging is a big aspect of it too. Buyers buy off of emotion; you want them to have a good feeling about your house,” he said. Q Contributing Writer Carol Blitzer can be emailed at cblitzer@sbcglobal.net.

Specializing in helping buyers and sellers with their Real Estate needs on the Peninsula

SUE CRAWFORD start with a

dream make it

(650) 566-5341 scrawford@cbnorcal.com www.suecrawford.com CalBRE# 00587710

1377 El Camino Real Menlo Park, CA 94025 Page 40 | The Almanac | Palo Alto Weekly

your home.

HERE FOR GOOD

We live where you live. We work where you work. Our community is your community. PA L O A LT O 258 High Street | (650) 323-1900

L O S A LT O S 369 S. San Antonio Road | (650) 947-2973

WWW.SERENOGROUP.COM WWW.SERENOGROUP.COM/ONEPERCENT facebook.com/SerenoGroupOnePercent

twitter.com/serenogroup

facebook.com/serenogroup

PALO ALTO | LOS ALTOS | SARATOGA | LOS GATOS | WILLOW GLEN | SANTA CRUZ | APTOS | WESTSIDE SANTA CRUZ

The Almanac | Palo Alto Weekly | Page 41

COMING SOON - NEW CONSTRUCTION IN LOS ALTOS HILLS PRESENTED BY BOB KAMANGAR

Contemporary Napa Valley style home with approximately 5,250 square feet of living space, open floor plan, 5 bedroom suites, flat acre with swimming pool, Palo Alto schools.

Contemporary design throughout, approximately 7,500 square feet of living space plus 3 car garage, 6 Bedrooms plus basement with entertainment room, Bar, and theater, Knoll top lot of 1.13 acres, Palo Alto Schools.

BOB KAMANGAR Broker Associate Attorney,& General Contractor

Work with the best - Unsurpassed knowledge of residential real estate

Cell (650) 245-0245 bob@serenogroup.com www.BobKamangar.com CalBRE# 01229105

This information was supplied by reliable sources. Sales Associate believes this information to be correct but has not veriďŹ ed this information and assumes no legal responsibility for its accuracy. Buyers should investigate these issues to their own satisfaction.

Page 42 | The Almanac | Palo Alto Weekly

Kathleen is a Palo Alto native who has successfully helped buyers and sellers in this local market for over 13 years. Professional Service with a Personal Touch! 4047 PARK BLVD, PALO ALTO

LISTED AT $1,850,000

OPPORTUNITY TO OWN IN PALO ALTO Lovely expanded ranch style home on a tree-lined street in the Ventura neighborhood. Close to California Avenue shops, restaurants, weekly farmers market and Caltrain. Gleaming hardwood floors, new carpet, sprawling family room, sunny breakfast room off the kitchen, Double-pane windows, freshly painted. Move right in to this 4 bedroom home at a great price! Top Ranked Palo Alto Schools: Barron Park Elementar y, Terman Middle & Gunn H`igh School (Buyer to verify) • • • •

4 Bedrooms, 2 Bathrooms 1960 sf of living space & 5850 sf lot 2 car attached garage Top Ranked Palo Alto Schools: Baron Park Elementar y, Terman Middle & Gunn High School (Buyer to verify)

kathleenpasin@serenogroup.com | www.kathleenpasin.com | (650) 450-1912 | CalBRE # 01396779 This information was supplied by reliable sources. Sales Associate believes this information to be correct but has not verified this information and assumes no legal responsibility for its accuracy. Buyers should investigate these issues to their own satisfaction. Buyer to verify school availability.

The Almanac | Palo Alto Weekly | Page 43

PROVEN PROFESSIONAL & COMMUNITY LEADERSHIP. UNMATCHED KNOWLEDGE OF MID-PENINSULA NEIGHBORHOODS. EXCEPTIONAL, PERSONAL SERVICE. A TRACK RECORD OF OUTSTANDING RESULTS.

LEANNAH & LAUREL YOUR PERFECT PARTNERS FOR MID-PENINSULA REAL ESTATE BOTH LEANNAH & LAUREL ARE RESIDENTS OF PALO ALTO

• Leannah was recently selected to represent Silicon Valley Association as the Director for the National Association of Realtors. She will be representing over 4300 Realtors in Silicon Valley. • Leannah is a Past President of the Silicon Valley Association of Realtors. • Laurel was born and raised in Palo Alto and is a graduate of Palo Alto High School. Leannah has lived here for over 40 years.

CALL THE LOCAL TEAM WHO LIVES, WORKS AND UNDERSTANDS YOUR NEIGHBORHOOD.

• Laurel is the mother of twins in elementary school. She understands the needs of young families and has many resources for her clients. • With over 36 years of combined experience let Leannah & Laurel’s team approach benefit you!

1032 ROSE AVENUE MOUNTAIN VIEW SOLD

EXCELLENT OPPORTUNITY IN PRIME MOUNTAIN VIEW Charming property located in one of Mountain Views most desirable tree-lined neighborhoods. This original home features 3 bedrooms, 2 bathrooms, hardwood floors and a spacious eat-in kitchen. Wonderful opportunity to remodel or enjoy the classic charm. Excellent schools and convenient location near parks, shopping and the heart of Silicon Valley. • • • • •

3 Bedrooms & 2 Bathrooms Living Room with fireplace Living area: 1527 sq ft plus 400 sq ft garage per county records Lot Size: 6,800 sq ft per county records Excellent Schools- Springer Elementary, Blach Middle, Mountain View High School (Buyer to verify enrollment) Offered at $1,850,000

WWW.1032ROSE.COM

(650) 475-2030

lhunt@serenogroup.com

(650) 475-2035

laurel@serenogroup.com

CalBRE# 01009791

CalBRE# 01747147

www.LeannahandLaurel.com This information was supplied by reliable sources. Sales Associate believes this information to be correct but has not verified this information and assumes no legal responsibility for its accuracy. Buyers should investigate these issues to their own satisfaction. Buyer to verify school enrollment.

Page 44 | The Almanac | Palo Alto Weekly

AT ORO LOMA

SP PR E O CIA M L O !

FINAL HOMES SELLING IN MOUNTAIN VIEW

3 & 4 bedroom luxury townhomes ~1,496 – 1,795 sq. ft.

Starting at $1,593,888

SPECIAL PROMO: ENDS APRIL 22 Oro Loma wants to give YOU $30,000 in options, upgrades, and/or closing costs!

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Tuesday .......................... 10am – 5pm

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SALES CENTER HOURS 1946 San Luis Ave., Mountain View

Cen tral Exp y

Wednesday .............................. Closed Thursday to Sunday ...... 10am – 5pm

OroLomaHomes.com www.ClassicCommunities.net

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Nikki Botteon CalBRE# 01978885 Community Sales Manager

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Nikki@ClassicCommunities.net

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NEW 3 & 5 BEDROOM HOMES IN DOWNTOWN SUNNYVALE 3 & 5 bedroom single-family homes ~1,869 sq. ft. – 2,421 sq. ft.

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BE PART OF THE EXCITING NEW DOWNTOWN SUNNYVALE AREA! Luxury living in a single-family home with all the conveniences of urban living – in the heart of Silicon Valley. SALES CENTER HOURS 300 W. Iowa Ave., Sunnyvale

7

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23

Real

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Monday ............................ 1pm – 5pm Tuesday .......................... 10am – 5pm Wednesday & Thursday ......... Closed Friday to Sunday ........... 10am – 5pm

PalomaPlace.com Frances Ibay CalBRE# 01708429 Community Sales Manager 888.224.4515 Frances@ClassicCommunities.net

www.ClassicCommunities.net

Facebook

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@ LiveAtClassics The Almanac | Palo Alto Weekly | Page 45

2016 | SPRING REAL ESTATE

Real EstateMatters

Courtesy of Photospin.com

Real estate contracts: secrets you should know by Robert Taylor

W

hen you sit down with your real estate agent to review a contract, either as a buyer or a seller, your agent generally selects a form to use. Typically, a buyer or a seller has no control over which contract form is used, or must rely on the agent to make minor modifications to that form if desired. Robert Taylor In the Bay Area, excluding the city of San Francisco (which has developed its own form), you are presented with a real estate contract that has either been drafted by the California Association of Realtors (CAR Contract) or by the Silicon Valley Board of Realtors (PRDS Contract). The terms of both CAR and PRDS contracts are developed to make it easy for a novice agent to fill in the blanks. Ninety-five percent of the contract is not editable, with the exception of some key items, such as address, price, loan terms, closing date, escrow company, and additional optional check boxes or fillins for personal In fact, although property or contingency time periods foregoing to initial along with options to initial other secit may raise a tions like “Arbitration” or “Liquidated Damages.” question about the The length of the contract forms offer, the lack of has doubled since 1980 to its curinitials on either rent 10 pages. The increase in paperone or both of work is mostly due to legislation that these clauses may instituted mandatory disclosures. These disclosures actually benefit the require agents and sellers to report on seller from a legal the condition of the property, natural perspective hazards, Megan’s law (convicted sex offenders living in proximity), and the agency relationships that the buyer and seller have to the real estate agents in the transaction. Who is best served by these standardized forms? Since contracts are developed by real estate professional organizations, it is safe to assume that they are designed to protect the involved agents from liability. This is overt is some instances. For example, all contracts now contain a mandatory, non-binding mediation clause and an option for binding arbitration of Page 46 | The Almanac | Palo Alto Weekly

disputes. The form is designed so that agents are not bound to mediation even though buyers and sellers are bound to mediation. Additionally, arbitration is initialed by an overwhelming number of buyers and sellers, but agents are not required to participate in arbitration. Quite obviously, the exclusion of agents from both mediation and arbitration benefits only the agents and not the buyer or seller. Market forces also alter the forms. The CAR contract does not allow the buyer to present an offer to the seller without a warranty that basic systems of the home are in operating condition; meaning, by default it is an “as-is” contract. The PRDS contract added a check box to the form to eliminate warranties and pest control during the seller’s market more than 10 years ago. It is routinely checked because this is what the seller and their agent expects. Previously, “as-is” transactions were done by a separate addendum and were not the “norm.” This shift is contract design was in response to market forces and have greatly benefited sellers and agents. Sellers no longer have to be concerned with pest control work or warranties of anything in the home; and agents benefit by not needing to worry about the complexity of closing transactions that involve pest control work or any other seller repairs. Buyers are left holding the bag and must typically rely on the seller to provide disclosure reports ordered from vendors selected by the listing agent. Therefore, not surprisingly, I have heard of certain agents not using some inspection companies as to avoid a report that is too critical of the property. The potential for bias is obvious. There are some basic patterns that occur based on contract design. The first being that if a spot to be initialed exists, then it will be initialed. Each contract has two different clauses for initials. First is arbitration, which I discussed above, and second is liquidated damages. In at least 95 percent of all contracts, both of these clauses are initialed when a buyer presents their offer to the seller — this happens even if the clauses are presented as “optional.” If they are not initialed, the clauses do not apply. If questioned by a buyer or seller as to whether such clauses should be initialed, many agents respond that all buyers and sellers typically initial them; therefore, if you want the offer to be accepted, then you need to initial it. In fact, although foregoing to initial it may raise a question about the offer, the lack of initials on either one or both of these clauses may actually benefit the seller from a legal perspective. For instance, a liquidated damages clause limits the buyer’s potential liability for default to 3 percent of the purchase price or the amount of the deposit, whichever is less. This would seemingly benefit the buyer since it appears as if the damages on their default would be capped at 3 percent of the purchase price. Not clearly disclosed in the liquidated-damages clause is that the collection of the 3 percent is far

from automatic, especially if the seller resells the property to another buyer for the same amount; and further, it does not indicate to the buyer that he or she may be also sued by the agents in the transaction for the amount of commission they would have made if the buyer had not defaulted. So the damage cap may actually be 8-9 percent, depending on commissions due for the transaction. Could the contract be designed to avoid this potential pitfall for the buyer? Yes, but it is not. Technology also alters how contracts are completed. With the advent of “convenient” electronic signatures, often the agent is predetermining where buyers and sellers initial and how the form is completed. While we rely on our agents to guide us through the process, the electronic process foreNot all stalls the normal conversations the discussion of transaction options that occurred when these forms were terms on completed by hand. Clicking to sign makes the process go faster but every sale are who is benefiting from the speed? dictated by In the end, when in doubt, follow the money. the prevailing Sellers are the source of the money to pay the market commissions. Since the listing agent obtains the conditions. listing contract from the seller, the contract typically requires the seller to pay commissions to the agent — once a sale is closed, commissions are split with the buyer’s agent. It makes some sense, therefore, that the brokers developing the forms might be biased towards protecting the seller and agents in the transaction. The form presents itself as it is. Modifying the form to a more balanced document would scuttle any potential offer in the present market. The more money involved, the more these types of decisions matter. However, this does not mean that both buyers and sellers should be unaware of the bias. It also means when lots of money is involved, that you may want to control certain aspects of the contract if it is within your power to negotiate those terms in your favor. Not all transaction terms on every sale are dictated by the prevailing market conditions. Q J. Robert Taylor, J. D., a real estate attorney and broker for more than 20 years, has served as an expert witness and mediator and is on the judicial arbitration panel for Santa Clara County Superior Court. Send questions to Taylor c/o Palo Alto Weekly, P.O. Box 1610, Palo Alto, CA, or via email at btaylor@taylorproperties.com.

EXPECT THE EXTRAORDINARY

SPRING REAL ESTATE | 2016

CLIENT TESTIMONIALS “Michael and Tricia delivered on every promise and request. The entire process went like clockwork.”

“Michael and Tricia were accessible, diligent and had the patience to listen.”

“Michael and Tricia were extremely knowledgeable, accessible, professional and made the process seamless.”

- M.R. Menlo Park

- C.S. and J.S. Palo Alto

- S.W. Mountain View

RECENT SALES SOLD

Tennyson Ave, Palo Alto Represented Buyer

SOLD

Forest Ave, Palo Alto

SOLD

Middle Ave, Menlo Park

SOLD

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SOLD

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COMING SOON

Serra San Bruno, Mountain View

OUR GOAL IS TO BUILD LIFELONG RELATIONSHIPS BASED ON TRUST, COOPERATION AND GOODWILL. EXPERIENCE, INTEGRITY, RESULTS ARE THE HALLMARKS OF OUR WORK.

650.465.1651

michael.hall@pacunion.com License #01133676

650.833.9442

tricia.soliz@pacunion.com The Almanac | Palo Alto Weekly | Page 47 License #01836700

2016 | SPRING REAL ESTATE

RentWatch

Am I even a tenant?

Q

edited by Anky van Deursen

Despite having rented a condo for more than five years, I have recently been told by my landlord that I am not a tenant and that if I do not like how he does things, I am free to leave. He is relying on the fact that we have no written rental agreement and no receipts to document my past rental payments. I admit it may have been foolish of me to make years of cash rental payments without putting anything in writing, but I cannot believe that I am not a tenant. Have I somehow relinquished or otherwise waived my rights by making all these payments without putting anything in writing? Can I be terminated without notice?

A

Although it is always preferable to document every aspect of a tenancy in writing, the lack of a written rental agreement does not deprive you of tenant status. A verbal agreement for a monthto-month rental arrangement or for a fixed term of a year or less is valid in California. So, you are indeed a tenant and are subject to all the rights and obligations in the California Civil Code. Since there is no written agreement, though, you are by default a month-to-month tenant. Without any written documentation, there is no definitive proof when disagreements arise. Written agreements can prevent or minimize misunderstandings. Also, even though verbal agreements are valid and

enforceable, there is certain information that a landlord is obligated to put in writing. Within 15 days of any oral agreement, for instance, a landlord must write down the contact information for any manager or person authorized to accept rent or handle complaints, and the form in which rent may be paid. Also, the California Civil Code Anky provides that “a debtor has a right van Deursen to require from his creditor a written receipt for any property delivered in performance of his obligation.� Your landlord should therefore issue a written receipt for any payment of rent you made. You might eliminate this difficulty by paying by check or money order to create your own payment trail. A landlord, by the way, cannot demand payment in cash unless a previous check or money order has been dishonored or stopped. Unless you are in a jurisdiction that requires “just cause� for termination, California Civil Code Section 1946.1 governs the rules for terminating a month-tomonth tenancy. This statute requires 60 days written notice from your landlord to terminate most tenancies that have lasted more than one year. Also, California law requires a landlord to utilize the unlawful detainer legal process to remove you from this tenancy. It precludes landlord “constructive eviction� efforts to force

DENISE SIMONS

YOUR MIDTOWN NEIGHBOR & REALTOR

The California Civil Code provides that “a debtor has a right to require from his creditor a written receipt for any property delivered in performance of his obligation.� you to leave, such as cutting off your utilities or blocking your entrance. Q Resources: nolo.com/legal-encyclopedia/rentersrights Project Sentinel provides landlord-tenant dispute resolution and fair-housing services in Northern California, including rental-housing mediation programs in Palo Alto, Los Altos and Mountain View. Call 650-856-4062 for dispute resolution or 650321-6291 for fair housing, email info@housing.org or visit housing.org.

RECENT SOLD LISTINGS IN & AROUND MIDTOWN PALO ALTO ALL HOMES SOLD OVER THE LIST PRICE!

As a long-time, Palo Alto resident who has raised three children in the community, Denise has nearly unmatched knowledge of the area’s neighborhoods, amenities and school systems.

TESTIMONIALS FROM MY CLIENTS “It was a joy to work with Denise 4JNPOT 4IF XBT FGmDJFOU BOE IFMQGVM JO BMM TUBHFT PG UIF MJTUJOH QSFQBSJOH TIPXJOH BOE TBMF PG PVS IPNF %FOJTF XBT QSPGFTTJPOBM FGGFDUJWF DBSJOH BOE UIPVHIUGVM BMM BU UIF TBNF UJNFĂžw 3 4 . i5IBOL ZPV GPS BMM ZPVS HPPE XPSL IFMQJOH UP TFMM PVS GBUIFS T IPVTF JO 1BMP "MUP "GUFS ZPVS JOJUJBM QSFTFOUBUJPO BMM UIF TJY TJCMJOHT XFSF JO BHSFFNFOU UIBU XF XBOUFE ZPV UP CF UIF BHFOU BOE JU DFSUBJOMZ UVSOFE PVU UP CF UIF SJHIU EFDJTJPO w % 4

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OFFERED AT $2,295,000

(650) 269.0210

dsimons@apr.com DeniseSimons.com License #01376733

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2844 RAMONA STREET 578 University Avenue Palo Alto, CA 94301

Page 48 | The Almanac | Palo Alto Weekly

2915 SOUTH COURT

OFFERED AT $2,600,000

OFFERED AT $2,998,000

79 ROOSEVELT CIRCLE

OFFERED AT $2,295,000

SPRING REAL ESTATE | 2016

The Almanac | Palo Alto Weekly | Page 49

2016 | SPRING REAL ESTATE

Michelle Le

Old Palo Alto resident Sue Kemp moved to the neighborhood in 1961, as these photos above reflect. Above, right: Today, Kemp finds a silver lining amidst the changes around her: the chance to speak Spanish to the many construction workers doing projects in the area.

O

ver the years, the Old Palo Alto neighborhood has garnered a reputation for housing some of the wealthiest, most influential residents in town. It’s not, for example, uncommon to see tourists stop by the late Steve Jobs’ home, and the neighborhood is peppered with ongoing construction sites, where modern mansions are replacing older homes. The face of Old Palo Alto is rapidly changing, but a stroll through the quiet, tree-lined neighborhood with its shaded sidewalks and fragrant gardens, can offer a glimpse of — or even a feel for — Old Palo Alto’s past, and an understanding of why it is and has long been such a coveted spot in town. Among the palatial odes to modernism, there are still original houses, many built in the Spanish Colonial Revival style and dating back to the early and mid-20th century. Debbie Nichols, a local Realtor and longtime resident, pointed out that in addition to having designed local quintessential landmarks, Palo Alto architect Birge Clark is responsible for designing many of the Spanish Colonial Revival style homes in the neighborhood. Nichols’ home is one of those gems that preserves the neighborhood’s past. Next to her front door is a plaque denoting her home, built in 1925, as a historic property. Sitting in her quiet, peaceful dining room, Nichols spoke of how Old Palo Alto became her home in 1956 when her family moved from Boston. “My mom liked the neighborhood because it was reminiscent of the New England houses — older houses with more feeling and more character. ... My dad used to say there was nothing like living in a college town,” she said. Nichols remembers attending Walter Hays Elementary, Jordan Middle School and Palo Alto High School at a time when Palo Alto was not as crowded. She reminisced that back then homeowners were mostly doctors, lawyers and small business owners, and that the only big tech name in town was Hewlett Packard — back when computers were the size of rooms. When describing the feel of the neighborhood, Nichols used words like “genteel,” “mature” and “established,” noting that it’s a neighborhood where houses are “well-maintained” and “don’t look alike.” That said, Nichols acknowledged that the neighborhood is and has been changing. “Newer people and foreign investors love the historic feel of Old Palo Alto, but they change it,” she said. “Old Palo Alto won’t be old for long!”

NEIGHBORHOODS

Old Palo Alto

Despite mark of modernity, the iconic neighborhood still evokes a sense of nostalgia. by Anna Medina

(continued on page 54)

Page 50 | The Almanac | Palo Alto Weekly

Michelle Le

Spanish Colonial Revival homes are sprinkled throughout Old Palo Alto.

Among the palatial odes to modernism, there are still original houses, many built in the Spanish Colonial Revival style and dating back to the early and mid-20th century.

OON

NG S

I COM

Carol & Nicole carolandnicole@ apr.com 650.740.7954 650.543.1173

PALO ALTO

$11,000,000

Palo Alto masterpiece with state-of-the-art systems and exquisite craftsmanship, remodeled in 2013.

Connie Linton clinton@apr.com 650.400.4873

PALO ALTO

$10,800,000

Crescent Park, 5bd/4.5ba, LR, DR, foyer, FR, media rm, den, library, 2 offices, great room, game area, wine storage, guest house, pool. Lot~18,900sf; living area~6200 sf. Site of 1985 Designer Showcase.

OON

NG S

I COM

Zach Trailer ztrailer@zachtrailer.com 650.906.8008

PALO ALTO

$8,995,000

6BR 6.5BA | ±6,075 SF | ±10,450 SF Lot | New Construction | Modern Mediterranean Masterpiece in Prime Crescent Park location

4 ANT VAC

Julie Tsai Law Julie@JulieTsaiLaw.com 650.799.8888

LOS ALTOS HILLS

$ Upon Request

Brand new construction, opportunity for buyers to select final finishing. Spectacular views with Palo Alto Schools.

ELS

C PAR

Quetzal Grimm quetzal@apr.com 650.400.7879

LOMA MAR Diane Chesler dchesler@apr.com 650.888.7899

$8,888,000

Beautiful and secluded property consists of ridge top locations, spectacular mountain/canyon views, creeks, vertical sandstone walls, outcrops and bluffs.

Mary Gilles mgilles@apr.com 650.814.0858

OON

NG S

I COM

Judy Citron judy@judycitron.com 650.543.1206

PALO ALTO

MENLO PARK

$6,600,000

Exceptional new 3 level luxury five bedroom home with open floor plan in Allied Arts scheduled for completion Summer 2017. Living space approximately 4760 SF and lot size 8250 SF. Call for details.

OON

NG S

I COM

$ Upon Request

Just completed. Stunning modern interpretation of an East Coast manor with a rare single-story floor plan, expansive yard 5 bed/5 bath, top of the line finishes.

Elizabeth Daschbach edaschbach@apr.com 650.207.0781

ATHERTON

$5,998,000

Spacious & elegant 5BD/3.5 BA single level West Atherton home on 1+ ac in sought after neighborhood. Enjoy as is, expand or build new.

Square footage, acreage, and other information herein, has been received from one or more of a variety of different sources. Such information has not been verified by Alain Pinel Realtors. If important to buyers, buyers should conduct their own investigation.

See it all at

APR.COM

/alainpinelrealtors @alainpinel

Menlo Park 650.462.1111 | Woodside 650.529.1111 The Almanac | Palo Alto Weekly | Page 51

ING

END

EP SAL

Julie Tsai Law Julie@JulieTsaiLaw.com 650.799.8888

PALO ALTO

$5,895,000

Remodeled home next to Palo Alto Golf and Country Club. 6 bedrooms. 5.5 baths, around 5732 sq. ft. on close to 40,000 sq.ft. lot.

Judy Citron judy@judycitron.com 650.543.1206

OON

NG S

I COM

Judy Citron judy@judycitron.com 650.543.1206

OON

NG S

I COM

ATHERTON

$ Upon Request

Exquisite Craftsman-style home. 5bd/5ba on a ½ acre gated property with pool. Menlo Park Schools.

OON

NG S

I COM

MENLO PARK

$ Upon Request

Custom built Craftsman style home in the heart of Felton Gables. Fabulous finishes and custom detailing throughout this 4 bed+ office, exposed beamed ceiling, home with enchanting yard.

Judy Citron judy@judycitron.com 650.543.1206

D

PALO ALTO

$ Upon Request

Classic Victorian recently renovated kitchen and baths, stunning finishes and wood work, enchanting 7,500sf lot with cottage.

D

SOL

SOL

Monica Corman mcorman@apr.com 650.465.5971 MONICA

Marybeth Dorst mdorst@apr.com 650.245.8890

ATHERTON

$3,900,000

Sleek and stylish 4bd home with floor-to-ceiling windows offering a dramatic outlook on the tranquil backyard studded with fruit trees and majestic oaks.

PALO ALTO Mandy Montoya mmontoya@apr.com 650.823.8212 MANDY

$3,850,000

Gorgeous, artfully designed and constructed five bedroom, five bath home on a charming College Terrace street. Sold with multiple offers.

D

SOL

Carol & Nicole carolandnicole@ apr.com 650.740.7954 650.543.1173

MENLO PARK

$2,995,000

Exquisitely remodeled 3bd/3.5ba condominium with no detail overlooked. Grand spaces, high ceilings and open floor plan.

Kay Wang kwang@apr.com 650.888.6968

MENLO PARK

$2,950,000

Lovely Sharon Heights home is perfectly situated on a large, flat corner lot. Represented the Buyer.

Square footage, acreage, and other information herein, has been received from one or more of a variety of different sources. Such information has not been verified by Alain Pinel Realtors. If important to buyers, buyers should conduct their own investigation.

See it all at

APR.COM

/alainpinelrealtors @alainpinel

Menlo Park 650.462.1111 | Woodside 650.529.1111 Page 52 | The Almanac | Palo Alto Weekly

D

SOL

Renee Cassar rcassar@apr.com 650.759.7289

MENLO PARK

$2,049,000

Beautiful Sharon Heights Town Home offering luxury living. Spacious home with gourmet kitchen, pool, spa and tennis courts. Award-winning Los Lomitas schools.

Samira Amid-Hozour Samira@apr.com 650.868.1577

MENLO PARK

$2,875,000

Sophisticated elegance best describes this townhouse. Its design incorporates graceful architectural features throughout the floor plan. Desirable Las Lomitas School.

OON

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Carolyn Bechtel cbechtel@apr.com 650.543.1201

Ellen Ashley eashley@apr.com 650.888.1886

REDWOOD CITY

$1,850,000

Light-filled, custom 3 bedroom contemporary-style home on a beautifully landscaped 13,500+/- sf lot.

CARMEL Joe Merkert jmerkert@apr.com 650.387.5464

OON

NG S

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Cindy Liebsch

MENLO PARK

$1,845,000

Carmel Woods tri-level home was built with original quality craftsmanship and has been tastefully renovated. Beautiful ocean and Pt. Lobos views from all levels.

D

SOL

Call for Price

cindy@cindyliebsch.com Fantastic location and place to call home. 3 bd/2ba 650.591.7473

updated townhouse overlooking the 18th fairway of the Sharon Heights CC. Excellent floorplan, few stairs.

Diana Shen dshen@apr.com 650.575.9675 cell 650. 543.1169 direct

MENLO PARK

$1,595,000

Charming Spanish Bungalow in the heart of Menlo Park, just a block from Santa Cruz Avenue, 3/2 remodeled KITCHEN. Lovely backyard for entertaining.

OON

NG S

I COM

Valerie Soltau

Monica Corman

vsoltau@apr.com 650.464.3896

mcorman@apr.com 650.465.5971 MONICA

MENLO PARK Mandy Montoya mmontoya@apr.com 650.823.8212 MANDY

$ Upon Request

Rarely available property of nearly 1/3 acre in a prime location. This charming one-level 3 bd, 2 ba home features gorgeous hardwood floors throughout and an ideal floor plan with both formal and casual living spaces.

SANTA CLARA Liz Daschbach ldaschbach@apr.com 650.207.0781

$1,299,000

Charming 4bd/2ba updated home including a remodeled open kitchen and dining area. Conveniently located to schools, parks and Apple campus.

Square footage, acreage, and other information herein, has been received from one or more of a variety of different sources. Such information has not been verified by Alain Pinel Realtors. If important to buyers, buyers should conduct their own investigation.

See it all at

APR.COM

/alainpinelrealtors @alainpinel

Menlo Park 650.462.1111 | Woodside 650.529.1111 The Almanac | Palo Alto Weekly | Page 53

2016 | SPRING REAL ESTATE

‘My mom liked the neighborhood because it was reminiscent of the New England houses — older houses with more feeling and more character. ... My dad used to say there was nothing like living in a college town.’

—Debbie Nichols, a local Realtor and longtime resident

(continued from page 50)

Weekly file photo Weekly file photo

One of the effects of Old Palo Alto’s appeal to foreign investors has been the increasing occurrence of “ghost houses,” which are houses that are vacant, she observed. “It’s hard to have a house sit vacant,” Nichols said, “It’s like a hole in the neighborhood.” Just a few blocks away lives Sue Kemp, a resident of Old Palo Alto since 1961, when she moved to the neighborhood with her husband and two children after her husband was accepted into Stanford University’s law school. “We wanted to be in the Walter Hays school district ... so we borrowed 5,000 dollars from my father and (bought this house for) the awesome sum of 22,500 dollars,” Kemp said. This is a stark contrast to current home values in her neighborhood. Kemp told of a recent conversation with a neighbor selling her home in which Kemp said she told her neighbor that the house could probably sell for $5 million. The owner laughed, saying that she wouldn’t take a penny for under $7 million. Looking out her large dining-room window, Kemp pointed out homes and who has come and gone from them over the years. It was literally — and metaphorically — a window into the neighborhood’s layered history. “(Old Palo Alto) has become a combination of very wealthy people in palace-like structures and more or less ordinary people,” Kemp said, “My husband and I were lucky that we were able to buy this house.” Kemp took out a faded Polaroid photograph of the house that used to be across the street. A very modest yellow bungalow, it in no way resembles the current, impressive home. “This neighborhood has changed radically. ... (There were) almost no two-story homes in this particular neighborhood. They were cottages and bungalows,” Kemp said. Though the neighborhood is clearly undergoing constant transformation, the large, mature trees, many of which are protected, remain. “In South Palo Alto, in the Eichler neighborhoods, the trees were getting their start, and here there were 80-foot cedars in my front yard. ... My son loved to climb up to the top,” she said, smiling at the memory. Kemp finds a silver lining to the construction sites in the area. She’s been taking Spanish classes at the Palo Alto Adult School for over 10 years and welcomes the opportunity to practice with Spanish-speaking construction workers. “Actually, I kind of like the construction sites around here because I speak Spanish, and I know those guys would help me if I asked for help – they’re all of them very friendly and very familyoriented, very nice people. ...(they) don’t even believe that someone my age or race would even know a word of Spanish, so I enjoy teasing them,” she said, chuckling.Q Editorial Intern Anna Medina can be emailed at amedina@ paweekly.com.

FACTS

Weekly file photo

Even though the architecture is changing house by house, residents find the charm of the neighborhood’s location remains. Page 54 | The Almanac | Palo Alto Weekly

CHILDCARE AND PRESCHOOLS (nearby): Addison Kids’ Club, 650 Addison Ave.; Neighborhood Infant-Toddler Center, 311 N. California Ave.; Walter Hays Kids’ Club, 1525 Middlefield Road FIRE STATION: No. 3, 799 Embarcadero Road LIBRARY: Rinconada Library, 1213 Newell Road LOCATION: between Embarcadero Road and Oregon Expressway, Alma Street and Middlefield Road NEIGHBORHOOD ASSOCIATION: Old Palo Alto Neighborhood Association, Nadia Naik, nadianaik@gmail.com PARKS: Bowden Park, Alma Street and California Avenue; Bowling Green Park, 474 Embarcadero Road; Kellogg Park, next to Bowling Green Park POST OFFICE: Cambridge, 265 Cambridge Ave. PRIVATE SCHOOL: Castilleja School, 1310 Bryant St. PUBLIC SCHOOLS: Addison and Walter Hays elementary schools, Jordan Middle School, Palo Alto High School SHOPPING: Town & Country Village; Midtown; California Avenue

SPRING REAL ESTATE | 2016

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OMAR KINAAN, REALTOR® 650.776.2828 omar@kinaan.com License No. 01723115 The Almanac | Palo Alto Weekly | Page 55

2016 | SPRING REAL ESTATE

RentWatch

When does an occupancy standard pose as a possible fair-housing violation?

Q

edited by Anky van Deursen

I own a few homes that I rent out to tenants. A couple and their sixyear-old son live in one of my twobedroom homes. Things have been working out great; they are good tenants and have always paid rent on time. However, I just found out that the couple is expecting twin girls. I think that five people in a two-bedroom home are too many, and I am uncomfortable with the idea of the little boy sharing a room with the baby girls. I want to terminate their tenancy, but I’m worried that it will be difficult because I know they want to stay in the home. What are my rights and options here?

A

A landlord who imposes an unreasonably restrictive limit on the number of people occupying an apartment, can violate the fair housing laws. Maximum occupancy standards are a complex but important topic in fair housing law, and a difficult area for providing simple black and white answers. An unreasonable restriction on the number of occupants can have the effect of discriminating against families with children. What constitutes a reasonable limitation, though, depends upon a variety of consid-

erations, including the local building codes, the square footage of the unit, sewage-system limitations, the ages of the occupants, and other similar considerations. As a general guide, and only as a general guide, consider applying Anky the “2 + 1� rule. Under van Deursen the “2 +1� rule, a limit on the number of occupants is probably permissible if it allows two persons per bedroom, plus one additional occupant. In this case, that would mean that a reasonable limit is five persons in the 2-bedroom home — 2 persons x 2 bedrooms = 4 persons, +1 additional person = 5 people. Under this general rule, placing your occupancy limit at four could be interpreted as overly restrictive, and as a result, could be viewed as having a discriminatory effect on families with children. However, if the apartment is extremely small, or on a septic system that cannot tolerate five occupants, then your occupancy limitation of four persons might be more reasonable. On the other hand, un-

der some circumstances, the “2 + 1� rule might even be considered too limiting. For example, if all the children in the rental unit are very young, and the living room and other rooms are larger in size, more occupants in the home than “2 + 1� could be allowed. Since we do not know all the relevant details about your rental other than the number of occupants, your effort to restrict occupancy to fewer than five people, particularly when three of the five are very young children, raises some red flags and might receive close scrutiny by a fair-housing agency. Also, an occupancy limit cannot be imposed just because you are uncomfortable with the idea that boys and girls would be sharing a bedroom. A family’s decision as to what kind of room-sharing arrangements is appropriate for their children is none of the landlord’s business. We strongly recommend that you contact a fair-housing agency for confidential counseling on these issues before you take any further action. Q Project Sentinel provides landlord-tenant dispute resolution and fair-housing services in Northern California, including

rental-housing mediation programs in Palo Alto, Los Altos and Mountain View. Call 650-856-4062 for dispute resolution or 650-321-6291 for fair housing, email info@housing.org or visit housing.org.

What constitutes a reasonable limitation, though, depends upon a variety of considerations, including the local building codes, the square footage of the unit, sewagesystem limitations, the ages of the occupants, and other similar considerations.

Yon Kim is your Silicon Valley Real Estate Specialist. 9JGVJGT [QW CTG C Ć‚TUV VKOG DW[GT GZRGTKGPEGF UGNNGT QT CP[YJGTG KP DGVYGGP ;QP YKNN RWV JGT XCNWCDNG GZRGTVKUG VQ YQTM HQT [QW VQ CEEQORNKUJ [QWT TGCN GUVCVG IQCNU LD SO

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p+ YQTMGF YKVJ ;QP Ć‚TUV QP VJG UCNG QH O[ EQPFQ CPF EWTTGPVly I’m working with her again on the purchase of a single family home. On every step throughout the sale process, she was there to there to advise me on how to maximize the return on my investment. The service that she provides is nothing less than stellar.â€? — Matthew T., Sunnyvale “...We contacted Yon after receiving a referral from friends and we couldn’t have been happier. Yon’s exceptional work ethic, attention to detail, and follow-through made our offer stand out (we found our home on just the second offer). Buying a home isn’t easy and even when we were stressed, Yon remained calm and worked to proactively solve any problems we encountered.â€? — Michelle B., San Jose

Yon’s many years of experience in the Santa Clara County area make her a trusted source for your real estate needs. If you are planning to place your home on the market, Yon will help you price your home right, market it effectively, and get your home sold. Alternatively, as a buyer, Yon will guide [QW KP ƂPFKPI VJG JQOG QH [QWT FTGCOU CV C RTKEG VJCV [QW ECP CHHQTF

Yon Kim

HomeSmart Platinum Living

650.380.3180

www.yonkim.com | www.linkedin.com/in/yonkim CalBRE#01477254 Page 56 | The Almanac | Palo Alto Weekly

The Almanac | Palo Alto Weekly | Page 57

2016 | SPRING REAL ESTATE

MarketWatch

New townhouse/apartment projects boast luxe amenities Nearly 1,000 homes poised to come onto the market

P

by Robert Haugh

eninsula communities strung along El Camino Real, also called the Royal Way, are starting to see an influx of luxurious and walkable-living developments. Though only a handful of new housing projects are open, an array of larger multiple-family developments are slated to pop up along El Camino soon.

Highlights of most projects include new amenities only available as technology has advanced, such as EV charging stations, bicycle repair stations as well many luxury features like spas and fitness centers. The following represents a snapshot of the market but is not a complete listing of approved developments.

Weekly file photo Weekly file photo Weekly file photo

Page 58 | The Almanac | Palo Alto Weekly

Name of project: Anton Menlo Address:3639 Haven Ave. (formerly 3606-3639 Haven Ave.), Menlo Park Project description: Three-hundred ninety-four units including 35 studios, 208 one-bedroom, 139 two-bedroom and 12 three-bedroom, ranging in size from 569 to 1,549 square feet. Also includes 22 very low-income units and 15 low-income units. Designed to be Green Point Rated, the site offers an onsite sports lounge, cafĂŠ, pet spa, convenience kiosk, gym, swimming pool, bocce ball court and rooftop terrace. Developer: St. Anton Cost: Unknown Info: antonmenlo.com

Name of project: 777 Hamilton Address:777 Hamilton Ave. (formerly 721-861 Hamilton Ave.), Menlo Park Project description: This gated community will feature 195 apartments ranging in size from 703 to 1,569 square feet and varying from one to three bedrooms. Features and amenities include energy-efficient, stainless-steel appliances, in-home washers and dryers, a hot tub, dog park, clubhouse, lounge with WiFi, shuffleboard table, fitness center, bike repair station, bike racks and EV charging stations. Developer: Greenheart Cost: Unknown Info: 777hamilton.com and 925-401-3500

Name of project: Elan Menlo Address:3645 Haven Ave. (formerly 3645-3665 Haven Ave.), Menlo Park Project description: Elan Menlo Park will feature 146 apartments, ranging from one to three bedrooms between 697 and 1,256 square feet. Features include under-unit garages, fitness center, swimming pool and jacuzzi, an outdoor barbecue and entertainment area, pet-friendly areas, stainless steel appliances, spacious walk-in closets, balconies, European cabinetry, and 9-to-11-foot ceilings. Developer: Greystar Cost: Unknown Info: elanmenlopark.com

SPRING REAL ESTATE | 2016

Weekly file photo

Name of project: 100 Moffett Address: 100 Moffett Blvd., Mountain View Project description: This LEED Gold-certified (i.e. green) development features 184 apartments. Luxury amenities include spacious windows, 10-foot ceilings, a rooftop deck lounge, pool and spa, and fitness center. Developer: Prometheus Cost: Unknown Info: https://prometheusreg.com/san-francisco-propertiesupcoming/100-moffett

Weekly file photo

Name of project: Montrose Address: 1720 West El Camino Real, Mountain View Project description: This 162 multi-family complex will see luxury homes ranging from two to four stories and incorporating collaborative spaces. With an emphasis on progressive technology, Montrose will feature a kinetic fitness center, a neighbor clubhouse and hybrid theater, pool and spa, a roving courtyard and a rooftop terrace. Developer: Prometheus Cost: Unknown Info: https://prometheusreg.com/san-francisco-propertiesupcoming/montrose

“We love being close to my office at Stanford and in walking distance to town.” -Newly recruited Medical Professional at Stanford

client success story – west menlo park Not all transactions are the same, even in this Market • Buyers were referred to Valerie by a colleague at Stanford Hospital

• They were able to purchase their home off market, with a contingency

• They relocated from out of state and needed to sell their home first

• Valerie’s connections and diligence proved to be valuable assets in this deal

650.464.3896 | valeriesoltau.com | BRE 01223247 The Almanac | Palo Alto Weekly | Page 59

Maybeck-Inspired Charm

2016 | SPRING REAL ESTATE

1800 Bear Gulch Road, Woodside Escape to this grand home—a custom-built home on 6.6 landscaped, wooded and very private acres. The entire property exudes charm and thoughtful design. Handpicked antique leaded glass windows, doors and lighting fixtures date back to the early 1900s, giving this home its captivating personality. A modern infrastructure, chef’s kitchen and great room, huge master suite and deluxe baths make it perfect for today’s lifestyle. • 4 bedrooms • Separate office and den • 3 full bathrooms/2 half-baths • 4,165 total sq. ft. • 2-car garage with bonus shop or hobby space • 6.6-acre lot O F F E R E D at $3,69 5 , 0 0 0

Photography by Bernard Andre

terri@kerwinassociates.com

Page 60 | The Almanac | Palo Alto Weekly

brian@kerwinassociates.com

kerwinassociates.com

Prime Central Atherton

SPRING REAL ESTATE | 2016

234 Polhemus Avenue, Atherton Rural lanes shaded by centuries old heritage oaks lead you to a beautiful estate, which sits on a private cul-de-sac in central Atherton. This lovely 1.28 acre expansive property features a main house, guest house and pool. Completely rebuilt in 2009-2010 the traditional architecture showcases stunning modern finishes throughout. • 5 bedrooms, 6 baths, plus 2 half baths • Main level master suite, private office and exercise room • Upstairs includes 3 ensuite bedrooms upstairs plus a play room • Open concept floor plan with dramatic ceilings • 3-car attached garage • 2 bedroom/2 bath guest house completed in 2013 • Expansive and lush yard with pool, BBQ and fire pit • Well for landscape irrigation • Los Lomitas School District • Close to Sand Hill Road, Stanford and easy access to Silicon Valley, SFO and SJC. O F F E R E D at $1 3 , 7 5 0 , 0 0 0 Photography by Bernard Andre

terri@kerwinassociates.com

brian@kerwinassociates.com

kerwinassociates.com

The Almanac | Palo Alto Weekly | Page 61

2016 | SPRING REAL ESTATE

Welcome to the Midpeninsula. Now stay connected.

Palo Alto Weekly, Palo Alto Online and The Almanac are the most valued and trusted source of local news in the area. Let our award-winning team of journalists keep you connected to life on the Midpeninsula with breaking news, arts & entertainment, sports and Town Square

PaloAltoOnline.com Page 62 | The Almanac | Palo Alto Weekly

AlmanacNews.com

363 MELVILLE AVENUE, PALO A LTO

SPRING REAL ESTATE | 2016

Rare Professorville beauty on big lot!

C

ompleted in 2013, the owners chose Cody, Anderson, Wasney and Northwall Builders to create this thoughtfully planned residential masterpiece with state-of-the-art systems and exquisite craftsmanship. Architectural details include high ceilings, custom cabinetry and millwork and big windows throughout the home for a light-infused interior. The floor plan on 4 separate levels is designed with generous open living spaces enhanced by elegant understated décor. The kitchen will delight the home chef and includes a LaCanche gas range-oven, 2 dishwashers, SubZero refrigerator and Dacor convection and microwave ovens. Sophisticated appointments throughout include wide plank distressed white oak floors, custom lighting fixtures and cabinetry, and rich stone countertops and floors. Enviably located in North Palo Alto’s Professorville neighborhood, just moments to acclaimed schools, parks, shopping and downtown Palo Alto! 5 Bedrooms | 2 Offices & Library| 5 Full Baths | 2 Half Baths Living Area 6,117 Sq. Ft. | Lot Size 14,123 Sq. Ft. (Per County records, unverified)

New Price $10,300,000 By Appt. Only

www.363Melville.com

Carol Carnevale

Nicole Aron

BRE#00946687

RE#00952657

548 Palo Alto sales and counting… Included among the top Real Estate Teams in the Nation by the Wall Street Journal

T :: 650.543.1195 E :: carolandnicole@apr.com

State-of-the-art real estate, State-of-the-heart relationships!

www.CarolAndNicole.com

Stay Connected!

The Almanac | Palo Alto Weekly | Page 63

2016 | SPRING REAL ESTATE

FOR SALE

FOR SALE

FOR SALE

1020 San Mateo Drive, Menlo Park

2317 Saint Francis Drive, Palo Alto

24890 Tiare Lane, Los Altos Hills

Premier location, one-half mile to downtown, 4 bedrooms, 3 baths, Menlo Park schools

Privately located on cul-de-sac, traditional and modern, 4 bedrooms, 3.5 baths, wired for every communication need

Dramatic contemporary with resort living, 3 bedrooms, 3.5 baths, guest house, pool, sport court, putting green

OFFERED AT $3,195,000

OFFERED AT $3, 875,000

OFFERED AT $4,680,000

FOR SALE

PENDING SALE

PENDING SALE

1208 Bellair Way, Menlo Park

50 Lilac Drive, Atherton

1 Faxon Road, Atherton

Sharon Heights neighborhood, 5 bedrooms plus office, 4.5 baths, Las Lomitas schools

Classic vintage home in Lindenwood, 5 bedrooms, 3.5 baths, lush grounds, .99 acre, cul-de-sac

Magnificent estate in Menlo Circus Club area, 5 or 6 bedrooms, ~12,840 sq.ft., lot size ~1.71 acres

OFFERED AT $4,795,000

OFFERED AT $4, 895,000

OFFERED AT $20,700,000

PENDING SALE

SOLD

COMING SOON

Magnolia Drive, Atherton Remodeled elegance in Lindenwood 5 bedrooms, office, ~6,000 sq.ft.

Glenwood Avenue, Atherton Atherton Tudor estate 5 bedrooms, 1.29 acres

85 Greenoaks Drive, Atherton

225 Lincoln Avenue, Palo Alto

Recently completed modern Nantucket home; 6 bedrooms, guest house, pool, spa, almost 1 acre

Modern Craftsman, Professorville neighborhood, 5 bedrooms, 4 full, 2 half-baths, home theatre

OFFERED AT $11,950,000

OFFERED AT $6, 275,000

Tom LeMieux

Jennifer Bitter Liske

650.465.7459 tom@lemieuxRE.com License #01066910

650.308.4401 jennifer@lemieuxRE.com License #01847627

Page 64 | The Almanac | Palo Alto Weekly

Bassett Lane, Atherton Great cul-de-sac location 4 bedrooms, 4,030 sq. ft.

Ranked #50 Nationally, The Wall Street Journal, 2015 Over $2 billion in sales since 1998

l lemieuxRE.com

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