The White Oaks Blog

 In what may be a trend for many years to come, 40+ graduates of Central Middle School’s Class of 2008 will be attending Sequoia High School this fall.  This represents 1/3 of the entire graduating class, and is easily the single largest group from this class attending any given high school, according to Principal Lynette Hovland’s commencement address.  Without having historical data to draw from, I have to believe this is by far the largest group of grads from Central in recent memory to attend Sequoia.

Why is this signficant?  For those of you not familiar with the high school situation in San Carlos, even though most of San Carlos falls into the Sequoia High School boundaries, historically most families that opted to take advantage of the Sequoia Union High School District’s generous inter-district transfer policy and have sent their students to Carlmont.  This trend has increased over the past several years, until Carlmont hit its attendance capacity.  I discuss this situation in more details in the following posts:

“It’s Official:  Carlmont is Full”

 ”Sequoia High School — The Best Kept Secret on the Peninsula”

So, whether it’s by choice or just resignation, a significant group of San Carlos Parents will be sending their students to Sequoia this year –  and my family will be part of that group.   Frankly, based on the incredible things that Sequoia’s principal Morgan Marchbanks has done at this school, I think this is a match made in heaven for everyone involved…

Popularity: 8% [?]

As I hinted in a prior post, I have been tinkering with the blog quite a bit lately in an effort to take this site to the “next level” of functionality for you — the readers.   Well, here it is!   I’m very pleased to unveil today what is the equivalent of “Version 2.0” of the White Oaks Blog.   There are three new additions to the blog that I think you’ll find very useful:

1. San Carlos MLS Search:   Just click on the “San Carlos Homes for Sale” tab on top of the blog, or use the link at top of the right sidebar.   This is an awesome, full-featured property search engine — complete with email notifications AND it’s the only search engine that I’ve seen that offers RSS Feed capability.  Check it out!  It’s already teed up to show you San Carlos, but you can search anywhere you want.
2. White Oaks Sales Trends:  If you’re interested in seeing the current home sales performance in White Oaks, and how it compares with previous months/quarters/years…this is the module for you.  Click on the “White Oaks Sales Trends” link, and check it out.  Once your there, you can easily check out other San Carlos neighborhoods (and any other city on the Peninsula.)
3. RSS Feeds:   I have added a half dozen RSS Feeds from various real estate sources, such as CNN Money, Inman, Realtor.com.  These feeds update automatically, so you get the latest real estate news right from the White Oaks Blog.

Podcast

To help you get the most use out of the new features, and some of the existing ones, I put together a quick little podcast  — just click the small iPod icon below titled “The New White Oaks Blog,” and I’ll explain these features to you in more detail!

Let me know what you think of the “New” White Oaks Blog!

(p.s.  A big thank you to Reggie Nicolay from MyTechOpinion.com for all of his technical assistance getting these new features to look good on the blog!)

 

 The New White Oaks Blog: Play Now | Play in Popup | Download

Popularity: 45% [?]

After a couple of slow weeks, there was a nice jump overall in new listings, especially in the $1.5M and above range.  There are some pretty nice homes in this range to chose from now, so happy house hunting this weekend.   Even with all of these new listings, the current inventory is only at 56.   That means homes are still selling at a quick pace.

Click on the addresses for more details and photos…

Home Sales

• 2936 Eaton Ave:     (Pictured Above)   Sale Price: $1,102,000. Original List Price: $998,000. Difference:  $104,000 above original list.   This home didn’t get the photo feature spot on the blog this week because it was the highest priced home to sell.  This was easily the best bargain in recent history in San Carlos.  Surrounded by other multi-million dollar homes at the top of Eaton and sporting an 8,900 square foot lot, this home has TONS of potential for a nice upgrade.  I’m not at all surprised that it went so high over asking.   DOM: 10 Days. MLS# 80815530, listed by Debbie Wilhelm of Coldwell Banker.
• 1091 Hewitt Dr:     Sale Price: $1,092,000. Original List Price: $1,089,000. Difference: $3,000 above original list.   DOM: 7 Days.   MLS# 80813607, listed by Lizette D’Almeida of Intero Real Estate Services.
• 35 Buckland Ct:     Sale Price: $1,020,000. Original List Price: $1,049,950. Difference: $29,950 below original list.   DOM: 15 Days.  MLS# 80812241, listed by Karen Smith of Intero Real Estate Services.
• 401 Old County Rd:    Sale Price: $545,000. Original List Price: $559,000. Difference: $14,000 below original list.   DOM: 7 Days.  MLS# 80816679, listed by Bob Bredel of RE/MAX Today.
• 1449 Chestnut St:    Sale Price: $1,320,000. Original List Price: $1,299,950. Difference: $20,050 above original list.   DOM: 11 Days.   MLS# 80813605, listed by Maxine Dumas of Dumas & Company.

New Listings

• 747 Knoll Dr:      (Pictured Above)  $2,128,000 — 5BR/3BA, 3,250 sq ft on an 12,920 square foot lot.    This gives Knoll Drive the undisputed title as most expensive street currently for sale in San Carlos, with 3 active listings over $2M!!!!   You go, Knoll.  MLS# 80821304, listed by Shirley Kraus of Intero Real Estate Services.
• 2230 Carmelita Dr:    $1,779,000 — 4BR/3BA,  2,335 sq ft on an 8,250 square foot lot.    MLS# 80822488, listed by Adam Hicks of Gateway Properties.
• 1339 Pebble Dr:    $1,698,000 — 5BR/2.5BA, 3,060 sq ft on an 7,620 square foot lot.    MLS# 80822317, listed by George Chopoff of RE/MAX Star Properties.
• 149 Madera Ave:        $1,695,000 — 4BR/3.5BA, 3,380 sq ft on an 12,000 square foot lot.    MLS# 80821335, listed by Chuck McCay of Realty World.
• 118 Crestview Ct:    $1,650,000 — 5BR/3BA, 2,960 sq ft on an 17,160 square foot lot.    MLS# 80822379, listed by Glenn Sennett of Coldwell Banker.
• 3153 La Mesa Dr:    $1,295,000 — 4BR/2BA, 1,900 sq ft on an 7,800 square foot lot.    MLS# 80822381, listed by Cynthia Smith of Alain Pinel Realtors.
• 316 Chesham Ave:     $899,950 — 4BR/2.5BA, 1,700 sq ft on an 9,148 square foot lot.    MLS# 80822690, listed by Maxine Dumas of Dumas & Company.
• 1018 Cedar St:    $879,000 — 2BR/2BA, 1,200 sq ft on an 5,500 square foot lot.    MLS# 80822153, listed by Michael Henderson of Cashin Company.
• 1983 Belle Ave:    $859,000 — 2BR/1BA, 1,070 sq ft on an 5,000 square foot lot.    MLS# 80822205, listed by George Chopoff of RE/MAX Star Properties.
• 1537 Howard Ave:    $829,000 — 3BR/2BA, 1,310 sq ft on an 3,720 square foot lot.    MLS# 80822186, listed by John Shroyer of RE/MAX Today.
• 1024 Northwood Dr:        $599,000 — 2BR/1BA, 820 sq ft on an 4,675 square foot lot.    MLS# 80821340, listed by Claudette Wood of Alain Pinel Realtors.

Popularity: 51% [?]

You may have noticed some “peculiar” behavior with the blog in the past couple of weeks, with things appearing and then disappearing and modules moving around almost continuously.  This isn’t your imagination — I have been tinkering quite a bit with the site and have a major upgrade planned for the White Oaks Blog which will be rolled out early next week.  You won’t be disappointed!

Stay tuned….

Popularity: 53% [?]

Remodeling has become a way of life in White Oaks.    It seems that everywhere you turn, there’s a home that’s undergoing some degree of reconstruction.  This is definitely understandable — with the average White Oaks home nearing 60 years of age (or more,) homeowners are facing the challenges of owning a home that is becoming functionally obsolete.  The old knob-and-tube wiring is hopelessly inadequate for today’s modern electronics.   The galvanized piping that was used in the original plumbing often gets so blocked with rust and corrosion that the water pressure to the home is a fraction of what it should be.  And let’s not forget how cold these old homes get in the middle of winter, with minimal insulation and single-pane windows.

Functional obsolescence isn’t the only reason for remodeling.  The average White Oaks home probably averaged between 1,000 - 1,200 square feet when it was first built.  It’s no great revelation that people today want bigger homes, so many of the remodels that you’re seeing in White Oaks involve a dramatic increase in square footage over the original home.  If you recall from my previous post “Does Lot Size Matter?” the City of San Carlos Municipal Code allows owners to build a 3,000 square foot home (including garage) on virtually any lot in San Carlos, and even bigger if the lot size can accommodate a large home.   Just take a drive up Eaton Avenue or Saint Francis Way if you want to see some large and very impressive remodels.

On top of all that, the recent economic instability has made many homeowners think twice about moving to a larger home in a different neighborhood.  Not many people want to digest the larger mortgage and the significant increase in  property tax that you get when you purchase a home.  Remodeling just makes sense for many folks.

So… with all of the changes going on in White Oaks, these questions beg to be answered:

• What do you think of the remodel projects that you see in your neighborhood, or as you drive through White Oaks?
• Do you think these new, larger homes are aesthetically pleasing, or are they out of character for White Oaks?
• Do larger, newer homes add value to a neighborhood, or do they diminish the quality of life for those living in smaller, adjacent homes?
• If you have remodeled recently, how did your neighbors react to the changes?

I’d love to hear your opinion on this topic — just click the Comment link below and make your voice heard.

(For the purpose of full disclosure, we made the decision to remodel our home 8 years ago.  With four of us crammed into a 2BR, 1,200 square foot home, and child #3 on the way, we clearly needed to either add on or move out.  Since we liked our White Oaks neighborhood so much, the decision to stay and add-on was an easy one.  But being one of the first on our street to modernize and add a second story didn’t come without its share of negative comments and raised eyebrows — C.G.)

Popularity: 100% [?]

The first half of 2008 is complete, so I thought it would be interesting to see how the White Oaks real estate market performed during this period.  In a nutshell, the number of homes that sold in Q2′08  rebounded strongly from a weak Q1, but the average and median sales prices were far lower.  Overall, we’re still behind the 2007 sales pace at the mid-year point.  Here area a few different looks at the numbers:

WHITE OAKS:  2nd Quarter 2008

WHITE OAKS:  Quarterly Comparison

The following chart shows both the unit volume, median sales price, and average sales price by quarter for the past several years.  (The key at the bottom can be read as follows:  Using 2007 as an example:  07=Jan-Mar, A= Apr-June, J=July-Sept, O=Oct-Dec.)

WHITE OAKS: Year-to-Date Unit Sales

Clearly, the weight of the economy is having an impact on the White Oaks real estate market.  Compared to the nationwide and statewide averages though, the San Carlos real estate market is holding its own pretty well.  With homes still selling under a month on average, and prices staying within 15%, this clearly shows that the demand for homes in San Carlos remains strong.

We’ll see what the next quarter brings..

Popularity: 84% [?]

As you might expect, the week following the 4th of July holiday is often a slow one, and this week was no different.   But where we lacked in quantity of sales, we made up for in quality.  Some very recognizable homes closed escrow this past week — 1309 Elm, 920 Heather, and especially 1009 Woodland Avenue.

The number of active listings has once again dropped, and it’s now sitting at 52.  As always, click on the addresses for more photos and details.

Home Sales

•  1009 Woodland Ave:    (Pictured Above)   Sale Price: $1,575,000. Original List Price: $1,479,000. Difference:  $96,000 above original list.   This home drew lots of attention, and rightfully so.  It’s located right across from the “quite side” of Burton Park on a scenic part of Woodland Ave.  It also has a big lot, which is a huge plus.    DOM: 11 Days. MLS# 80815291, listed by Arlene Sullivan of Coldwell Banker.
• 920 Heather Dr:    Sale Price: $1,700,000. Original List Price: $1,650,000. Difference: $50,000 above original list.   DOM: 3 Days.   MLS# 80817130, listed by David Young of Coldwell Banker.
• 1309 Elm St:        Sale Price: $1,175,000. Original List Price: $1,249,000. Difference: $74,000 below original list.   DOM: 62 Days.  (139 Days total.)  MLS# 80806237, listed by Greg Celotti of Alain Pinel Realtors.
• 45 Maple Way:        Sale Price: $869,000. Original List Price: $929,000. Difference: $60,000 below original list.   DOM: 62 Days.  (99 Days total.)  MLS# 80800630, listed by Justine Ford of RE/MAX Today.

New Listings:

• 768 Chestnut St:     (Pictured Above)  $1,850,000 — 5BR/3.5BA, 5,320 sq ft on an 16,030 square foot lot.    MLS# 80819712, listed by Trish Ward of Intero Real Estate Services.
• 1356 Rosewood Ave:     $899,000 — 3BR/2BA, 1,863 sq ft on an 4,920 square foot lot.    MLS# 80819710, listed by Justine Ford of RE/MAX Today.
• 264 Fir St:    $874,000 — 3BR/2BA, 1,460 sq ft on an 5,280 square foot lot.    MLS# 80820938, listed by Jane Fletcher of RE/MAX Today.

Popularity: 91% [?]

Hey White Oaks Blog readers, let’s have a little fun…and in the process you can help me set up the next topic for the next “What Do You Think” poll on the blog.

“RealtorSpeak” is a term I have coined for the fictitious, and often bizarre language that Realtors tend to use when creating flyers for their listings, or writing descriptions of their properties on the MLS.   (and YES, I’m sure I have been an abuser of RealtorSpeak in the past!)  While the words in RealtorSpeak aren’t necessarily new, their use (or overuse) is…  Let’s look at a few examples:

1. Gourmet.     As in.. kitchen.  As in.. is EVERY kitchen in the world a gourmet kitchen?  It seems like it.  Where are all the gourmets?
2. Gorgeous.    People are gorgeous, homes are not (yes, I have used this G-word way too many times.)
3. Staycation.   Uh, no comment.
4. Bungalow.   “Hey, Bungalow Bill..what did you kill, Bungalow Bill?”
   

You get the idea.  So, here’s the deal, aka the audience pariticipation section…..  You send me your best examples of RealtorSpeak, and I’ll take the top handful and put them in our next Blog Poll.  Then EVERYONE can vote for them.   Just click the “Comment” link below, or send me an email.   If we get a whole bunch, we’ll do an American Idol style vote, where we go through several polls to get the top 5 or 10, and then we’ll have a final vote for best (or would that make it the worst??)

So, what do you say?  Let’s have some spacious, sparkling, charming, sought-after, park-like, gleaming, breathtaking, fun…shall we?

Popularity: 88% [?]

Need another reason to live in San Carlos?  This city is in the center of some of the best road cycling on the West Coast.   I get some of my best blog ideas during early morning rides in in Woodside and Portola Valley (like, “Why didn’t I buy property here 20 years ago???)  Just hop onto the Alameda, and you’re a quick spin to some of the best and most scenic cycling routes imaginable.

Canada Road:

This backroad stretch runs from Highway 92 all the way to the town of Woodside. Characterized by rolling hills and a wide shoulder, it’s great for both recreation and training. It’s so popular now that the County closes the road every Sunday during the summer for Bicycle Sunday –> Bicycle Sunday.
Canada Road serves as the origination point for many loops throughout the area. One of the most popular and most challenging is the Kings Mountain Road Loop. Kings is 4 miles of climbing that will humble you, but also rewards you with a heart-stopping panoramic view of the Bay Area. Here’s a site that has a great description of this loop –>  Kings Mountain Loop

You can mix and match tons of great rides just off of this single loop, if you absolutely need more pain.    From Skyline Road, you can take a variety of roads to get to the coast — Highway 84, Highway 92….just remember, leave enough gas in the legs to get you back home.

Happy Spinning!

Popularity: 82% [?]

Who says the market slows down in the summer?  If you read my previous post about the summertime market, you’ll know the answer :-)   There are some great new homes to see this week, especially the new listing at 620 Park Ave.  Great part of White Oaks.

It’s interesting to see however, that five of the six sales this week went for below the original list price — in some cases the difference was significant.   Some properties are coughing up concessions, and some are still selling quickly with multiple offers.  It all depends on where the home is, and what condition it’s in.  So goes the wacky real estate market of San Carlos…

Click on the addresses for more details and photos…enjoy!

Home Sales

•  212 Fairmont Ave:    (Pictured Above)   Sale Price: $1,189,500. Original List Price: $1,225,000. Difference: $35,500 below original list.   This was a great White Oaks home on a really nice street.  Fairmont and Alberta are close to White Oaks School, which is a big plus for families with little tykes.    DOM: 23 Days. MLS# 80809285, listed by  Mike and Sandy Rostad of Coldwell Banker.
• 96 Wessex Way:    Sale Price: $1,625,000. Original List Price: $1,649,000. Difference: $24,000 below original list.   DOM: 11 Days. MLS# 80813624, listed by Wendi Selig of Coldwell Banker.
• 1252 Crestview Dr:     Sale Price: $1,298,888. Original List Price: $1,348,888. Difference: $50,000 below original list.   DOM: 50 Days. MLS# 80789330, listed by Lorelei Keim of Coldwell Banker.
• 1925 Howard Ave:    Sale Price: $912,000. Original List Price: $889,000. Difference: $23,000 above original list.   DOM: 14 Days. This is a great example of who things sell quickly if they’re in good condition and priced right.  MLS# 80807830, listed by Louis Vega of Realty World Executives.
• 885 Buckland Ave:    Sale Price: $860,000. Original List Price: $879,000. Difference: $19,000 below original list.   DOM: 9 Days. MLS# 80808072, listed by Justine Ford of RE/MAX Today.
• 2452 San Carlos Ave:    Sale Price: $768,000. Original List Price: $769,000. Difference: $1,000 below original list.   DOM: 46 Days. MLS# 80801134, listed by David Young of Coldwell Banker.

New Listings

• 620 Park Ave:     (Pictured Above)  $1,319,000 — 4BR/2BA, 2,000 sq ft on an 5,911 square foot lot.   This is in a prime part of White Oaks, on one of the best sections of Park Ave –  just a few blocks away from Eaton.    Definitely catch this one on the open house today, because I don’t think it’s going to be on the market long.   MLS# 80819611, listed by Tom Neel of Coldwell Banker.
• 2527 1/2 Graceland Ave:    $1,325,000 — 3BR/3.5BA, 3,480 sq ft on an 11,700 square foot lot. MLS# 80817985, listed by David Young of Coldwell Banker.
• 1376 Cedar St:   $1,289,000 — 3BR/2BA, 1,840 sq ft on a big and beautiful 10,500 square foot lot. MLS# 80819121, listed by Michelle Glaubert of Coldwell Banker.
• 2682 Thornhill Dr:    $1,150,000 — 4BR/3BA, 1,970 sq ft on a 5,650 square foot lot. MLS# 80819339, listed by Olivia Edwards of McGuire Real Estate.

Popularity: 91% [?]