Palo Alto Open House This Weekend! Location, Location, Location...

Welcome to this lovingly upgraded 2 story Midtown Palo Alto townhome in a fantastic location.  

Exterior View 

OPEN HOUSE THIS SATURDAY AND SUNDAY, 

October 23rd and 24th, 1:30-4:30.

This home boasts pergo flooring throughout the home, corium kitchen counters, stainless steel appliances, a built in entertainment center, granite faced fireplace, granite vanity top in the half bath, and a spectacular back patio and deck. 

Additionally there is a large kitchen, separate dining room, step down living room, and three bedrooms plus 2.5 baths. The complex has all new hard scape with gorgeous walkways and planters.  


There is also a pool and spa, and underground parking with an elevator to the main level. The HOA fee of $575 covers exterior maintenance including the roof, painting, pool, and landscaping, water and garbage, and earthquake and fire insurance.  

Fantastic schools include Palo Verde Elementary, JLS Middle School, and Palo Alto High School (buyer to verify.) 

Come see this gem, you will not be disappointed!

Palo Alto Open House This Weekend! Location, Location, Location...

Welcome to this lovingly upgraded 2 story Midtown Palo Alto townhome in a fantastic location.  

Exterior View 

OPEN HOUSE THIS SATURDAY AND SUNDAY, 

October 16th and 17th, 1:30-4:30.

This home boasts pergo flooring throughout the home, corium kitchen counters, stainless steel appliances, a built in entertainment center, granite faced fireplace, granite vanity top in the half bath, and a spectacular back patio and deck. 

Additionally there is a large kitchen, separate dining room, step down living room, and three bedrooms plus 2.5 baths. The complex has all new hard scape with gorgeous walkways and planters.  


There is also a pool and spa, and underground parking with an elevator to the main level. The HOA fee of $575 covers exterior maintenance including the roof, painting, pool, and landscaping, water and garbage, and earthquake and fire insurance.  

Fantastic schools include Palo Verde Elementary, JLS Middle School, and Palo Alto High School (buyer to verify.) 

Come see this gem, you will not be disappointed!

Palo Alto CA Open House This Weekend! Location, Location, Location.

Welcome to this lovingly upgraded 2 story Midtown Palo Alto townhome in a fantastic location.  

Exterior View 

OPEN HOUSE THIS SATURDAY AND SUNDAY, 

September 4th & 5th, 1:30-4:30.

ALL VISITORS ENTER TO WIN A $100 TIFFANY'S GIFT CARD!

This home boasts pergo flooring throughout the home, corium kitchen counters, stainless steel appliances, a built in entertainment center, granite faced fireplace, granite vanity top in the half bath, and a spectacular back patio and deck. 

Additionally there is a large kitchen, separate dining room, step down living room, and three bedrooms plus 2.5 baths. The complex has all new hard scape with gorgeous walkways and planters.  


There is also a pool and spa, and underground parking with an elevator to the main level. The HOA fee of $575 covers exterior maintenance including the roof, painting, pool, and landscaping, water and garbage, and earthquake and fire insurance.  

Fantastic schools include Palo Verde Elementary, JLS Middle School, and Palo Alto High School (buyer to verify.) 

Come see this gem, you will not be disappointed!

Palo Alto Open House This Weekend! Location, Location, Location.

Welcome to this lovingly upgraded 2 story Midtown Palo Alto townhome in a fantastic location.  

Exterior View 

OPEN HOUSE THIS SATURDAY AND SUNDAY, 

AUGUST 28 & 29, 1:30-4:30.

ALL VISITORS ENTER TO WIN A $100 TIFFANY'S GIFT CARD!

This home boasts pergo flooring throughout the home, corium kitchen counters, stainless steel appliances, a built in entertainment center, granite faced fireplace, granite vanity top in the half bath, and a spectacular back patio and deck. 

Additionally there is a large kitchen, separate dining room, step down living room, and three bedrooms plus 2.5 baths. The complex has all new hard scape with gorgeous walkways and planters.  


There is also a pool and spa, and underground parking with an elevator to the main level. The HOA fee of $575 covers exterior maintenance including the roof, painting, pool, and landscaping, water and garbage, and earthquake and fire insurance.  

Fantastic schools include Palo Verde Elementary, JLS Middle School, and Palo Alto High School (buyer to verify.) 

Come see this gem, you will not be disappointed!

Open House Sat & Sun! Palo Alto Schools, Great Location!

Welcome to this lovingly upgraded 2 story Midtown Palo Alto townhome in a fantastic location.  

Exterior View 

OPEN HOUSE THIS SATURDAY AND SUNDAY, 

AUGUST 21st & 22nd, 1:30-4:30.

ALL VISITORS ENTER TO WIN A $100 TIFFANY'S GIFT CARD!

This home boasts pergo flooring throughout the home, corium kitchen counters, stainless steel appliances, a built in entertainment center, granite faced fireplace, granite vanity top in the half bath, and a spectacular back patio and deck. 

Additionally there is a large kitchen, separate dining room, step down living room, and three bedrooms plus 2.5 baths. The complex has all new hard scape with gorgeous walkways and planters.  


There is also a pool and spa, and underground parking with an elevator to the main level. The HOA fee of $575 covers exterior maintenance including the roof, painting, pool, and landscaping, water and garbage, and earthquake and fire insurance.  

Fantastic schools include Palo Verde Elementary, JLS Middle School, and Palo Alto High School (buyer to verify.) 

Come see this gem, you will not be disappointed!

Palo Alto CA Market Update, July 27th: One Year Later

 Sorry for the recent silence on my blog. Summer is busy! 

Lately I've been interested in tracking market changes by looking at my old market update posts and comparing them to current trends. Here's the latest in what I hope to be a semi-regular occurrence... the One Year Later market update. Let me know if these compare/contrast updates are as interesting for you as they are for me.

My Market Update for 7/26/10

Here's today's snapshot of the Palo Alto single family home market: 

121 Active listings

33  Pending sales

What does this mean? The inventory of active listings decreased by 1 and pending sales decreased by 3.  This is virtually unchanged from last week when there was a huge decrease in pending sales. The fact that pending has stayed stable is a good sign. The over 2 million market has 37  active listings and 7 pending sales which is pretty much the same as last week with only a decrease of 3 in active listings and the same number of pending . Under 2 million there are 84 active listings and 33 pending sales, which is slightly better than last weeks numbers. My guess is that we have hit the doldrums of summer and we will not see much change in August except maybe a little less inventory which is typical for August.

And here's where we are today:

100 Active listings

57 Pending sales

Over 2 Million:

36 Active listings

9 Pending Sales

Under 2 Million

64 Active Listings

48 Pending Sales

What does this mean?  Not much has changed since last July.  There were more listings last year, but the active to pending ratio was pretty much the same both above and below 2 million.  So there were more active listings and pending sales last year, but the percentage of listings selling is pretty much the same.  How does this jive with what the chatter in the news and real community saying we have hit bottom and prices are going up?

My take is that there is a lot of activity over a few houses.  If a home is priced low for the market and it is in a desirable location it is most likely to get multiple offers and be sold for over asking price.  But, a few homes selling for more than asking, and possibly more than market value, does not make for a fundamental change in market dynamics. 

Last year I predicted that the coming year would not bring much change in the market. Year over year I think I am correct.  Despite flurries of activity (particularly in the under million dollar market) overall things are similar.  Fewer homes, but fewer buyers.  Loans are still a challenge, jobs are still insecure, and the stock market is still volatile.

We still have a desirable market and buyers willing to pay a lot of money to live here, but homes are not flying off the shelf any faster now than they did last year if you consider active to pending listings a measure of how active or slow the market is.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285

D.R.E.  01191194

Photo courtesy of smartpassiveincome.com. 

Palo Alto CA Market Update, June 28th: With a Neighborhood Twist!

Active Listings: 110

Pending Sales: 49

There has been a jump in inventory this week ahead of the fourth of July holiday. Since there will not be a lot of new listings this week due to the holiday some of this inventory may be sold off, or maybe not. I will keep my eye on it.

I thought the neighborhood breakdown was interesting so I am going to do it again.  So here is the neighborhood breakdown:

Downtown:  5 Active  2 Pending                                      one less pending

Professorville:  3 Active  2 Pending                                 exactly the same

Community Center:  6 Active  3 Pending                       more listings

Crescent Park:  5 Active   4 Pending                               one more pending

Green Gables:  9 Active  8 Pending                                one more active one less pending

Old Palo Alto:  11 Active   3 Pending                             one more pending

College Terrace:  Active 8  Pending 4                           two less listings

Ventura:  6 Active  1 Pending                                       two more listings one less pending

Midtown:  15 Active  3 pending                                   six  more listings

South Palo Alto: 23 Active  14 Pending                       five more listings and one more pending

Barron Park:  Active  10   Pending   0                         one more listing one less pending

Green Acres:  4 Active  2 Pending                              two less listings

Palo Alto Hills:  5 Active  1 Pending                           one more listing

So what does this mean?  Still better ratios in north than south. Barron Park is still slow.  Crescent Park is better and Community Center worse than 2 weeks ago.  I will keep this up for a while, so we can track the neighborhood trends.

Here's a link to last week's neighborhood-focused market update, so you can see how things have changed: Palo Alto Market Update, June 15th: With a Neighborhood Twist!

And here's another link to a market update I posted a year ago--it's really interesting to compare! Last June the number of pending and active sales were almost identical to this week's.... Palo Alto Market Update, June 27th (2009): Single Family Homes.

Marcy Moyer

Keller Williams Realty

marcy@marcymoyer.com

www.marcymoyer.com

D.R.E. 01191194

650-619-9285

Palo Alto CA Market Update, June 15th: With a Neighborhood Twist!

Here's the latest update on the single family home market in Palo Alto, with a neighborhood twist! 

Active Listings: 98

Pending Sales: 50

The market seems to be holding pretty steady, with a ratio of one pending sale for every 2 active listings. So this time, instead of breaking the numbers up by price range I did a neighborhood breakdown. 

Are some neighborhoods more popular than others? If so, which ones? 

So here's what I found when I crunched the numbers by neighborhood: 

Downtown:  5 Active  3 Pending

Professorville:  3 Active  2 Pending

Community Center:  3 Active  4 Pending

Crescent Park:  5 Active   3 Pending

Green Gables:  8 Active  9 Pending

Old Palo Alto:  11 Active   2 Pending

College Terrace:  Active 10  Pending 4

Ventura:  4 Active  2 Pending

Midtown:  9 Active  3 pending

South Palo Alto: 19 Active  13 Pending

Barron Park:  Active  9   Pending   1

Green Acres:  6 Active  2 Pending

Palo Alto Hills:  4 Active  1 Pending

So what does this mean?  Well, after a year and a half of looking at PA by price range it is very interesting for me to look at things from a different angle.  Intuitively it has felt to me like the Community Center has become the “it" place to be, and this week’s stats definitely support that.  It is one of only two neighborhood with more pending sales than active listings. The other is Green Gables.   

What I find most fascinating is the Barron Park stat. 9 active listings to 1 pending sale is the worst neighborhood in Palo Alto.  Why? I have some theories.  It was the most popular for a while and perhaps was more over inflated than others so needs a bigger adjustment.  Or is it the 900 pound gorilla in the room that no one wants to discuss:  suicide. Did the rash of Gunn suicides send buyers to the northern end of Palo Alto?  If you look at the active to pending ratios of all the neighborhoods they are uniformly better in north Palo Alto than south Palo Alto.  

Now, this is only my first look, and the numbers for each neighborhood are small, but it is definitely a trend I want to follow.

Marcy Moyer

Keller Williams Realty

marcy@marcymoyer.com

www.marcymoyer.com

D.R.E. 01191194

650-619-9285