The DeLeon Insight - November 2018

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

November 2018

The Diminishing Role of Buyers’ Agents

REAL ESTATE RELATED PROPOSITIONS pg. 18

• REVERSE 1031 EXCHANGES

®

• DANGER OF LIVE OFFER PRESENTATIONS • DUELING STAT ADS • THE DIMINISHING ROLE OF BUYERS’ AGENTS • OPEN HOUSE LIABILITY • PATIENCE WENT FROM BEING A VIRTUE TO A NECESSITY WHEN CONSTRUCTING A HOME w w w . D E L E O N R E A L T Y . c o m

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

City Market Conditions

Average Sale Price

$8,000,000

$7,000,000

$6,000,000

$5,000,000

$4,000,000

$3,000,000

$2,000,000

$1,000,000

$0

Atherton

Los Altos

Los Altos Hills

Menlo Park

Mountain View

Palo Alto

Portola Valley

Redwood City

Sunnyvale

Woodside

07/2017 - 09/2017

Average sale price for single-family homes from 07/2018 to 09/2018,

07/2018 - 09/2018

compared to the period from 07/2017 to 09/2017.

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

Atherton

Los Altos

Los Altos Hills

Menlo Park

Mountain View

Palo Alto

Portola Valley

Price per square foot ratio for single-family homes from 07/2018 to 09/2018, compared to the period from 07/2017 to 09/2017.

Redwood City

Sunnyvale

Woodside

07/2017 - 09/2017

07/2018 - 09/2018

Data gathered from the Multiple Listing Service on 10/3/2018

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

Table of Contents 04.

Reverse 1031 Exchanges

06.

Hidden Dangers to Arbitration in Real Estate Contracts

By Michael Repka, Esq.

09.

DELEON INSIGHT

OU R OFFIC ES ARE LO CAT ED AT : 1717 Embarcadero Road - Palo Alto, CA 94303 650. 900.7000 www.DE L EO N REALT Y.co m

Dueling Stat Ads

By Michael Repka, Esq.

12.

Danger of Live Offer Presentations

14.

Patience Went From Being a Virtue to a Necessity When Constructing a Home

THE

By Michael Repka, Esq.

By Michael Repka, Esq.

By Ken DeLeon

16.

Open House Liability: The Risk and Benefits of Open Houses

18.

Real Estate Related Propositions

By Audrey Sun

By Michael Repka, Esq.

20.

The Diminishing Role of Buyers’ Agents

Founder — Ken DeLeon CEO & General Counsel — Michael Repka Copy Writers — David Burckhard and Michelle Lee Chief Photographer — Anthony Halawa Chinese Marketing Specialist — Melanie Yu Online Marketing Specialist — Mike Ran Senior Graphic Designer — Nora Xu Graphic Designer — Monica Casorla Corporate Counsel — Colette Thomason

24.

Copywriting 101: How to Write Effective Ad Copy

26.

Palo Alto Spotlight: Rinconada and Mitchell Parks

CONTRIBUTORS: Michael Repka, Ken DeLeon, Michelle Lee, and Audrey Sun

29.

Exclusive Arrangement with Da Lusso Designs

31.

War Stories— Overly Aggressive Lien-holder

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

By Michael Repka

By Michelle Lee

By Michelle Lee

By Michael Repka

By Michael Repka, Esq.

D ELEO NR EA LT Y.COM

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

REVERSE 1031 EXCHANGES

By Michael Repka, Esq. (LL.M.—Taxation; NYU School of Law (’01)) The federal government and the state of California provide

concern about finding the right target property than they do

for the deferral of tax when a taxpayer exchanges investment

about selling the old property.

or business real property for other real property that will be used as investment or business property. This is commonly

The Reverse Exchange

referred to as a “1031 Exchange” or a “Like-Kind Exchange.”

To combat this acquisition problem, some taxpayers may wish to acquire the replacement property first and then sell

Although a primary residence doesn’t qualify, a taxpayer may

the relinquished property. Unfortunately, there is limited

convert a home into investment property by renting it out for

legal authority to support this structure in its simplest form,

a sufficient period of time and then performing an exchange.

which would be a straightforward purchase followed by

While a number of strictly-applied rules and deadlines

identification and sale of the relinquished property.

accompany this procedure, they are fairly easy to follow with the appropriate guidance.

By far, the most common variety of 1031 Exchange is the “Forward Triangular Exchange” also known as a Delayed Exchange or Starker Exchange. This is

As a result of the lack of legal certainty,

In a hot market, some sellers are less worried about selling their old

where a property owner sells a piece of

property than they

business or investment property they

are about finding a

own and then acquires a replacement property. Both transactions are done

replacement property.

through an intermediary such that the

most Reverse Exchange transactions are completed using the “Parking Structure,” which is where the taxpayer utilizes a thirdparty intermediary to acquire the property, purchase the replacement property, and then sell the relinquished property. As a result, the taxpayer avoids concurrent ownerships of both properties.

This type of transaction is complicated and

client never has actual or constructive receipt (i.e., “touches”)

intertwines the legal rights and finances of the intermediary

of the money. This replacement property must be identified

and the taxpayers. As a result, the agreement often requires

within 45 days of the closing of the property sold and the

that the taxpayer provide the funds or the financing for the

closing of the replacement property must take place within

acquisition and usually includes a “put” option whereby

180 days of the closing of the property sold.

the intermediary can require the taxpayer to purchase the property after a given amount of time. Thus, taxpayers should

If the taxpayer is unable to find and close on the replacement

make sure that they are receiving sound legal and tax advice

property within the abovementioned time frames, then the

before entertaining this type of structure.

taxpayer will be subject to tax on the gain from the sale of the original property.

What is Right for You? Like-Kind exchanges, whether forward or reverse, can result

In a hot market, some sellers are less worried about selling

in the deferral of a substantial amount of gain. However,

their old property than they are about finding a replacement

there are a number of practical or procedural hurdles that

property. The more specific the client’s needs are for the

must be understood and considered. A simple miscalculation

replacement property, the more challenging the search. For

of a date or mishandling of funds could result in a very large

example, if a client owns a 3 bedroom 2 bath ranch home

tax bill. An experienced real estate agent should be able

in Palo Alto, which they have rented out for the past few

to connect you with the right people for advice and answer

years, but they think they would have a better financial result

many of your questions.

by owning a penthouse condo within 3 blocks of both a Starbucks and a Caltrain station, then they may have more

4 | DE LEO N RE ALT Y.CO M

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

1117 Hamilton Avenue, Palo Alto Sumptuous Mediterranean in Prestigious Location

Located along a tree-lined street, this 5 bedroom, 5 bath home of more than 3,300 sq. ft. (per independent third-party measurement), rests on property of 10,000 sq. ft. (per county). Exquisite architectural and interior design, exotically-sourced materials, handcrafted finishes, and elegant appointments throughout as well as contemporary functional amenities make this residence as comfortable to live in as it is handsome to behold. Located on one of the most prominent avenues in prestigious Crescent Park, this peaceful location is a stroll away from Eleanor Pardee Park and Community Garden, while Palo Alto’s vibrant University Avenue and Stanford Shopping Center are just moments away. Children may attend top-ten California schools including Addison Elementary (#10 Elementary School in California), Jordan Middle (#4 Middle School in California), and Palo Alto High (#5 High School in California) (buyer to verify eligibility).

For video tour & more photos, please visit:

www.1117Hamilton.com Offered at $6,988,000

4 | DE LEO NREA LT Y.CO M Listed by Michael Repka of the DeLeon Team

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THE DELEON INSIGHT

HIDDEN DANGERS TO ARBITRATION IN REAL ESTATE CONTRACTS

By Michael Repka, Esq. When looking to buy or sell real estate, many clients ask their

parties may, and generally do, hire legal counsel to represent

real estate agent whether they should initial the arbitration

them throughout the arbitration process. The arbitrator

provision. If initialed by both sides, this provision binds

considers the relevant facts and evidence of the case, listens

the parties to arbitrate most disputes that arise under the

to arguments, and renders a decision. The award in binding

contract. Realtors® typically respond in one of two ways:

arbitration is final and binding on the parties. It may not be

(1) they tell the clients that they do not have the requisite

reviewed or overturned by a court except in very limited

legal knowledge to competently answer that question, which

circumstances, such as when fraud, corruption, or misuse

leaves clients to select or reject arbitration with no guidance

of power has been involved. Neither the trial court nor an

whatsoever; or (2) they simply tell the clients that arbitration

appellate court provide recourse for a party that feels that

is quicker and less expensive than litigation. Unfortunately,

the decision is wrong, even if the arbitrator made a mistake

depending on the facts, the opposite may be true. This article

as to the facts or law.

will look at some of the pros and cons of arbitration and will point out one major challenge that often goes unconsidered.

Generally, this process is a less expensive and more efficient way to settle a dispute between two parties when compared

What is Arbitration?

to filing a lawsuit with the court. There is, however, a hidden

Arbitration is simply an alternative form of dispute resolution

pitfall that many are not aware of – namely third parties,

that generally reduces the involvement of the court system.

such as real estate agents involved in the transaction, are

Arbitration usually takes place after the parties have failed

not a party to the contract so they cannot be compelled

to reach a settlement through negotiation and/or voluntary

to arbitrate.

mediation. Arbitrated disputes are heard by an independent arbitrator selected by the parties.

What most Realtors® fail to realize, or disclose, to their clients is that the Realtors® are not required to participate in

In real estate, the arbitrators are usually retired judges or

arbitration proceedings between clients. Therefore, disputes

highly qualified and respected real estate attorneys. The

that involve the sellers, the buyers, and could involve one

arbitration process is less formal than a courtroom hearing

or more of the Realtors® (e.g., the listing agent or buyers’

or trial, but more formal than mediation or negotiation. The

agent) would need to go through both arbitration and

6 | DE LEO N RE ALT Y.CO M

R E A L E S TAT E TA X

litigation, unless the Realtors® agree to participate in the

which means that judges’ current decisions are based on

arbitration. Thus, the expense could be dramatically higher

established cases that have come before. Therefore, a review

because of this doubling up of arbitration and litigation.

of old cases should give an indication of how the judge will

This extra cost causes many clients to leave Realtors® out of

decide a current case.

disputes even if they have some level of culpability, and they may have carried a share of the financial resolution if they

Another advantage to litigation is that parties named in

could have been forced to participate. On the other hand,

the lawsuit have the opportunity to appeal an incorrect

had the parties opted not to initial the arbitration paragraph,

decision. While this adds an additional level of expense and

the aggrieved party could name anyone responsible for the

considerable time, it also provides comfort for parties that

issue, including the Realtors®, in a lawsuit.

are worried about an incorrect or unjust decision at the trial court level.

Naturally this problem could be solved if the Realtors® agree, in writing, that they will participate in any future arbitration in

Making a Compelling Offer

which their clients are named. When selecting a Realtor®, it

Although buyers may want to ask their Realtors® to agree

may be beneficial to have this discussion with them upfront.

to participate in any future arbitration, they may want to be

Some managing brokers and individual real estate agents will

cautious about demanding the same from their listing agent

agree to participate in any future arbitration despite the fact

because doing so could create a bias against their offer. Some

that they are not a party to the contract.

brokerages may simply refuse to make this concession out of their own self-interest. Thus, the seller may select another

Another disadvantage to arbitration is that arbitration

offer that does not ask the listing agent for this concession.

awards are not self-executing. In other words, the prevailing party may be forced to go to court to confirm the award,

There are certainly advantages and disadvantages to

after which they could use all the ordinary means to collect

selecting arbitration; however, there is no one right answer

on the judgment.

that fits all circumstances. In making the decision as to what is right, the clients should consider whether they are the

What is Litigation?

buyers or sellers, the likelihood of litigation, the likelihood

Litigation is what we all imagine when we think of going to

of litigation that will also involve either the listing agent or

court — lawyers, briefcases, marble, motions, objections,

the buyers’ agent, and the desire for a competitive offer.

delays, and lots of money. In light of the overburdened

You should discuss these issues in depth with your Realtor®

court system, litigation can take well over a year to resolve a

and/or a qualified real estate attorney well in advance of

relatively straightforward matter. However, litigation is fairly

making an offer.

predictable because of a concept known as stare decisis,

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®

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November 2018

DUELING STAT ADS

DeLeon Ads vs. Alain Pinel Ads— Who is Telling the Truth?

By Michael Repka, Esq. Several months ago Alain Pinel Realtors® began running ads

When someone lists a Palo Alto home with the DeLeon

with bar graphs showing relative sales in Palo Alto, and other

Team, they are working directly with me, Michael Repka and

communities. The Alain Pinel ads boost that they outsell

my team of full-time, in-house interior designers, contractors,

other brokerages, including DeLeon Realty, in various cities.

handymen, attorneys and much more. That is why our ads

More recently, we have been running similar ads showing bar

focus on a comparison between my sales and the sales of

graphs reflecting the relative sales volume of the top agent

other individual agents or teams.

or team at each of the local brokerages. The standings are very different.

When a seller is deciding between agents, they should focus on the level of marketing and service provided by

People may wonder, who is telling the truth? It turns out that

that particular agent. Look at the agent’s listings, read the

both ads are factually accurate but they are saying different

newspapers, listen to the radio, watch TV, and go online —

things. The DeLeon ads are comparing the top agent or team

the seller should decide for themselves which agent provides

from each of the brokerages because those are the people

the most marketing. Despite the fact that Alain Pinel sells

with whom the clients would be working with. On the other

over twice as many homes in Palo Alto, Los Altos, and Menlo

hand, the Alain Pinel ads are lumping together the sales of

Park, it is not uncommon for us to have more ads for our

all of the independent contractor agents that are affiliated

listed properties in the Palo Alto Weekly, Los Altos Town

with Alain Pinel and permitted to market themselves under

Crier, Mountain View Voice and the Almanac, not to mention

the Alain Pinel name. Unlike Alain Pinel, ReMAX, Sotheby’s,

TV commercials, radio ads, and ads in Chinese and Indian

Keller Williams, Intero, Coldwell Banker, and most of the other

newspapers. This is because the DeLeon Team invests more

brokerages, DeLeon Realty does not allow anyone that is not

in marketing our listings than any other major brokerage.

a full-time employee of the company to market themselves under the DeLeon Realty name or branding. Thus, a direct

Some might wonder how I can handle so many listings while

comparison is difficult.

still making sure that all the clients get the highest level of personal attention. This is a direct result of our business

According to Alain Pinel’s published materials, they have

model. I don’t spend any time prospecting for clients or

over 1,400 agents in 34 offices across Northern California.

working with buyers — I only work with sellers. My attention is

Additionally, a review of the Alain Pinel website (conducted

focused on delivering the best possible results for my sellers.

on 9/23/2018) indicates that they have 90 agents and teams

Additionally, I have hired and trained interior designers and

working in the Palo Alto office, 95 agents and teams working

licensed contractors to oversee the preparation of my homes

in their Menlo Park office, and 81 agents and teams working

for the market.

in the Los Altos office. All of these agents are allowed to sell homes in Palo Alto.

As an experienced real estate agent and attorney, I fully understand that no one person can be good at everything,

Despite the fact that few (if any) of these agents are employees

which is why I have assembled the best listing team in the

of Alain Pinel, they are independent contractors that are

industry to help me with the things that they do best.

permitted to market themselves under the Alain Pinel name and use all of the Alain Pinel branding.

The DeLeon Team is radically different from the traditional real estate model. If you are thinking about listing your

For example, when Alain Pinel asserts that they are number

home, I encourage you to interview one of the independent

one in Palo Alto, and that they have over twice as many sales

contractor agents from Alain Pinel, as well as other brokerages,

as the DeLeon Team, they are simply adding together all of

and me to determine for yourself which approach is the best

the sales of all of their independent contractor agents that

fit for you.

have sold any homes in Palo Alto.

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REFINED ELEGANCE IN PRESTIGIOUS ATHERTON

SERENITY AND COMFORT IN LOS ALTOS HILLS

•

5 Bedroom

•

Two master suites

•

5 Bedroom

•

•

4 Full bath, 2 Half bath

•

•

4 Full bath, 1 Half bath

• Private

•

4,700 Sq. Ft. Home

Solar-heated swimming pool and spa

•

5,390 Sq. Ft. Home

•

Two gazebos and jacuzzi tub

•

30,000 Sq. Ft. Lot

•

1.13 acres

•

Large deck

•

Separate poolhouse

Breathtaking Bay Area views driveway

83 MOULTON DRIVE, ATHERTON Offered at $5,988,000

11681 DAWSON DRIVE, LOS ALTOS HILLS Offered at $4,988,000

For video tour and more photos, please visit: www.83MoultonDrive.com

For video tour and more photos, please visit: www.11681Dawson.com

LUXURY AND ELEGANCE IN WOODSIDE HILLS

STATELY ELEGANCE IN WEST ATHERTON

•

6 Bedroom

•

•

7 Full bath, 1 Half bath

• Oversized

Stunning Bay Area views

•

5 Bedroom

• Granite

•

4 Full bath, 1 Half bath

• Oversized

•

7,549 Sq. Ft. Home

•

•

3.83 acres

•

Heated pool and jacuzzi

•

3,790 Sq. Ft. Home

•

40-foot heated pool

Separate guesthouse

•

1.06 acres

•

Sports court and guesthouse

formal living room

countertops master suite

460 LAS PULGAS DRIVE, WOODSIDE Offered at $5,988,000

59 ALMENDRAL AVENUE, ATHERTON Offered at $6,988,000

For video tour and more photos, please visit: www.460LasPulgas.com

For video tour and more photos, please visit: www.59Almendral.com

10 | DE LEO N REALT Y.CO M

UNPARALLELED MODERN LUXURY IN PALO ALTO

HIGH-TECH FARMHOUSE LUXURY IN NORTH PALO ALTO

•

5 Bedroom

•

Iconic New York SoHo vibe

• 4 Bedroom

• Just completed in Sept. 2018

•

5 Full bath

•

Rich hardwood floors

• 3 Full bath

•

3,190 Sq. Ft. Home

•

Black-trimmed French doors

• 3,034 Sq. Ft. Home

• Advanced home automation and security technologies

•

4,875 Sq. Ft. Lot

•

Luxurious master suite

• 7,614 Sq. Ft. Lot

• Superior materials

161 BRYANT STREET, PALO ALTO Offered at $4,988,000

777 SEALE AVENUE, PALO ALTO Offered at $4,788,000

For video tour and more photos, please visit: www.161BryantSt.com

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CHIC CRAFTSMAN WITH MODERN UPDATES

PRISTINE EXCELLENCE IN OLD PALO ALTO

• 5 Bedroom

• Smart home automation

•

5 Bedroom

•

Four spacious levels

• 4 Full bath, 1 Half bath

• Hidden wine cellar

•

5 Full bath, 1 Half bath

•

Private master balcony

• 5,384 Sq. Ft. Home

• Large entertainment room

•

6,044 Sq. Ft. Home

•

Professional home theater

• 9,847 Sq. Ft. Lot

• Outdoor sport court

•

12,000 Sq. Ft. Lot

• Outdoor

koi pond and fire pit

1321 HARKER AVE, PALO ALTO Offered at $7,288,000

123 TENNYSON AVENUE, PALO ALTO Offered at $9,988,000

For video tour and more photos, please visit: www.1321Harker.com

For video tour and more photos, please visit: www.123Tennyson.com D ELEONR EA LT Y.COM

| 11

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

DANGER OF LIVE OFFER PRESENTATIONS

By Michael Repka, Esq. In Silicon Valley, the typical approach to taking offers on a

various buyer’s agents, as they await for their turn to present,

home is for the buyer’s agents to present their clients’ offer

will compare notes about where their clients came in, which

in-person to the listing agents and the sellers on offer date.

could hurt in the seller’s counteroffer process. Generally this

The buyers are generally not present for this presentation.

doesn’t happen if the competing agent thinks that their office

The listing agents often advice their sellers to remain stoic

will be completive but it does happen frequently when the

and emotionless during the presentation, which lasts

other agent knows they are going to lose.

between 10-20 minutes. Why are the buyers not present at the presentation? Who benefits from this style of negotiation

During the offer presentation process, the negotiation

– sellers, buyers, or real estate agents?

structure is clearly in favor of the buyers. While the principal (i.e., the seller) and listing agent are present, only the buyer

In Person Presentation: Seller’s Perspective

agent is present from the other party. The buyer’s agent has

Overall, the in-person offer presentation process is already

the opportunity to ask questions and to “read” the sellers’

in favor of the buyers. The real estate community is relatively

reaction, yet the sellers and listing agent may not do the

small and most successful agents know each other. As the

same. Furthermore, the buyer’s agents could try to put

buyer’s agents sit in the listing agent’s reception area,

additional pressure on the sellers through their comments,

awaiting their turn to present their offers, they can size up the

request concession of sellers, or make a response “due upon

competitors. Factors that come into play include the agent’s:

receipt,” yet the sellers could not do the same as the buyers

experience, reputation, office location, and whether that

are not present.

agent represents a lot of builders that are likely to tear down the home. For example, if the other agents who are presenting

Electronic Submission of Offers

offers have a reputation for sloppiness, inexperience, or—

The alternative to the in-person presentation is to have

even worse—questionable ethics, then good agents will

all agents submit their offers electronically. In addition to

submit a lower offer knowing that the listing agent will prefer

removing the need for the sellers to sit in a conference room

to work with them. Further, there is always the fear that the

all afternoon, it also eliminates the inequities mentioned

12 | DE LEO N REALT Y.CO M

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

above. Further, if buyer’s agents do not know who they

In Person Presentation: The Buyer’s Perspective

are competing against, then their fear of losing the deal/

If you were looking to buy a home in Silicon Valley, it is

commission (and of their clients losing the house) will likely

generally in your best interest to have your buyers’ agent

cause them to submit their clients’ highest offer. Once all of

present the offer in person to the seller. This will give you,

the offers are in, the sellers can review all of the details with

as a buyer, tactical advantage and quite possibly lead to you

their agents and ask any relevant questions. They also have

getting the house for less money.

the option of inviting the top offers into the office at that point if they so choose.

As discussed above, many listing agents are willing to let buyers’ agents present offers directly to their sellers even

Although I believe that the main reason that listing agents

though it generally tilts the playing field in favor of the

allow, and sometimes even encourage, in-person offer

buyers. While at first blush it is hard to understand why listing

presentations is as a favor to the buyer’s agents—a favor

agents are willing to do this, one of the reasons may be that

that is returned when that listing agent is presenting an offer

the listing agent wants to win favor with the buyers’ agent

on one of the buyer’s agent’s listings— some buyer’s agents

for future deals. The hope or expectation is that the buyer’s

argue that they actually do it because their sellers care more

agents will extend the same favor to the listing agent when

about the personal background and motivation of the buyer

the roles are reversed. It’s a “you scratch my back I’ll scratch

than they do about the ultimate sales price. However, this

yours” kind of thing.

same information can be conveyed in a simple letter from the buyers. Incidentally, I have found that information coming

This is one of the problems with having agents that represents

from the buyers in writing tends to be more reliable than

buyers sometime and sellers sometimes— a practice

information stated verbally by agent trying to get a deal.

prohibited DeLeon Realty.

Given that the DeLeon Team sells more Silicon Valley real

Through its School of Law & Graduate School of Business,

estate than any other agent or team in Northern California,

Rutgers University offers a Graduate Certificate in Conflict

we have handled countless offers utilizing both the in-person

Management and Negotiation. When I was in law school I

and electronic submission approaches. Generally, we have

decided to take this program and I found it to be extremely

found that the electronic approach results in the highest

beneficial over the course of my career. The skills and tactics

price for the sellers. However, we are happy to discuss the

I learned though this formal training, as well as Harvard’s

pros and cons of both approaches. We will employ whichever

Program on Negotiation, along with years in practice as both

approach the sellers prefer, provided, of course, that the

an attorney and broker, helped be structure an approach to

motivation for the in-person meeting is not related to a desire

hearing offers that is both fair to all buyers and focused on

to discriminate based on a buyer’s race, age, gender, sexual

the best interest of my clients.

preference, religion, or other inappropriate factors.

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

Patience Went From Being a Virtue to a Necessity When Constructing a Home

By Ken DeLeon Patience is a virtue. While this has always been the case in the

with the city for approval. Note that this is the timeline with

construction industry, patience has now gone from a virtue

an experienced architect and builder that have recently built

to a necessity. With the Silicon Valley economy thriving for

many homes. If, alternatively, I had less experienced clients

many years, construction projects are now experiencing the

building their custom dream home for the first time, this

longest wait times for city approval than at any other time

process would assuredly take even longer.

during my nearly twenty years in real estate.

On a positive note, we have found a builder who is very good To better serve and advise my clients, I have decided to go

at project management and has a track record of building

through a full construction project myself in an effort to

two-story homes in under nine months. So, we have made up

understand and become an expert on all current aspects

for the planning and permit delays by finding this builder and,

of construction in Silicon Valley. To further this goal, I have

as a result, the entire project will be completed in just over

partnered with a client to build a home in North Palo Alto. In

two years. You know there is too much bureaucracy when the

the past, I used to tell clients to budget eight to nine months

approval process takes nearly fifty percent more time than

to draw up their architectural plans

what is needed for construction.

and obtain city approval to allow construction to begin. That is often

Along with rising planning times,

no longer the case.

there has also been a large spike in construction costs. Whereas I

In this environment where there

used to tell clients to build a home

is a surge of remodeling and

they should budget $300 per sq. ft.,

rebuilding going on throughout

I now tell clients that they should

all of Silicon Valley, this timeline

anticipate total construction costs of

for approval now needs to be

approximately $500 per sq. ft. This

stretched out to more than a year. Unfortunately, even with

increase is due to both higher labor and material costs. As an

full focus on the process, there is not much that can be

example, the price of lumber is up nearly 30% as there is high

done to get approval in less than one year. For example,

demand caused by the fires in California and hurricanes in

the moment that my client and I went under contract on our

Texas and North Carolina, which are driving up demand with

property, we started working on blueprints with our architect.

all of the redevelopment that these natural disasters have

By utilizing our thirty-day escrow period we were able to

necessitated.

submit our architectural plans just one month after closing.

However, even though the project was fully compliant with all

While there are still a lot of reasons why one would want

of the setbacks and city guidelines, three out of four adjacent

to build a new home, whether for anticipated profit for a

neighbors opposed our design. After some modifications, the

developer or to create your customized dream home, both

neighbors were satisfied and the project was able to proceed

the time and costs required for this endeavor have gone

along through the rest of the city’s onerous requirements.

up and likely will continue to do so. At DeLeon Realty, we utilize our expertise in construction and knowledge of

As of now, the home has not been fully approved and we

great architects and builders to help our clients optimize

will be fortunate if the planning and permit phase takes less

what is generally a long and arduous, yet, ultimately, a

than fifteen months, with over a year dedicated to working

rewarding process.

14 | D E LEO N RE ALT Y.CO M

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

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

The long driveway entices you toward the arched beam portico that only hints at the magnificence within. This 5 bedroom residence of 20,982 sq. ft. (per county) has 7 full baths and 5 half baths and rests on more than 8 acres (per county) of resort-like grounds. Globally-inspired architecture, flawless construction by an award-winning builder, the finest selection of materials, finishes, and technology, and exquisite interior and landscape design, create spaces that are both inspiring and comfortable. From its sumptuous master suite, supremely appointed kitchens, and indoor pool under retractable skylights, to its 15-seat theater, 3,000-bottle capacity wine cellar, and comprehensive home automation, this remarkable haven offers every conceivable amenity.

A separate office structure is amply outfitted to host executive-level meetings and serve other business needs. As much as an heirloom to be cherished as a place to call home, this prestigious estate is surrounded by verdant views and is just minutes from all the major Silicon Valley tech companies, Sand Hill Road VCs, top-10 ranked California schools, major airports, and central to the best of Bay Area attractions.

For video tour & more photos, please visit:

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

Listed by Michael Repka of the DeLeon Team 4 |4|DDE|ELEO 15 DE LEO LEO NREA NREA NREA LT LTY.CO Y.CO LT Y.CO MM M D ELEONR EA LT Y.COM | 15

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

OPEN HOUSE LIABILITY:

The Risk and Benefits of Open Houses

By Audrey Sun Although I have been with DeLeon Realty for over four years, I still remember my time as an independent contractor agent working at a big brokerage. At my old firm there was always a push for open houses. However, much of what I heard was focused on the benefit to the agent and the brokerage rather than to the seller of the property.

Some sellers may wonder— Are open houses really necessary, or even advisable, given the risk of injury, damage or theft?

Personally, I think the first weekend of open houses is necessary and important, but the pendulum may shift with regard to subsequent open houses. The first open house weekend is typically the busiest, especially with DeLeon listings, because of our intensive marketing efforts, which include multiple local newspaper ads, Google and Facebook ads, Chinese newspaper and radio ads, and aggressive networking. Buyers are always the most excited and engaged when a property first comes on the market because it is fresh and new. Additionally, many potential buyers may be interested in seeing a property, but they do not want to ask their agent to show it to them because they do not want to feel pressured by their agent.

Another factor unique to DeLeon Realty is that buyers who are not working with a buyers’ agent can come to us directly.

If they do not have an agent, then we will waive 100% of the commission on the buyers’ side. Thus, they may feel most comfortable coming by the property during the open house.

It should be noted that at other brokerages, the commission from the buyers’-side goes to the listing agent if there is no cooperating agent helping the buyer, so there are no savings to the seller.

Subsequent open houses, on the other hand, may pose more risks than benefits.

Seller Liability for Injury DeLeon Realty had one listing where, during one of our open houses, a visitor tripped over a well-marked step and fell. In the process, he spilled a large cup of coffee all over

16 | D E LEO N RE ALT Y.CO M

the seller’s beige carpet. Despite being embarrassed, the visitor got up right away and said he was fine.

A few weeks later, the visitor contacted us and said that he was going to sue the sellers unless they, or we, paid him $25,000. Luckily, our seller was represented by Michael Repka, an experienced attorney as well as the listing agent.

After Michael explained that he would represent the Seller (free of charge) in any related litigation, the visitor sheepishly went silent. One can only imagine the aggravation that the seller could have faced if they did not have free access to an attorney.

In another recent case, a seller represented by a large brokerage that sells a lot of homes in this area, found themselves involved in a lawsuit as a result of a more serious injury that occurred at an open house.

Theft In a house that is not completely vacant and staged, theft is one of the biggest potential problems. During open houses, agents are opening up the seller’s home to allow everyone to come in and look through your personal items. There is no vetting process and the agent is often distracted talking to multiple buyers during a busy open house. At DeLeon Realty

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

we offer the seller the option of us installing free wireless cameras around the house, both inside and out. However, few, if any, other real estate brokerages offer this same option to its clients.

Damage As illustrated in the example with the visitor spilling coffee, sometimes accidents happen at open houses. While our client was fortunate that DeLeon Realty had one of its Field Coordinator vans in the area which had carpet cleaning equipment in it, few other agents can respond as quickly.

Brokerages and Agents Disclaim Liability As many sellers blindly sign listing agreements provided by listing agents, they do not actually read the agreement carefully. Agents generally dismiss the importance of the agreement and make it seem like it is a standard form that everyone signs. However, the agreement puts no responsibility on the agent and shifts liability from the agent to the seller. For example, there is a provision regarding “shoes off at premises” (see PRDS Exclusive Authorization and Right to Sell para. 6(c)), which states when the shoes off requirement applies, there is a possibility of slip and fall. It further states that if a slip and fall happens, the provision of Paragraph 10 applies: “Seller agrees to defend, indemnify and hold Broker, its agents and employees harmless from and as to any and all injuries, claims, liabilities, judgements, demands, losses, disputes, damages, legal fees and costs arising as a result of… a decision by Seller.”

Similarly, the California Association of Realtors’ (“C.A.R.”) form of the Residential Listing Agreement paragraph 10 warns sellers that the “Broker is not responsible for loss of or damage to personal or real property…” even though the agent is the one encouraging open houses while the seller’s belongings are out in the open and strangers are coming into their home. Seemingly, the listing agreement provides no protection to the seller, which is why the seller should always ask their agent to provide an addendum to the listing agreement, in order to balance out some of its unfair provisions.

Why Buyers’ Agents like Open Houses As a buyers’ agent, one of the easiest and most effective ways of recruiting buyers is by hosting open houses. When buyers walk in, many successful agents are able to charm or impress them with their charisma and knowledge. Irrespective of whether the visitor is interested in that particular property,

the open house gives the agent a great opportunity to make connections, which could lead to future sales.

“Your house is the agent’s best free marketing platform around,” wrote Chrystal Caruthers in a 2015 article on Realtor.com. As a young real estate agent at 25 years old, I was taught that once you’ve gained the potential buyers’ fondness during an open house, you’ve already got a great chance of making money off of whatever home they purchase. I was coached “Just collect that contact info and follow up more than your competitors.” All of this is great for the buyers’ agent, but not necessarily the seller.

This also creates a higher chance of conflict of interest - what if the buyer is interested in this particular home that the agent is hosting? Is the agent going to represent both the seller and buyer? If the listing agent is also making money from the buyers’-side of one of the offers, can you really be rest assured that the agent is going to do everything possible to get the competing offers higher? This is one of the very important reasons why DeLeon Realty does not take commission from both sides of any transaction. You can read more about this on our website article: DeLeon Realty’s Most Significant Innovation Yet. Aside from the agent being able to generate more client contacts, ask yourself, what are the benefits to holding an open house? Then ask yourself whether these benefits outweigh the risks. Every situation is different and there is no absolute right answer.

If asked to generalize, the DeLeon Team recommends that newly-listed homes be held open the first weekend.

After that, one day every two to three weeks strikes a good balance between buyer access and the risks to the sellers. We generally recommend fewer open houses for homes that may have any marginally unsafe conditions, or that still contain the seller’s personal property, and more for homes that are fully staged and in great shape.

The marketing of a home requires consideration of many different factors. These range from important questions, such as whether to have open houses, to smaller details, such as whether visitors should be asked to remove their shoes. If a seller does decide to have open houses, the real estate agency should take steps to make sure the visitors are safe and the sellers’ property is protected.

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

A SNAPSHOT OF SOME REAL ESTATE RELATED PROPOSITIONS ON THE NOVEMBER BALLOT

By Michael Repka, Esq. It is easy to tell when an election is coming up—just watch the

replacement property provided that: (1) the taxpayer is 55 years

countless television commercials paid for by special interest

of age or older; (2) they have never taken advantage of this rule

groups. However, every proposition seems to be either the

before; (3) the replacement property is less expensive than the

greatest idea ever or pure evil, depending on which side’s

property sold (there is an exception); and (4) the replacement

ad happens to be on at the moment. Here are some of the

property is in the same county (Prop 60) or in a limited

real estate related proposals that voters will consider in

number of enumerated counties around the state (Prop 90).

November.

Proposition 5—Property Tax Transfer Initiative

Although the list periodically changes, the counties that currently allow Prop 90 transfers are:

Since Prop 13 was approved in June 1978, California property owners have paid property tax at a rate of 1% of the purchase

1) Alameda

price, which can then be increased annually to account for

2)

El Dorado (ending participation as of Nov 7, 2018).

inflation, but not more than 2% per year. Thus, long term

3)

Los Angeles

property owners pay far less in property taxes because

4) Orange

the average increase in property values has significantly

5) Riverside

exceeded 2% per year. Additionally, taxpayers pay fees to

6)

San Bernardino

service voter-approved debt.

7)

San Diego

8)

San Mateo

In an effort to allow people over 55 years of age to downsize

9)

Santa Clara

without losing this tax benefit, voters approved propositions

10)

Tuolumne; and

60 (1986) and 90 (1988). Under these rules, taxpayers can make

11) Ventura

a once in a lifetime election to transfer their property tax to a

18 | DE LEO N REALT Y.CO M

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

The New Proposal—Prop 5

Pros

On November 6th, taxpayers will vote on Proposition 5,

Many more municipalities would likely impose rent control

which would make this property tax transfer permissible to

ordinances, which would keep rental units affordable.

homeowners 55 years of age or older state-wide. Additionally,

Housing prices may drop, which would be good for people

it would allow for the transfer to a more expensive property.

looking to buy their first home.

When the replacement property is more expensive than the original property, the taxpayer would merely pay the same

Cons

tax plus tax on the difference between the values of the

Prop 10 would limit property owner’s use of their property.

two properties at the current rate. Further, it would allow

It would likely discourage investment in rental property, and

taxpayers to utilize this transfer multiple times over the

construction of new rental property, which could exacerbate

course of their lifetime.

the rental housing shortage. Housing prices may drop, which would be bad for homeowners that have much of their

Pros This could encourage people to move, thus making more

wealth in real estate.

homes available, and possibly more affordable due to the

Measure C—Los Altos

increase in supply. The proposal would likely result in more

Measure C was placed on the ballot via a citizen’s petition

real estate transactions and, not surprisingly, it is strongly

initiative. If this measure is approved by a majority of Los

supported by the California Association of Realtors®.

Altos voters, then any changes to the use of land currently designated as “parks,” “other open spaces,” or “public and

Cons

institutional” would require specific voter approval.

There will be an overall reduction in revenue from property taxes, which the Legislative Analyst’s Office estimated could be as much as $1 billion. This would have a negative impact on local governments and schools. The proposal is strongly opposed by the California Association of Counties.

Proposition 10—Allows the Expansion of Rent Control In 1995, California enacted the Costa-Hawkins Rental Housing Act (“Costa-Hawkins”), which imposed limitations on municipal governments’ ability to enact new rent control ordinances. In particular, Costa-Hawkins prohibits municipalities from imposing rent control on single family homes, condos and newly-constructed housing units.

Additionally, Costa-Hawkins prohibits restrictions on what a landlord can charge to new renters moving in.

Prop 10, which is on the ballot on November 6th, would repeal Costa Hawkins. Although it would not, in and of itself, result in any new rent control ordinances, it would pave the way for local municipalities to enact new rent control ordinances. However, any new rent control laws would have to allow the landlord to make a “fair rate of return.”

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THE DELEON INSIGHT

THE DIMINISHING ROLE OF BUYERS’ AGENTS

By Michael Repka Over the past 20 years, technology has enhanced and

years despite the fact that buyers are doing much of the work

improved many industries. The quality of products and

that used to be done by real estate agents. Undoubtedly,

services has gone up, while, thanks to improvements in

agents will argue that this increase in commission is a result of

efficiency, the cost to consumers has often gone down.

home prices doubling or tripling. While true, the amount of

Unfortunately, real estate is not one of those industries —

effort required to help a buyer find and purchase a home has

even in Silicon Valley, the technology capital of the world.

not doubled or tripled. In fact, the amount of effort necessary has gone down considerably.

There is no doubt that technology has made the home buying process easier. However, the unfortunate truth is

Back in the olden days — the 90’s – when I first got my

that these efficiencies have not resulted in lower prices (i.e.,

real estate license – real estate agents controlled the vast

commissions) for clients. In fact, the average commission

majority of information about homes available for sale.

paid in Silicon Valley has gone up dramatically over the last 20

The Multiple Listing Service published paperback catalogs

20 | D E LEO N RE ALT Y.CO M

November 2018

containing all of the information about homes available only

How Buyers Buy Homes

to real estate agents. If a buyer wanted to know about homes

There’s no doubt that some buyers continue to work with

available for sale, they could either aimlessly drive around

traditional buyers’ agents in traditional ways. Without

the neighborhoods looking for “for sale” signs or engage

question, good buyers’ agents can, and do, provide a great

a buyers’ agent. Generally, buyers’ agents would scout the

deal of information that goes beyond the comps and the

area with the buyers in mind and inform the potential buyer

numbers. This can be very valuable, especially to someone

of homes suitable for their needs. As a practical matter, the

unfamiliar with the area. However, a lot of buyers take

only way for the buyer to get a feel for the home was to visit

alternate approaches to make the transaction more efficient.

in person, which made this “pre-scouting” by the buyers’ agent necessary.

Commission Rebates Many individual agents that work at large brokerages offer

Technology, and the court system, have changed all this. A

to rebate a percentage of the buyers’-side commission to

string of potential, or actual, litigation, coupled with action

their buyers that find homes on their own. Similarly, some

by the Federal Trade Commission, compelled the various

new businesses have made this a component part of their

Multiple Listing Services (MLSs) around the country to make

service offering.

their data available to non-MLS members.

Going Through the Listing Agent Nowadays, buyers are able to do much of the scouting on

Some buyers believe that the best way to get a good deal on

their own. Information about homes on the MLS is widely

a home is by going through the listing agent. The thought is

available online through websites such as Zillow, Trulia,

that listing agents will put their thumb on the scale in favor of

Redfin, MLSlistings.com, and Realtor.com. These websites

buyers that they represent because the listing agent will be

do a good job of providing relevant information such as the

making more commission.

square footage of the house and lot, bedroom and bathroom counts, features of the home, and price per square foot, as

The DeLeon Team is well publicized in its stand against this

well as statistical information. Online, buyers can find dozens

blatant conflict of interest. In fact, we are the only major

of pictures, three-dimensional floor plans of the house,

brokerage in the area that simply refuses to take commission

narrated videos, marketing material in various languages,

from both sides of any transaction. As a result, many buyers who

and links to all of the disclosures, provided the particular

are not working with a real estate agent approach us directly

listing agent produces all of this material.

because they know the seller will pay 2.5% less in commission, which will make the buyers’ offer more competitive.

In my experience as the top listing agent in Silicon Valley, I have found that many buyers initially find the home on their

We are proud of this approach because it makes the

own. Once these buyers identify an interesting property, they

transaction much more cost efficient for our sellers, while

reach out to a real estate agent to gain more information or

preserving transparency and fairness for all involved.

to submit an offer.

Traditional Brokerages’ Responses to a Changing Industry Over the past 20 years, it has become much less common for

Some agents, and even brokerages, encourage sellers not to

real estate agents to spend the day driving buyers around

put homes on the Multiple Listing Service.

to look at properties. While agents might see a property on broker tour that may be a good fit for their buyer, they

Instead, these agents or brokerages encourage a period

often start with sending the client a link to the listing agent’s

of exclusivity whereby only they will have access to the

website. After the potential buyer looks at all of the pictures,

information about the home being available for sale.

the interactive floor plan, and the narrated video, the buyer

Point blank: this is almost never conducive to getting the

may arrange to see the house in person.

highest sale price. Nevertheless, some sellers agree to this disadvantageous arrangement.

continued on page 22

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THE DELEON INSIGHT

The Diminishing Role of Buyers’ Agents Once an agent or brokerage is able to convince a seller to

advertising, direct mail, newspaper ads (both in the city in

give them this period of exclusivity, they approach buyers and

which the property is located and in surrounding cities that

explain to them that they know about homes that will sell for

may have potential buyers), and extensive networking.

less money because they are not publicly marketed. In many ways, this approach tries to re-create the “good-ol’-days”

Additionally, the quality of the collateral material available

back when Realtors® controlled the information.

to buyers once they have identified the property, but before they have come to visit, has to make the home stand out from

Buyers’ Agents Response to Lower Commissions

the competition. I know firsthand that our narrated videos

As a result of the foregoing, some sellers are offering a lower

and interactive three-dimensional floor-plans, both available

percentage of commission to the buyers’ agent (say, for

on a custom website we set up for each property, regularly

example 2%, which is still $60,000 on a $3 million sale). There

bring in a lot of additional visitors.

are unethical real estate agents out there who will privately say that they will not show their buyers a home, even if it

Whether purchasing or selling a home, clients should

would be a perfect fit for their buyer, unless they are going

thoroughly investigate the services provided by a variety of

to get 2.5% commission. Personally, I feel these bad buyers’

different real estate agents. When a buyer is represented by

agents are in a very small minority. Nevertheless, if a buyer

a very good buyers’ agent, they may find that the advice and

is working with a buyers’ agent, then the buyer needs to

service they receive is far more valuable than the significant

monitor what the agent is showing them and make sure that

commission refund that they forego. On the other hand,

the agent is not excluding any appropriate homes or favoring

the client should ask themselves whether it is really worth

homes listed by themselves or their office.

foregoing a $50,000 or $60,000 commission refund if all the agent is doing is filling in the blanks on a form contract.

More Options for Buyers The role of the buyers’ agent has certainly diminished as a result of a changing market, increased access to information, and enhanced ways for a listing agent to showcase their listings.

This does not mean that there is no longer a need for a buyers’ agent. A good buyers’ agent may be very important for people who do not know the area, need help identifying potential improvements to a house, or with detailed disclosure review. However, many buyers do not use buyers’ agents for these purposes. If not, clients may want to consider whether they should utilize a full-service buyers’ agent.

Changing Role of Listing Agents Conversely, the role of the listing agent has actually expanded as a result of technology. Many buyers and buyers’ agents set up automated searches to identify properties that are on the market. This automated process may result in buyers not seeing appropriate homes that are located outside of their set parameters. Thus, aggressive marketing is even more important now than ever before. These techniques include television commercials, radio commercials, paid online

22 | DE LEO N REALT Y.CO M

R E A L E S TAT E TA X

417 Seneca Street, Palo Alto Industrial Chic in Crescent Park

Stunning ultra-modern design along with thoughtful details, touches of global influence, and plenty of tech make this 6 bedroom, 4.5 bath home of 5,726 sq. ft. (per seller) on a lot of 10,549 sq. ft. (per county) a pleasure to experience and a comfortable retreat. Newly completed in prestigious Crescent Park and abundant in unique yet fun and functional features that delight at every turn, this property offers design by renowned architect Robert Swain, exceptional amenities, smart and flexible spaces including a detached guesthouse, incredible entertainment potential, whole house automation, while being near the best that Palo Alto Offers. Located in a peaceful setting, residents are a stroll away from vibrant University Avenue and moments to Stanford Shopping Center, and commuting along US 101 while children attend topten ranked schools including Addison Elementary (#10 Elementary School in California), Jordan Middle (#4 Middle School in California), and Palo Alto High (#5 High School in California) (buyer to verify eligibility).

For video tour & more photos, please visit:

www.417Seneca.com Offered at $7,888,000

4 | DE LEO NREA LT Y.CO M Listed by Michael Repka of the DeLeon Team

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R E A L E S TAT E M A R K E T I N G

COPYWRITING 101: HOW TO WRITE EFFECTIVE AD COPY

By Michelle Lee Beautiful bedrooms, sun-lit spaces, gleaming floors, sparkling

towards hard, tangible facts. Instead of saying “professional-

appliances, and glamorous finishes fill this stunning home

grade appliances,” call out brand names like Sub-Zero and

that you’re sure to love… How many times have you read

Viking. Identify Brazilian cherry or Lyptus hardwood floors

those phrases before? And what are they really telling you?

to add meaningful, juicy details to your writing. Dig deep into the remodel history to be able to call out specific dates

I’ll admit that I’ve written and published those before, but

and architects instead of saying “recently-remodeled” or

when it really comes down to it, those words are merely

“newly-built.”

empty fluff and zero-calorie descriptors. In the real estate industry where you only have 1,000 characters to convert a

Sometimes this requires looking beyond the home itself and

reader into a home buyer, you’re simply going to have to do

more to its location or its unobservable features, whether

better than that.

there’s a hidden gem of a park tucked right around the corner or it’s in close proximity to schools and downtown city

There’s no reason to overcomplicate the matter – a home is

centers. Give more attention to details that aren’t obvious

a product and the marketing process should be the same.

to the eye or cannot be captured in pictures and flag their

The biggest distinction is that they’re multimillion-dollar life-

benefits to potential buyers, such as radiant floor heating or

changing purchases and sales, which makes marketing them

integrated smart home technology.

all the more crucial. Here are some top tips that help me write seductive and persuasive ad copy: 1. Identify and highlight what makes the home special.

2. Choose your words wisely.

There’s a fine line between over-describing and under-

What makes this one home stand out from the rest on the

describing details to entice but not humiliate your readers.

market? Make a top-five list of specific details and use

This is not the place to prove your advanced vocabulary

those to build out the rest of your copy. Wean away from

knowledge or list out every specific material and brand name

subjective adjectives like gorgeous and desirable, and

you can find in the house, because readers won’t understand

24 | DE LEO N REA LT Y.CO M

R E A L E S TAT E M A R K E T I N G

it all and will be discouraged to continue reading. On the

golf and country clubs to appeal to executives and booming

contrary, you also don’t want to avoid calling out any details

startup founders.

and leave empty filler words like great and lovely to describe everything because details are still important. Strike a

6. Paint a picture.

balance by highlighting the key standout features and

It’s important to write ad copy with passion and enthusiasm,

generalizing the rest.

because it will shine through to the reader. In order to be compelling to your target audience, you’ll want to illustrate

3. Keep it short.

just how nice living at this specific home would be. A

It’s always easier to write more than less, and there’s no use in

monotonous run-down list of details just is not enough.

trying to restrict yourself the first time around because you’ll

Speak to your customers as if it’s your own home that you’re

just end up with weird, choppy phrases that don’t make

proud of and let them imagine themselves living there. Is

sense. Write as much as your heart desires, but remember

the front porch or that cozy window seat off the kitchen just

that there’s power in numbers, not words. People generally

perfect for sipping your morning coffee on easy Sunday

have short attention spans and will likely just be skimming

mornings? Would your kids love having that upstairs attic

through when reading your copy. Don’t confuse them and

space for playtime? Or would that downstairs flex room work

don’t waste their time. People don’t want to immediately

wonders as a home office for you or your clients? Go beyond

launch into a room-by-room breakdown the first time around;

the observable details and create a world of possibilities.

you can save that for a longer bulleted section in a brochure,

After all, most residential real estate purchases are about a

flyer, or on a website. But in a newspaper or online ad, you’ll

lifestyle, not just a house.

simply want to present the main compelling points in a short and sweet manner, generally around 100 words or less.

While we are well-known for our fancy 12- and 32-page home brochures, full-page ads, and narrated videos, the words

4. Edit.

that we use across all of our marketing helps people build

The key to all good writing is editing until it barely resembles

an emotional connection to the home. That is why we strive

the original version. There is always room for more editing

to make every word we write meaningful, intentional, and

than you think. Declutter your copy, delete the extra

persuasive.

adjectives, and replace any potentially-confusing phrases with clear and concise statements to ensure that you’re actually conveying the correct message. Consult a friend, colleague, or a total outsider and get their honest opinion and to ensure ease of readability.

5. Appeal to your audience.

Quite frankly, your readers aren’t going to care just how great you think something is. They will only value what it will do for them. What problem is buying this home going to solve for them? How will it better their life? Put yourself in the mind of your potential buyer, gear your message accordingly, and make them feel that buying this home will fulfill a need. If your listing is an average-priced, medium-sized home in Palo Alto, you may want to focus on the excellent public-school system, centrality to parks, and other amenities for young, growing families. If it’s a more lavish estate in Los Altos Hills or Atherton, you may want to instead focus on how close it is to top Silicon Valley headquarters, VC firms, and elite

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COMMUNITY

PALO ALTO SPOTLIGHT: RINCONADA AND MITCHELL PARKS

By Michelle Lee As a long-term resident, it sometimes feels like there’s not

Right outside of the community center lies the 21.4-acre

much to do in this quiet small town where the bars close at

park, featuring multiple sports courts, a fenced dog run,

10:00 pm and the streets are empty by 9:00 pm – how many

children’s play area, quarter-mile jogging and walking paths,

can relate? However with recent remodels, expansions, and

and picnic areas. Originally designed by Robert Royston and

initiatives, it’s clear that the City is facilitating and promoting

named after J. Pearce Mitchell, a Stanford professor, two-

social gatherings and community events. With two main

term mayor, and 31-year Palo Alto City Councilman, this

hubs on either side of the city, Palo Alto residents have

park still garners national and international recognition for

extensive opportunities to get involved, indulge in personal

its inclusive and family-friendly appeal. Residents of all ages

development, and enjoy recreational activities.

can stroll through and spend a day in nature here. In 1969, El Palo Nuevo was planted in the park as a companion tree to

Servicing the south side of Palo Alto, Mitchell Park Center

the iconic El Palo Alto tree downtown. The Magical Bridge

was completely rebuilt in 2014 to add environmentally-

Playground, recognized as the nation’s most innovative

friendly features and a 15,000-square-foot community

playground, provides an all-inclusive space for children and

complex with multiple rooms to socialize in or rent out for

adults of all physical and cognitive levels to enjoy.

events. The joint library space features lively, public art installations and ample space to lounge around and get

Adjacent to this bustling and popular establishment, the

lost in a good read. Casual and cozy Ada’s Café and a free,

Palo Alto Little League Clubhouse, Wilbur Playground,

drop-in teen-center complete the complex, with a safe and

Fairmeadow and Herbert Hoover Elementary, JLS Middle,

supportive environment for children to play video games,

Challenger School, and Charleston Shopping Center all

board games, basketball, and more with their peers.

conveniently await within a half-mile radius.

26 | D E LEO N RE ALT Y.CO M

COMMUNITY

A mere three miles away on the opposite side of town, at the

Mediterranean architecture built by famous architect Birge Clark.

intersection of the highly-desirable neighborhoods of Green

TheatreWorks, Palo Alto Players, and Palo Alto Children’s Theatre

Gables, Community Center, Professorville, and Old Palo Alto,

surround the center, providing entertainment and performing art

Rinconada Park awaits. This 19-acre multipurpose park lined

shows. Children can take acting classes here, including camps,

with live oaks and majestic redwoods offers a wide range of

production experiences, and outreach programs which are

facilities including swimming pools, playgrounds, tennis courts,

integrated into the PAUSD K-12 curriculum. Hands-on science

picnic areas, and jogging paths. Directly across the street rests

educational experiences are also offered at Junior Museum

Rinconada Library, formerly known as the Main Library prior to its

& Zoo, which is currently under construction and temporarily

$18 million renovation in 2015, complete with a dedicated teen

relocated to Cubberly Community Center, but will return to

space, study rooms, community rooms and gardens, and high-

its original location with more diverse exhibits in 2020. Walter

tech conference rooms.

Hays Elementary School completes this corner, while Addison Elementary also rests only a couple of blocks away.

Sharing the same lot, the Palo Alto Art Center provides an allages, all-levels recreational space for residents of Palo Alto and

Palo Alto is not only one of the top Silicon Valley cities with

surrounding cities to indulge and learn a new craft. Classes

world-renowned company headquarters, but also a city devoted

are offered on a variety of topics, including ceramics, painting,

to providing its residents the best living experience possible.

drawing, jewelry, printmaking, and more. Family workshops, pre-

With millions of funding poured into improving and renovating

school through high-school level classes, and a teen leadership

city centers to provide better facilities and meet modern needs,

program are also offered for young children and new families.

people of all ages have something to enjoy as a pastime in this great city. Palo Alto is no longer just a city that’s great to raise

On the north side of the park, Lucie Stern Community Center

kids in; it’s a beautiful place to live a full life.

provides a central hub for residents to come together, socialize, and host events in a beautiful garden setting with Spanish-

D ELEON R EA LT Y.COM

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

370 Mountain Home Court, Woodside

A Bucolic Masterpiece Perfectly Located

This splendid estate of nearly 3.93 acres (per county) sits on the most coveted street in Woodside and is walking distance to downtown Woodside. The home is every entertainer’s dream, and includes a recreation room, gym, and guesthouse, for a total living area of 10,969 sq. ft. (per drawings). Amenities include a pool, tennis court, exquisite landscape with lush grounds, pergola, and walkways that meander along the creek through wisteria-entwined arbors. Mere moments to Huddart Park, The Horse Park at Woodside, Highway 280, and extensive network of trails for equestrians, hikers, and bikers. Children may attend excellent schools, such as Woodside Elementary (K-8) (#12 Elementary School in California) (buyer to verify eligibility).

For video tour & more photos, please visit:

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

4 | D E LEO N REA LT Y.CO M Listed by Michael Repka of the DeLeon Team 28 | DE LEO N REALT Y.CO M

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

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

EXCLUSIVE ARRANGEMENT WITH DA LUSSO DESIGNS

By Michael Repka

The July issue of the DeLeon Insight newsletter includes an

gives the DeLeon Team unfettered access to all of Da Lusso

article discussing the challenges that limitations on staging

Design’s inventory.

inventories can pose for real estate agents during the busy time of the year. This article will address some further enhancements

For years, Da Lusso Designs has been one of the areas

to our design services.

preeminent stagers. Although certainly more expensive than many other choices on the market, the DeLeon Team, as well

Given the market-leading size of the DeLeon Team, we are

as some other top real estate agents, have utilized Da Lusso

fortunate that the area’s top stagers are willing to reserve

because of their fashion-forward inventory and style.

inventory specifically for our upcoming listings. Nevertheless, towards the end of the busy Spring and Fall seasons, even we

It is important to note that the DeLeon Team will continue

have encountered challenges. It is for that reason that we took

to work with other independent stagers as well. One of the

the unprecedented step of ordering a warehouse worth of

benefits of having experienced interior designers on staff is

brand-new furniture, original artwork, silk and wool rugs, and

that they can choose which stager’s inventory and style best

designer accessories for our clients’ exclusive use. We also

suits any particular home. For that reason, the DeLeon Team

ordered a large number of outdoor living room and dining

will not limit its staging options to Da Lusso, but we will gain

room sets, as well as home theater chairs, to address a shortage

a tremendous benefit from having exclusive use of Da Lusso’s

in those areas by most stagers.

services. Da Lusso, on the other hand, will no longer work with any other real estate agents or teams.

While this significant step certainly helped alleviate the problem, I am thrilled to announce an even more dramatic

Since we opened a mere seven years ago, the DeLeon Team

move. We are now proud to announce that DeLeon Realty

has constantly looked for ways to improve the service we

and Silicon Valley’s best staging company, Da Lusso Designs,

provide. We are all very excited that this exclusive partnership

have entered into an exclusive arrangement in which Da Lusso

will prove very beneficial for our clients.

Designs will now stage exclusively for DeLeon Realty. This

D ELEON R EA LT Y.COM

| 29

R E A L E S TAT E M A R K E T I N G

EXQUISITE MEDITERRANEAN IN DESIRABLE SARATOGA FOOTHILLS

CONTEMPORARY, FAMILY-FRIENDLY STYLE IN MENLO PARK

• 5 Bedroom

• Custom-built

• 3 Bedroom

• Located in Sharon Heights

• 4.5 Full bath

• Spacious gathering spaces

• 2 Full and 1 half bath

• Hardwood floors

• 5,308 Sq. Ft. Home

• Large chef ’s kitchen

• 1,480 Sq. Ft. Home

• Downstairs bonus room

• 17,011 Sq. Ft. Lot

• Prestigious location

• Bright and open spaces

• Private outdoor patio

18000 RODEO CREEK HOLLOW, SARATOGA Offered at $4,488,000

2389 SHARON ROAD, MENLO PARK Offered at $1,488,000

For video tour and more photos, please visit: www.18000RodeoCreekHollow.com

For video tour and more photos, please visit: www.2389Sharon.com

MODERN UPDATES IN A PEACEFUL SETTING

ENDLESS POSSIBILITIES IN PRESTIGIOUS PALO ALTO

• 4 Bedroom

• Prestigious Location

• 2 Bedroom

• Downtown Palo Alto

• 2.5 Full bath

• Flexible layout

• 1 Full bath

• Expand or rebuild opportunity

• 2,326 Sq. Ft. Home

• Updated kitchen

• 897 Sq. Ft. Home

• Charming backyard

• 9,759 Sq. Ft. Lot

• Solar-heated pool & hot tub

• 4,361 Sq. Ft. Lot

• Excellent schools

4020 MANZANA LANE, PALO ALTO Offered at $2,488,000

128 MIDDLEFIELD ROAD, PALO ALTO Offered at $1,988,000

For video tour and more photos, please visit: www.4020Manzana.com

For video tour and more photos, please visit: www.128MiddlefieldRoad.com

30 | D E LEO N REA LT Y.CO M

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

WAR STORIES— OVERLY AGGRESSIVE LIEN-HOLDER

By Michael Repka, Esq. I recently had a listing in Palo Alto, which illustrated the importance of having free legal representation as part of the listing.

The facts of this war story are interesting to say the least.

The home was owned by a lovely couple for nearly 50 years. They raised their children in this home, all of whom went onto great success and retained fond memories of their years in Palo Alto. The couple enjoyed many years of happiness until they both recently passed away.

After the second of their parents passed away, the children decided to sell the home. They interviewed several agents and selected us to prepare the property and represent them in the sale. As part of our due diligence, we uncovered a lien dating back to 1986. The children said that they remembered

Anticipating that the bail bonds company was lying or

their parents pledging their house as security for a bail bond

willfully sticking their heads in the sand, we prepared a

related to a family friend’s arrest for murder. However, they

demand letter, along with a nine-page civil complaint (i.e.

were certain that this money was not still outstanding.

lawsuit), and we were prepared to file it in Santa Clara Superior Court.

The title company contacted the bail bonds company, who said that they have no record dating back that far. However,

As a courtesy, we sent a copy of the demand letter,

they asserted that the $100,000 must still be outstanding

complaint, and all of the exhibits to the bail bonds company

since the family has no record of it being paid, and the lien

and notified them that we were filing the complaint the next

was never released. Further, they insisted that an additional

morning. To their credit, they contacted us within three

$300,000 worth of interest had accrued over the last 32 years.

hours and agreed to complete the release of the lien at no cost to our sellers. This was a result that the title company

The family felt this claim was outrageous but didn’t know

was unable to obtain without our legal assistance.

what they could do since they had no records. Given that DeLeon Realty provides free legal representation when

In the end, the bail bonds company did do the right thing.

things like this arise as part of our listings, we reassured the

However, I can only imagine how many sellers would have

sellers that we would help them with this matter.

been stuck paying money to get a bogus lien like this released, or paying an attorney to fight on their behalf, if

Colette Thomason, an in-house real estate attorney

they did not have free access to legal counsel.

employed by DeLeon Realty, and I, researched the facts and determined that the family friend had been tried and

DeLeon Realty is the only major brokerage in Silicon Valley

acquitted; the bail bonds company had taken no action

that provides free legal representation to our sellers as part

over the 32 years to collect any money on this lien; and they

of every listing. When things like this happen, I am truly

had no records to support its legitimacy.

proud to be part of such an organization.

D ELEON R EA LT Y.COM

| 31

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

ATHERTON Atherton Median Sales Price & Price/Sq. Ft. Ratio $12,000,000

Atherton Inventory # of New Listings $2,000

$10,000,000

$1,500

$8,000,000

$1,000

$6,000,000 $4,000,000

$500

$2,000,000

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b1 M 8 ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

Sale Price, Median

16 14 12 10 8 6 4 2 0

Price/SqFt Ratio

LOS ALTOS Los Altos Median Sales Price & Price/Sq. Ft. Ratio 50

$1,600

40

$1,500

30

$1,400

20

$1,300

10

$1,200

0

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$1,700

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$4,000,000 $3,500,000 $3,000,000 $2,500,000 $2,000,000 $1,500,000 $1,000,000 $500,000 $0

Los Altos Inventory # of New Listings

Sale Price, Median

Price/SqFt Ratio

LOS ALTOS HILLS Los Altos Hills Median Sales Price & Price/Sq. Ft. Ratio $2,000

$5,000,000

$1,500

$4,000,000 $3,000,000

$1,000

$2,000,000

$500

$1,000,000

$0

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 A 8 ug -1 8 Se p18

$0

Sale Price, Median

Price/SqFt Ratio

32 | DE LEO N REA LT Y.CO M

16 14 12 10 8 6 4 2 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$6,000,000

Los Altos Hills Inventory # of New Listings

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

MENLO PARK Menlo Park Median Sales Price & Price/Sq. Ft. Ratio $3,500,000

Menlo Park Inventory # of New Listings $2,000

$3,000,000

$1,500

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

$1,000

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

$500

$500,000

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

Sale Price, Median

70 60 50 40 30 20 10 0

Price/SqFt Ratio

MOUNTAIN VIEW Mountain View Median Sales Price & Price/Sq. Ft. Ratio $3,000,000

Mountain View Inventory # of New Listings $2,000

$2,500,000

$1,500

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

$1,000

$1,000,000

$500

$500,000

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b1 M 8 ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

Sale Price, Median

40 35 30 25 20 15 10 5 0

Price/SqFt Ratio

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

Palo Alto Inventory # of New Listings

$5,000,000

$2,500

60

$4,000,000

$2,000

50

$3,000,000

$1,500

$2,000,000

$1,000

$1,000,000

$500

Sale Price, Median

30 20 10 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

40

Price/SqFt Ratio

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

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

Portola Valley Inventory # of New Listings

$5,000,000

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

$4,000,000 $3,000,000 $2,000,000 $1,000,000

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18 Sale Price, Median

15 10 5 0

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

20

Price/SqFt Ratio

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

Redwood City Inventory # of New Listings

$2,500,000

$1,200

100

$2,000,000

$1,000

80

$800

60

$600

$1,000,000

$400

$500,000

$200 $0

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$0

Sale Price, Median

Price/SqFt Ratio

34 | DE LEO N REALT Y.CO M

40 20 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$1,500,000

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

SUNNYVALE Sunnyvale Median Sales Price & Price/Sq. Ft. Ratio $2,100,000

Sunnyvale Inventory # of New Listings $1,400 $1,350

$2,000,000

$1,300

$1,900,000 $1,800,000

60

$1,200

40

$1,100

20 0 Ju l-1 8 A ug -1 8 Se p18

O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18

$1,050

O ct -1 N 7 ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$1,600,000

80

$1,250 $1,150

$1,700,000

100

Sale Price, Median

Price/SqFt Ratio

WOODSIDE Woodside Median Sales Price & Price/Sq. Ft. Ratio $1,400 $1,200 $1,000 $800 $600 $400 $200 $0

$5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 O ct -1 N 7 ov -1 D 7 ec -1 7 Ja n1 Fe 8 b1 M 8 ar -1 A 8 pr -1 M 8 ay -1 8 Ju n18 Ju l-1 8 A ug -1 Se 8 p18

$0

Sale Price, Median

16 14 12 10 8 6 4 2 0 O ct -1 7 N ov -1 7 D ec -1 7 Ja n18 Fe b18 M ar -1 8 A pr -1 8 M ay -1 8 Ju n18 Ju l-1 8 A ug -1 8 Se p18

$6,000,000

Woodside Inventory # of New Listings

Price/SqFt Ratio

D ELEON R EA LT Y.COM

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COMMUNITY

ATHERTON

LOS ALTOS

The Art of Henna

16th Holiday Stroll

Are you interested in getting a henna tattoo? Register for this

Join the Los Altos Village Association for the annual holiday

special event where a local henna artist will provide beautiful

stroll through downtown. Discover unique gifts, enjoy

designs for participants. Open to teens, tweens, and adults.

sparkling lights, strolling carolers, shopping specials, and fun

Please contact the library directly to reserve your time slot.

at shops along Main Street. End or begin your festive evening

TIME: 4:00PM – 6:00PM WHERE: Atherton Library, 2 Dinkelspiel Station Lane,

with dinner at one of the many fine restaurants.

Monday, November 5, 2018

Atherton, CA

LOS ALTOS HILLS A Journey Into Meditation: Manifesting the Life You Desire Monday, November 5, 2018

In this introductory course, participants will earn the benefits of meditation and experience guided meditation practices. Classes will cover supporting science and practical applications, including how to reduce stress, improve relationships, and increase happiness.

TIME: 10:00AM – 11:00AM WHERE: Town Hall, 26379 W Fremont Road, Los Altos Hills

Friday, November 9, 2018

TIME: 5:00PM – 9:00PM WHERE: Main and State Streets, Los Altos, CA

2018 Downtown Los Altos Holiday Tree Lighting Friday, November 30, 2018

Come join the Los Altos Village Association in the annual Holiday Tree Lighting ceremony! Santa will arrive around 6:30PM and will be available to visit with children.

Refreshments and holiday music will be provided by local businesses and community groups.

TIME: 6:00PM – 8:00PM WHERE: Veterans Community Plaza, Main and State Streets, Los Altos, CA

MENLO PARK

Hike in the Hills

Dia de los Muertos Festival

Hosted by the Parks and Recreation Committee, this free 2.5-

This free, all-ages, family-friendly event is in honor of the

mile, 400-feet elevation hike will take you on a fun and lightly

annual Dia de los Muertos event. Join for a festive evening

challenging trail loop around the scenic Westwind Community

filled with music, crafts, food, and artist displays.

Barn.

TIME: 6:00PM – 8:00PM WHERE: Menlo Park Senior Center, 110 Terminal Ave,

Saturday, November 17, 2018

TIME: 10:00AM WHERE: Westwind Community Barn, 27210 Altamont Road,

Friday, November 2, 2018

Menlo Park, CA

Los Altos Hills, CA

The Nutcracker

Thursday, November 15, 2018 See the talented and elegant dancers of Western Ballet weave the tale of a young girl who dreams that her Nutcracker doll becomes a valiant prince who takes her on a royal visit to the Land of the Sweets. This show is a mini dress rehearsal preview of the full stage production, free to attend, and seating will be on the floor after hours in the library’s main hall.

TIME: 7:00PM – 7:30PM WHERE: Menlo Park Library, 800 Alma Street, Menlo Park, CA

36 | D E LEO N REA LT Y.CO M

COMMUNITY

MOUNTAIN VIEW

Thanksgiving Family Dinner Friday, November 16, 2018

Menlo Children’s Center will prepare and serve a full homecooked Thanksgiving dinner for all of the wonderful MCC families! Come eat, mingle, and enjoy!

TIME: 5:00PM – 6:30PM WHERE: Menlo Children’s Center, 801 Laurel Street,

Water-Wise Landscape Class Wednesday, November 14, 2018

Come by to learn about garden design, plant selection, installation, maintenance, and irrigation. This session will focus on irrigation maintenance and leak detection and is

Menlo Park, CA

free to attend.

Holiday Tree Lighting

TIME: 6:00PM – 8:30PM WHERE: Mountain View Library, 585 Franklin Street,

Friday, November 30, 2018

Mountain View, CA

This holiday favorite event brings together the Menlo Park community to ring in the holiday season with live entertainment, free hot cocoa, and the lighting of the iconic holiday tree. Santa might even make a special appearance!

TIME: 5:30PM – 7:00PM WHERE: Fremont Park, Santa Cruz Avenue at University Park, Menlo Park, CA

CSFRA 2018 Workshop: Renters’ Rights Thursday, November 15, 2018 The Community Stabilization and Fair Rent Act Program hosts workshops to increase community awareness and understanding of rental protections in Mountain View. This session will focus on tenants’ rights and translation services are available.

REDWOOD CITY Kiwanis Farmers Market

All Saturdays from April through November Come by to support the oldest and largest farmers’ market on the Peninsula, conceived in 1979! Products include seasonal fruits and vegetables, flowers, eggs, berries, jewelry, arts and crafts, and more. Live music is sponsored by the Redwood City Cultural Commission.

TIME: 8:00AM – 12:00PM WHERE: 500 Block of Arguello, Redwood City, CA

Paws for Tales

Saturday, November 3, 2018

TIME: 6:30PM WHERE: City Hall Plaza Conference Room, 500 Castro Street, Mountain View, CA

Holiday Bazaar

Saturday, November 17, 2018 Get a spirited head start on holiday shopping at the annual Holiday Bazaar. This event is a handmade craft fair showcasing 50 vendors selling a variety of items from jewelry, knitting, wood carving, and more. Join this all-ages event for a day full of local entertainment, shopping, food trucks, and free raffles.

TIME: 9:30AM – 3:00PM WHERE: Mountain View Senior Center, 266 Escuela Avenue, Mountain View, CA

Children can improve their reading skills and make a new friend by reading aloud to a therapy dog! Pet Assisted Therapy teams and their handlers will be present from the Peninsula Humane Society and the SPCA’s Paws for Tales program.

TIME: 11:00AM – 11:30AM WHERE: Redwood Shores Library, 399 Marine Parkway, Redwood City, CA

28th Annual Nutcracker Saturday, November 24, 2018

See this holiday classic brought to life! Pacific Ballet Academy is proud to celebrate its annual Nutcracker show which has been widely praised for its excellent choreography and dancers. This performance is 2 hours long with one 15-minute intermission and is appropriate for all ages.

TIME: 1:00PM and 6:00PM WHERE: Mountain View Center for the Performing Arts, 500 Castro Street, Mountain View, CA D ELEONR EA LT Y.COM

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COMMUNITY

PALO ALTO

STANFORD

Beauty of Autumn Garden in Arrangements

18th Annual Race Against PH

Friday, November 2, 2018

Sunday, November 4, 2018

This 5K event raises funds and awareness for the fight against

Let Gamble’s autumn garden inspire you to create a colorful

pulmonary hypertension (PH), which is a debilitating blood

seasonal arrangement in a rustic urn. Instructor Katherine Glazier

vessel disease that affects the heart and lungs of children and

will show you how to artfully combine seasonal foliage, flowers

adults. There are many unknown cases and currently no cure.

and other accents, such as grasses and pods, into your designs.

TIME: 9:30AM – 12:30PM WHERE: Gamble Garden, 1431 Waverley Street, Palo Alto, CA

CASP Collaborative Comic Book Project

TIME: 9:00AM – 12:00PM WHERE: Stanford PAC-12 Plaza, 151 Sam McDonald Mall, Stanford, CA

Do Ho Suh: The Spaces in Between

Come by for a short presentation on the 2017 Veterans

All Mondays and Wednesdays through Sundays from May through February

Collaborative Comic Book Project, followed by a hands-on

In this free exhibition, artist Do Ho Suh uses a chandelier,

comic book workshop where participants will create a comic

wallpaper, and a decorative screen to focus attention on issues

page based on the theme: “What books mean to me.” This

of migration and transnational identity.

Saturday, November 3, 2018

event is free and open to the public.

TIME: 2:00PM – 5:00PM WHERE: Cubberly Community Center ArtLab (Room U-7), 4000 Middlefield Road, Palo Alto, CA

The Transformative Technology Conference & Expo 2018 Friday & Saturday, November 9 & 10, 2018

This is the only conference focused on tech for mental health, emotional wellbeing, and human flourishing, resting at the interaction of neuroscience, psychology, technology, and entrepreneurship. The 4th annual, two-day conference offers a combination of keynotes and panels alongside hands-on demos of cutting-edge technology. Tickets available for purchase online.

TIME: 9:00AM – 10:00PM WHERE: 4249 El Camino Real, Palo Alto, CA

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

Painting Nature in the American Gilded Age

All Mondays and Wednesdays through Sundays from August 2018 through August 2019 Drawing from the Cantor’s permanent collection, this exhibition considers how nature was depicted by American artists from the 1880s to 1910, an era of unprecedented industrialization and urban development.

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

Contact Warhol: Photography Without End

All Mondays and Wednesdays through Sundays from September through January This exhibition showcases photographs by Andy Warhol that have never been displayed publicly before, including over 130,000 photographic exposures and 3,600 contact sheets and corresponding negatives that represent the complete range of Warhol’s black-and-white photographic practice.

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

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COMMUNITY

PORTOLA VALLEY Community Hike

Saturday, November 3, 2018

Sunnyvale Downtown Rides for Toys Saturday, November 24, 2018

Donate a new, unwrapped toy to receive a fun ride on a Sunnyvale fire engine! Suggested retail value of toys is $25 or

Please join the Portola Valley Trails and Path Committee for

greater, specifically for kids aged 7-11 years old. Parents can also

this annual all-ages and dog-friendly hike! A light snack will be

use this opportunity to talk fire safety with DPS personnel and

provided afterwards.

receive informational brochures.

TIME: 9:00AM – 11:00AM WHERE: Triangle Park, Alpine and Portola Road, Portola Valley, CA

TIME: 10:00AM – 1:30PM WHERE: Macy’s Parking Lot, 200 W Washington Ave, Sunnyvale, CA

Holiday Tree Lighting Celebration

SUNNYVALE

Saturday, December 1, 2018

Come ring in the holiday season with entertainment, holiday

Compost Workshop

cheer, and a photo with Santa Claus! It’s fun for the whole family

Learn the basics of sustainable backyard and worm composting

TIME: 5:00PM – 7:30PM WHERE: Historic Murphy Avenue in Downtown Sunnyvale, CA

Saturday, November 3, 2018

taught by certified master composters through the University

and a great opportunity to socialize with friends and neighbors

of California Cooperative Extension Composting Education Program (CEP), partnered with cities and Santa Clara County.

WOODSIDE

Compost bins are available for purchase after the workshop.

TIME: 10:00AM – 12:00PM WHERE: Murphy Park Building, 250 N Sunnyvale Ave, Sunnyvale, CA

Salsa Dancing Class Monday, November 5, 2018

Learn to dance Sasha and Bachata, including partnering skills, basic turn patterns, and combinations. Beginners welcome, open to adults 18+. $2 for residents and $3 for non-residents, cash only.

TIME: 7:00PM – 8:30PM WHERE: Columbia Middle School Multipurpose Room, Room 739, 739 Morse Ave, Sunnyvale, CA

Free Yoga Drop-In Class

Autumn Clean Up Day Saturday, November 3, 2018

Bring outdated and unused prescription medications, house and lawn furniture, appliances, construction and demolition debris, plastic toys, scrap metal, wood waste, tree trimmings, and more for disposal at the clean-up day for Woodside residents only. A full list of acceptable and unacceptable items can be found online.

TIME: 8:00AM – 11:00AM WHERE: Woodside Elementary School, 3195 Woodside Road, Woodside, CA

Mindfulness Hike with Friends Monday, November 19, 2018

Co-hosted by the Sierra Club and Friends of Huddart &

Tuesday, November 20, 2018

Wunderlich Parks, this 4-mile 700-feet elevation hike will help

Work on balance, strength, flexibility, and relaxation while

you develop a sense of care for yourself and the planet through

building self-awareness through yoga. Bring an exercise mat or

the practice of mindfulness meditation in nature. Open to

towel.

beginner and experienced meditators alike, some instruction

TIME: 6:00PM – 6:50PM WHERE: Columbia Neighborhood Center, 785 Morse Avenue,

and guidance will be given.

Sunnyvale, CA

TIME: 7:00AM – 11:00AM WHERE: Wunderlich County Park, 4040 Woodside Road, Woodside, CA

D ELEON R EA LT Y.COM

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®

PRSRT STD ECRWSS U.S. POSTAGE PAID SAN JOSE, CA PERMIT #2196

DeLeon Realty 1717 Embarcadero Road Palo Alto, CA 94303

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RESIDENTIAL CUSTOMER

THE 3% MODEL DeLeon Realty avoids conflicts of interest by never taking commission from both sides of a transaction. If a DeLeon Buying Agent represents the buyer of your home, or if the buyer finds it on his/her own and are unrepresented, the standard 2.5% commission that would typically go to the buyers’ agent will be waived.

This ethical approach does more than just save sellers 2.5%. It ensures that both the listing agent and his/her Brokerage remain free from the temptation to favor one offer over another. Thus our only goal is your best interest.

When Michael Repka, the DeLeon's Team's listing agent, receives an offer from a DeLeon buyer agent, Deleon Realty waives all of the buyer's side commission if the offer is accepted.

DeLeon Realty sellers saved 2.5% commission about 25.8% of the time in 2017.

O u r s e l le rs h a v e s a v e d ov e r $ 4 . 5 mi l l i on s in c e t h is pro g r a m s t a r t e d i n A p r i l 2 0 1 7 . ®

DEL EON LISTING AG ENT 650.900.7000

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