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, August 8th: Single Family Homes

Who is Selling in Palo Alto This Week?

Active listings:  95

Pending Sales:  50

Our ratios are pretty good again with less than 2 homes for sale for every pending sale.  I decided to do another post on who is selling. I did this once last year and thought it was pretty interesting.

Here is this week’s breakdown:

Owner occupied:  32

Bank owned: 1

Short sale: 0

Tenant occupied: 9

Probate: 0

Vacant: 29

New: 16

Lot value: 3

Stanford affiliates only: 3

In foreclosure but not there yet and not a short sale: 1

This is just a generalization and each situation is different, but generally owners with vacant properties (especially trust and probate sellers) are more flexible on price than owner occupied sellers, who often do not have to move if they do not get an acceptable offer.  Homes with tenants are the hardest to show and often do not look so great so you may be able to get a better deal there.  Also, if a home is in foreclosure but not a short sale you will probably have a very motivated seller.

Happy house hunting!

If you're interested, here's the market update analysis I wrote last year, around this time. 

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

650-619-9285
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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 Market Update, March 30th: Single Family Homes

As of today, here's the market update for single family homes in Palo Alto--

79 Active listings

58 Pending sales

Breakdown of Price Points:

Under 1 million: 8 Active Listings / 9 Pending Sales

1 to 1.5 Mil: 27 Active Listings/ 20 Pending Sales

1.5-2 mil: 14 Active Listings/ 8 Pending Sales

2-3 Million 17 Active listings/ 8 Pending Sales

3+ mil: 14 Active Listings/ 3 Pending Sales

What does mean? The market overall is pretty healthy. Under 1 million is very competitive, 1-2 million is trending seller’s market, but most surprisingly, 2-3 million is pretty healthy again this week which may be a trend. Over 3 million is still anemic and probably the best chance for a bargin.

· If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, Single Family Homes: November 3rd

Here is today's snapshot of the Palo Alto market for single family homes:

86 Active listings

56 Pending sales

So, active listings continue to decrease. Pending sales are also down a little, but not as much as active listings have decreased.

Here are the interesting numbers for this week:

Under 2 million: Active 59 Pending 45 a great ratio!

Over 2 million 27 active and 11 pending which on the face is not bad but there is more:

Over 2.6 million: 20 active listings and ZERO pending sales. This will probably change in the next week, but the pattern of the upper end of the market being slow has not changed.

2 million t 2.6 million: 7 active listings 11 pending sales This is a very healthy segment right now.

My prediction for the upper end market is still the same as last week. I think that we are going to start to see some short sales if the seller’s have overleveraged their homes and need to sell. Banks are starting to streamline the short sale process and the credit hit is not nearly as severe as a foreclosure. Added to that is the fact that the debt relief is not taxed by the feds leads me to believe that we will not see a wave of foreclosures in Palo Alto, but maybe a trickle of short sales if the employment picture does not pick up or if a homeowner needs to leave the area.

• If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, September 16th: Single Family Homes

As of today, here's the snapshot of the Palo Alto single family home market:

115 Active listings

43 Pending sales

What does this mean? There was a huge increase in inventory last week. The PA broker’s tour was the biggest it had been all year. This may be a fluke as many people do not put their homes on the market in August so the first week after Labor Day has a lot of pent-up sales. I will know more next week regarding how the pending sales are doing, whether they're still brisk or if there's a slow down. Also it will be interesting to see how many new listings come on the market in the next 2 weeks. If we continue to see huge increases then the gains in the market we saw over the summer will probably not hold. If the inventory does not continure to increase and pending sales keep up then we should go back to a healthy though not overheated market.

• If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, August 25th: Single Family Homes

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

94 Active Listings

53 Pending Sales

It has been a month since my last update. I apologize! No excuse really, just needed a break. So here are my thoughts. The inventory is definitely getting closer to a buyer's market territory. Under 80 is definitely a buyer's market in Palo Alto. I don't think we will necessarily get there soon because August is always a low inventory month. However, the active to pending ratio going below 2 to 1 is a sign to me that things are getting better for sellers. But if you look at the over and under 2 million breakdown things are very uneven. There are 23 active listings over 2 million and 6 pending sales. Not a great ration, but not horrible, just short of 4 to 1. Under 2 million there are 71 active listings and 47 pending sales, better than 2 to one. What I find more interesting than the ratio of active to pending is the ration of over and under 2 million. There are more than 3 times the number of listing under 2 million as over, which for Palo Alto is a big change. It seems that Palo Alto has gone through a big correction without having had large numbers of short sales and foreclosures.

Sold stats are coming soon!

If If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto Market Update, July 26th: Single Family Homes

As of today this is the 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.

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

DRE 01191194

Palo Alto Market Update, July 5th: Single Family Homes

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

112 Active listings

50 Pending sales

What does this mean? The inventory of active listings decreased by 6 and pending sales are decreased by 7. The ratio of active to pending hasn't changed much but since this was a holiday weekend there were not a lot of new listings. Again, the over 2 million market is holding on with 37 active listings and 14 pending sales--almost unchanged from June 7th and June 26th . Under 2 million there are 75 active listings and 36 pending sales, putting the ratio at little less than to 1 to 2 which is not changing much this month. Overall, things are better than they were a few months ago, and the same compared to a few weeks ago with more realistic sellers and more qualified buyers. July is traditionally a busier selling time than June so it will be interesting to see if the improvement holds even further into the summer months. The inventory is less this week, so it will be interesting to see if this continues or if it is just a function of the holiday

If you are interested in finding the final selling price of any home, anywhere, you can do it on my web site. Go to www.marcymoyer.com and click on Cyberhome Home Valuation. You can then type in any address next to the search icon and get the county records.

If you need anything else please feel free to contact me. I am here to help you.

Marcy Moyer Intero Real Estate

marcy@marcymoyer.com

650-619-9285

www.marcymoyer.com

Palo Alto, CA: Wonderful Townhome for Sale

Wonderful Townhome For Sale

Open Sat/Sun 1:30-4:30

733 Loma Verde Ave. #C Palo Alto

Offered for $725,000

CLICK HERE FOR VIRTUAL TOUR!

Affordable 3 Bedroom Townhome in Midtown Palo Alto

This is a great opportunity to own a 3 bedroom/2.5 bath townhome in Midtown at an affordable price, and it looks pretty too! The location is ideal, with shops, schools, library, parks, and commute routes right outside the doorstep. Come by and see how much fun it is to live in this friendly community.

This lovely home features:

3 bedrooms including a master suite

Master bedroom with walk in closet

One bedroom with built in shelving

Third bedroom also with ample closet space

2 ½ baths including a master bathroom, hall bath upstairs, and ½ bath downstairs

Remodeled kitchen with gorgeous sea foam green corian counters, stainless steel appliances, and abundant counter space

Gorgeous maple pergo floors through out the house

Step down living room with cozy fireplace and sliding doors to the back patio

Separate dining room

Washer and dryer on second floor where the bedrooms are

Large lovely patio with flower beds, decking, and tall privacy walls

Two underground parking spaces in a secured parking lot with elevator

Additional storage room

Complex with pool

HOA fees of $525 a month which cover roof, painting, landscaping, garbage, sewer

Assessment for repairs to the garage and walkways to be paid by seller

Excellent Palo Alto Schools including Palo Verde, JLS, and Palo Alto High (buyer to verify availability of individual schools)

1,426 square feet of living space (per county records)

1,742 square foot lot per county records