Eichler Buying Package - Boyenga Team

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THE DEFINITIVE GUIDE · 2026

Buying an

Eichler Home in the Bay Area Architecture · Neighborhoods · Inspection · Financing · The Buying Process

11,000+

25+

$1.5M–$4M

EICHLERS BUILT

BAY AREA TRACTS

PRICE RANGE

Eric & Janelle Boyenga · Boyenga Team · Compass

Photo: Boyenga Team · Compass

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

EICHLERHOMEEXPERTS.COM

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PAGE 2

WHAT'S INSIDE

Contents 01

Architecture

3

Post-and-beam · Atrium · Glass · Radiant heat

02

Why Eichler?

5

Market premium · Investment · Lifestyle

03

Neighborhoods

7

South Bay · Peninsula · Marin tracts

04

Inspections

9

Radiant heat · Roof · Glass · Electrical

05

Financing

11

Appraisals · Jumbo loans · Rate tables

06

Renovation

13

The golden rule · Costs · Do's & Don'ts

07

Buying Process

15

Seven steps from search to close

08

FAQ

17

AC · Earthquakes · The atrium rule

ABOUT YOUR GUIDES

Eric & Janelle Boyenga 25+ years · 500+ Eichler transactions · $2B+ in sales · Bay Area's foremost Eichler specialists. Visit EichlerHomeExperts.com and EichlerHomesForSale.com.

Eichler Atrium · Boyenga Team

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

EICHLERHOMEEXPERTS.COM · EICHLERHOMESFORSALE.COM

CHAPTER 01

What Makes an

Eichler an Eichler Joseph Eichler commissioned the best modernist architects in California to create extraordinary homes that every family could afford.

Post-and-Beam

Atrium

Glass Walls

Radiant Heat

Open structure

Open-sky center

Floor to ceiling

In-slab warmth

Eichler X-100 Living Room · Boyenga Team Listing

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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PAGE 4

SIGNATURE ELEMENTS

The four pillars of every Eichler Post-and-Beam Structure

The Private Atrium

Steel or wood posts carry the roof load, freeing walls entirely. No load-bearing interior walls — total flexibility and that open feeling that feels modern 70 years later.

An open-air courtyard at the heart of the home, visible from every major room — sky, plants, and light at the center of daily life.

Floor-to-Ceiling Glass

Radiant Floor Heating

Full-height panels blur the line between indoors and outdoors.

Rooms feel twice their size. Natural light defines the mood from dawn to dusk.

Copper pipes through the concrete slab radiate warmth upward.

Hypoallergenic, silent, perfectly even — and beloved by every Eichler owner.

"

I felt that if Frank Lloyd Wright could design a home for a middle-class family, I wanted to build homes like that — homes with integrity.

— Joseph Eichler, on renting a Wright-designed home in 1947

Eichler Atrium with Malm Fireplace · Boyenga Team

THE ARCHITECTS

The visionaries Eichler commissioned Anshen & Allen pioneered the post-and-beam format. Claude Oakland & Associates produced the iconic X-100 and A-frame series. Jones & Emmons brought formal modernism to the South Bay developments. Knowing the architect behind your target tract shapes everything: character, detail quality, and renovation sourcing.

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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PAGE 5

CHAPTER 02 · THE CASE FOR EICHLER

Why buy an Eichler?

+18%

12 days

Premium over comparable

Median days on market (specialist

non-Eichler homes

agents, 2025)

$2.1M

94%

Median Bay Area Eichler sale price,

Would choose an Eichler over any

2025

other home style

The Eichler premium is real.

Our data across 500+ transactions shows Eichlers consistently outperform the broader Bay Area market in both appreciation rate and days-on-market. Scarcity plus community creates a structural tailwind that has held through multiple market cycles.

LIFESTYLE VALUE

What you cannot put a number on The California indoor-outdoor life — for real.

The atrium and floor-to-ceiling glass are a philosophy about how people should live — one Eichler designed decades before biophilic design became a buzzword.

19 Irving · Atherton · Boyenga Team

A community of true believers.

Eichler neighborhoods develop unusually strong block-level identities.

Neighbors share contractors, renovation advice, and look out for each other in ways that are genuinely rare.

Irreplaceable scarcity.

No new Eichlers will ever be built. 11,000+ homes from 1949-1974 are all that will ever exist — and demand is structural, not cyclical.

Monta Loma · Mountain View · Boyenga Team

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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CHAPTER 03

Neighborhoods & Tracts Rancho Verde · San Jose · Boyenga Team Listing

SILICON VALLEY

South Bay

01

SF PENINSULA KEY TRACTS

Sunnyvale · Palo Alto The largest concentration of San Jose · Mountain View Eichlers anywhere — Sunnyvale's Fairbrae, Birdland andCupertino Crestview· Los Altos tracts; Palo Alto's Greenmeadow; San Jose's Willow Glen; Mountain View's Cuesta Park and Monta Loma. Lots tend to be larger; architecture at its most refined.

NORTH BAY

The Peninsula

02

KEY TRACTS

San Mateo · Foster City San Mateo's significant Eichler Redwood City · Daly City stock including the X-100 tract — often at a slight discount to South Bay equivalents. Foster City and Redwood City round out the Peninsula, with walkable urban amenities and strong schools.

Marin County

03

KEY TRACTS

Terra Linda · Lucas Valley Terra Linda in San Rafael and Marinwood · San Rafael Lucas Valley are home to some of Eichler's most architecturally ambitious work — rolling hills, mature landscaping, and a community that takes preservation seriously. The most coveted Eichlers, priced accordingly.

Buy in the interior of the tract

Tract phase matters for details

Interior tract homes retain more of the neighborhood's cohesive character. Perimeter homes face non-Eichler neighbors, which can dilute the community feel and long-term value.

Eichler tracts were built in phases over several years. Later phases often feature improved details, better glass, and more refined post-and-beam connections. Your agent should identify the phase at a glance.

SEARCH ALL BAY AREA EICHLER LISTINGS AT BOTH OUR WEBSITES

EichlerHomeExperts.com

EichlerHomesForSale.com

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

(408) 373-1660 eichlers@boyenga.com

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CHAPTER 04 · THE INSPECTION GUIDE

What a general inspector will miss Warning: Always hire an Eichler-experienced inspector. A missed issue can cost $50,000–$150,000 to repair. Standard inspectors often don't understand radiant heat systems, post-and-beam connections, or Eichler-specific roof membrane failures.

SYSTEM

CONCERN

Radiant floor heating

Pressure-test copper pipes at 150 PSI for 24 hours

RISK HIGH

Flat roof membrane

Full inspection; ponding water; T&G board rot

HIGH

Post-and-beam hardware

Seismic connections; rust; splitting at joints

MEDIUM

Glazing & window seals

Single vs. double-pane; seal failure; frames

MEDIUM

Electrical panel

Verify 200A upgrade; aluminum branch wiring

MEDIUM

Atrium drainage

Perimeter waterproofing; moisture traps

MEDIUM

Concrete slab

Heaving; cracking; moisture near atrium

MEDIUM

Board-and-batten siding

Rot at base; termite damage; moisture intrusion

LOWER

Eichler · Yellow Door · Boyenga Team

Full inspection budget: $1,500 – $3,000 General inspector + radiant heat plumber + roofing specialist

Eichler Gable · Red Door · Boyenga Team

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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CHAPTER 05

Financing an Eichler 19 Irving Rd · Atherton · Boyenga Team

Appraisal challenges

Lender familiarity

Appraisers unfamiliar with Eichlers may miss the premium. Insist your agent provides Eichler-specific comparable sales before the appraisal.

Some lenders flag flat roofs or atriums as non-standard construction.

Use a lender who has closed Eichler transactions.

Jumbo loan territory

Home warranty caveats

Most Bay Area Eichlers exceed conforming loan limits. Budget for jumbo rates (typically 0.25-0.5% above conventional) and higher reserves.

Standard home warranties often exclude in-slab radiant heating.

Source a warranty that explicitly covers it.

Money-saving tip: If the home needs work — roof, radiant heat, electrical — ask your lender about a renovation loan or purchase-plus-improvement financing. Rolling repair costs into your mortgage at purchase is almost always cheaper than financing them separately post-close.

Monthly payment reference — 30-year fixed at 6.75% (P&I only) PURCHASE PRICE

DOWN (20%)

LOAN AMOUNT

EST. MONTHLY PMT

$1,500,000

$300,000

$1,200,000

$7,783/mo

$2,000,000

$400,000

$1,600,000

$10,378/mo

$2,500,000

$500,000

$2,000,000

$12,972/mo

$3,500,000

$700,000

$2,800,000

$18,161/mo

Estimates only. Excludes property taxes, insurance, HOA, and PMI. Consult a licensed mortgage professional.

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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PAGE 9

CHAPTER 06

Renovation: What to Update, What to Preserve Atherton Eichler · Pool · Boyenga Team Listing

The golden rule: don't cover the bones The post-and-beam structure, T-bar ceiling grid, tongue-and-groove decking, and atrium are the soul of every Eichler. Enclosing the atrium, dropping a conventional ceiling, or removing the T-bar grid are the most common value-destroying renovations — and they are almost never reversible.

UPDATE — adds real value

AVOID — destroys value permanently

Flat roof replacement (TPO/rubber)

Enclosing the atrium (ever)

Energy-efficient double-pane glazing

Dropping a conventional drywall ceiling

Electrical panel upgrade to 200A

Removing the T-bar ceiling grid

Seismic retrofit (cripple wall + bolts)

Covering tongue-and-groove decking

Mid-century appropriate kitchen

Replacing posts with incompatible materials

Mini-split AC/heat installation

Adding conventional trim and moldings

Radiant heat repipe or conversion

Installing incompatible window styles

Atrium landscaping and hardscape

Covering the original concrete slab

Typical renovation costs — Bay Area 2025-26 Flat roof replacement (TPO or modified bitumen)

$18,000 – $40,000

Radiant heat repipe or conversion to mini-splits

$15,000 – $35,000

Electrical panel upgrade (100A to 200A)

$4,000 – $8,000

Double-pane glass retrofit — full home

$20,000 – $45,000

Seismic retrofit

$8,000 – $18,000

Kitchen modernization (mid-century palette)

$35,000 – $80,000

Primary bath renovation

$20,000 – $45,000

Mini-split AC/heat (whole home)

$12,000 – $25,000

Full renovation — move-in ready Eichler

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

$150,000 – $300,000+

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PAGE 10

CHAPTER 07 · THE BUYING PROCESS

Seven steps to your Eichler 1

Find an Eichler specialist agent Tract-by-tract knowledge, off-market access, and specialist inspector referrals. This one choice sets the tone for everything.

Eric & Janelle Boyenga · 500+ Eichlers · EichlerHomeExperts.com · EichlerHomesForSale.com · (408) 373-1660

2

3

Get pre-approved with an Eichler-savvy lender Flat roofs and atrium openings can slow standard underwriting. Use a lender who has closed Eichler transactions before.

Tour tracts and identify your preferred model X-100, A-frame, SV-1544, and two-story models differ significantly.

Touring multiple tracts before pursuing active listings builds critical intuition.

Ask your agent for a tract walkthrough before focusing on any specific listing.

4

5

Review disclosures before making an offer California disclosure packages for Eichlers are often thick. Your agent should pre-screen permit history, radiant heat and roof disclosures with you.

Make a competitive offer Well-priced Eichlers routinely attract multiple offers. Your agent should pull 90-day comp data and advise on terms that strengthen your position.

Eichler A-Frame Interior · Boyenga Team

6

Eichler-specific inspections during contingency General inspector + licensed plumber for radiant heat + roofing specialist.

Never waive inspection contingencies without full specialist clearance.

Budget $1,500 – $3,000 for the complete inspection team.

7

Close and meet your community Eichler owners are among the most tight-knit communities in residential real estate. The Eichler Network will welcome you immediately.

Eichler with Pool · Boyenga Team

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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PAGE 11

CHAPTER 08 · FAQ

Answers from 500+ Eichler transactions Can I add air conditioning?

Yes. Mini-split systems (ductless) are the gold standard — installed without modifying the post-and-beam structure, providing both heating and cooling.

Budget $12,000-$25,000 for whole-home installation.

Are Eichlers safe in earthquakes?

Post-and-beam construction tends to flex rather than crack. A full seismic retrofit ($8,000-$18,000) covers cripple wall plywood, anchor bolts, and connection hardware upgrades. Highly recommended.

Can I enclose the atrium for more space?

You can, but you absolutely should not. An enclosed atrium permanently reduces your home's value. The atrium is the heart of the home — covering it is the single most value-destroying modification you can make.

What about single-pane glass — won't it be cold?

The in-slab radiant heat compensates remarkably well in winter. Summer heat gain is the bigger issue, which is why double-pane retrofits using slim-profile glass that preserves original mullion widths are among the best value-adding renovations.

Is the Eichler community real?

More real than almost any other home style. The Eichler Network, neighborhood groups, and tract-level HOAs create genuine communities.

Owners share contractors, renovation advice, and period-correct fixtures.

What is the difference between Eichler models?

The X-100 is the classic single-story with central atrium. A-frames feature dramatic rooflines and are highly collectible. Two-story models offer more square footage. Your agent should walk you through the differences before you narrow your search.

SEARCH ALL BAY AREA EICHLER LISTINGS AT BOTH OUR WEBSITES

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(408) 373-1660

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eichlers@boyenga.com

X-100 Living Room · Sunset View · Boyenga Team

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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COMPLETE EACH ITEM BEFORE MAKING AN OFFER

Your Eichler Buyer Checklist Rancho Verde · San Jose · Boyenga Team

Check off each item before making an offer on any Eichler home.

INSPECTION & SYSTEMS

FINANCING & LEGAL

Radiant heat pressure test (licensed plumber, 150 PSI / 24 hrs)

Pre-approval from an Eichler-savvy lender in hand

Flat roof inspection by a roofing specialist

Eichler-specific comparable sales pulled for appraisal support

Post-and-beam connections reviewed for seismic adequacy

Full disclosure package reviewed in detail with your agent

Electrical panel verified at 200A or upgrade budgeted

Permit history checked — no unpermitted work outstanding

Atrium drainage and perimeter waterproofing checked

HOA rules and dues (if applicable) confirmed

Glass type noted (single vs. double-pane); retrofit budgeted NEIGHBORHOOD

Walked the tract interior (not just the active listing) RENOVATION PLANNING

Seismic retrofit status confirmed or budgeted

Researched tract's architectural phase and original architect

Radiant heat repipe need assessed and reserve set

Spoken to at least one current neighbor in the tract

Roof remaining life estimated; replacement budget reserved

Confirmed commute, schools, and local amenities

Value-destroying renovations (enclosed atrium, dropped ceiling) identified and discounted in offer price

READY TO FIND YOUR EICHLER?

Eric & Janelle Boyenga · Boyenga Team · Compass (408) 373-1660 · eichlers@boyenga.com · DRE 01254724 / 01254725

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Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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Eric & Janelle Boyenga Boyenga Team · Compass · DRE 01254724 / 01254725 Bay Area Eichler Specialists Since 1996 500+ Transactions · $2B+ in Sales Volume BUYING & SELLING EXPERT GUIDANCE

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Photo: 19 Irving Rd · Atherton · Boyenga Team Listin

© 2026 Eric & Janelle Boyenga · Boyenga Team · Compass · All information deemed reliable but not guaranteed · Equal Housing Opportunity