Here is a rundown of the newest additions to the restaurant and wine bar scene.
BEST FRIENDS | ALBANY
The sofa shop turned wine shop/bar has finally opened its doors after months of renovation and redesign. On the corner of Solano & San Pablo Avenues is the area’s newest wine destination. You can pick up a bottle or two of local and boutique wines or you can enjoy a glass at the bar. They also serve light snacks and beer on tap. The bright airy space is open Wednesday through Sunday 12pm-9pm. 901 San Pablo Ave, Albany
MUGUNGHWA | EL CERRITO
Opened mid-November right on San Pablo Ave, Mugunghwa is an outstanding addition to the handful of Korean restaurants in the area. Here, you’ll find a clean modern space that has perhaps one of the more extensive (& authentic) menus around. In addition to staples like bulgogi & fried chicken you can also find perhaps some of the Bay Area’s best bossam! Open daily 11-9:30pm. 10140 San Pablo Ave, El Cerrito
BANGKOK
BY THE BAY | BERKELEY
Tucked deep in the heart of West Berkeley is some of the tastier Thai food I’ve had in awhile. First time restaurateurs, Sung Makawatsakul & Nantika Julakasilp opened up early November just behind the new biotech campus near Aquatic Park. The menu leans on classic Thai street foods and I couldn’t be happier as I nearly ate my body weight in curry puffs. They also have a stellar happy hour menu from 4-5:30 during the week. Mon-Fri 11:30-2:30pm/4-8:30pm. 800 Heinz Ave, Berkeley
IMPACT OF CONDITION EAST BAY
I think it’s safe to say most people would agree out of all the factors that go into impacting a home’s value, location is #1. A house next to a busy freeway is likely to be much less valuable (in the same city) as a similar home on a quiet cul de sac. After all, you can’t really change the location of a house and you’re highly unlikely to move the freeway. While size could technically be the best answer for #2, I would make the argument that it’s condition. Most folks getting ready to sell their home aren’t going to be adding square footage in order to maximize the sale. The numbers just don’t pencil out. Condition, is much more controllable, and plays a major role in maximizing a home’s value.
The pics above are from two similar sized homes that sold in El Cerrito in September. They were just 5 blocks from one another and neither was near a freeway. Pic #1 received only 1 offer and sold for $1.2M while pic #2 received 4 offers and sold for $1.7M (+$520k!) The difference? House #1 was mostly outdated while house #2 was updated throughout.
In 2022 when interest rates shot up so did buyer expectations for the condition of the home they considered buying. With super low rates competition was so strong that buyers couldn’t afford to be picky about whether a kitchen was updated or not because the house was likely to receive multiple offers no matter what. Now that interests rates have spent the last two years averaging in the 7’s we have seen turnkey homes far outperform outdated homes.
THE FOUR SEASONS OF REAL ESTATE
In addition to, ‘How’s the market?’, another common question I get is, ‘When is the best time to buy/sell?’. Both questions require an immense amount of context and understanding about the person asking. Perhaps most important to know is, What are the goals? Keep in mind there are external factors that can impact the answer to those questions too, such as interest rates, the overall state of the economy and general affordability. Nonetheless, there is a natural seasonality to real estate in our area that ebbs and flows in a relatively predictable pattern.
Let’s go chronologically and begin with Spring. Without a doubt, based on the amount of transactions, the busiest time of the year are the months of MarchApril-May. Several factors are likely at play here. First is that the school year is winding down and a family that sells or buys a house in April could begin moving in as soon as the school year finishes. Also, there is pent up demand from a quiet winter season.
Next up is Summer. While inventory is usually steady, the pool of buyers is inconsistent as people tend to do more traveling during the summer months of June-July-August. For sellers hoping to get top dollar this means that there may be a slight chance that competition is not maximized if their home is on the market. This is especially the case near the 4th of July holiday.
Based on volume, Autumn is the second busiest time of year. SeptemberOctober-November especially from when schools start to about a week before Thanksgiving is very strong. There is not much travel going on and there are buyers who would like to be in their new home before the holidays. Once the holidays hit there is a large segment of buyers who ‘take a break’ until the new year. Also, many sellers with houses still on the market by the holidays tend to take their homes off the market and put them back on in the new year, hoping to capture more competition.
Mid November to mid January is what I define as Winter for real estate purposes. Due to the fact that many buyers take this time ‘off ’ from their home search, many home sellers choose not to sell their home in Winter. Inventory is at its lowest point during this time of year and the little that is available is usually not top notch. This is because home sellers are counseled to hold off on listing their homes until the new year if/when they can. Therefore, the majority of what is on the market is due to external factors such as a divorce, death or other life changes. While inventory is low so is competition, which helps give buyers a little leverage in what is otherwise a big seller’s market.
Porchetta-ish
Now that the weather is crisp I can cook with less guilt. You see, I love heavy food. Thick, rich, sauce laden foods with lots and lots of flavor. The kind that makes you feel like a hug. When the weather is warm most people aren’t into eating braised short ribs or pork roasts. So I’ve got to wait for the colder weather to throw down on the heavy foods. Here is one of my favorites and it’s a super simple take on a traditional porchetta.
1.Preheat oven to 425°. Toss chopped garlic, chopped rosemary, fennel seeds, salt and 1 tbsp olive oil in small bowl. Season with pepper.
2.Rub mixture over tenderloin in the morning for an evening meal or minimum 2 hours. Scatter rosemary sprigs in large baking dish. Wrap tenderloin with bacon and tuck loose ends under to secure. Nestle half heads of garlic in bacon nooks and drizzle with oil.
3.Roast for 40-45 minutes or until an instant read thermometer hits 140° (it will raise to 145° when you let it rest). Let it rest on cutting board for 10 minutes.
Serve with cheesy polenta/grits or mashed potatoes. Enjoy!
TOP 10 LOCAL PLACES FOR GIFTS
When it comes to gift giving I’m the worst. Too often I overthink it by trying to get the perfect gift and usually end up suffering from paralysis by analysis. The good news, however, is that after years of painful searching, I have established a list of go-to shops where I know I’ll always be able to find great gifts no matter what the occasion. Here it is!
10. Amoeba Records, Berkeley
The absolutely perfect place to find something for those who LOVE music they can touch.
9. Dorset Finds, Berkeley
Full of incredibly cool vintage and unique antique finds of all shapes, sizes and styles. Only open Saturdays 12-5 or by appointment.
8. 5 Little Monkeys, Berkeley & Albany
Are you even a parent if you haven’t rushed here for a last minute birthday gift for one of your kids’ friends? Whether it’s a birthday or any holiday, this is definitely my go-to for tweens on down to babies.
7. Cheeseboard, Berkeley
For gifts? Absolutely! If you showed up to my house with a greasy bag of goods from here I’d smile ear to ear. They even have a mystery bag of cheese for $25 that is perfect for your favorite foodie not allergic to lactose.
6. Cask on College, Berkeley
No brainer destination for anyone who likes to imbibe. It’s also perfect for getting host gifts, too. And don’t worry, if you have no idea what to get you can always get expert help from their knowledgeable staff.
5. Oaktown Spice Shop, Albany
No joke, when I get someone a gift from here they ALWAYS tell me again and again how much they loved it. I highly recommend getting the single origin peppercorns. You will never buy any other type of pepper again.
4. La Noisette Sweets, Berkeley
Full disclosure: there’s a bit of nepotism going on here. Owner/baker, Alain,Shocron is family BUT he also legitimately bakes some of my favorite French pastries to share year round. You can even special order Buche de Noel and other seasonal icons.
3. Pelago, Montclair Village
I have never been here and NOT been able to find something to gift. Mom or dad, friend, kid or even your favorite co-worker, they’ll always have something unique. They knock it out of the park in the desk accessory category (yes, that’s a thing).
2. Top Drawer, Berkeley
Stylish items from sketchpads and cool reading glasses to bento boxes and designer handkerchiefs. Perfect for the creative in your life.
1. Flowerland, Albany
I would (& could) spend all of my money here and it wouldn’t even be difficult. While their variety of plants is unreal, it’s their gift shop that captures my attention (& wallet). Wonderfully curated for just about any occasion.
Before continuing, let’s define turnkey and outdated. This is going to vary from person to person but generally turnkey is a home that the average buyer could move into immediately and not need to spend extra money to improve. My definition of outdated is a home that is structurally sound but has an outdated aesthetic and possibly even some outdated systems such as electrical or plumbing. A person moving into an outdated home is likely going to spend additional money to renovate the kitchen or baths or flooring & windows and in some cases, all of the above.
Considering the impact that the condition has on the selling price you might ask yourself, “Why would anyone ever sell a home without updating it?!” The answer is simple, not everyone has the funds to update their home. Some don’t have the motivation and others may not have time. While renovating a home is not cheap, it often can cost less than one might think, especially if the homeowner does their research. There are even a handful of companies that will redesign and renovate with no money up front and receive payment out of escrow when the home sells. While this service is incredibly convenient it comes at a premium and costs more than what a standard contractor would charge to do the work. But for those without the means, it can be a sure fire way to sell your home for a markedly higher amount.
When I am working with someone looking to buy a home, I help them understand the difference in competition & price between outdated and turnkey homes. For some, understanding this relationship can be the difference between buying a home or not buying a home. In fact, I’m such a believer in the impact of condition that I spend dozens of hours each month manually tracking hundreds of home sales by their condition. The ability to show buyers and sellers real data on how the condition will impact their expectations is critical to providing clarity.
For buyers, considering a home that is outdated can offer a multitude of benefits. First and foremost they spend less money on the house. This also means they have a lower base on their property taxes, too! Additionally, as they begin to take on updating projects they can truly create the home of their dreams by designing every detail exactly how they want it. Nothing breaks my heart more than when a buyer is considering a turnkey home and they tell me they would likely change the kitchen or some of the bathrooms. This usually means they are already paying a premium because it’s turnkey and then they’ll spend more money on top of that changing out some aesthetic elements. Double whammy!
In the outdated home from pic #1 it’s not crazy to think that buyer could renovate the outdated elements of the home for somewhere around +/-$100K. So long as their finishes are not luxury items imported from overseas. For some, the work of designing, planning and the inconvenience of having the work done outweighs the cost savings. And that is exactly what I see when I look at how the condition of homes impacts the price of a home. Buyers are paying a premium to move in and not have to do pay for or do anything.
*If you want ever want a digital copy of my monthly market reports separated by condition, just let me know. I track every single home sale in Berkeley, El Cerrito, Kensington, Albany, Piedmont & Lafayette and I’m happy to share.
Snippet of the monthly market report I compile that is separated by condition
2nd Annual
HOT COCOA BAR OOKIEAndBUFFET C
1559 SOLANO AVE, BERKELEY
SUNDAY, DECEMBER 8TH | 12-5PM
Cookie connoisseurs & hot cocoa aficianados rejoice! As part of the Winter on Solano celebration, there will be a festive spread of cookies & treats along with a DIY hot cocoa bar loaded with toppings.
Michael Perry
510.641.6543
m.perry@ggsir.com 1559 Solano Ave. Berkeley, CA 94707
Lic #02193642
Upcoming Events
Dec 5th-8th | Max’s Garage Press
East Bay Print Sale This is easily one of my favorite “events” of the year. Just for a few days you can browse thousands of prints (woodcuts, lithographs, risographs, screen prints & more) made by local artists. They always impress and they are incredibly well priced. If you’re looking to up your art game or if you want to get a unique gift for someone, this is the place. 1006 Pardee St (FYI, parking is terrible)
Dec 8th | Solano Ave 12pm-5pm
Winter on Solano Businesses along Solano Ave host a variety of different holiday events. You can find face painting, balloon art, an artisan art fair, music, Santa Clause and much more. The Berkeley Community Chamber Singers will perform songs from 2-3pm in front of the Golden Gate Sotheby’s of ce where I’ll be hosting an epic hot cocoa bar & cookie buffet. Come by!
Dec 7, 8, 14, 21-23 | Tilden Park
Breakfast With Santa The Tilden Park Merry Go Round, built in 1911, is one of the standout landmarks within the park. It’s especially magical during the Christmas season as it becomes a winter wonderland. In the evening you can grab hot cocoa and enjoy the lights. They also offer the opportunity to have breakfast with Santa, too. Tickets for this event are available for a variety of dates and include a buffet style traditional breakfast, games, unlimited rides and photo opportunities with the big guy. Tickets available online.
December 21st & 22nd | Flowerland, Albay Winter Market Whether you find yourself in need of a last minute gift or you just want to browse the dozens of incredible food vendors, this event is a hit. Pro tip: do not miss the kimchi tuna melt from All Pau if you go . . . it’s a game changer. Last year I stocked up on sweet treats as host gifts leading up to Christmas.
