patrick.net

toothfairy says

4 days on the market sold for asking price. You guys waiting for the high end to crash may be here a while.

listing was removed. not necessarily sold

Syphilis says

listing was removed. not necessarily sold

When can we see the change in the San Mateo county records if it really was sold?

Asked a friend of mine who works at Intero (listing office) and he said that it's pending, scheduled to close on 2/25/11. He wouldn't give me the offer price, but said the current owners owe a lot (as in almost the asking price amount), so he figures it will go for close to asking. Even the people inside his office think it's an unbelievable price for 1900 sq ft!!

Unbelievable price as in waaaaay too much, yes. As I said before the previous owner appears to have paid $781,500 on 4/23/2002. I see a long list of deeds of trust from 2002 through 2010. Lots of refinancing going on, or something.

It hasn't shown up in County records yet, so pending makes sense. It varies as to how long after closing the County records are updated, probably just a few days. The most recent date I see for any sale record is 2/17 (today is 2/23).

I think Redfin is one of the best out there in terms of accuracy and for having no BS like "Zestimates" and such.

The specific record for sales (price) data has not shown up for this one at the County yet, but there is a Grant Deed. Sold to an Asian named couple on 2/25/2011. This couple has a deed of trust (loan) for $980,000. So at 20% on $1.225m I'd say it is correct!

Fools.

Yep!!! And my buddy said that the sellers received two months FREE rent back! That's got to worth $5-6K in this rental market.

Unbelievable....I keep reading that things are going to start heading down and then some idiot comes in and does this to the market. Now all the other listings in this area are going to use this for a comparable and won't lower their prices.

This BA market is driving me crazy!

If it means anything to you, a very large proportion of the Deeds of Trust in the past week have names like:

TRAN
PATEL
YIU
TONG
TSAN
CHEUNG
LEE
YEE
WANG
LIANG
FONG

There are a lot of new Deeds. Perhaps Syrib (was that the guy ?) is right, the Chindian crowd will prop up this market for a while.

^ where the white people at

Syphilis says

^ where the white people at

The midwest.

only one Indian name? Where the INDIAN people at?

pkowen says

If it means anything to you, a very large proportion of the Deeds of Trust in the past week have names like:
TRAN

PATEL

YIU

TONG

TSAN

CHEUNG

LEE

YEE

WANG

LIANG

FONG

permanent_marker says

only one Indian name? Where the INDIAN people at?
pkowen says

If it means anything to you, a very large proportion of the Deeds of Trust in the past week have names like:

TRAN
PATEL
YIU
TONG
TSAN
CHEUNG
LEE
YEE
WANG
LIANG
FONG

I left out some Russian names too. What can I tell you there was a lot of names (1688 records, but multiple records per transaction), and I cherry picked. Here ya go! Are these Indian?

PADEN
VENKATESH

And let's not forget the BANKS! Lots of banks are proud owners (grantees) this week!

MORTGAGE ELECTRONIC REGIS SYS
UNION BK
JP MORGAN CHASE BK
WELLS FARGO BK
JMAC LENDING INC
PROVIDENT FUNDING ASSOCIATES LP
CITIMORTGAGE INC

Went to an open house on Sunday in Central Menlo Park. We were the only non-Asian/non-Indian family in the house and it was packed!

The MP elementary school teacher who lives across the street from us says that she and the other teachers joke among themselves that Menlo is now "Cupertino North." Her third grade class demographic has changed drastically in the last 4 years.

The teachers are not referring to Cupertino real estate, they are referring to its demographic.

Santa Clara is like that too mostly Indian

sfbubblebuyer says

Looks like 850-950k at current market conditions house to me.

For comparison, the slightly smaller 244 Ruby sold for $970.5K a few weeks ago:

http://www.redfin.com/CA/San-Carlos/244-Ruby-Ave-94070/home/1792801

It's 1700 sqft as a 3/2 vs. 1900 sqft 4/2.5 for 250 Ruby with the same size yard, and it sold for $900K in 2006.

gordo says

Next, let’s assume that the 1989 sales price of $375k was reasonable. With inflation only, the house would be worth $659k in 2010 + $80k in recent renovations = $739k. Given that, it would appear overpriced.

1989 was a peak year in prices and the brutal declines lasted into the following decade. All said many were selling at low 300K or even less. Its better to use mid 90s prices after the correction.

Property History for 145 NEVADA St
Date Event Price Appreciation Source
Jun 12, 2011 Listed (Active) $899,000 -- MLSListings #81126130
Mar 22, 2002 Sold (Public Records) $730,500 9.1%/yr Public Records
Oct 09, 1992 Sold (Public Records) $320,000 -- Public Records

We have been looking for a house in San Carlos/Belmont/Emerald Hills for the past 5+ months. I have been reading PatNet since 2007 but looks like the recession/ Housing downturn doesnt apply to certain areas. There are still enough buyers driving housing prices in the "very special" BA to the point of it getting ridiculous.

The first house that we made an offer on 4b/2b asking price 1.058M. House needed 30k worth of repairs to the roof and drainage. We bid above asking. The house had 12 offers and sold for 1.15M.

Second house Emerald Hills 4/2. Asking price 1.049M. The master was small and the master bath was weird. We bid below asking. 3 offers sold for 1.1M

Third house was from a couple of weeks ago 4b/2.5 bath. Asking price $998k. All the bathroom needed updating and some minor work.
We bid over asking. 8 offers and sold for 1.09M.

We have been to over 50 open houses in the past 6 months in the area and all houses that we were moderately interested in sold within a week for a min of 50k over asking. We are frustrated to the point that we are going to stop looking and lay low for a while but at the back of mind is a nagging thought of having missed the window of opportunity as prices dont seem to be coming down at all in these areas.

Cruzcat, will you please provide more information on which houses exactly that these are? I've had people tell me about housing sales that were going "above asking" even though they were going for lower than the prior sale price. That doesn't say that houses are "special," but rather they were priced wrong by the listing agent/owner or priced low to encourage bidding up.

For example, I see this house at $799K, which is $76K below its inflation-adjusted 2001 sale of $685K:

http://www.redfin.com/CA/Emerald-Hills/775-Lakeview-Way-94062/home/1710325

I see this listed at $838K, sale pending, when it previous sold in 2008 at $850K:

http://www.redfin.com/CA/Emerald-Hills/3719-Hamilton-Way-94062/home/1857033

This house with Woodside elementary instead of RWC has been for sale for more than two and a half years and is in your price range:

http://www.redfin.com/CA/Woodside/610-Woodside-Way-94062/home/1678462

Cruzcat says

We have been to over 50 open houses in the past 6 months in the area and all houses that we were moderately interested in sold within a week for a min of 50k over asking.

You are probably looking at the best houses of the bunch and are surprised that a few of them are going above asking. Start looking at the other 47 and tell me if the same thing happens. The best houses always go for the best prices.

You are correct that houses in the $700K-$1.1M or so have been helped by the massive amount of government subsidies going into the mortgage market. Unfortunately, that's the state of things, as long as our government thinks it's worth propping up the market. You'll notice that if you look in Emerald Hills above this price range, you can see dropping prices:

Down almost $750K over almost a year and a half: http://www.redfin.com/CA/Woodside/91-Tum-Suden-Way-94062/home/1887011
Down $84K over the last several months: http://www.redfin.com/CA/Woodside/757-W-California-Way-94062/home/1038247

Cruzcat says

We have been looking for a house in San Carlos/Belmont/Emerald Hills for the past 5+ months. I have been reading PatNet since 2007 but looks like the recession/ Housing downturn doesnt apply to certain areas. There are still enough buyers driving housing prices in the “very special” BA to the point of it getting ridiculous.

We experienced the same thing when we were looking. We were patient and eventually things worked out for us.

corntrollio says

Cruzcat, will you please provide more information on which houses exactly that these are?

Here are some of the houses that we toured which sold over asking

http://www.redfin.com/CA/San-Carlos/3154-La-Mesa-Dr-94070/home/1983782
http://www.redfin.com/CA/San-Carlos/113-Plymouth-Ave-94070/home/1183196
http://www.redfin.com/CA/San-Carlos/17-Del-Rey-Ct-94070/home/788582
834 Shepard Way
http://www.redfin.com/CA/Redwood-City/931-Pleasant-Hill-Rd-94061/home/835184
http://www.redfin.com/CA/Redwood-City/955-Edgecliff-Way-94061/home/2049579
http://www.redfin.com/CA/San-Carlos/1732-Greenwood-Ave-94070/home/2011596 (this sold 3k below asking at 1.095M, 3b/2b,1620 sqft). Crazy IMO

3326 Plateau Dr, Belmont, CA 94002 asking price 1.038M This had a seller contingency that they find a house in woodside.

http://www.redfin.com/CA/San-Carlos/1777-Elizabeth-St-94070/home/1201627.

15 College View Way Belmont, CA 94002

TBH, I have yet to encounter a perfect house in San Carlos or Emerald Hills (within our price range). Most of the houses we toured required decent amount of work or there was some compromise in the layout or sloping lot etc. So its not like I am cherry picking the best houses on offer in these areas.
The foot traffic at the open houses and the number of offers leads me to believe that there are just too many desperate buyers in our range (950k - 1.1M)

Houses in the 1.5M+ range that you listed are in a different category and outside the reach of most 2 income families in the valley.

Anyways, it is a wait and watch game for us at this point.

Glad I'm not looking in the peninsula...at some point the desire to own has to give way to common sense. Do you really want to spend over a million bucks for something that just kinda feels right?

Cruzcat says

Here are some of the houses that we toured which sold over asking

To be honest, many were underpriced, so this is not a surprise. The sweet spot here seems to be the $565-570/sqft range +/- a few bucks. Here are details -- I'll save the best story for last!

http://www.redfin.com/CA/San-Carlos/3154-La-Mesa-Dr-94070/home/1983782 -- $557/sqft, listed at $522/sqft

http://www.redfin.com/CA/San-Carlos/113-Plymouth-Ave-94070/home/1183196 -- $579/sqft, listed at $555/sqft

http://www.redfin.com/CA/San-Carlos/17-Del-Rey-Ct-94070/home/788582 -- $576/sqft, listed at $545/sqft, and sold for exactly its inflation-adjusted 2003 price

http://www.redfin.com/CA/Redwood-City/834-Shepard-Way-94062/home/2029813 -- listed at $541/sqft ($1.045M) per tax records square footage, still pending, and the inflation adjusted 2000 price would be $1.056M

http://www.redfin.com/CA/Redwood-City/955-Edgecliff-Way-94061/home/2049579 -- sold at $512/sqft, listed at $507/sqft, but it's Redwood City, although I'm assuming someone priced in a kitchen remodel and whatever else

http://www.redfin.com/CA/San-Carlos/1732-Greenwood-Ave-94070/home/2011596 (this sold 3k below asking at 1.095M, 3b/2b,1620 sqft). Crazy IMO -- sold at $664/sqft, listed at $665/sqft. Yes, this one is crazy, I can't understand what's positive about it other than the location is closer to downtown. Smaller houses do sell for more per square foot, but this one seems particularly high.

3326 Plateau Dr, Belmont, CA 94002 asking price 1.038M This had a seller contingency that they find a house in woodside. -- asking appears to be $1.028M but listed at $494/sqft and its inflation adjusted 2000 price would be $1.188M

http://www.redfin.com/CA/San-Carlos/1777-Elizabeth-St-94070/home/1201627 -- sold for $496/sqft, listed at $433/sqft -- way underpriced on this one

http://www.redfin.com/CA/Belmont/15-College-View-Way-94002/home/2059017 -- listed at $998K or $502/sqft, and pending since it was underpriced

http://www.redfin.com/CA/Redwood-City/931-Pleasant-Hill-Rd-94061/home/835184 -- this one is interesting actually. The broker/agent picked it up for a song on a short sale situation -- probably an insider deal as usual. These guys are smoooooth operators. The original 2006 price was $1.2675M ($634/sqft), which gives you an idea of where the market was then. The current sale price is in our sweet spot of $574/sqft. The realtor picked it up for $930K on a $990K listing. That's a HUGE profit for them.

They have picked up several other foreclosures, although none so expensive as this one:
3320 Hoover (bought $362K after being foreclosed at $606,650, sold $470K)
1216 Johnson (bought $490K, sold $686K, although public records say they paid $670K for some reason)
46 Bonita Ave (bought $444K after foreclosed at $514,609, now pending with a $519K list price down from $539K)
1515 Redwood Ave (bought $365K short sale from prior buyer who paid $665K, sale pending $499.9K after originally trying at $548K)