The Abbey Estates in Fremont – New Homes for Sale

October 24, 2016 by temineth 1 Comment

Robson Homes, also designing Mission Heights, is working on another new development called The Abbey. Located at Palmdale Estates, the epitome of style and grace with gardens and luxury homes, the new development of The Abbey will be just off Mission Blvd south of I-680. The Abbey will be a small enclave of 15 homes next to the Palmdale Estates featuring two floor plans, the Olive and the Fig. This is the first phase of the development.

The Olive will feature 4 bedrooms, 3.5 bathrooms and 2,223 square feet with a 2-car garage. This is a two-story home with a bonus 3rd floor for storage and an optional 4th bedroom. It offers ground floor living with a mudroom, kitchen, living and dining room with the master suite and 2 additional bedrooms on the 2nd floor.

The Fig will offer 4 bedrooms, 3.5 bathrooms and 2,273 square feet with a 2 car garage but a different layout. The Fig is 3 stories with a private ground floor suite, ideal for an in-law home. The kitchen is on the expansive 2nd floor, which opens to the living room and dining room with the master suite and 2 additional bedrooms on the third floor. The laundry is also on the 3rd floor making it perfect for keeping all laundry together.

All homes will feature luxurious master bedroom suites with custom-designed freestanding vanities, limestone or marble slab countertops and high-end designer knobs and pulls. Bathrooms and kitchens will feature Kohler designed basins and faucets. There are generous walk-in closets with custom shelving.

In the kitchen, homeowners will enjoy Viking, freestanding stainless steel range with six burners and a Kohler farmhouse style sink and designer faucet. Each room is an open-air room ideal for entertaining with separate living spaces, a mud room with built-in cabinetry, laundry rooms, wall-to-wall carpeting and craftsman style oak wood stair railings.

Residents are part of the Fremont school district and will utilize the Chadbourne Elementary school, the Hopkins junior high middle school, and the Mission San Jose high school.

For more information on the Abbey estates or to be notified when new listings at the market contact my office today. Prices are still to be determined but will approximately be between $1,325,000 and $1.4 million.

New Homes at Mission Heights in Fremont California

October 20, 2016 by temineth Leave a Comment

Mission Heights is the newest home development in the Mission District located in Fremont California.

Built by Robson Homes, this new collection of properties feature four and five bedroom layouts and up to 4.5 bathrooms in sizes up to 3400 ft.². These homes are located in the Mission foothills with beautiful views of the entire San Francisco Bay area. This enclave of new, unique and luxurious homes feature a wide variety of floor plans, layouts and designs. There are four multigenerational floor plans ranging in size from about 2800 ft.² to over 3400 ft.² boosting four and five bedroom designs. Each home has spacious living and entertaining spaces including great rooms, first-floor bedroom suites, lofts and balconies. Expansive homesites also leave plenty of room for outdoor entertainment. Homes are set to be priced from about $1.9 million.

There are four distinct resident floor plans:

Residence 1 is a four bedroom and 3.5 bathroom design, two-story layouts with over 3200 ft.² and a two-car garage.

Residence 2 is a five bedroom and 4.5 bathroom home with 3400 ft.², also with a two-story layouts and two-car garage.

Residence 3 is a four bedroom and 3 1/2 bathroom home with two distinct layouts of either 2783 ft.² or 3192 ft.² and a two-car garage. This is also a two-story floor plan.

Custom features will include freestanding vanity with limestone slab countertops, Kohler sinks, faucets, hardware and soaking tub, limestone slab bath and shower surrounds, marble tile shower flooring, and custom cabinetry with designer knobs, pools and hardware. Kitchens will feature biking stainless steel range with six burners, custom crafted wood cabinetry, Kohler farmhouse style sink, faucet and dishwasher.

Each home will be carefully crafted with energy efficient design and green home features including a tankless water heater with built-in recirculating pump, electrical vehicle outlet charger and lots of small energy-efficient details.

Technology is already wired in with prewired for satellite dish, wiring enclosure for connection to networks, plug-and-play outlets, additional phone Jackson kitchens and master bedrooms, gas and electric dryer hookups and laundry rooms and central heating for optional air conditioning system. Each home features its own unique optional features including technology upgrades, custom built in cabinetry in high-end and designer finishes and optional flooring, carpentry and countertop upgrades.

About the area

Fremont California is located in Alameda County and is actually part of five smaller communities such as Irvington, Mission San Jose, Warm Springs, Centerville and Niles. It’s located in the southeast section of the bay area and is home to about 230,000 residents. It is the fourth most populous city in the bay area and the largest suburb of San Francisco.

Fremont features a variety of markets, shops and restaurants sporting all types of budgets, tastes and styles. Fremont has its own historical attractions, art galleries, parks, museums and farmers markets. With a thriving performing arts department and the ever famous Fremont Bank Aqua Adventure Waterpark, there’s never a shortage of fun things to do, see and experience in Fremont.

For more information about this area or to get updates on new listings available in Mission Heights contact my office today.

5 Things to Know Before Buying a ‘For Sale by Owner’ House

October 4, 2016 by temineth Leave a Comment

For sale by owner or FSBO, as they are often referred to, is when a homeowner decides to list and market their own home for sale instead of going through a real estate broker or agent. Most homes are listed by real estate agents under a brokerage of some type but occasionally buyers come across the for sale by owner home. This may be someone you know or just a random listing in the newspaper or drive by a sign in the front yard. You might think this is an easy way to get a home without involving real estate agents but actually, it’s the opposite of simplifying the process. Conducting a real estate transaction with people that may not know the process or the legalities, can turn into a nightmare and make you and the seller liable for certain issues.
Here are five things to know before jumping into a for sale by owner real estate transaction.

1) many homeowners will work with a buyers agent.

Even if you have your own buyer’s agent but find a for sale by owner home, the seller will typically work with the buyer’s agent so you don’t need to go behind your buyer’s agent’s back in order to complete the transaction. Talk to your agent about finding the home and let them do the negotiations for you. Often times, homeowners will pay the buyers agent a commission simply for helping facilitate the transaction.

2) Pricing may not be accurate.

Talk to your agent about the accuracy of the list price. Many homeowners price their home where they think they should be listed and it may be completely off the market value. Homeowners typically don’t do a lot of research when it comes to pricing their homes. They may be overpriced or underpriced but rarely at market value. Talk to your buyer’s agent about the accuracy of the price and if you should negotiate a lower asking price.

3) Check the integrity of the house.

There could be a variety of reasons the owner is choosing to sell themselves. Perhaps they don’t want to pay a seller’s agent commission, there could be something wrong with the house, or they just don’t like working with real estate professionals. However, the house might be perfectly fine. You shouldn’t discount a for sale by owner home by thinking there something wrong with it. Many homeowners take very good care of their properties but you’ll also want to verify building permits, local codes, and have a home inspection.

4) All laws still apply.

Just because the owner is selling the home themselves doesn’t mean that they are exempt from typical state and county laws. Laws typically stipulate that the seller must disclose any problems with the home and perform any repairs upon negotiations. If there’s a hazardous issue, it should be taking care of before the buyer takes ownership. Homeowners should also allow the buyer to have their own home inspection.

5) understand your legal rights.

If you’re not working with a real estate agent on a for sale by owner home you could be liable for issues in the future if you don’t understand all the legalities. This is why it is so crucial to have a buyers agent on your side that is familiar with local codes, tax laws, and regulations. If information is conveyed in writing it must be signed and documented by both the buyer and the seller. Do not do any negotiations verbally without everything being in writing and signed off. The last thing you want is for the previous homeowner to negate any repairs that they said they would do simply because it was not in writing.

Buying a for sale by owner home is not impossible but it does take a little bit more research for both the buyer and the seller. If you have found a home in the Tri-Valley area that is for sale by owner and you need help facilitating the deal contact my office today.

Image adapted by Mark Moz

How to Understand the Seller’s Disclosure Report

September 26, 2016 by temineth Leave a Comment

The seller’s disclosure report or form will be filled out by the homeowner/a seller before listing the property explaining in detail any known issues, remodels, renovations or problems that the house currently has or has had in the past and has been fixed. Anything that the seller knows about a property must be disclosed on this form. Seller’s disclosure forms vary from state to state will have some of the basics that buyers will need to know or understand before purchasing the property.

Here are some of the basics of most sellers disclosure forms or reports have that buyers need to understand.

The age of the roof.

This is more than simply knowing that the roof is 10 years old; it’s knowing what type of roof it is that you know the lifespan of that material. If you are only 10 years into a 40 your roof, you know that the roof will have some life left to it for quite some time. If you are unsure about the life of a particular roof material ask your real estate agent or home inspector. They can give you tips and advice as to how long a particular roof will last.

Plumbing.

Sellers should be able to explain any and all plumbing issues that they know what. You want to know the age and type of the pipes, whether it’s copper, galvanized steel or brass. Some of these can last up to 100 years but polybutylene or lead pipes could mean trouble. Some of these materials may need to be replaced before you move in.

Heat pumps, furnaces and water heaters.

Most gas water heaters usually last about 10 years and electric ones about 15. Most water heaters don’t need to be replaced until the leak or fail. HVAC systems or heat pumps work harder the older they get so a 20-year-old HVAC system will be working about 50% harder and less efficient than a new system. While this may not be something to replace, it is something to be aware of for your future in the home.

Renovations and remodels.

If the seller had conducted any remodels or major renovations they should be able to produce a building permit. If no permit was done on a major remodeling issues that require a permit for your city or state, you could be liable for mistakes in the future. Anything that was done that should have had a building permit needs to be signed off on before you agree to purchase the property. This is for your safety and liability.

Cracks in the wall and foundation.

Cracks can be structural damage but they also could simply be a settling. Newer homes are notorious for getting cracks in the ceiling, walls and corners simply because they have settled now that people have moved into the home or the foundation and ground around the home has settled. While this may not be cause for concern it is something to ask your home inspector about. Read more: Do New Homes Need Inspections?

Animal damage.

Sellers should be able to tell you if there’s been any major animal damage while the home was under their ownership. This could mean past issues, where they have hired an exterminator, major damage, rats, mice, snakes or other issues that may have caused damage to the house under the seller’s ownership. Make sure all of these items have been addressed and taken care of before you take ownership.

Asbestos and lead paint.

Sellers need to answer honestly of they know that the home has asbestos or lead paint. But, most homeowners have not owned the home for the last 40 years total so whether or not the property has lead paint in it or not, the seller is not going to know. The seller may know if there is asbestos but anything that they do know, they have to disclose.

Understanding the seller’s disclosure form doesn’t have to be difficult but if there is anything you don’t understand don’t hesitate to ask your real estate agent or the listing agent. They can identify and explain any detail and unfortunately if the seller simply does not know about an item dues to issues happening before they owned or if it is an investment rental property, there’s not much the buyer can do about it.

This post previously had a disclosure image that was creative commons and has since been pulled into a license photo. The image has been removed.

Should You Buy a “Flipped” Property?

September 20, 2016 by temineth Leave a Comment

We see them all the time these days; fix it or flip it, love it or list it etc. This new trend of buying homes and flipping them is certainly not a new idea but broadcasting it on reality TV has only hit the airwaves in the last few years. More and more sellers and investors are watching the shows thinking they can definitely do it but when it comes to buyers, are buyers apprehensive about purchasing a flipped property?

The challenge is finding a home that has had just a little bit of cosmetic work done versus a home that has undergone major surgery. Finding a home that has undergone major repairs or replacements is not a bad thing but you want to make sure that the work was done properly and up to code. Simply repainting a wall and repairing a patch or two is not something you’ll need permits for but rewiring the house, redoing plumbing or installing a major household appliance such as a furnace or heat pump should be monitored and approved by a qualified professional.

Other items that you may not be aware of include precautionary materials. For instance: if a vanity was replaced, the vanity might look great but if the Hardy backer board was not installed properly or is not waterproof, you could be faced with mold and mildew later on down the road. You’ll need to verify that all the materials used were up to code and properly installed. You certainly wouldn’t want the floor to buckle due to improper plumbing underneath the sink. Remodeling or renovating things on the outside might look pretty as long as the inside work was also completed properly.

Aesthetics are of course important when you’re dealing with a remodel or rehab but you also want to make sure that the work was done professionally and not just completed on the surface. Any wood rot, foundation problems, or items behind the scenes may not be visible on the outside door on the surface. These are items that could cause major problems in just a few weeks after purchasing the property.

Related: Do New Homes Need Inspections?

Having an inspection can certainly alleviate some of these concerns, however, not everything is visible or can be inspected. Verify that your home inspector will check the crawlspace and the attic in order to confirm that the bones of the home is just as sturdy and durable as the aesthetics.

All in all, buying a flipped property is a great way to get a home that is usually all put together but it is important to be aware of the concerns that flipped properties could present. Talk to your real estate agent, make sure you understand what work was completed and that it is been properly inspected and permitted.

Determining Whether to Sell or Repair

September 14, 2016 by temineth Leave a Comment

The “Love it or List it” TV show is a big hit allowing homeowners to either list their home and sell or fix what they have. The hosts both do their best to fix up the existing home so the homeowners love it, or find a better home that has all they want already. Even though it’s a show, it’s a valid question when you’re on the fence about whether or not you should sell your home and find something better or just fix the one you have.

Here are some great points to consider on both sides.

Keep it and Fix it.

If you’re on the fence about deciding whether you should repair your home and fix it up or sell it, understand that you will need a large chunk of money in order to do the repairs, remodel or renovations that you really desire. Will this be more than simply mowing the front lawn, trimming the hedges and may be painting a room or two? If you’re really considering making the home you have now into the home you love, a major remodel may be necessary. Perhaps it’s the kitchen, bathrooms or even the entire layout of the living area or some bedrooms.

This can be a major remodel and these shows usually take anywhere from $50,000-$100,000 to do major remodels depending on the market value in the area. Kitchens tend to be the most expensive rooms to remodel in the house running anywhere from $10,000-$50,000 depending on the type of materials and appliances you choose. Major remodels can add quite a bit to the value of the home but only if you plan on staying in the home for quite some time. For instance: if you plan on remodeling the kitchen to the tune of $25,000 and then turning around and selling it, you may not get that $25,000 back out of the home. This is something to consider and something to talk to your real estate agent about.

If you’re planning on staying in the home for some time, a $25,000 kitchen remodel be exactly what you need to help you fall in love with your home all over again.

Think about the area and what you really love about your home; Do you love the location? The school district? The view? The backyard? A lot of these things don’t change so if you love these items about your home you might consider simply making the house itself into a house you love rather than finding a new home in a new neighborhood that you are unsure of.

Cost is also a big factor. The cost necessary for the remodel? A lot of people get home equity lines of credit or refinance their home but then again, consider that you are taking out a new loan in this will have more debt and more to your monthly mortgage payment or debt payments.

Sell and Find a New Home

If you decide to sell it as-is you can certainly take that money and find a home that you really love, however, you may not get as much for the home as you would if you had done the remodel and then waited a few years to sell. This is something else to consider where you can basically do both. Consider the remodel now in the home that you love, keep it for a few more years, and then sell it for a higher value finding another home that you love.

By buying a new home you can really take the time to check out the neighborhood, school districts, and find a home has everything you really want. However, you may also be out of your price range. Refinancing your existing home and remodeling may be less money than trying to save and invest in a new mortgage with a new home.

Basically, it’s all a numbers game and you need to weigh the pros and cons to find out what works best for you. Do you love static features about your house such as the location in the neighborhood? Do you like the house but hate the location?

You should probably weigh both factors and find out how much each would cost approximately and then how much you’re willing to invest not only now but in the future in either a new mortgage or potentially new debt that you will have to take on for the remodel.

If you’re interested in running some numbers or would like information about homes in different neighborhoods in your own contact my office today. I specialize in the Tri-Valley real estate area and would love to help you find the home of your dreams or put you in contact with a mortgage broker in your area that can help you remodel to your heart content.

Do New Homes Need Inspections?

September 6, 2016 by temineth Leave a Comment

Buying a new home is an exciting venture. New home/new you! Despite being very exciting, homebuyers may think they can skip the inspection because if something is brand new it should be perfect. Right? Just as a brand new car may have issues, new homes can too and that inspection can be a real revelation.

Not only should you conduct a final walk-through of your new home, but also have a non-biased home inspection. If you are customizing the house, you want to make sure the builder or developer used the correct materials and finishes you chose. Perhaps the tile is the wrong color, slightly crooked or the carpet should have gone down the hall instead of stopping at the top of the stairs. These little details are obvious to homebuyers that chose the materials but there are things that go far deeper than cosmetics in new homes that a professional home inspector should check out and correct before you sign on the dotted line.

Defects can happen and many new homes come with warranties to guard against such things. Nevertheless, if you do not know about them, you cannot argue for them. If you have never lived in the home, you may not know that you can hear people walking on the second story, or that the pipes knock when using the washing machine, or that the back door rattles when the front door closes. While a home inspector may not be able to catch all these issues, they can inspect places most homeowners will never tread. This includes the crawl space, attic, roof, and under sinks for plumbing issues.

Home inspectors will be able to tell if the installation was proper. Most new homes have builder grade materials and appliances but a new homeowner may not realize some appliances are not adequate for the size of the home. We inspected a 3,000 sq. ft. home and found that the installed furnace only heated 1500 sq. ft. This would have cost the homeowner hundreds if not thousands in heating and cooling costs! Most homeowners would not realize this until they are calling the electric company wondering why their bill is through the roof.

You would be shocked to discover what some of our inspectors have found; missing siding, unattached ductwork, broken roof trusses, raised roof shingles and more! These things should be fixed before homeowners take residence.

Having a building inspection and signing off on a permit is not the same as a home inspection designed specifically for the future homeowner. It pays to have this type of inspection done; every. single. time…. Do not neglect it!

Contact me today to find a home inspector in your area for your new construction home.

Livermore’s Annual Harvest Wine Celebration

August 29, 2016 by temineth Leave a Comment

This weekend, September 4 at 12:00 PM until September 5 at 5:00 PM is Livermore’s 35th annual Harvest Wine Celebration. Each Sunday on the Labor Day weekend, the Livermore Valley wineries celebrate the crash season and 35 years this year of the Harvest Wine Celebration. Each individual winery will host its own activities, which will include tastings, arts and crafts, music, and more.
On Monday following the festival, participants can enjoy additional tastings at each of the participating wineries.

In order to participate, you need to be a ticket holder so don’t miss out on this exclusive celebration.
Participants must be 21 years or over to consume the wine but all ages are welcome to participate in activities. Tickets include participating winery tours on Sunday and Monday, wine tasting, commemorative Livermore Valley wine glasses, wine discounts and other goodies along the way. You are not required to have a ticket to visit a winery participating in the harvest but it definitely helps in order to get the most out of the experience. There are no complimentary shuttle buses this year so it’s best to get a designated driver for your tour.

Tickets are $45 each and when you make arrangements you start at a certain winery. Tickets are $55 on the day of participation. Tours get 10% discount on ticket purchases of 10 or more.
To buy tickets, view the map and participating wineries visit lvwine.org

10 Tips to Make Your Move Really Easy

August 22, 2016 by temineth Leave a Comment

Nobody likes to pack up the entire house and move but most of us do it at least once or twice in our life. If you’re looking at moving or relocating to the Tri-Valley area or maybe you’re moving out of the area, you may be researching some of the best tips and tricks to make your move so much easier. Here are 10 easy tips that you may never have thought of before they can make your relocation that much easier.

#1. Box of essentials.

Many people pack the wrong way. You want to make sure that the items you want to get to quickly are at the back of the truck or the easiest to obtain. This could mean your coffee maker, important documents or records. But you also want a box of essentials to go along with you, especially if you are relocating a long distance. These essentials could be blankets and pillows, toiletries, a first aid kit, any medications, phone and tablet chargers, toilet paper and paper towels, paper plates and utensils, pet food and bowls, credit cards, passports, Social Security card and credit cards.

#2. Hook up TV and the Internet as soon as possible.

Many utilities only require a phone call to get things switched over to your new location so you want to make sure that your Internet and TV are some of the first things to be hooked up so that you can start getting your email, have access to the Internet and some entertainment if necessary.

#3. Bring something for the kids.

Kids can find moving to be extremely boring so you want to make sure you have items for kids such as coloring books, crayons, games, tablets or other items that can keep them entertained, especially if you have a long way to go.

#4. Nextdoor.

The online company Nextdoor is a great way to network with your new neighborhood. You can ask questions about the neighborhood, find babysitters and handymen and a little bit about your particular neighborhood before moving in.

#5. Don’t forget to leave important items with your last house.

This could be all the keys that you have, your garage door opener that you may have stuck in your visor and forget that you have it, any other items that the new homeowner will need to operate their new home.

#6. Changing the locks.

You never know who may have a house key to your new house out there so it’s always a good idea to change the locks before you move in.

#7. Call a cleaning service before hand.

If you’re moving a long distance, call a cleaning company and have your real estate agent let that cleaning person in for a thorough cleaning before you even arrive.

#8. Pack the essentials last.

Just like we had an essential box for the trip, make sure that your coffee maker, any documents, taxes, phone numbers and close are easily accessible as soon as you get to your new house.

#9. Ask about movers insurance.

If you are hiring a moving company to move your items, ask about their insurance policy and get at least three quotes from different moving companies and if they do in-home assessments so your estimate is as accurate as possible. You also want to make note that moving expenses can be tax-deductible.

#10. Research schools and kennels ahead of time.

Before moving you want to see what school your children will be in so you are prepared to get them in school right away if you’re moving during the school year. You may also want to make note of doggie daycare is in the area, kennels, doctors, dentists and other places that you may frequent.

These are just some simple items that a lot of people forget to do. If you’re relocating to the Tri-Valley area of California contact my office today for more tips and tricks to moving and finding the right house for your needs and budget.

How to Really Finance Your Dream Home

August 16, 2016 by temineth Leave a Comment

You’ve put in your time in a small townhouse, smaller home or condo and built up some equity but now you’d like to make that dream home a reality! How can you go about financing the home so you get what you want and still stay on budget?

For starters, you want to set realistic goals about the house you’re looking for. These are basic and broad goals such as do you want to live in a certain school district? Do you need a certain amount of square footage? How many bedrooms and bathrooms do you need? What type of neighborhood do you want to live in? These are large, broad requirements for your dream home. From there, you can narrow things down to certain details that you really love such as, large kitchen, updated bathrooms? Large backyard, mature landscaping, fenced yard, and any other little details you may want in a particular property.

Keep your broad, large items at the top of your focus and then narrow the homes down to items you love within those particular homes. From there, you can determine what you really want, what you can really afford, and if you’re ready to make the move to a dream home.

When it comes to financing a large purchase you may need a jumbo loan. Depending on how much equity you’ve built in your current home will determine how much down payment you can make on your next home. If you’re currently renting, you’ll need to come up with a certain amount of down payment. Speak to your lender about the exact figures you’ll need in order to qualify for your dream home.

Other items you’ll need when it comes to financing a large loan is secure information. Your credit report will be one of the most important pieces of information that will get you either the home you want or rejected. You can request your own credit history for one of the three major credit bureaus in the United States: Equifax, Experian, and Trans Union. Typically getting one report should have every piece of information you need to verify your credit history, score and to correct any mistakes or errors.

Determine whether you want to buy your dream home or build a home.

In the Tri-Valley area, there are many new subdivisions and communities popping up all over the place in places like Livermore, Pleasanton, and Oakland. Are you considering buying an existing home, putting the final touches on a custom built home or building a home from the ground up on your own land? Financing changes for each one of these situations so you’ll need to talk to your lender about your plans and your real estate agent about what you’re looking for to find you the right home in the right lending program for your needs.

Determine your financial limit.

What you might think is your financial limit, lenders may disagree. Lenders will take into account all of your assets, liabilities, debts and income to determine a comfortable amount that can go towards financing each month. Typically no more than 30% to 35% of your income should go towards your housing payment each month. There are different programs and plans that may allow for more but remember, putting too much strain on your finances means that you won’t have any money for those emergency issues that may arise as a homeowner.

[More: 8 Money Tips for Home Buyers]

Perhaps you’re in a similar boat to a lot of people; you already own a home but if the right dream home comes along you would consider selling and moving. To prepare yourself for the situation it’s important to have some reserve funds set aside for the down payment, earnest money deposit, and home inspection. You’ll be ready if the right home becomes available and you already have done your financial homework necessary to afford the home.

Start first by talking to a real estate agent about your needs. I can set you up with an alert system that sends you an email when a home that meets your search criteria and price becomes available. Secondly, speak to a lender about your credit history and your chance of getting a loan for the type of home you want. They can set you up to be in a good position, ready to make an offer, complete with a preapproval letter that can be updated monthly if necessary.