The DeLeon Insight May 2019

THE DELEON INSIGHT S i l i c o n Va l l e y R e a l E s t a t e

May 2019

Global Real Estate Trends - Part Two Page 20

Hi Guys, Wish you were here! e during I’m having a great tim Message Herediscovering my world travels. I’m things about unique and wonderful France. real estate in Japan and this edition.

Read all about it inside

To: ts Silicon Valley Residen California United States

Ken DeLeon

®

• Resolving Real Estate Disputes • Pending IPOs Spark Confidence • Conflicts of Interest with “Coming Soon” Marketing • Neighborhood Spotlight: Old Palo Alto • Caltrain Electrification Sparks Appreciation w w w . D E L E O N R E A LT Y. c o m

w w w . D E L E O N R E A LT Y. c o m

City Market Conditions

Average Sale Price

$8,000,000

$7,000,000

$6,000,000

$5,000,000

$4,000,000

$3,000,000

$2,000,000

$1,000,000

$0

Atherton

Los Altos

Los Altos Hills

Menlo Park

Mountain View

Palo Alto

Portola Valley

Redwood City

Sunnyvale

Woodside

10/2017 - 3/2018

Average sale price for single-family homes from 10/2018 to 3/2019,

10/2018 - 3/2019

compared to the period from 10/2017 to 3/2018.

Price/Square Foot Ratio $2,000 $1,800 $1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0

Atherton

Los Altos

Los Altos Hills

Menlo Park

Mountain View

Palo Alto

Portola Valley

Price per square foot ratio for single-family homes from 10/2018 to 3/2019, compared to the period from 10/2017 to 3/2018.

Redwood City

Sunnyvale

Woodside

10/2017 - 3/2018

10/2018 - 3/2019

Data gathered from the Multiple Listing Service on 04/01/2019

2 | D E LEO N RE A LT Y.CO M

Table of Contents 04.

Resolving Real Estate Disputes

By Michael Repka, Esq.

06.

Pending IPOs Spark Confidence

By Michael Repka

09.

Tinsley Voluntary Transfer Program

12.

Conflicts of Interest with “Coming Soon” Marketing

14.

Feng Shui – Not so Much a Mystery, But a Method to Joy and Comfort

THE

DELEON INSIGHT

Founder — Ken DeLeon CEO & General Counsel — Michael Repka Copywriters — David Burckhard and Michelle Lee Chief Photographer — Anthony Halawa Photographer — Zachary Kinion Chinese Marketing Specialist — Melanie Yu Online Marketing Specialist — Mike Ran Senior Graphic Designer — Nora Xu Graphic Designer — Monica Casorla Corporate Counsel — Colette Thomason CONTRIBUTORS: Ken DeLeon, Michael Repka, Michelle Lee, David Burckhard, Audrey Sun, Anthony Halawa, and Ryan Saroca

By Audrey Sun and David Burckhard

Neighborhood Spotlight: Old Palo Alto

20.

Global Real Estate Trends - Part Two

By Michelle Lee

By Ken DeLeon

24.

Caltrain Electrification Sparks Appreciation

By Michael Repka

28.

Countertops – Natural vs. Engineered Stone

30.

Exclusive Photography

31.

Ask Michael: Ways to Attract Buyers

By Michael Repka, Esq.

16.

OU R OFFICES A RE LO CAT ED AT : 1717 Embarcadero Road, Palo Alto, CA 94303 650. 900.7000 www.DELEON REALT Y.co m

By Audrey Sun

By Ryan Saroca and David Burckhard

By Anthony Halawa

By Michael Repka

Contact Ken DeLeon for exceptional buying opportunities at 650.543.8501 To learn about our Platinum packages and incredible listing services for sellers, contact Michael Repka at 650.900.7000 D ELEONREA LT Y.COM

| 3

R E A L E S T A T E L AW

RESOLVING REAL ESTATE DISPUTES

By Michael Repka, Esq. After obtaining my first law degree back in 1999, I took

Real Estate in California

and passed the New York and New Jersey bar exams. In

Unlike requirements in many states, California does not

both states, real estate agents help clients buy and sell real

require attorney involvement in the purchase and sale of

estate, but they do not delve into all of the legal, tax, and

residential real estate. Although this works out well in roughly

contractor questions that comprise an essential part of each

98% of transactions, many people find themselves in a real

transaction. Instead, residential real estate attorneys provide

jam in the other 2% of the time. Unfortunately, most people

legal advice and counsel for the myriad of deal structures and

assume that everything will work out correctly when they

potential pitfalls out there. Spending the formative years of

select a real estate agent, only to find out that they are on

my legal career in this environment, it seemed very logical

their own once things go wrong.

for clients to obtain unbiased advice from qualified attorneys with the appropriate professional training, rather than from

Further, several common misconceptions give some clients

blind reliance on real estate agents who lack the requisite

false comfort. Firstly, agents often say that they have access

professional preparation and whose decisions may be unduly

to an attorney. While it is true that most large brokerages

influenced by commission.

have limited access to an attorney, those attorneys are generally focused on protecting the brokerage. At times,

Upon moving to California, I was distressed to learn that most

the brokerage’s interest may directly conflict with the client’s

buyers and sellers of multimillion-dollar pieces of real estate

interest. The brokerage may tell clients to hire their own

transact without any professional legal or tax advice. To me,

attorney—at considerable cost. A simple way to determine

this seemed like playing football without understanding the

whether the brokerage truly provides access to an attorney is

rules or wearing a helmet. Even the listing agreements used

to request a meeting with the attorney up front to discuss the

by most local Realtors® contain clauses that most sellers

home buying or selling process and your situation.

should find objectionable. Nevertheless, these provisions slide through seemingly unnoticed.

4 | D E LEO N RE A LT Y.CO M

R E A L E S T A T E L AW

Secondly, almost all clients vastly overestimate their

Many listing agents then tell their sellers that they should

agent’s legal acumen, especially if that agent has years of

give in and return the deposit once the buyer has dug in his/

experience. In fact, most agents seem oblivious to their

her heels. I have heard stories of sellers being told that the

own lack of technical knowledge. For legitimate reasons,

balking buyer can block the sale to other buyers. This is not

agents are not trained in the nuances of critical legal and

true in the vast majority of circumstances. Sellers are advised

tax issues. The rationale is that training agents in these fields

to return the deposit and move on. Doing so is generally

will embolden them to attempt to explain the issues to their

bad advice. However, to illustrate the conflict, moving on

clients. Understanding that there is a material risk that the

is good for the agent because it means that he/she will get

agent will misdescribe the issue, which would create liability

his/her commission after the sale to another buyer. Even if

for the brokerage, the agents, instead, are trained to tell the

the new sale price is lower, the marginal difference to the

clients that they cannot give legal advice. DeLeon Realty

agent’s commission will be insignificant compared to the loss

takes an entirely different approach.

the seller will endure. More importantly, self-interested real estate agents realize that returning the deposit dramatically

Interestingly, the California Bar Association takes the position

reduces, the chance that the agent and their brokerage will

that lawyers working for the other major brokerages around

be pulled into a legal proceeding.

the Platinum Core of Silicon Valley cannot provide legal advice as part of their real estate services. The rationale

I recall having dinner with a top agent at one of the largest

is that some portion of the commission earned would be

brokerages in the area. The agent said that she was interested

attributable to the legal services. Given that the non-lawyer

in joining DeLeon Realty because she was very impressed

owners of the brokerage would be making money from these

by how far we went to protect the rights of our client when

legal services, the Bar Association deems this situation as an

one of her buyers breached the contract. She revealed that

unlawful splitting of legal fees with a non-lawyer. Fortunately,

her office’s policy is always to recommend the return of the

DeLeon Realty is wholly attorney-owned. Thus, attorneys at

entire deposit to the buyer to avoid potential exposure to

DeLeon Realty can provide legal services at no additional

a lawsuit and get the property back on the market. This

cost to its clients.

agent confessed that she didn’t even know of the applicable legal arguments until she read the letter she received from

Disputes over Deposits

my law firm.

A simple example of the potential conflicts of interest and lack of legal knowledge that comes up fairly regularly pertains

The traditional commission-based model in real estate

to the appropriate distribution of the 3% deposit after a

is fundamentally flawed. Buyers and sellers need sound

breach of contract. Occasionally a buyer decides that he/

professional advice that includes the legal and tax

she is unable or unwilling to close on a purchase irrespective

ramifications associated with several different issues.

of the fact that he/she has no contingencies or other legal

Unfortunately, agents with no legal training – who only get

justification that excuses reneging. The fight then becomes

paid if the transaction closes – are not the best source of

about the appropriate distribution of the deposit.

independent, unbiased advice.

D ELEONREALT Y.COM

| 5

PENDING IPOS SPARK CONFIDENCE

By Michael Repka Although the end of 2018 and early 2019 revealed material

Firstly, the success of local tech companies, even if based

weakness in the Silicon Valley real estate market, there is some

outside of the immediate area, reminds everyone of the

reason for optimism. Recently completed IPOs, coupled with

incredible business environment and opportunity in the

expected upcoming IPOs, seem to be breathing a sigh of relief

Bay Area.

in the real estate market.

Secondly, many of the executives who work at these companies, However, unlike blockbuster IPOs by Facebook, Google,

or those who are likely to be hired after the infusion of cash,

LinkedIn, and a myriad of other local companies, the upcoming

may prefer to live in Silicon Valley because of its warmer and

IPOs are, by and large, based outside of Silicon Valley.

more pleasant weather, as well as its highly-ranked schools.

Lyft's headquarters is in the China Basin District of

Finally, a significant portion of these firms is owned by venture

San Francisco. Uber’s is on the outskirts of the SOMA District

capitalists and other investors in and around Silicon Valley.

of San Francisco but they have a relatively large presence in Palo Alto as well. Pinterest and Airbnb are in the SOMA District

It is difficult to ascertain exactly what is sparking the revitalized

of San Francisco. Levi Strauss is in the North Beach District of

buyer interest, but the combination of lower interest rates (as

San Francisco while Slack and Postmates are in the South Beach

compared to last fall), the improving spring weather, and the

District. None of these headquarters are a quick drive away,

excitement about these IPOs seem to have given the Silicon

but their proximity does affect Silicon Valley real estate.

Valley real estate market a much-needed boost.

We do not expect to see a rush on local real estate as much as that near the headquarters of these companies. Nevertheless, the multitude and success of these IPOs can still have a positive impact on the psyche of the Silicon Valley buyer pool.

6 | D E LEO N RE A LT Y.CO M

®

Selling Your Home?

Dive into the Benefits of Our Summer Splash Program

Go to DeLeonRealty.com/SummerSplash to see the full video

TAKE ADVANTAGE OF OUR SUMMER PROGRAM DeLeon Realty is excited to present our fourth-annual Summer Splash promotion from July 15-28! Despite common belief, we’ve found summer to be a popular time for buyers if the listing agent provides extensive marketing. During this season, your home also photographs better, buyers have more time to shop and tour homes during long summer days, the tax season is over, and lower inventory equals less competition and a higher sale price!

Sign up by June 10th to join our Summer Splash program! Call Michael Repka at 650.900.7000 to find out why DeLeon Realty is the #1 choice in Silicon Valley.

DeLeon Realty’s 3% Ethical Model Our sellers have saved over $6 million since this program started in April 2017. To learn more, contact us today.

L O C A L LY O W N E D A N D M A N A G E D

IRRESISTIBLE WARMTH AND CHARM IN ATHERTON

INCREDIBLE OPPORTUNITY IN THE WILLOWS

• 3 Bedroom

• Recently-remodeled

• 2 Bedroom

• Move-in ready

• 2 Bath

• Open and bright designs

• 1 Bath

• Open floor plan

• 1,842 Sq. Ft. Home

• Spacious open-air office

• 1,090 Sq. Ft. Home

• Opportunity to expand

• 6,550 Sq. Ft. Lot

• Covered stone patio

• 6,216 Sq. Ft. Lot

• Top schools

48 WATKINS AVENUE, ATHERTON

204 CHESTER STREET, MENLO PARK Offered at $1,488,000

For video tour and more photos, please visit: www.48Watkins.com

For video tour and more photos, please visit: www.204Chester.com

PEACEFUL AND VERSATILE LIVING IN PRESTIGIOUS ATHERTON

CHARMING EICHLER STYLE IN PALO ALTO

• 3 Bedroom

• Near Sharon Heights

• 3 Bedroom

• Potential to expand or rebuild

• 2 Bath

• Free-flowing layout

• 2 Bath

• floor-to-ceiling windows

• 1,760 Sq. Ft. Home

• Detached studio

• 2,414 Sq. Ft. Home

• Gorgeous grounds

• 12,000 Sq. Ft. Lot

• Beautiful backyard

• 11,987 Sq. Ft. Lot

• Top Schools

362 CAMINO AL LAGO, ATHERTON Offered at $2,998,000

1020 MOFFETT CIRCLE, PALO ALTO Offered at $3,500,000

For video tour and more photos, please visit: www.362CaminoAlLago.com

For video tour and more photos, please visit: www.1020Moffett.com

8 | DE LEO N RE A LT Y.CO M

COMMUNITY

TINSLEY VOLUNTARY TRANSFER PROGRAM

By Audrey Sun Ask any real estate agent what the most important criteria are when it comes to buying a home, and you’ll likely hear “location, location, location” - a phrase that’s been used for decades. In Silicon Valley, we live among the most successful and highly-aspiring workers in the country. These homeowners and buyers have similar aspirations for their children and their education. They interpret “location, location, location” as “school, school, school.”

In the World War II era, the area we know as Silicon Valley was very different from what we know it today. “Legally sanctioned until the 1960s, housing discrimination manifested in forms of realtor discrimination and restrictive housing covenants, barring people of color from buying property in certain areas,” wrote Natalie Maemura and Anna Nakai in the Palo Alto High School Verde Magazine. It wasn’t until the 1960s that housing laws were revised, and housing discrimination was outlawed.

The new rulings, as well as the civil rights movement and widespread social progressiveness, prompted a group of parents in the Ravenswood School District to file a lawsuit in 1976, which argued that students in the South County school districts were denied equal educational opportunities because of the isolation of racial minorities in the district.

After a decade of legal wrangling, the case settled with the creation Tinsley Voluntary Transfer Program, named after Margaret Tinsley, one of the plaintiffs in the suit. The program allows minority students to be transferred from the Ravenswood City School District to Palo Alto and Menlo Park school districts, and it still remains in effect.

Who is eligible for the Tinsley Program?

Minority students in East Palo Alto and East Menlo Park neighborhoods may apply to transfer out of the Ravenswood City School District. As defined by the State Superintendent of Public Instruction, people of the following descent are considered minorities: • African American • Hispanic/Latino • Asian • American-Indian • Pacific Islander • Alaskan Native • Filipino Students applying for the Tinsley Program must be entering kindergarten, first, or second grade for the fall of that school year. Transferring students are selected based on a lottery system. Students who are entering third to eighth grade are not eligible for the Tinsley Program. Once students transfer into the new school district, they do not have to re-apply every year and continue to remain in that school district for the remainder of their education as long as they reside in eligible addresses.

A Homeowner’s Experience Home prices in Silicon Valley are heavily dependent on their respectively-assigned school districts. Since many homebuyers are focused on prime education for their children, they are willing to stretch financially to buy homes in areas such as Palo Alto, Central Menlo Park, and West Menlo Park. Homeowners who live in the outskirts of these neighborhoods and would like to enroll their kids in good school districts have the choice of attending private schools or applying for the Tinsley Program.

I spoke to one homeowner who lives on Willow Road, who applied for her kids to transfer into the Palo Alto School District who said, “My experience with the Tinsley program was fantastic, the process was easy and fast, and both my kids were able to transfer into the Palo Alto School District. I love everything Menlo Park has to offer, but I could not believe the difference in home prices just because one home is located on one side of the street vs. another side. I feel very lucky that my kids are able to take advantage of the Tinsley Program.”

A Look Towards the Future As our community continues to strive for educational equality, Menlo Park Mayor Ray Mueller has floated the idea that the Sequoia Union School District should absorb the Ravenswood School District. Even as the Ravenswood School District continues to improve, Mueller said to Palo Alto Online that, “it seems that, for years, the success rate of [Ravenswood students] going into high school and graduation rates… has been an issue and it may be that perhaps a K-12 district with Sequoia’s resources might be able to address that and also provide some stability.”

Menlo Park City, Las Lomitas, Woodside Elementary, Portola Valley, and Palo Alto Unified School Districts are all funded from property taxes associated with assessed property values in their respective areas. Since the Ravenswood District has much lower assessed property values, the district gets most of its funding from the state.

With Facebook’s plan of transforming the former 21-building Menlo Science & Technology Park into the new Willow Campus with “15,000 housing units, 1.75 million square feet of office space, and 125,000 square feet of retail, including an anchor grocery store and a hotel,” DeLeon Realty expects that home prices in the Willows neighborhood will skyrocket. When they do, this will create an influx of funds for locally challenged schools and help balance educational opportunities.

D ELEONREALT Y.COM

| 9

PARK L AN E

IMAGIN E THE POSSIBILITIES • 1.43 Acre Lot

• Peaceful atmosphere

• Prestigious West Atherton

• Excellent Schools

• Great opportunity to build your dream estate

226 PARK LANE, ATHERTON Offered at $16,998,000 For video tour and more photos, please visit: www.226Park.com

STUNNING NEW BUILD WITH SPECTACULAR VIEWS • 5 Bedroom

• Brand new home

• 5.5 Bath

• Grand theater room

• 3,746 Sq. Ft. Home

• Stunning views

• 7,623 Sq. Ft. Lot

• Prestigious Location

1710 MILLER AVENUE, LOS ALTOS Offered at $4,988,000

The above photo is an artistic rendering of the home and property line.

Buyer to verify accuracy.

INDUSTRIAL CHIC IN CRESCENT PARK • 6 Bedroom

SPECTACULAR MEDITERRANEAN ESTATE IN PRESTIGIOUS CRESCENT PARK

• Newly completed

• 5 Bedroom

• Prestigious Crescent Park

• 4.5 Bath

• Exceptional amenities

• 5 Full bath, 2 half bath

• Smart home system

• 5,726 Sq. Ft. Home

• Whole house automation

• 5,984 Sq. Ft. Home

• Sub-Zero appliances

• 10,549 Sq. Ft. Lot

• Detached guest house

• 24,398 Sq. Ft. Lot

• A 50-ft-long heated pool

417 SENECA STREET, PALO ALTO Offered at $6,988,000 For video tour and more photos, please visit: www.41 7Seneca.com

10 | DE LEO N RE A LT Y.CO M

1060 PALO ALTO AVENUE, PALO ALTO For video tour and more photos, please visit: www.1060PaloAlto.com

R E A L E S TAT E D E S I G N

B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y

2281 Byron Street, Palo Alto Old-World European Charm in Palo Alto Located on a 11,570 square foot lot (per city), this elegant 5 bedroom, 5.5 bath estate of 5,665 square feet (per county) features state-ofthe-art quality construction fit for grand-scale entertaining. Formal gathering rooms, a chef’s kitchen with high-end Sub-Zero and Wolf appliances, exquisite master suite, and dedicated office flow throughout the main floor, while a private bedroom suite with a balcony awaits upstairs. An oversized game room, entertainment center, and home gym take center stage on the lower level. Outdoors, the Carmel stone patio and fireplace set the stage for all-season alfresco entertaining. Built in 2009 in prestigious Old Palo Alto, this home is perfectly situated near California Avenue with Michelin-star restaurants, vibrant Midtown Shopping Center, Rinconada Park, and nationally-acclaimed public schools.

For video tour & more photos, please visit:

www.2281ByronSt.com Offered at $7,998,000

D ELEONREALT Y.COM

| 11

6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y. c o m | D R E # 0 �  0 3 2 2 4

R E A L E S TAT E I N F LU E N C E

CONFLICTS OF INTEREST WITH “COMING SOON” MARKETING

By Michael Repka, Esq. One of the fundamental problems with the real estate

By now it is well known that DeLeon Realty never takes

industry is that the interests of the sellers are often in conflict

commission, or any other type of payment, from both sides

with the interests of their agents. The 100% commission-

of any transaction. Except for a new real estate company

based compensation system employed by most brokerages,

called Rex, DeLeon Realty is the only company that I know of

coupled with the permissibility of the same agent or the same

that imposes this very strict and client-centric rule company-

brokerage receiving money from both sides of the same

wide. In fact, to date, we have waived over $6 million worth of

transaction, results in temptation counter to the interests of

commission in situations in which the winning offer happened

the client. An example of this comes up when Realtors start

to be from a DeLeon agent or the winning buyer approached

marketing “coming soon” properties.

us directly without an agent.

While there may be reasons to let potential buyers know of a

As the number one listing agent in Menlo Park, Palo Alto,

home’s availability before the time that the property is ready

Portola Valley, and Los Altos Hills, as well as Silicon Valley

to come on the market, many agents use coming-soon's for

overall, I get countless calls from very good real estate

nefarious purposes. Simply put, some agents use coming-

agents asking if I have any off-market properties available to

soon listings as bait to attract buyers, or in an attempt to

show their buyers. These savvy agents know that their clients

entice buyers to work with them so that the same agent (or

will be able to get the home for less money if there is less

brokerage) gets commission from both sides of the same

competition. Because I only represent the sellers, I generally

transaction. This is true even though the agents often know

do not release any of my properties to the market until they

that the ultimate selling price could be materially less than it

are ready for full exposure.

would be if the home were exposed to the entire market and all interested buyers could compete at the same time.

12 | DE LEO N RE A LT Y.CO M

R E A L E S TAT E I N F LU E N C E

Our formula is fairly consistent – I rarely grant access

then the agent faces a significant conflict of interest. Namely,

to any of my listings, to either DeLeon buyer’s agents

the agent would be getting commission (or a referral fee)

or other offices’ agents, until about three days before

if that particular buyer’s offer is accepted but they are still

we hit the MLS. At that point, I post the professionally-

interacting with other agents or buyers that would not

produced video, three-dimensional tour, photography, and

generate any financial benefit if that competing offer is

disclosures on the DeLeon Website and we begin running

accepted. One must wonder if the agent will do their

television commercials, radio commercials, and ads in a

best to encourage competing offers that might outbid their

variety of publications. This timing is strategic because it

own buyer.

encourages slightly early access but prevents unsolicited preemptive offers.

Another problem is that, unlike DeLeon Realty’s practice, most brokerages allow, or encourage, their agents to work

Thus, all of the interested buyers have an opportunity to

with both buyers and sellers. Thus, the listing agent would

submit an offer at the same time. In my opinion, agents that

get paid if they redirected the lead towards any other

encourage homeowners to let them market their home off

property. While, as someone that only represents sellers, I

of the MLS usually do so because agents are looking out for

have an incentive to overcome buyer objections and “sell”

their own best interest rather than those of their clients. On

my listings, other agents will get paid the same amount even

the other hand, more exposure results in more competition,

if they represent the buyer on another property.

which drives higher prices. Plus, sellers should want all interested buyers to compete at that same time, which is why

A core principle at DeLeon Realty is that agents should

we almost always set a specific date and time for offers.

not straddle between representing buyers and sellers.

Representing both sides creates too much temptation and

Some agents brag about how many properties they sell

too many conflicts of interest. The lesson here is that sellers

off-market. Similarly, some offices encourage agents to ask

should ask why agents are recommending only limited

sellers for a period of exclusivity to have homes without

exposure or filtered advance notice.

marketing and off MLS, which creates limited access to only that brokerage’s agents. While I understand why this

From my perspective, the only time it makes sense to limit

approach is in the best interest of the agents and buyers, it

exposure is if the seller is willing to trade privacy for a lower

is diametrically opposed to the best interest of the sellers.

sales price or if the marketing plan includes an international component that requires more advance notice due to

Similarly, when agents market a home as “coming soon,”

travel constraints.

they are inducing potential buyers to call them directly.

However, if the potential buyer is interested in the property

The Percentage of Deleon Palo Alto Listings That Sold with A Deleon Buyer Agent and Only 3% Commission was Charged

37%

50%

OUR SELLERS HAVE SAVED OVER $6 MILLION WITH OUR

3% ETHICAL MODEL* 2017

2018

2017 – 22 out of 59 listings paid 3% 2018 – 23 out of 46 listings paid 3%

* When a DeLeon listing agent receives and accepts offer from a DeLeon buyer agent, DeLeon Realty will waive 100% of the buyer’s side commission.

D ELEONREALT Y.COM

| 13

R E A L E S TAT E S E L L I N G S T R AT E G Y

FENG SHUI – NOT SO MUCH A MYSTERY, BUT A METHOD TO JOY AND COMFORT

By Audrey Sun and David Burckhard

Feng Shui is not so much about mysterious guidelines

an experienced architect, is guided by four essential factors:

dictating furniture arrangement and rules on which direction

(1) the external environment, (2) the internal environment, (3)

your doors must face as it is about “making your home or

the influence of time, and (4) the response of people to the

property a comfortable and joyous place in which to live,”

first three factors. In that way, both classical Feng Shui and

according to Aelita Leto, a Feng Shui master.

traditional architectural motivations are remarkably similar.

Indeed, while Feng Shui has roots in and is associated with Chinese culture, the final result and appearance of many, if not most of Leto’s projects, as well as those of thousands of other Feng Shui experts, are anything but Asian, as Leto herself who is of eastern European heritage.

When it comes to home design, Feng Shui focuses on how humans respond to an environment and creates or remediates spaces, especially those in which we spend the most time. “When we have an understanding of Qi flow and how it affects your property,” says Leto, “we can enhance the areas that already have good Qi and make it

Feng Shui master Aelita Leto presenting at a recent DeLeon Seminar

even better.” She adds, “I assure property owners who may have concerns that parts of their property may not conform

Ms. Leto recently spoke on the principles of Feng Shui to a

to Feng Shui rules that I am not a pathologist looking for

standing-room crowd at the Palo Alto Hills Golf & Country

problems. Instead, my focus is to enhance their spaces using

Club as a special guest in DeLeon Realty’s regular public

Feng Shui principles and achieve harmony.” The product

seminars. DeLeon Realty invited Leto to speak on the subject

of her consultations, as witnessed in seeing her before and

to enlighten the audience on the topic that nearly everyone

after photographs, result in homes and business spaces

has heard about but few fully understand. The classically-

that are peaceful, contemporary, and pleasing to the eye.

trained consultant quickly pointed out that people confuse

Leto says that using the services of a Feng Shui master will

the essence of Feng Shui with the movement that, according

help buyers to “select high-quality property by assessing

to some, hijacked the phrase during the 1970s and morphed

external environmental features, identifying strengths and

it into a mysterious spiritual or religious movement that

weaknesses of the surrounding areas, and set up the internal

is intuitively-based, emphasizes symbols, and focuses on

layout of the space.”

internal space only. In reality, Leto explained that classical Feng Shui is more than 6,400-years-old, is intellectually-

Aelita Leto holds several diplomas and certificates including

based and grounded in science, and focuses on external as

those from the Golden Gate Feng Shui School and the

well as internal environments.

FSIA Feng Shui Institute of America. She holds three Best of Houzz Service Awards including one for 2019.

The essence of Feng Shui, literally “wind water,” is the recognition and adaption of "Qi" which is the energy that

DeLeon Realty designers are excited to apply the insights

permeates our environments. How we relate to Qi becomes

they gained in the presentation to enhance the preparation

immediately understandable in the way we respond when we

of homes for sale. Contact Michael Repka at 650.900.7000 for

enter a space, whether it be a public square, business lobby,

more information.

the entrance to a home, or a bedroom. A Feng Shui master, like

14 | D E LEO N RE A LT Y.CO M

COMFORT AND CONVENIENCE CENTRALLY LOCATED

MODERN AND ELEGANT LIVING IN PALO ALTO

• 3 Bedroom

• Desirable central location

• 5 Bedroom

• Built in 2005 by James Witt

• 2 Bath

• High-end appliances

• 4.5 Bath

• Luxurious mater suite

• 2,150 Sq. Ft. Home

• Indoor-outdoor living

• 3,020 Sq. Ft. Home

• Beautiful grounds

• 9,870 Sq. Ft. Lot

• Flourishing Gardens

• 9,100 Sq. Ft. Lot

• World-class schools

124 FELTON DRIVE, MENLO PARK Offered at $2,988,000

3875 MAGNOLIA DRIVE, PALO ALTO Offered at $3,988,000

For video tour and more photos, please visit: www.124Felton.com

For video tour and more photos, please visit: www.3875Magnolia.com

VERSATILE MIDTOWN LIVING IN PALO ALTO

CO MP L E T E LY RE MO D E L E D HOME O N E X PA NSI VE 1 3 ,50 0 + LOT BLO CKS FRO M SU N N Y COVE BEAC H

• 5 Bedroom

• Centrally located

• 2 Bedroom

• Completely remodeled

• 3 Bath

• Open-concept interiors

• 1 Bath

• Amazing large backyard

• 2,549 Sq. Ft. Home

• Indoor-outdoor living

• A detached studio

• ADU oppertunity in the back

• 10,519 Sq. Ft. Lot

• World-class schools

• 13,500+ Sq. Ft. Lot

• Close to the beach

680 & 684 LOMA VERDE AVE., PALO ALTO Offered at $3,488,000

1921 ALICE STREET, SANTA CRUZ Offered at $1,098,000

For video tour and more photos, please visit: www.680and684LomaVerde.com

For video tour and more photos, please visit: www.1921Alice.com

D ELEONREALT Y.COM

| 15

COMMUNITY

NEIGHBORHOOD SPOTLIGHT: OLD PALO ALTO

By Michelle Lee

Known as the residential heart of the city, the Old Palo Alto neighborhood is situated

SCHOOLS

geometrically in the center of Palo Alto. Like most central areas, Old Palo Alto offers

Walter Hays Elementary (#3 in CA)

excellent shops, restaurants, and entertainment all within easy walking distance.

Greene Middle School (#3 in CA)

Whereas most innermost housing zones cluster homes closely together, Old Palo Alto

Palo Alto High School (#4 in CA)

comprises spacious homes on comfortable and large lots that strike the perfect balance of community and privacy. For those looking to live in one of the most favorable and

PARKS

exclusive neighborhoods in Silicon Valley, this prime Palo Alto area is one of the best

Jerry Bowden Park

options that money can buy.

Elizabeth F. Gamble Garden

Locally regarded among the Bay Area’s most prestigious and esteemed areas, Old Palo Alto sits at the center of this famous and affluent city. Whether you’re out for a morning walk or hovering along on the latest piece of cuttingedge personal transportation, residents of this historic and coveted neighborhood can find any location in the city within only a few miles of their front door. From Stanford’s campus, prominent California Avenue, vibrant downtown University Avenue, and renowned Town & Country Village, destinations await residents in every direction with unbeatable walkability.

Strolling along any of Old Palo Alto’s arboreal streets, an observant homebuyer will likely notice exceptional variation when comparing lot sizes and living spaces of adjoining houses. The typical lot size here is spacious (averaging over 10,000 square feet), but many homes boast lots that measure closer to half an acre. The residences themselves are equally diverse. Old Palo Alto features an encyclopedic showcase

16 | D E LEO N RE A LT Y.CO M

of architectural styles and draws together styles from across the 20th century into a cohesive and friendly community— several designed by renowned architect Birge Clark.

After designing the Hoover House in Stanford University, Clark lent his style and technique to many of the city’s centers for public service: the police station, fire house, community center, and post office, to name a few. But Palo Alto’s best-loved architect is hardly this neighborhood’s only historic figure, given this area’s profound beauty and history.

Inspirational Apple CEO Steve Jobs chose Old Palo Alto for his family home during his life, and Google’s CEO Larry Page still lives in this great area. The grand-daughter of the co-founder of Procter & Gamble, Elizabeth F. Gamble, also called this area home for most of her life and donated her estate to the city in 1941. The 2.5-acre Gamble Garden is now a treasured community haven for education, inspiration, and enjoyment, and is open to residents every day during

COMMUNITY

daylight hours. This lovely space is home to rose and wisteria gardens, botanical classes, flower workshops, seasonal tours, and much more.

Old Palo Alto’s historical significance presents a spectrum of implications for homeowners and hopeful homebuyers.

Several city ordinances protect the integrity of certain blocks, streets, and individual homes with the goal to preserve the beauty of Palo Alto’s early appearance. These codes offer comfort to residents who value the feeling of quiet spaciousness under the neighborhood’s tall and impressive tree canopy, but buyers seeking an investment property or those looking to remodel would do well to inquire which codes affect various lanes.

The bright side of the city building codes is that observant residents find themselves surrounded by some of the peninsula’s most creative remodel designs and innovative solutions to building restrictions. Many homes in Old Palo Alto feature fully furnished and expansive basements—an elegant increase to practical living area without raising or widening a home’s dimensions. This area’s proximity away from the flood zone has encouraged the prevalence of sunken game rooms, guest suites, and home theaters. Many of Old Palo Alto’s most impressive houses from decades past have been renovated cleverly, maximizing floor space or closet access, preserving the building’s unique features, and emphasizing antique finishes or trim. Mixed in are new developments that add to the area’s architectural diversity, boasting their own new, refreshing, and modern styles.

Cleverly-designed basement game room at 2281 Byron St, Palo Alto Despite all of this, home values and public data for home sales have demonstrated that Old Palo Alto consistently increases in value. The relatively high price per square foot

Old Palo Alto

Number of Homes Sold

Average Sales Price

Average Price per Sq Ft

34

$5,126,786

$2,156

Information gathered from the MLS from January 1, 2018, to December 31, 2018

for land in Old Palo Alto has led to beautiful streets lined with homes, but with slightly fewer parks or shopping centers within the neighborhood’s boundaries. But part of the area’s embrace for innovative and elegant design can be seen through its unique features. Most weekday afternoons, students from Paly High cross Embarcadero Road for food and leisure in Town & Country Village. At the area’s southern end, a tunnel rewards residents who learn the intricacies of their city by ferrying them under Alma Street and the Caltrain tracks into the beautiful and memorable shops and restaurants of California Avenue.

Michelin-star Protégé restaurant on California Avenue California Avenue is locally lauded as Palo Alto’s second downtown with wonderful amenities and award-winning eateries. Home to Baumé with two Michelin stars and Protégé with one Michelin star, as well as internationallyacclaimed Jin Sho and Terún, this half-mile span offers worldclass dining options. Antonio’s Nut House, Calave, Moods Wine Bar, and more also contribute to the charming nightlife scene here. On every Sunday year-round, this avenue closes off to vehicular traffic and transforms into a bustling farmers’ market for everyone to enjoy.

Also nestled within this area’s boundary is Bryant Street’s transformation to Ellen Fletcher Bike Boulevard. The street has been modified at certain points to reduce vehicular traffic, which encourages and fills the streets with local cyclists and children commuting to school. Although this area is a natural choice for all demographics, it is especially great for families with young kids due to proximity to worldclass schools. Children can attend Walter Hays Elementary, Greene Middle, and Palo Alto High – with the first two ranked #3 in the state and Paly ranked #4 state-wide, and all located immediately beyond the neighborhood boundaries. Parents can also choose prestigious Castilleja School for a private, all-girls education.

Old Palo Alto is a local treasure with many coveted homes and numerous valuable gems. To learn more or inquire about our current Old Palo Alto listings, please contact Michael Repka.

D ELEONREALT Y.COM

| 17

R E A L E S TAT E D E S I G N

B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y

123 Tennyson Avenue, Palo Alto Pristine Excellence in Old Palo Alto Elegant traditional architecture and custom construction is presented at its finest in this remarkable 5 bedroom, 5.5 bath home of 6,044 square feet (per plans) on a 12,000 square foot lot (per city). Four spacious levels and a beautiful backyard fill this grand estate, complete with three bedroom suites, a dedicated home office, sound-proofed professional home theater, downstairs billiards room, private master balcony, high-end appliances and finishes, outdoor koi pond and fire pit, and home automation including Ring and Nest systems. In this prime and prestigious location, residents will be moments away from exploring Gamble Garden, Rinconada Park, fine dining along California Avenue, downtown University Avenue, Stanford University, and nationally-acclaimed Palo Alto schools.

For video tour & more photos, please visit:

www.123Tennyson.com

18 | DE LEO N RE A LT Y.CO M

Offered at $7,988,000

6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y. c o m | D R E # 0 ďż˝ ď § 0 3 2 2 4

ELEGANT SOPHISTICATION AND STYLE IN CENTRAL MENLO PARK • 6 Bedroom

ULTRA-MODERN HIGH-TECH ESTATE WITH STUNNING VIEWS

• Desirable neighborhood

• 5 Bedroom

• Prestigious Los Altos Hills

• 5 Bath

• High-end appliances

• 5 Full bath, 2 half bath

• Panoramic glass walls

• 4,300 Sq.Ft. Home

• Heated lap pool

• 7,614 Sq. Ft. Home

• Fully-integrated smart home

• 10,657 Sq. Ft. Lot

• World-class schools

• 42,984 Sq. Ft. Lot

• Breathtaking Bay Area views

320 OLIVE STREET, MENLO PARK Offered at $6,250,000

25055 LA LOMA DRIVE, LOS ALTOS HILLS Offered at $8,988,000

For video tour and more photos, please visit: www.320OliveSt.com

For video tour and more photos, please visit: www.25055LaLomaDrive.com

WELCOMING RESIDENCE ENJOYS ASTONISHING VIEWS

LUXURY AND ELEGANCE IN CENTRAL MENLO PARK

• 4 Bedroom

• Private, low-traffic location

• 6 Bedroom

• Prestigious Central Menlo Park

• 4.5 Bath

• Remodeled kitchen

• 3 Full bath, 2 half bath

• Newly-renovated

• 6,293 Sq. Ft. Home

• Breathtaking views

• 2,962 Sq. Ft. Home

• A solar-heated pool

• 0.99 Acres Lot

• Two-story cottage

• 10,500 Sq. Ft. Lot

• Resort-style backyard

5887 ARBORETUM DRIVE, LOS ALTOS Offered at $4,988,000 For video tour and more photos, please visit: www.5887Arboretum.com

1321 HOBART STREET, MENLO PARK Offered at $4,488,000 For video tour and more photos, please visit: www.1321Hobart.com D ELEONREALT Y.COM

| 19

I N T E R NAT I O NA L

Hi Guys, Message Here Wish you were here!

e during I’m having a great tim discovering my world travels. I’m things about unique and wonderful France. real estate in Japan and this article.

Read all about it inside

To: ts Silicon Valley Residen California United States

Ken DeLeon

GLOBAL REAL ESTATE TRENDS - PART TWO

By Ken DeLeon

“The real voyage of discovery consists, not in seeking new landscapes, but in having new eyes.” - Marcel Proust

have made cultural contributions to the world. Yet, besides both real estate markets sharing very low mortgage rates, these country’s models have distinctly different characteristics

I have always found that many of life’s greatest lessons are

that provide interesting and valuable insights into Silicon Valley

learned through traveling. Since discord is a greater teacher

real estate.

than concord, it is by challenging yourself and seeing new and distant lands where most growth and knowledge occur.

JAPAN

By traveling to many countries and learning about their real estate models, I have gained novel insights into our

The Japanese are known for respecting tradition and limiting

innovative business model. And by understanding real estate

immigration to preserve their culture. This stability of the

in the countries where my clients have grown up, I can better

Japanese culture is in direct contrast to the boom and bust

understand and implement their real estate goals.

cycles that have dominated its real estate market for the last 40 years. In the 1980s, Japan saw stunning appreciation, with

While my next and final installment on this series will focus on

real estate prices rising six to seven times during that period’s

the real estate markets in the world’s most populated countries

asset bubble. Confidence was too high in “Japan Inc.” with

of China and India, this article focuses on Japanese and French

Japanese companies' rapid rise. With these companies awash

real estate models. I have always viewed these countries,

in cash at that time, they made undue speculative purchases of

halfway around the world from each other, as very similar in

real estate such as The Rockefeller Center and Pebble Beach.

many ways. Both the Japanese and French appreciate fine

During this period of excessive valuations, some calculated

dining, with their capital cities enjoying more Michelin stars of

that the value of the Imperial Palace in Japan exceeded the

any two cities in the world. Tokyo has 12 three-star restaurants

entire value of all the homes in California. This period saw land

and Paris has 10, much more than San Francisco with 7 and

trading in prime areas of Tokyo for $75,000 per square foot! 1

New York with 5. Both nations have great national pride and

20 | D E LEO N RE A LT Y.CO M

I N T E R NAT I O NA L

The 1990s, otherwise known as Japan’s Lost Decade, saw a

while other construction is for developing high-rise apartments.

steep decline in the prices of both real estate and the stock

The prices for new construction in Tokyo are rising. In general,

market. The stock market dropped by over half in 1990 and

Japan is investing in tourism versus other sectors to help boost

the government put restrictions on mortgage loans. Both the

the economy and attract foreign workers.

demand and prices for real estate dropped by a staggering 80% by 2002. Since then, prices have nearly doubled, but did so in sporadic bursts of appreciation and then stagnation.

Demographics determine demand, and with the population of Japan declining rapidly I am not bullish on the future appreciation of Japanese real estate.

MLS My research has found that no country in the world has a more open and utilized online system as does our Multiple Listing Service (“MLS”). The closest real estate search tool comparative to the MLS in Japan is called REINS which stands for “Real Estate Information Network System.” Access is limited to licensed real estate brokers who pay an annual fee for its

Mortgages

use. The purpose of the database is to distribute and collect

Mortgage rates in Japan are amongst the lowest in the world.

information about properties for sale. For a broker to conduct

This is not too surprising given that Japanese consumers are

a custom search for a buyer, most will require some form of

excellent savers and need an incentive to take out loans. The

signed representation agreement and a consultation. Unlike

most popular mortgage option is fixed for an initial period

the U.S. MLS, REINS’ feature set is limited and little information

such as 5, 7 or 10 years, which later becomes a variable rate

is conveyed, generally including only one interior and exterior

for the remaining term of 20-25 years. Rates are exceptionally

photo. The lack of photos is likely related to the value being

attractive, with rates for a 10-year fixed mortgage being

solely in the land, as almost all properties in Japan become

between 0.75% to 0.95%.3

teardowns, which is discussed below. Commissions in Japan Capital Gains on Primary Home

are generally 6%, with 3% going to each brokerage.2

In Japan, you can exclude up to 30 million Yen (approximately Construction

$268,000) per spouse on the sale of a primary residence.4

Surprisingly, Japanese homes are not built to last and have very

There is no time requirement for ownership to be eligible for

low-quality construction. The average lifespan of a Japanese

this exemption.

home is 20 to 30 years. Japanese homes tend to depreciate, becoming completely valueless by the 20 year mark. The

Ghost Houses

process of tearing down homes started after WWII, when

Several years ago, when many international buyers were

soldiers returned and immediately needed housing. Most of

purchasing in Silicon Valley, local residents had concerns over

the single-family homes after the war and even now are built by

unoccupied “ghost homes.” In Japan, “ghost homes” also

prefabricated housing manufacturers. After learning that 85%

cause concern, however, they are not the result of speculators,

of Japanese citizens opt to buy new homes, I now understand

but instead caused by a declining population. In 2013, there

why my Japanese clients strongly prefer new homes.

were 8.2 million vacant homes across Japan, representing 13.5% of the total housing stock, compared to the U.S. housing

While Japan’s small towns are shrinking, Tokyo is currently

stock, which is 8% unoccupied. By 2033, it is predicted that this

experiencing a construction boom due to hosting the 2020

percentage in Japan will surpass 20%.

Summer

Olympics.

Major

redevelopment

projects

are

underway in several parts of Tokyo. Some of this construction is driven by the inbound tourism boom led by hotels and retail,

Continued on next page

D ELEONREALT Y.COM

| 21

I N T E R NAT I O NA L

Global Real Estate Trends - Part Two The aging of Japan’s citizens outweighs all other nations.

Japan’s population will decline from 127 million to 88 million by 2065, per the National Institute of Population and Social Security. With this declining population throughout Japan, except for Tokyo, Japan’s countryside has become littered with deserted homes, known as “akiya.”5 Many countryside towns now have an “akiya bank,” which gives money to buyers who refurbish homes they received for free in these emptying areas. Japan has long been insular in their approach to immigration, but the declining population has coerced Japan to explore accepting hundreds of thousands of immigrants from China and Korea to fill labor shortages and to repopulate the countryside.

How Expensive is it to Live in Tokyo?

Even with the volatility and declines from the peaks of the

Business Model & Commissions

1980s, Tokyo is still an expensive city to live in. Prices in Tokyo

In 2002, the French real estate market was split between agents

on a dollar per square foot basis are around $1,525.6 These

selling half of the homes and the rest being sold directly by the

prices are much like those in Silicon Valley, and are very similar

sellers. Now, two-thirds of sellers use an agent and sellers pay

to Los Altos, just above Menlo Park and Mountain View, and

4-6% commissions, typically 5%, to their agents.7

just below Atherton and Palo Alto. Tokyo, with the upcoming 2020 Olympics, will likely see some continued appreciation.

Mortgages

However, the low birthrate and declining population will likely

Mortgage rates in France are also among the lowest in the world

result in declining prices elsewhere.

and have been a driver in the appreciation of properties in Paris

FRANCE

and surrounding areas. A 20-year fixed mortgage (20 years, not 30, is a typical duration for a French mortgage) is currently at 1.80% mortgage rate with borrowing 80% of the purchase

MLS

price being the norm. France is more conservative than the U.S.,

As you read in the previous issue of The DeLeon Insight, real

in that banks will lend only if the total property expenses are

estate markets like the Russian market have been functioning

below 30% of the buyer’s income, whereas this percentage is

for only the decades after the fall of Communism. However,

generally 35%-40% in other countries. In France, where ageism

the French real estate market has been operating effectively

is still alive and well, if prospective buyers are over 65, banks

unchanged for centuries. There is no MLS, or equivalent, in

will only consider their passive income or retirement benefits,

France. To find a house, buyers must go to individual agencies

with any earned income excluded. To ensure payment even

to see their listings. Not all agencies post their listings online;

in the event of death, France requires that anyone who gets a

some only share select properties online. Buyers need to

mortgage must purchase a life insurance policy for 120% of the

visit numerous agencies to find a home that meets their

mortgage amount. Mortgage interest is deductible for both

requirements. On the listing side, because there is no MLS-like

the buyer’s primary and investment properties with no limits. 8,9

database, sellers can list their homes with multiple agencies.

This increases their chances for a sale since real estate agents

Capital Gains on Primary Home

can only show listings from their agency. There are websites

By far the most important exemption from capital gains tax

that function as mini-MLS services, where some agencies post

in France, which is 19%, is the family home. Those who own

their listings. However, none offers a complete market view.

a home for 22 years or more do not pay any capital gains

In general, these websites are not public and you need agent

whatsoever. Those who sell before 22 years receive a prorated

approval for access.

exemption on their gain.10

22 | DE LEO N RE A LT Y.CO M

I N T E R NAT I O NA L

Life Estates

where property prices dropped more than 20% and 40%

In France, selling a life estate, or Viager, is a very common

respectively. France has enjoyed stable year over year

arrangement. A Viager allows a buyer to purchase a property

appreciation as it attracts international attention. In 2018,

from a seller, usually over 70-years-old, who receives a sum

prices in Paris climbed 5.3%, placing it in the upper quartile of

of money up front and then an annual annuity payment and

appreciation in a ranking of global cities.12

the seller lives in the house until he or she passes away. This is an efficient way for sellers to get money without paying a

France’s appreciation over the last two years has been fueled

lot of taxes, since payments are received in smaller increments

by its ultra-low mortgage rates and speculation that businesses

spread out over time.

will flee London after Brexit and set up their headquarters in Paris as the best alternative. With the Euro declining relative to

For DeLeon Realty’s listings, CEO and listing agent Michael

some other currencies, international investors have expressed

Repka will sometimes create seller financing arrangements

strong interest in purchasing in Paris, which has the upside of

or installment sales to effectively lessen capital gains. If there

London without the risks that Brexit brings.

were a more common system to sell homes with life estates for sellers, then elderly owners would have another option short

Coming Up

of selling their home to provide for their health and well-being

The final article in this series exploring international real estate

for the future.

will focus upon the twin titans of China and India– the countries whose residents have had the greatest impact on Silicon Valley.

How Expensive is it to Live in or Near Paris?

The epicenter of French society and culture will always be Paris, and this is reflected in its home prices. Prices in The City of Lights are, on average, three times more expensive than they are in the rest of France. Paris is among the most expensive cities on the continent. It has a price per square foot of $1,108, very comparable to San Francisco. Paris is generally the most expensive city in Europe after London.11 Market Snapshot

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

https://housingjapan.com/buy/history/ https://graphics.wsj.com/table/commish_1016 https://www.smbctb.co.jp/en/loan/products/pdf/housing_loan_interest.pdf http://www.solidrealestatejapan.com/2017/07/26/real-estate-tax-non-residents/ https://www.cnn.com/2018/12/05/asia/japan-vacant-akiya-ghost-homes/index.html https://www.globalpropertyguide.com/Asia/Japan/square-meter-prices https://graphics.wsj.com/table/commish_1016 https://www.frenchmortgagedirect.com https://www.expatica.com/fr/housing/buying/your-guide-to-french-mortgages-102497/ https://www.french-property.com/guides/france/finance-taxation/taxation/capitalgains-tax/rate https://www.numbeo.com/cost-of-living/city_price_rankings?itemId=100 https://content.knightfrank.com/research/323/documents/en/prime-global-citiesindex-q4-2018-6088.pdf (Paris had an appreciation rate of 5.3% in 2018, 8th amongst the world’s major cities. As an FYI San Francisco area was the #1 city in North America with appreciation of 7.8%)

Property prices in France fared relatively well during the global meltdown and France avoided the large drops that occurred elsewhere such as Spain and the Netherlands

D ELEONREALT Y.COM

| 23

CALTRAIN ELECTRIFICATION SPARKS APPRECIATION

By Michael Repka Over the past 15 years, we have seen a shift in buyers’

Anyone who has spent much time in Asia or Europe is familiar

preferences away from remote estates located far up into the

with the whisper-quiet electric trains that whisk along the

hills and towards fine properties closer to city centers.

tracks. After much debate, it appears very likely that Caltrain, with the federal government’s help, is going to invest $1.9

While no group is truly homogenous, many tech buyers and

billion in electrifying all of the tracks that run along Central

buyers from large urban centers, such as New York, Boston,

Expressway and Alma Street.

Shanghai, and New Delhi prefer the energy and convenience of a centrally-located home over the serenity and space of an

For years, some buyers hesitated to purchase homes in some

estate up in the hills. However, fears of noise from Bay Area

of the most desirable neighborhoods on the Peninsula, such

trains, coupled with the possible negative impact of high-

as Old Palo Alto, Evergreen Park, Southgate, Lloyden Park,

speed rail, have held some buyers back.

and similar areas in Menlo Park and Mountain View. These buyers’ concerns included the noise from the old-fashion

After a tremendous amount of back-and-forth, with conflicting

trains and fears over the high-speed rail.

proposals from a variety of different interest groups, it looks like the future of train traffic through the San Francisco

Now that it appears we may have a resolution, which will

Peninsula may finally be resolved.

probably not include a high-speed corridor through the peninsula and will include much quieter electric trains, we are

Recently, the Federal Transit Administration (the “FTA”)

optimistic that we will see appreciation in the areas formally

approved a grant for funding 32% ($647 million) of the total

stigmatized by train concerns.

project to electrify the Caltrain tracks from San Francisco to San Jose. This funding should have a material impact on the value of homes along the Caltrain Corridor because of the overall reduction in noise.

24 | DE LEO N RE A LT Y.CO M

B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y

370 Mountain Home Court, Woodside A Bucolic Masterpiece Perfectly Located

This splendid estate of nearly 3.93 acres (per county) sits on the most coveted street in Woodside and is walking distance to downtown Woodside. The home is every entertainer’s dream, and includes a recreation room, gym, and guesthouse, for a total of 4 bedrooms, 5.5 bathrooms, and a living area of 10,969 sq. ft. (per drawings). Amenities include a pool, tennis court, exquisite landscape with lush grounds, pergola, and walkways that meander along the creek through wisteria-entwined arbors. Mere moments to Huddart Park, The Horse Park at Woodside, Highway 280, and extensive network of trails for equestrians, hikers, and bikers. Children may attend excellent schools, such as Woodside Elementary (K-8) (#13 Elementary School in California) (buyer to verify eligibility).

For video tour & more photos, please visit:

www.370MountainHome.com Offered at $17,988,000

6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y. c o m | D R E # 0 �  0 3 2 2 4

DeLeon Realty B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y

EXCELLENT VALUE IN WEST MENLO 3880 Alameda de las Pulgas, Menlo Park

Offered at $2,488,000

Located moments from Sharon Heights and Stanford amenities, this beautiful 5 bedroom, 4 bath home of 3,680 square feet (per county) is one of the best values in all of Menlo Park, Palo Alto, and Los Altos. When compared to similarly-sized homes sold in the area over the last 12 months, this property offers a great opportunity to enter this prestigious neighborhood, an incredible price per square foot, and extraordinary appreciation potential. You’ll love entertaining in the double-height living room, refined family room with a wet bar and built-in media center, or the private and tranquil backyard. Nearby amenities include Michelin-star Madera, Stanford Hills and Sharon Park, Sand Hill Road venture capitalist firms, and the Gold Ribbon Las Lomitas schools.

For more information, video tour & more photos, please visit:

w w w. 3880Ala m e da de L a s Pu lga s .co m

6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y . c o m | D R E # 0 1 9 0 3 2 2 4

MODERN SPANISH CHARM IN PRESTIGIOUS PALO ALTO

TURN-KEY DUPLEX IN PRIME PALO ALTO

• 2 Bedroom

• Prime location

• 4 Bedroom

• Desirable Midtown

• 2 Bath

• Fully renovated in 2018

• 2 Bath

• Individual in-unit laundry

• 960 Sq. Ft. Home

• Indoor-outdoor living

• 1,650 Sq. Ft. Home

• Separate garages

• 3,600 Sq. Ft. Lot

• World-class schools

• 4,635 Sq. Ft. Lot

• Top Schools

961 CHANNING AVENUE, PALO ALTO Offered at $1,988,000

717 & 723 ELLSWORTH PLACE, PALO ALTO Offered at $2,488,000

For video tour and more photos, please visit: www.961ChanningAvenue.com

For video tour and more photos, please visit: www.71 7and723Ellsworth.com

CENTRALLY LOCATED SILICON VALLEY SANCTUARY

CLASSIC EICHLER WITH CONTEMPORARY COMFORT

• 4 Bedroom

• Centrally located

• 4 Bedroom

• Situated along a cul-de-sac

• 3 Bath

• Flexible spaces

• 2.5 Bath

• Open-concept layout

• 2,527 Sq. Ft. Home

• High-end appliances

• 2,141 Sq. Ft. Home

• A pool and deck

• 5,130 Sq. Ft. Lot

• Private backyard

• 11,790 Sq. Ft. Lot

• Highly-ranked schools

827 RUNNINGWOOD CIR., MOUNTAIN VIEW Offered at $1,988,000

15 PARSONS WAY, LOS ALTOS Offered at $2,288,000

For video tour and more photos, please visit: www.827Runningwood.com

For video tour and more photos, please visit: www.15ParsonsWay.com

D ELEONREALT Y.COM

| 27

R E A L E S TAT E D E S I G N

COUNTERTOPS – NATURAL VS. ENGINEERED STONE

By Ryan Saroca and David Burckhard If a home’s heart is its kitchen, then its soul may be its countertops. They’re the surfaces upon which domestic memories are made. There’s no doubt that the workspaces of the busiest place in the house are among the first things you and visitors notice. Of all the preferred countertop material available today, stone is the top choice. But even then, which stone type is for you: natural or engineered? Many new and remodeling buyers choose natural stone only because they believe it to be superior in all respects compared to engineered stone. However, a growing number have come to realize the benefits of engineered stone.

Natural stone such as marble, granite, limestone, or soapstone forms deep in the Earth in an eons-long process combining extreme heat and pressure, are extracted from quarries, and then custom cut and finished to fit your kitchen. On the other hand, engineered stone such as those selling under the label of quartz, like granite, contains natural quartz as its main ingredient and is combined with resin and pigments in a process that results in a material similar to granite or other natural stone. Both natural and engineered stone are excellent countertop materials with each having their own advantages.

Typically, when selecting natural or engineered stone, shoppers select, in order, by appearance, by durability, by the ease of maintenance, and by cost.

Appearance The look of natural stone in all its forms are as distinct and varied as fingerprints – no two pieces are alike. Variations in color, pattern, veining, textures, and reflectivity are what attracts (or detracts) buyers when selecting natural stone surfaces.

This inimitability is a plus for those looking for a unique, neverto-be-reproduced presentation. However, natural pieces may restrict design choices when it comes to matching colors for instance. With engineered stone, manufacturers can mimic granite, marble, and other natural looks or make pieces with consistent and even patterns and colors. This allows greater choice in selecting for an overall kitchen design and allows expansion possibilities as the material may be available in the future.

Durability Both stone types are among the most durable and appropriate available for counter surfaces. Both resist heat and stand up equally to wear and tear. Natural granite and engineered quartz are especially tough with their high quartz content as they shrug off cuts and abrasions.

28 | DE LEO N RE A LT Y.CO M

Maintenance Natural stone types, while hard, have various levels of porosity so all require some level of finishing and maintenance. Before use and regularly during its lifetime, natural stone should be sealed to prevent staining and to keep it looking fresh. Certain natural stone finishes such as marble or travertine are nearly impossible to clean once stained so periodic sealing is critical. A major advantage of engineered stone is that its manufacturing process makes it far less porous, so surfaces are smoother and easier to clean, and remains clean with little to no sealing.

Cost The price of natural stone has dropped, especially for slabs, and is about the same per square foot as engineered stone, so the cost of material and installation is roughly similar. However, buyers will spend more time searching for the right pieces of natural stone to accommodate their kitchen style while those selecting engineered stone will know the material they chose online or in a showroom will be the same as that installed in their homes.

Looking towards the future, new kitchen and remodeling buyers will have even more choices as engineered stone makers expand their inventory and introduce updated stone processing techniques such as those resulting in sinteredsurface offerings like Neolith and Dekton come on the market.

But as they do, you can bet that DeLeon Realty will stay on top of countertop surface trends and be a reliable source for answers to client’s questions.

R E A L E S TAT E D E S I G N

B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y

27500 La Vida Real, Los Altos Hills Silicon Valley’s Ultimate Estate

The long driveway entices you toward the arched beam portico that only hints at the magnificence within.

This 5 bedroom, 12 bath, residence of 20,982 sq. ft. (per county) rests on more than 8 acres (per county) of resort-like grounds. Globally-inspired architecture, flawless construction by an award-winning builder, the finest selection of materials, finishes, and technology, and exquisite interior and landscape design, create spaces that are both inspiring and comfortable. From its sumptuous master suite, supremely appointed kitchens, and indoor pool under a retractable roof, to its 15-seat theater, 3,000-bottle capacity wine cellar, and comprehensive home automation, this residence offers every conceivable amenity. A separate office structure is amply-outfitted to host executive-level meetings and serve other business needs. As much as an heirloom to be cherished as a place to call home, this prestigious estate is surrounded by verdant views and is just minutes from all the major Silicon Valley tech companies, Sand Hill Road VCs, top-10 ranked California schools, major airports, and central to the best of Bay Area attractions.

For video tour & more photos, please visit:

www.27500LaVida.com $49,990,000

D ELEONREALT Y.COM

| 29

6 5 0 . 9 0 0 . 7 0 0 0 | m i c h a e l @ d e l e o n r e a l t y. c o m | w w w. d e l e o n r e a l t y. c o m | D R E # 0 1 9 0 3 2 2 4

R E A L E S TAT E D E S I G N

EXCLUSIVE PHOTOGRAPHY

By Anthony Halawa DeLeon Realty breaks the business mold, yet again, by employing staff photographers.

Lead photographer Anthony Halawa brings a unique blend of talent and experience to his role. A strong visual aesthetic, Fine Arts Degree, and experience in motion pictures all inform and fuel Anthony’s passion for visual storytelling. He has the ability to transform a great shot into an unforgettable image using his artistic eye and command of the technical aspects each job requires.

Anthony often goes the extra mile to get superior shots! He’s been spotted up on a ladder in a truck bed with an extra tall tripod to get the vantage point he wanted for a featured shot. He genuinely cares about the final product and integrity of the work.

Also exclusive to DeLeon is talented Photographer and Editor, Zachary Kinion. Zachary’s Fine Arts degree with a focus in architectural photography is evident in his meticulous, detail-oriented, and quality images.

DeLeon clients can count on a proven high-caliber photographer to provide state of the art imagery of their home. These photographers are only available to DeLeon clients.

Our photographers are a valued part of the DeLeon Team and contribute to the consistent overall look and quality of our marketing.

30 | D E LEO N RE A LT Y.CO M

Above: photos of 25055 La Loma Dr., Los Altos Hills taken by Anthony Halawa

DELEON REALTY

Ask Michael

Meet Your Team Member

Michael Repka answers reader questions on all things real estate.

The multiple listing service (“MLS”) is an exceptionally powerful tool when it comes to promoting a listing to buyers already searching in that area. However, there are often a lot of buyers looking in other areas that may love a seller’s home. I often receive questions about ways to attract out of area buyers. Here are a few:

Q. A.

What is the best way to attract buyers looking in adjacent areas?

The DeLeon Team uses a combination of its strong regional website, television commercials, radio ads, and full-page ads in newspapers serving other towns to attract these buyers. For example, we run ads for our Menlo Park listings in the Palo Alto Weekly and Mountain View Voice in addition to the Almanac, which serves Menlo Park, Portola Valley, Woodside and Atherton.

Q. A.

How do you attract foreign buyers?

We have developed a strong network of buyer’s agents in mainland China, India and Russia thanks to our frequent visits to these areas. In addition, we run ads on Chinese TV, Chinese radio, Chinese newspapers, and Indian newspapers.

Q. A.

How do we attract buyers from other parts of the United States?

As a locally owned and operated real estate company, our website is specifically tailored to Silicon Valley. We feature in–depth articles and videos about the various cities and neighborhoods. We also include an extensive archive of articles describing the real estate industry, real estate legal matters, and a variety of tax topics.

Anthony Halawa Lead Photographer

Anthony Halawa is DeLeon’s Lead Architectural Photographer and Visual Supervisor “Get it right!” is Anthony’s mantra and he often goes to extremes to get the most from each shot – whether it be out shooting in the ideal conditions at sunrise or sunset or working at a computer to digitally enhance a striking sky or light-filled hallway.

“Tony’s images are remarkable in his ability to capture the spirit of our seller’s property. His photographic skill and sensitivity to his subjects greatly lift our ability to market our clients’ homes.

I am delighted that he is a part of our team,” says DeLeon Realty’s CEO, Michael Repka.

Anthony hails from Chicago where he attended the American Academy of Art and studied Fine Art and Illustration.

After moving West, Anthony spent years as a Visual Effects Artist in the film industry where he utilized his photography, digital enhancement, and fine art techniques on major motion pictures and award-winning television productions for companies such as DreamWorks, HBO, Touchstone Pictures, and Universal Studios, among others.

When not behind a camera, you might find Tony behind the wheel of a favorite car or cheering on his beloved Chicago Bears.

Because of our dominant position in the Silicon Valley market, coupled with all of the Silicon Valley specific information, many out-of-town buyers are directed to our website, which features all of our listings.

Thank you for trusting DeLeon Realty to give you authoritative answers to your real estate questions.

We invite you to send questions to us. Please submit them to info@DeLeonRealty.com with the subject line "Ask Michael"

Above: Tony takes a shot of the DeLeon Airplane.

Photo by DeLeon Photographer Zachary Kinion In every issue of The DeLeon Insight, we highlight one of the several DeLeon Realty employee specialists who is assigned to your property to make the selling or buying of your home as quick, easy, and prosperous as possible.

R E A L E S TAT E M A R K E T P U L S E

ATHERTON Atherton Median Sales Price & Price/Sq. Ft. Ratio

Atherton Inventory # of New Listings

$1,000 $500

Sale Price, Median

pr -1 8

$0

A

Feb-19

Mar-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$2,000,000

M

$4,000,000

O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$1,500

$6,000,000

Ju l-1 8 A ug -1 8 Se p18

$2,000

$8,000,000

16 14 12 10 8 6 4 2 0

Ju n18

$2,500

$10,000,000

ay -1 8

$12,000,000

Price/SqFt Ratio

LOS ALTOS Los Altos Median Sales Price & Price/Sq. Ft. Ratio

Los Altos Inventory # of New Listings

Sale Price, Median

Mar-19

Jan-19

Feb-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$1,000,000

30 20 10 0 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$2,000,000

40

M

$3,000,000

50

pr -1 8

$4,000,000

$1,650 $1,600 $1,550 $1,500 $1,450 $1,400 $1,350 $1,300 $1,250 $1,200

A

$5,000,000

Price/SqFt Ratio

LOS ALTOS HILLS Los Altos Hills Median Sales Price & Price/Sq. Ft. Ratio

Los Altos Hills Inventory # of New Listings

$5,000,000 $4,000,000 $3,000,000 $2,000,000

Sale Price, Median

Price/SqFt Ratio

32 | DE LEO N RE A LT Y.CO M

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$1,000,000

$1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $0

16 14 12 10 8 6 4 2 0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$6,000,000

A

$7,000,000

R E A L E S TAT E M A R K E T P U L S E

MENLO PARK Menlo Park Median Sales Price & Price/Sq. Ft. Ratio

Menlo Park Inventory # of New Listings

$3,500,000

$2,000

$3,000,000

$1,500

$2,500,000 $2,000,000

$1,000

$1,500,000 $1,000,000

$500

Sale Price, Median

pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$0

A

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$500,000

70 60 50 40 30 20 10 0

Price/SqFt Ratio

MOUNTAIN VIEW Mountain View Median Sales Price & Price/Sq. Ft. Ratio

Mountain View Inventory # of New Listings

$2,000,000 $1,500,000 $1,000,000

Sale Price, Median

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$500,000

40

$1,500

30

$1,000

20

$500

10

$0

0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$2,500,000

$2,000

A

$3,000,000

Price/SqFt Ratio

PALO ALTO Palo Alto Median Sales Price & Price/Sq. Ft. Ratio

Palo Alto Inventory # of New Listings

Sale Price, Median

pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$0

60 50 40 30 20 10 0 A

Mar-19

Feb-19

Jan-19

Dec-18

$500

$0

Nov-18

$1,000,000 Oct-18

$1,000

Sep-18

$2,000,000

Aug-18

$1,500

Jul-18

$3,000,000

Jun-18

$2,000

May-18

$2,500

$4,000,000

Apr-18

$5,000,000

Price/SqFt Ratio

D ELEONREALT Y.COM

| 33

R E A L E S TAT E M A R K E T P U L S E

PORTOLA VALLEY Portola Valley Median Sales Price & Price/Sq. Ft. Ratio

Portola Valley Inventory # of New Listings

$6,000,000 $5,000,000 $4,000,000 $3,000,000 $2,000,000

20

$1,500

15

$1,000

10

$500

Sale Price, Median

0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$0

5

A

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Jul-18

Aug-18

Jun-18

May-18

Apr-18

$1,000,000 $0

$2,000

Price/SqFt Ratio

REDWOOD CITY Redwood City Median Sales Price & Price/Sq. Ft. Ratio

Redwood City Inventory # of New Listings $1,000

$1,500,000

$800

$1,000,000

$600 $400

$500,000

Sale Price, Median

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

Apr-18

$0

$200 $0

100 80 60 40 20 0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$1,200

A

$2,000,000

Price/SqFt Ratio

DeLeon Realty B U I LT I N S I L I C O N VA L L E Y F O R S I L I C O N VA L L E Y Palo Alto | Menlo Park | Atherton | Los Altos | Los Altos Hills Portola Valley | Mountain V iew | Sunnyvale | Redwood City | Woodside

34 | DE LEO N RE A LT Y.CO M

R E A L E S TAT E M A R K E T P U L S E

SUNNYVALE Sunnyvale Median Sales Price & Price/Sq. Ft. Ratio

Sunnyvale Inventory # of New Listings

$2,500,000

$1,400 $1,200

$2,000,000

$1,000

$1,500,000

$800 $600 $400

$1,000,000 $500,000

Sale Price, Median

60 40 20 0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$0

80

A

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

Apr-18

$0

May-18

$200

100

Price/SqFt Ratio

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

Woodside Inventory # of New Listings

$8,000,000

$1,500

$6,000,000

$1,000

$4,000,000

$500

Sale Price, Median

Mar-19

Feb-19

Jan-19

Dec-18

Nov-18

Oct-18

Sep-18

Aug-18

Jul-18

Jun-18

May-18

$0

Apr-18

$2,000,000

$0

15 10 5 0 pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 O ct -1 8 N ov -1 8 D ec -1 8 Ja n19 Fe b19 M ar -1 9

$2,000

A

$10,000,000

Price/SqFt Ratio

Silicon Valley is truly one-of-a-kind as the epicenter of technological innovation, world-class academics, and influential culture. From humble beginnings, DeLeon Realty was built around a client-focused and team-based real estate model. Locally owned and managed, we have disrupted the industry and maintained our position as the premiere real estate team in Silicon Valley.

When it comes to buying or selling your home, you need a real estate company as unique as you are. With our depth of resources, salaried specialists, and extensive connections, our results are simply the best. Find out what makes us the #1 team in Silicon Valley.* * Rankings per REAL Trends/Wall Street Journal, released June 2018

D ELEONREALT Y.COM

| 35

THE DELEON INSIGHT

ATHERTON Rigamajig Building Activity Thursday, May 2, 2019

Explore science and engineering by playing with the Rigamajig Building Kit, the supplied hands-on free play learning toy.

This collection of wooden planks, wheels, pulleys, nuts, bolts, and rope allows children to follow their curiosity through play.

Engaging the inquisitive mind and creative spirit, Rigamajig empowers children to think three dimensionally, building things

To register, volunteer, or for more race information, contact Sarah Robustelli 650-947-2518, srobustelli@losaltoshills.ca.gov or visit the event website at www.lahpathwaysrun.org.

TIME: 5K/10K: 9:00 AM, 1-Mile Fun Run: 10:30 AM COST: 5K/10K: $45 ($50 on race day), Group Registrations of 10 or more: $35 per person, 1-Mile Fun Run: $30 ($35 on race day)

WHERE: Westwind Community Barn, 27210 Altamont Road, Los Altos Hills

larger than themselves. This event is suitable for all ages.

TIME: 3:00 PM – 5:00 PM WHERE: Atherton Library, 2 Dinkelspiel Station Lane, Atherton

LOS ALTOS HILLS Meeting with the Mayor

All Tuesdays and Thursdays in May, 2019 Mayor Roger Spreen is available to meet with residents of Los Altos Hills to listen to their concerns and comments, on an appointment-only basis. He is generally available on Tuesday and or Thursday mornings from 9:00 -10:00 AM, but please call ahead to the City Clerk, Deborah Padovan, at 650-941-7222 (dpadovan@losaltoshills.ca.gov) to check his availability on those days, and to make an appointment to meet with him.

TIME: 9:00 AM – 10:00 AM WHERE: Los Altos Hills Town Hall, 26379 Fremont Road, Los Altos Hills

18th Annual Pathways Run/Walk Saturday, May 11, 2019

LOS ALTOS Los Altos First Friday Friday, May 3, 2019

Los Altos First Fridays are community-building events held during the evenings of the first Friday of the month in downtown Los Altos. First Fridays are meant to be a fun, social evening for residents of Los Altos, Los Altos Hills, and neighboring communities. It is a great opportunity to shop, dine, and explore what downtown has to offer.

TIME: 6:00 PM – 8:00 PM WHERE: Downtown “The Village” Los Altos

Meditation Workshop with Monk Dada N.: Cultivating the Innovative Mindset – Meditation and Creativity Saturday, June 8, 2019

All innovation starts with an idea. Or more likely, 99 bad ideas, and one good one. Our best new ideas tend to arise when we

Come out for the 18th Annual Los Altos Hills Pathways

are relaxed, at play, in the shower, walking in nature, or even

Run/Walk! The Los Altos Hills Pathways weave around Los

in a dream. With meditation, sometimes called ‘Intuitional

Altos Hills. The Pathways Run/Walk showcases how the

Science,’ you can train your mind to ‘float in silence’ so that

Pathways are a unique and cherished asset to Los Altos Hills

your deeper self can deliver the insights and solutions you seek.

and demonstrate how a system of shared trails connects

TIME: 10:00 AM – 12:00 PM COST: $35 WHERE: iChakras, 398 Main St., Los Altos, CA 94022

the community. This annual event begins at the Westwind Community Barn, travels through the Byrne Preserve and extends into the Los Altos Hills Pathways system. The run features a hilly and challenging 5K and 10K Pathways Run/Walk and a 1-Mile Fun Run.

36 | D E LEO N RE A LT Y.CO M

May 2019

MENLO PARK The Try-It Truck Thursday, May 2, 2019

MOUNTAIN VIEW Time for Twos

The Bay Area Discovery Museum Try It Truck is coming! This

All Wednesdays from May 1 to May 22, 2019

engineering lab-on-wheels introduces children in grades

A storytime for 2-year-olds with books, action songs, and

kindergarten through fifth grade to the engineering design

puppetry!

process and high- and low-tech tools while encouraging them to take risks and try new ideas.

TIME: 3:00 PM – 5:00 PM WHERE: In front of the Belle Haven Branch Library, 413 Ivy

TIME: 10:30 AM – 11:00 AM WHERE: 1st Floor Program Room, Mountain View Public Library, 585 Franklin St., Mountain View

Drive, Menlo Park

23rd Annual A La Carte & Art Festival

Kite Day

This family-oriented festival features music, a car show, arts &

Saturday, May 4, 2019 Since the first Kite Day in 1988, there has been no better place to fly a kite in Menlo Park than at Bedwell Bayfront Park. Come enjoy kite flying, a hot dog lunch, bounce houses, face-painters, and cool down with an ice-cold snow

Saturday & Sunday, May 4 & 5, 2019 crafts, food, and fun!

TIME: 10:00 AM – 6:00 PM WHERE: Castro St., Mountain View, CA

6th Annual Silicon Valley Irish Fleadh

cone. If the wind is just right, you’ll catch a glimpse of “Mega

Saturday & Sunday, May 11 & 12, 2019

Fish”, a 46-foot giant kite. Kite Day is held in conjunction

The word Fleadh is pronounced “Fla” and is the Gaelic word

with Take it Outside California and is co-hosted by the Menlo

for Festival. It is a gathering and celebration of culture. This

Park Kiwanis.

two-day event will feature Irish performers both traditional

TIME: 12:00 PM – 3:00 PM WHERE: Bedwell Bayfront Park, 1600 Marsh Rd., Menlo Park

and modern, Irish dancers, Irish arts & crafts, Irish food vendors, and a Kids’ Zone. No pets allowed.

Art Around the World: Japan

TIME: 11:00 AM – 7:00 PM WHERE: Hope Street between Villa & Dana, Mountain View

Take a virtual visit to Japan! Learn about the country and

Exercise with the YMCA

Saturday, May 25, 2019

its people, and create your own version of the beautiful fish

Wednesday, May 22, 2019

windsocks that are used for festivals and celebrations.

This free class is sponsored by El Camino YMCA and the

For ages 7-12, registration required. Signups will open

Mountain View Public Library. This class helps develop

Saturday, May 4 at 12:00 PM noon.

balance, flexibility, strength, posture, coordination, and

TIME: 10:30 AM – 12:00 PM WHERE: Downstairs Program Room @ Menlo Park Library, 800 Alma St., Menlo Park

fall prevention. This class is appropriate for all levels and backgrounds. Please bring your own Yoga mat or towel.

This is an adult–only class. The class cannot accommodate babies, infants, children, or strollers.

RSVP Required: www.mountainview.gov/librarycalendar

REDWOOD CITY Teen Program: Gamer Lounge

TIME: 11:30 AM – 12:30 PM WHERE: 1st Floor Program Room, Mountain View Public Library, 585 Franklin St., Mountain View

Saturday, May 18, 2019

Come to the Gamer Lounge to hang out with your friends and play video games.

TIME: 11:00 AM – 1:00 PM WHERE: Fair Oaks Branch Library, 2510 Middlefield Road, Redwood City D ELEONREALT Y.COM

| 37

THE DELEON INSIGHT

PALO ALTO Tai Chi

Sunday, May 5, 2019

STANFORD Kerry Tribe: The Elusive Word

Learn the basic principles and the philosophy behind Tai Chi

All Mondays and Wednesdays through Sundays from May 1 to July 7, 2019

with Nelson Ng. Through gentle and slow movements of Tai

The Cantor Arts Center will be presenting Afasia (2017) by Los

Chi you will gain flexibility and a better sense of balance. This

Angeles-based visual artist Kerry Tribe. On view from May 1–

class is open to beginners as well as those who have previous

July 7, this film showcases the verbal journey of Christopher

Tai Chi experience. People of all ages are welcome.

Riley, a photographer and friend of the filmmaker who

TIME: 10:00 AM – 12:00 PM WHERE: Rinconada Library, 1213 Newell Rd., Palo Alto

struggles to speak after experiencing a left-hemisphere stroke that left him aphasic, with Tribe’s own narrated effort to relearn the Spanish language. Engaging in repetition and vocalization,

Mom & Baby/Toddler Yoga Saturday, May 18, 2019

Motherhood is a new chapter in every woman's life, filled with happiness and challenges. Moms and their babes are invited to get together to practice with an instructor in a safe, nurturing, fun, and non-judgmental environment. A child-friendly soundtrack sets the tone as fun activities and yoga games are woven throughout the class, engaging the older babies to participate. Dads are welcome as well.

TIME: 10:30 AM COST: $129 - Unlimited Monthly Pass, $149 8-class Pass, $20Single Drop-in

WHERE: Blossom Birth Services, 290 S. California Ave, Ste A, Palo Alto

Jewish Women's Theatre: True Colors

the two friends find commonalities in a mutual curiosity about life at the limits of language. Tribe offers modern viewers a fresh look at the struggle to find the words to express how one feels.

TIME: 11:00 AM – 5:00 PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum Way, Stanford

The Medium Is the Message: Art since 1950

All Mondays and Wednesdays through Sundays from May 1 to August 18, 2019 Using works created since 1950, this exhibition explores the relationship between subject, content, and the materials that informed each object’s production.

Monday, May 20, 2019

TIME: 11:00 AM – 5:00 PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum

Los Angeles-based Jewish Women's Theatre (JWT) features a

Way, Stanford

brand-new show "True Colors". This show relates humorous, revealing and inspiring stories from Jews of Color exploring identity, community, and being a Jew in modern times.

TIME: 7:30 PM COST: $25.00 to $30.00 WHERE: The Oshman Family JCC, Conference Room F401 (4th floor above the theater), 3921 Fabian Way, Palo Alto

Josiah McElheny: 'Island Universe'

All Mondays and Wednesdays through Sundays from May 1 to August 18, 2019 Bringing artist Josiah McElheny’s Island Universe to the Cantor is a rare opportunity to examine both cutting-edge art and physics. The monumental installation of five hanging chandeliers is a visual response to recent theories of the multiverse – an elaboration of the Big Bang theory. The installation is both visually stunning and carefully constructed according to measurements that map the history of time.

TIME: 11:00 AM – 5:00 PM WHERE: Cantor Arts Center, 328 Lomita Drive at Museum Way, Stanford

38 | D E LEO N RE A LT Y.CO M

May 2019

PORTOLA VALLEY Non-Fiction Book Club Thursday, May 16, 2019

First-time Home Buyer Presentation Wednesday, May 15, 2019

The Housing Division offers several home buyer programs for

This session will discuss and review the book: Bad Blood:

low- to moderate-income first-time home buyers who live or

Secrets and Lies in a Silicon Valley Start-Up By John Carreyrou.

work in Sunnyvale. This one-hour presentation provides an

Newcomers are welcomed.

overview of the City's Down Payment Assistance Program,

TIME: 1:00 PM – 2:30 PM WHERE: Portola Valley Town Hall, 765 Portola Road,

Below Market Rate (BMR) Program, and other local home

Portola Valley

SUNNYVALE

buyer programs.

TIME: 12:00 PM - 1:00 PM WHERE: Council Chambers, 456 W Olive Ave., Sunnyvale

The 44th Annual Sunnyvale Art & Wine Festival

Sunnyvale Farmers Market

Saturday & Sunday, Jun 1 & 2, 2019

Open year-round, rain or shine. Enjoy fresh fruits, vegetables

Festival in Downtown Sunnyvale. This is a two-day event!

Every Saturday Year-Round

Kick off the summer with everyone's favorite Art & Wine

and arts and crafts from local growers and artisans.

There are over 350 quality artists, great wine, live bands you

TIME: 9:00 AM – 1:00 PM WHERE: Murphy Avenue at Washington Ave, Sunnyvale

love, and carnival rides for the kids! Be sure to keep the good feeling and comradery buzzing at a local downtown spot after

Zumba Fitness Drop-In Classes

TIME: 10:00 AM – 6:00PM WHERE: Downtown Sunnyvale

All Fridays in May, 2019

the event!

Come by for a fun cardio, dance, and fitness class that incorporates a variety of Latin dance styles (hip-hop, soca,

WOODSIDE

samba, salsa, merengue, and mambo). Open to adults aged 18+, middle youth (ages 10 to 13) only if accompanied by parent or guardian and high school youth (ages 14 to 17) with a signed waiver from parent or guardian.

TIME: 6:00 PM – 7:00 PM COST: $2 Resident / $3 Nonresident (cash only) WHERE: Columbia Neighborhood Center, 785 Morse

LEGO Club

Saturday, May 25, 2019 We provide the LEGOs, you bring your imagination! Duplo building blocks are now available for our youngest builders.

Avenue, Sunnyvale

TIME: 11:00 AM – 12:15 PM WHERE: Woodside Library, 3140 Woodside Road, Woodside

The Magic of Sunnyvale & Wine Stroll

Paws for Tales

Join us the Saturday before Mother's Day for the Magic of

Children can improve their reading skills by reading to a

Sunnyvale & Wine Stroll! This is an annual family-oriented

trained therapy dog. Sign up in advance and join the fun.

event where you'll be entertained by the best Bay Area

Please note that the Humane Society requires a signed release

magicians! You can also stroll around historic downtown

form for each time a child reads. Please make sure a parent or

Sunnyvale and drop into host participating businesses to taste

guardian accompanies the child.

Saturday, May 11, 2019

wine! The Magic of Sunnyvale is free. The adjacent Wine Stroll event, requires a ticket and is for 21 years adults aged or older

Wednesday, June 12, 2019

TIME: 4:00 PM – 5:00 PM WHERE: Woodside Library, 3140 Woodside Road, Woodside

featuring up to 20 wineries hosted at 20 Sunnyvale Downtown businesses.

TIME: 2:30 PM - 5:30 PM (Check in early at 1:30 PM) WHERE: Downtown Sunnyvale

D ELEONREALT Y.COM

| 39

®

PRSRT STD ECRWSS U.S. POSTAGE PAID UNION CITY, CA PERMIT #35

DeLeon Realty 1717 Embarcadero Road Palo Alto, CA 94303

******ECRWSSEDDM******

RESIDENTIAL CUSTOMER

Q&A SEMINAR

ALL YOUR REAL ESTATE QUESTIONS ANSWERED Palo Alto Hills Golf & Country Club 3000 Alexis Drive, Palo Alto, CA Tuesday, Jun 11, 2019 6:00 PM - 8:00 PM

ASK KEN DELEON AND MICHAEL REPKA ANYTHING Have a lot of questions about the real estate market and industry, as well as questions about the unique DeLeon Realty business model?

Come to our unscripted presentation where local residents can ask Ken or Michael anything.

®

RSVP: 650.543.8500 RSVP@DELEONREALTY.COM

Seminars are for prospective clients only.

No outside real estate professionals permitted.

650.900.7000

| w w w. D e L e o n R e a l t y. c o m | D R E # 0 1 9 0 3 2 2 4