Dear friends,

In our beautiful East Bay, in addition to green we’re enjoying so many beautiful colors of flowers at their peak of bloom. It’s a perfect time to visit any of the wonderful public gardens. Roses especially are in their prime now.

If you want to enjoy unusual roses, or learn more about old roses, there’s a special annual event in Albany:

The Celebration of Old Roses: Sunday, May 17th, 11 am – 3:30 pm, FREE at VETERAN’S MEMORIAL BUILDING – ALBANY, 1325 Portland at Carmel

Purchase heirloom and hard-to-find roses from specialty nurseries. Rose enthusiasts will be available to answer questions. Bring your unknown rose to hopefully be identified. Then enter a room filled with rose displays. The perfume is intoxicating!

Then to enjoy the amazing diversity of beautiful plants to be found in our area, consider a visit to these gardens:

• Berkeley Rose Garden: Located on Euclid Avenue, this terraced, cascading amphitheater boasts 1500 roses that hit their lush peak this month. And the views are tremendous!

• Morcom Rose Garden (Oakland): This 7-acre Oakland gem features thousands of exotic roses that continue their spectacular bloom this month

Native Plants & Succulents (and birds!)

• UC Botanical Garden at Berkeley: Tucked in the hills, this sprawling 10-acre living museum contains over 10,000 plants from across the globe. It’s a great spot to see exotic blooms along with rare California natives, and they have a charming gift shop.

• Regional Parks Botanic Garden (Tilden Park): Located in the hills above Berkeley, this garden exclusively features native California flora, making it the perfect place to see seasonal wildflowers and unique coastal blooms, as well as a wonderful assortment of birds.

My husband David (a Master Birder among other skills…) leads monthly birding tours along with a garden docent. To sign up for his next tour on Saturday, June 13th 9-11 am, you can register starting Tuesday, May 19th at Golden Gate Bird Alliance. Space is limited to 10 people.

Here’s hoping you are enjoying this very green, and very abundant month!

Arlene

*The Merry Month of May is a poem by Thomas Dekker (c. 1572–1632), an English Elizabethan dramatist and pamphleteer.

So how’s the Market?

Often March and April are the months when the Spring market peaks, and we see the most inventory. As I mentioned last month, in the first few months of this year, inventory was lower than in the previous year. But now we are seeing an abundance in May, later than usual. That’s a happy situation for buyers, but not so much for sellers. I was hoping that our new listing at 1634 Walnut Street in North Berkeley would be coming to market after the spring peak, but unfortunately, after months with very few listings in the Gourmet District, there are currently three properties including ours listed right around $2M, and another dozen homes in North Berkeley in general in the price range from $1.85-2.1M! Dang!

Over the past few weeks my listing partner and I were feeling optimistic for our sellers, as we watched more than eight homes listed in that range close at prices that were at least 50% over their list prices, with five of them closing more than a $1M over list. But that was before the significant influx of May inventory.

At least we can be sure that we have the only listing in this area with a home climbing gym! Our clients created this fully-permitted structure for their pleasure as serious home climbers. Last fall I sold them a beautiful Walter Ratcliff home near Mortar Rock and Indian Rock parks, so they can now climb outdoors, though it may not be quite as convenient, or safe, as having your own climbing walls! If the buyers have no interest in climbing, no problem! The sellers thoughtfully designed the walls for easy removal, so you will have a soaring space that could make a super studio or the perfect professional office with a separate entry. It’s a beautiful home with spacious, bright rooms, updated kitchen, baths and systems. One of my favorite features is a magnificent Japanese maple tree that is the central feature of a deck built around the trunk. It also provides sylvan views from an upstairs sunroom. You’d be welcome to stop by on Sunday May 17th and join us for sparkling cider, or take a look at the video tour I narrate. It’s part of the website 1643Walnut.com

While inventory is in their favor, buyers will be facing slightly escalating mortgage rates, should they be obtaining a loan. Rates for a 30-year fixed rate loan are now averaging 6.65%, a nine-month high, with 15-year fixed averaging 6.1%. For a thorough discussion of the current mortgage environment as well as historic context, I encourage you to check out the current update here from my favorite lender, Faramarz Moeen-Ziai of FMZ Loans.

Out and About in the Bay

I look forward to this tribute to the man who influenced so many folk singers, performed by five dear people whom I feel honored to call friends.

The Good News Department!

Each month I share some news that made me smile, and hope it will make you smile as well!

The Bay area will soon enjoy the services of the country’s first high-speed, battery-powered, zero-emission ferries, and thanks to a recent contest, they will have very appropriate names. Pulled from Bay Area lore, Doubtfire is a reference to “Mrs. Doubtfire,” the San Francisco-set Robin Williams film. Farallon is a nod to the Farallon Islands, a group of islands off the coast of San Francisco. Say Hey references the Say Hey Kid, the nickname of Willie Mays, the legendary Giants center fielder. Sea-Wolf, the name that received the most votes, is the title of a Jack London novel that begins with a bay ferry, and Rosie is an allusion to Rosie the Riveter. I rather liked a proposal that didn’t quite make the cut: Sourdough!

Three of the ferries will have 150-rider capacities, and two will hold 400 passengers, according to the Chronicle, that sponsored the naming competition. They are expected to arrive in 2027 and 2028.

Arlene Baxter
arlene.baxter@theagencyre.com
15107171799
Lic. #1209552

1619 Shattuck Ave, Berkeley, CA 94709
INFO@THEAGENCYRE.COM | 925-708-0407
THEAGENCYRE.COM

Dear friends,

This month’s news will focus primarily on items and events related to planet-friendly topics. But I always share a snapshot of our real estate market, so here is the quick summary. You are always welcome to reach out for specifics relevant to your situation.

How is the market?

I mentioned last month that our inventory is lower than this time last year. There are many possible reasons for this, including lots of general concerns about our economy. Inventory increased slightly in the past month, which we would expect as a seasonal adjustment. But the number of pending sales did not keep pace, for the most part. Given the anxiety created by the continuing war in Iran, it’s not surprising that many people will not feel comfortable making a major financial investment right now. But that’s the big picture view. For the homes that my buyers are interested in, and for most homes that are well located, carefully prepared for the market and priced appropriately, those homes continue to perform well and sell quickly.

As a quick data point, let’s look at what sold in Berkeley from the beginning of March. Of the 94 detached homes that sold, one third of those closed at least 35% above list price, and within two weeks (basically on schedule). Of those, the top three sales were at least $1M over list price, and these for homes listed below $2M! The most extreme case was for a home in Westbrae of 1450 sq ft, listed for $1,095M that sold with 12 offers for $2.4M. In the other two cases, it took only five offers to obtain results of $1M over list. More than half of the Berkeley homes over the past six weeks sold at least 20% above list price. Only 11% of the sales were below list price.

In Oakland, 22% of the 296 single family homes that sold from March 1 until now closed at least 35% above list, while 24% sold below list price.

Of course, list price in our area is not an absolute number. It is sometimes aspirational, and it is often intentionally very low, based on the desires of the seller, or the style of the agent. In our area it is always the opening bid in a silent auction. But these results are characteristic of a seller’s market, and at least in Berkeley, a fairly strong one.

I am hoping that the seller’s market will continue in Berkeley at least through next month, as my partner Ambrish and I are getting a home in North Berkeley ready to debut in early May. It is unusual in having an additional structure constructed as a climbing gym! It’s also a bit unusual in being a 4 bedroom single family home very near Shattuck Avenue and Walnut Square, an area that includes numerous multi-units. We plan to debut that home on Sunday, May 10th, and I’d be happy to share more with anyone interested.

Some things continue to be the case this year that have been true most years: buyers in general are willing to pay well for what they want. And the East Bay market generally has fewer homes for sale than those who wish to buy them. Our low inventory means that buyers are often frustrated by not seeing many attractive options. I can only repeat that this is not new! People who own a home and are considering selling it first and then buying (which makes them much stronger buyers) must accept that in the East Bay, low inventory is an almost perpetual state. That’s especially true for homes with a certain cachet, especially near amenities. Waiting to sell your home until you see one of those “special properties” is very likely to lead to frustration. We know those homes exist. We don’t know, and can never know with certainty, when they’ll appear on the market. So selling first is often required. And yes, it requires a leap of faith!

Arlene

I am barely getting this out still on Earth Day, the 56th celebration of this international movement, this year with the theme Our Power, Our Planet. Each year I like to mark this week with a conscious act, either of avoiding something (like buying items in plastic packaging) or taking a positive action (like participating in trash pickups). Ideally we can be mindful for at least a week, but preferably an entire month or more, making a difference to our globe. I hope you have your own ways to acknowledge Earth Week, and that you might enjoy some of the following suggestions and events, and sources of inspiration.

When adding plants to your garden, consider planting natives, and pollinators

Bees, butterflies and birds, as well as a host of other insects, are all pollinators, and we know how crucial they for the environment. Attracting pollinators to your garden and helping them survive is a wonderful and relatively easy way of giving back to the planet. Many California natives are important pollinators, as well as unique host plants.

Coming up on May 2 (inner East Bay) and 3 (inland) from 10 am – 5 pm is the Bringing Back the Natives Tour, a great source of inspiration and ideas for planting more natives. Several homes will also share ways in which they have moved from gas appliances to electric, and in some cases have removed their gas line altogether. My husband and I are excited to be making our tour debut!

Over the past few years my husband David and I have transformed our median strip from just a patch of Bermuda grass, to a California native garden. It’s now planted with all native plants, including Ceanothus (California lilac), a ground-cover Manzanita, California poppies, sages, lupines, Ribes sanguineum (red flowering currant) and of course narrow-leaf milkweed. As that’s the only plant that Monarch butterflies can lay their eggs on, we knew that was an essential plant, and we’ve been rewarded. Last year I had the very moving experience of watching a monarch butterfly emerge from its chrysalis and fly off. And this year we’ve already watched as a monarch deposited her eggs on our milkweed plants. May many of them strive!

Come see our garden on Saturday, May 2, 10 am – 5 pm. For the first time we will be part of the Bringing Back the Natives tour! Each of our native plants will be labeled, and we would be happy to give you a tour. In addition to our median strip, we will also be showing half our front garden, recently planted with 15 varieties of manzanitas, along with yarrow, lupines, sages, and a plant new to me: Lacy Phacelia (right most photo above). It has a charming lavender flower and attractive leaves. We planted it from seed and it grew quickly. The only downside: the deer think it’s delicious!

For more information about our garden, or to register for the tour, go to bringingbackthenatives.net The website is a terrific resource for information about native plants, as well as local nurseries and landscapers.

SATURDAY, APRIL 25: two events at The Brower Center in Downtown Berkeley at 2150 Allston Way:

Home Electrification Fair

From 2-5 pm this free event offers Bay Area homeowners trustworthy guidance on transitioning from gas to electric — tailored to their unique situations. It will help you answer the question of where to start!

Short films with a long impact!

Wild & Scenic Film Festival: the 24th Annual: where activism gets inspired!

Saturday, April 25th, 6:30 doors open, 7 pm start time. Come early for the Silent Auction and free swag!

I have attended several of these film festivals, and they are inspiring, moving, and I always leave feeling very glad that I attended.

Tinyurl.com/wsff2026.  Use code CCL for a $5 discount

Celebrate Earth Week at the Ecology Center EcoStore, April 22 to April 25. Members receive 20% off storewide. Not a member? Join in store, memberships start at $25.

This is a great time to stock up on garden, refill, and low waste essentials. The EcoStore is a favorite place of mine to purchase client gifts. If you spend $50 or more you’ll receive a free gift.

Your membership and purchases support the EcoStore and Ecology Center programs. I am proud to be a donor to the Ecology Center. Besides the recycling work that they have pioneered, our Ecology Center has been a major influencer in reducing plastic, especially in food packaging, not just locally, but across the country.

For those who read this news promptly, and might be interested in seeing this special Six-Plex listing, I will be there showing the three vacant units, as well as the largest of the units which is tenant-occupied, on Thursday morning, 4/23, from 10 am until noon.

The complex at 1739 – 1759 Spruce is one that I both listed and sold to the current owner in 1999. These three duplexes sited around a central garden are very spacious, and live like single family homes. They have the advantage of all being vacant as of June 1, making it a very attractive option for groups, extended families, or organizations that wish to owner-occupy, or choose their own tenants. One unit is currently available to view in each duplex. SpruceSixPlex.com Offered at $6.8M/

The Good News Department!

Earth provides enough to satisfy everyone’s needs, but not everyone’s greed.” – Mahatma Gandhi (Happy Earth Day!)

Arlene Baxter
arlene.baxter@theagencyre.com
15107171799
Lic. #1209552

1619 Shattuck Ave, Berkeley, CA 94709
INFO@THEAGENCYRE.COM | 925-708-0407
THEAGENCYRE.COM

Happy Spring! After a week of summer weather, East Bay gardens are now well in advance of the normal spring pattern. My garden is now fully in bloom with roses, and wisteria and bluebells that usually begin to appear towards the end of March or April. And a Monet image you can now enjoy as part of the Monet and Venice exhibition.

Inventory down, median prices up!

The 2026 real estate market is also warming up as it usually does by March, but unlike the weather, our market is noticeably less active than last year. In the key East Bay cities that I service—Albany, Berkeley, El Cerrito, Kensington, Oakland and Piedmont—sales are down considerably since the beginning of the year, with a total of 360 this year vs. 920 for the same period last year. That’s a big drop! The decline in most cities was between half to one-third of last year’s inventory. And it’s a bit counter-intuitive as interest rates are slightly lower. But we all know that economic uncertainty has increased even beyond what we experienced last year, with the true financial impact of the most recent wars yet to be fully experienced.

With such constraints on inventory, it’s not surprising that prices have generally increased. Excluding Piedmont (which actually showed a drop in median price from $3.1M to $3M), the remaining cities combined showed a median price increase from $977.5K to $1.15M. If I remove condos and look only at single family homes, the median price so far this year is $1.3M. And we all know that’s a challenging number, especially for first-time home buyers.

There is some good news:

This year interest rates are slightly more favorable than last, with average mortgage rates around 6.25%, with rates having briefly dipped just below 6%. Another change that is encouraging to buyers as well as current home owners: insurance is getting somewhat easier to obtain, and at slightly lower premiums than a year ago, thanks to more carriers entering the California market.

I was especially pleased to be able to obtain a quote at a substantial improvement for one of my current multi-unit listings, cutting their insurance premiums in half from their current expense! You may want to check with a good insurance broker, someone who has access to numerous carriers, to see if you might be able to reduce your premiums, or ideally improve your coverage as well. Reach out if you would like contact information for the insurance brokers I have found to be very helpful.

Hoping that upcoming celebrations of spring rituals, whether Easter, Passover or your own festival of flowers, are happy ones!

Arlene

Left: The Rose Walk Complex, a 9-plex I’ve listed above Euclid Avenue in North Berkeley where the one vacant unit, 2523 Rose Walk, will be open on a Twilight tour, March 26, 4:30-6:30 pm. Right: the vacant unit of the Rose Walk Complex is in the duplex at the far right, on the ground level. This landmarked complex, including 9 garages is offered at $6.395M

It’s rare enough for one architecturally distinctive multi-unit property to be available for sale in the highly desirable North Berkeley market, but two exceptional complexes are currently available. And I am deeply honored to be representing both of them! Perhaps some of you saw the announcement that appeared a couple of weeks ago in the San Francisco Chronicle as well as online at SFGate, with descriptions and photos of both of these architect-designed multi-units. I would love to welcome you Thursday evening, March 26th from 4:30 -6:30 to the one vacant unit in the complex designed by Henry Gutterson, nestled along the shared garden and public path Rose Walk, designed by Bernard Maybeck. There are four duplexes completed in 1936, a separate cottage with a spacious private deck, the first structure of the complex from 1925, plus nine garages adjoining Codornices Road on a 20K sq. ft. lot. 2501-2527 Rose Walk is truly a remarkable property! I was pleased to sell this complex three years ago, and am again looking for just the right buyer for this special property.

This second complex at 1739 – 1759 Spruce is one that I both listed and sold to the current owner in 1999. These three duplexes sited around a central garden are very spacious, and live like single family homes. They have the advantage of all being vacant as of June 1, making it a very attractive option for groups, extended families, or organizations that wish to owner-occupy, or choose their own tenants. One unit is currently available to view in each duplex. SpruceSixPlex.com Offered at $6.8M

The Good News Department!

Each month I will share something positive that uplifted my spirits, and I hope will raise yours as well.

This month’s bit of good news involves biodiversity, creative reuse, and a positive reaction to climate change. It’s about a three year experiment using life-supporting tiles, which represent the first stage of an ambitious pending rebuild of San Francisco’s centenarian seawall that puts marine life first. Once lifeless, the textured gray tiles are now covered in festive streamers of red-tinged Turkish towel and rainbow seaweed, hard nubbins of oysters and limpets, and scampering crabs. The idea behind the Living Seawall pilot is simple: Enhance the natural biodiversity of the San Francisco Bay along the waterfront — and strengthen its resilience against climate change. These life-supporting tiles underscore the interconnectedness of marine ecosystems — both natural and built. While providing habitable surfaces on the Bay’s seawalls and piers won’t cause the threat of rising sea levels to evaporate, it will help ameliorate the negative impacts that the original infrastructure has had on native oyster, limpet and seaweed populations. You can read the entire article by clicking on the photo. I hope you will—it certainly made me smile!

Photo credit: Arianna Cunha / Port of San Francisco

An inspiring exhibition: Monet and Venice

Now at the De Young Museum in San Francisco through July 26, this is an inspiring exhibition that transported me to Venice for an evening in a surprising collection of images, most of which were from one visit that Monet made to that magical city in the autumn of 1908. The image on the left was surprisingly pointillist in style, and a favorite of mine. There are multiple images of the same subject, many along the Grand Canal such as the painting on the right of Santa Maria della Salute, some captured from a gondola that he would hire to stay in the same spot for hours. In addition to the primary subject matter, visitors are also treated to a few of the water lily paintings, including one normally in Dede Wilsey’s own collection, and an especially wonderful one. The website has some very enjoyable further information as well. This is an exhibition I will want to return to!

However you celebrate this day, I hope your heart is full, and you feel loved!

On this day when more roses are sold than on any other day of the year* I have Roses on my mind, with two new listings with Rose addresses!

I’m delighted to be able to enjoy roses in bloom in my own garden right now, along with daffodils, whose appearance I have always used as the harbinger of our real estate market. Male agents often say the market opens after the Super Bowl (or Superb owl…) and now we can all agree that the 2026 market has opened!

It’s a pleasure to be sharing my first listing of the year with my new business partner, Ambrish Chitnis. We are proud to have listed a delightful brown shingle in a remarkably convenient North Berkeley location, right at the beginning of the Gourmet District, and also near Live Oak Park, at 2012Rose.com You can see lots of photos, as well as a virtual tour and floor plans there.

It has two spacious bedrooms with lots of original wood trim, and special nooks, a gracious living room with an enormous window seat and box beam ceiling, an updated kitchen with new counters and sink, and a seating area that is beyond charming! This is a home waiting for those who want to leave their car at home and take advantage of a remarkable location so near to all the amenities on Shattuck Avenue, and Monterey Market area, or the top of Solano Ave. And it’s just a mile or so to the UC campus. In typical “price to entice” fashion, it’s listed at $1,035M, though the seller paid $1.33M in 2021 at the peak of the market. He has subsequently invested quite a bit…but if we priced in the high $1.3M range, especially for a home without a garage or off-street parking, it would likely be off-putting to buyers. We are hoping that the vintage details and fantastic location will inspire enthusiastic offers!

Normally I would invite you to come visit with me on one of the two Sundays it will be open (Februrary 15th and 22nd, 2-4 pm). However, I have just reached the one-month mark after knee replacement surgery. So fingers crossed that in another month or so you might see me out and about, and maybe, just maybe, I will have gotten strong enough to leave the walking stick behind! My partner Ambrish will be hosting the Sunday open houses.

My second Rose listing is a really special one, an historic nine-plex by esteemed architect Henry Gutterson, nestled along the shared garden and public path Rose Walk, designed by Bernard Maybeck. 2501-2527 Rose Walk is truly a remarkable property! There are four duplexes completed in 1936, a separate cottage with a spacious private deck, the first structure of the complex from 1925, plus nine garages on a 20K sq. ft. lot adjoining Codornices Road. The website RoseWalkComplex.com includes a video tour which I narrate, and will give you a visit to both interior spaces as well as the lovely exteriors and the garden. If you know anyone looking for an investment opportunity of a one-of-a kind property, it’s listed at $6.395M (below the purchase price in 2023 of $6.8M), I hope you’ll let me know. There is one unit held vacant in order to make showings easier, while the other eight units and garages are rented. It’s truly a remarkable and beautiful property!

So far the market appears to be generally strong, and inconsistent, a combination that continues from last year. Buyers appear to be encouraged by a slight decrease in mortgage rates, and the seasonal increase of inventory. The question for listing agents like me is whether buyers will take action when they see a home they like now, or will they hold out for listings as close to perfect as possible. We all know there are no “perfect” homes, nor humans. But that doesn’t mean there aren’t lovable examples of both!

*And here’s some fun data: Supposedly 250 million roses are produced and sold worldwide for Valentine’s Day each year, with roughly 150 million to over 200 million stems sold in the U.S. alone! As the single largest holiday for the floral industry, red roses dominate sales, making up about 75% of the total, with peak demand supplied primarily by Colombia, Ecuador, and Kenya.

Extra love to those who have read to this point!

Home is Where the Heart Is!

Arlene

Left: The Rose Walk Complex, a 9-plex I’ve listed above Euclid Avenue in North Berkeley
Right: a view from an upper unit of the Rose Walk Complex, listed for $6.395M

The Good News Department!

Each month I will share something positive that uplifted my spirits, and I hope will raise yours as well.

For me, watching figure skating at the winter Olympics is a real treat. There were some tragic moments and disappointments in the individual events this year for US skaters, but their team efforts were remarkable. Such a joy to see each of their contributions, especially seeing the gorgeous performances of ice dancers Chock & Bates, and the electrifying skating of Ilia Malinin. Golden performances for sure!

Betty Reid Soskin was a local treasure. The beloved national park ranger, civil rights pioneer and co-founder of Reid’s Records in Berkeley died in December, at the age of 104. She was the mother of Bob Reid, a local singer songwriter, who cared for her in her later years. She will be honored at the Kaiser Center for the Arts in Oakland on Saturday, March 1 at 2 pm. The event is free, but seats must be reserved, and only balcony seats are still available. For more information about her, and to reserve seats.

Great Local Performances active now, or coming up soon!

Improbable Fiction by Alan Ayckbourn, Directed by Angela Mason. now- Feb 28.

Presented by the Masquers Playhouse in Point Richmond. Highly recommended by friends!

A self-help writers’ group meets at the home of Arnold, a genial unmarried gent who dreams of creative endeavours more liberating than the translation of foreign instruction manuals. After the group dismisses his suggestion of collaborating on a piece of writing, Arnold finds himself transported into the story that might have come from the collaboration.

Masquers Playhouse, Pt. Richmond. General admission tickets $35; senior and student ticket discount at $30. Tickets available here.

Lunar New Year Celebrations of the year of the Horse: The official Chinese New Year’s day is February 17th. The San Francisco parade will take place on March 7th, 5 pm – 7 pm. Click here for details on the parade. 

Or for a beautiful expedition, visit Filoli now through Feb. 28th. On the final day you can also enjoy performance by Winne Wong on traditional Chinese instruments. Filoli plants over 75,000 bulbs each year, mostly imported from the Netherlands, for remarkable displays of daffodils and tulips!

How Shakespeare Saved My Life, now through Sun 1 Mar

This presentation was has gotten great reviews! Written and performed by Jacob Ming-Trent. Directed by Tony Taccone. World premiere, in Peet’s Theatre. Closed captioning: every matinee through Feb 26 Audio description: Feb 28 matinee. Postshow discussions: Feb 17 — guided by members of Berkeley Rep’s artistic team. Docent-led postshow discussions: after all matinees. For ticket information.

Vajra Voices—Peformances Feb. 28 in Berkeley and March 1 in San Francisco, 7:30 pm.

The Bay Area’s soul-stirring women’s vocal ensemble—bridges 11th-century polyphony with American traditions of devotional singing in “Aquitania to Appalachia: Our Ancient Belonging.” The ensemble will be joined by the inventive multi-instrumentalist and vocalist Shira Kammen, also a dear friend and client of mine! Their concerts are stirring! SFEMS makes its offerings accessible with Pay What You Can tickets. For tickets.

Arlene Baxter
arlene.baxter@theagencyre.com
15107171799
Lic. #1209552

It’s a pleasure to bring to market this 1906 classic Berkeley brown shingle. My client purchased this home in 2021, during the pandemic, and loved his time there before new adventures called him to the East Coast. It offers unsurpassed convenience blended with the warmth of natural wood inside and out.

You are welcomed by a carved gate, leading to a private garden that’s recently been refreshed with mostly California natives. Once inside, vintage wainscotting and box beam ceilings, handsome built-ins, and hardwood floors surround you with period charm, in this home that feels larger than it measures.

While the seller certainly enjoyed his weekly visits to Cheese Board for pizza, and forays to other nearby North Berkeley neighborhood favorites, the kitchen also inspired home cooking.

The new quartz counters and stainless steel sink and faucet are waiting for you to experience in this bright space that opens to a captivating eating area, reminiscent of a European bistro! Or take your meals al fresco in the welcoming, but not too demanding garden. Two spacious
bedrooms, each with natural wood trim and inviting nooks, and an updated bathroom complete the upstairs.

This home has recently been painted inside, and one wall of the exterior sports new shingles. A half bath downstairs includes a stacked washer & dryer plus valuable storage. With a Walk Score® of 96, and a Bike Score® of 92 (both a Walkers’ and Bikers’ Paradise), this is East Bay living at its most convenient!

We had a very active broker tour, and look forward welcoming visitors on the next two Sundays, February 15th and 22nd, 2–4 pm, rain or shine!

Arlene Baxter
arlene.baxter@theagencyre.com
1.510.717.1799
Lic. #1209552

This iconic 1912 brown-shingle home, once the personal residence of noted architect Hans Ostwald, offers an exceptional blend of vintage design, a treasured Nortbrae location, and thoughtful upgrades that honor the Arts & Crafts tradition. Special features include a gracious, light-filled living room wrapped in original redwood, with built-ins, a tiled fireplace, and an extensive bench to enjoy views overlooking the back garden and beyond. A generous dining room features coved ceilings, wainscoting, curated period-appropriate lighting, and access to the remodeled kitchen. With new custom cabinetry, stone counters, stainless appliances, and an induction cooktop, it is a joy to cook in, as well as to enjoy front garden views. A charming breakfast nook complements the home’s handcrafted character.

Upstairs, a broad landing leads to three bedrooms, each with its own bonus space, plus two newly remodeled baths, including a luminous primary suite with Bay views and adjoining sunroom. There’s a full-height lower level with a full bathroom, an additional area staged for yoga or exercise, and a separate storage room.

I first visited this home five years ago, and we began work two years later. It is rare for me to have such a long relationship with a home, but it has been extremely rewarding to see this beautiful home become even more glorious with the recent upgrades. It would be my pleasure to welcome you to the open house on Sunday, Dec. 7^th, 2-4 pm, or to arrange a private showing.

912indianrock.com

Arlene Baxter
arlene.baxter@theagencyre.com
1.510.717.1799
Lic. #1209552

Gratitude. Last month my focus was on gratitude, and truly every month being grateful is at the core of everything I do. This month I am especially grateful to share that the listing I’ve worked on for so long is on the market and looking beautiful!

Five years ago today I first visited 912 Indian Rock Avenue, directly across the street from Mortar Rock Park in Berkeley. The seller’s father had recently passed away, and he was debating whether to sell or live in this large home, which then needed work. It had been in the same family since 1943 when the noted architect Hans Ostwald bought this as the family home, so it was a significant decision to be sure.

As I welcomed well over 100 guests to the home last Sunday afternoon I was very grateful for having a partner this year to help welcome our guests. And I’m extra grateful to have such a lovely, even-tempered and trusting client who had been willing to invest in this property. Being able to share with visitors all of the substantial improvements was a very positive conversation. I have invested much of my time, as well as emotions in other listings… honestly in ALL of my listings! But this one is off-scale for not only the elapsed time, but also the sheer number of hours, and the magnitude of the details that have been dealt with, especially over these most recent months. I am quite proud of how the kitchen and bathrooms turned out, so different from their previous condition. I look into the gorgeous living room and out through the many lovely windows, all with either green vistas or views of the Bay, and I smile!

On the website you can take a video tour that I narrate. There are also interactive floor plans and many more photographs and detailed information about the extensive upgrades at 912IndianRock.com. I’ll be open on Sunday, December 7th from 2 – 4 pm and would love to say hello to you. And I’ll have mulled cider warm and waiting for you!

May this season be one filled with light and love, friends and family, music and merriment!

Arlene

Let there be Light!

This is the season when we humans, regardless of religion or beliefs, all seek the light. And decorating with lights, either in our homes or outdoors is one of the things that makes this time of year so festive. I’ve gathered information on some of my favorite ways to enjoy some extra light in this darkest time of the year. I hope you find time to enjoy some of these options in Berkeley, Alameda, SF and the South Bay.

Tomorrow only: December 6, 5:30 pm Lighted Boat Parade

Along the Oakland–Alameda estuary, yachts adorned with festive décor glide between two cities, reflecting the urban glow of waterfront lights. This parade feels lively, colorful, and full of community pride.

• Best Viewing: Jack London Square (Oakland) and the Wind River / Encinal Yacht Club area (Alameda).
• Practical Details: Boats cruise along the estuary separating Oakland and Alameda. Jack London Square hosts tree lighting festivities the same evening, making it a festive hub.WINTER ON SOLANO AVENUE

Sunday only: Winter on Solano Avenue — December 7, noon–5pm

Running all along this special commercial strip, Albany/Berkeley you’ll find live music & entertainment, as well as activities & specials at Solano Avenue businesses. The program also hosts some outside vendors, including government and non-profit agencies, and perhaps some carefully selected works from regional artisans, jewelers, and makers. solanoavenueassn.org

For those available through the season, I’m starting very close to home: 928 Arlington Avenue, home of the owners of Meyer Sound annually light up our block with a dazzling display of their entire front garden and home. Every year I feel so grateful to them for adding so much color, light and fun to our neighborhood!

Fourth Street in Berkeley is a great destination to soak up holiday spirit with their brilliant light display starting around 5 pm each evening through January. SAT 12/13 from 1-4pm, Winter Holiday Fest & Craft Party, FREE event with free wreath-making for all, visits with costumed characters, Santa Claus, and holiday art activity booths.

Let’s Glow SF

Immerse yourself in the holiday spirit at the Ferry Building. Dec. 5 – 14, 5-8 pm. FREE! Catch large-scale arts projection at the Ferry Building for the return of Let’s Glow SF. Begin with “Countdown to Glow” at Harry Bridges Plaza at 6pm, then wander over to the Ferry Building for a winter wonderland “After Glow” event featuring silent disco, seasonal sips, and cookie and ornament decorating; Friday, 5pm to 8pm. // Details at downtownsf.org

Alameda’s Christmas Tree Lane

Now through New Year’s Eve. Along the 3200 block of Thompson Avenue, take a slow stroll to appreciate every detail of this special block of decorated homes.

OAKLAND: Glowfari. Location: Oakland Zoo. (Now – January 25)

This wildly popular, family-friendly experience features hundreds of ALL new, larger-than-life animal lanterns throughout the Zoo. Each lantern tells the story of the ongoing journey of wildlife, the importance of every species on our planet, and Oakland Zoo’s commitment to conservation.

Golden Gate Park Lightscape2025

Now through January 4th, timed tickets give you access to this one-of-a-kind, immersive light and music experience. It transforms the Botanical Garden into a mesmerizing world of wonder, food and beverages, with more than one million twinkling lights. Stroll through a mile-long trail of dazzling lights, dramatic colors, otherworldly lighted sculptures, and water features – right in the heart of San Francisco.

Filoli Lights

Now through January 11 at this gorgeous south bay estate, my husband and I spent a memorable evening last year wandering through the gardens with beautiful light displays. It’s a bit pricey, but it is quite magical.

More Home Maintenance Tips: Interior Projects

Last month I focused on exterior maintenance projects for your home, especially those that need to be done in advance of significant rains. So far we’ve had a fairly dry December, but it’s a great time to be sure your home is ready for the coldest of the year.

Test the sump pump: Ensure your sump pump is working properly to prevent basement flooding. Regular maintenance extends its life and ensures efficient operation. Some have batteries, so be sure you change that this month.

Inspect HVAC system and change air filters: A well-maintained HVAC system runs more efficiently, consuming less energy. Replace filters annually with high-efficiency options to improve indoor air quality.

Flush water heater: Removing sediment from your water heater improves its efficiency and longevity, saving energy and reducing your carbon footprint. Ask you handy person or contractor about changing out the sacrificial anode rod: it can dramatically extend the life of your water heater!

Test smoke and carbon monoxide detectors: Replace batteries and use the test button to confirm these essential devices are working properly.

Check fire extinguishers: The yellow tag attached to your fire extinguishers will tell you the last date of inspection. Make sure they are professionally checked annually and re-charged if needed.

Vacuum the vent hose and check for lint buildup in clothes dryer: Cleaning the dryer vent reduces fire risk and improves energy efficiency. While you’re in the laundry area, clean the washing machine filter too.

Schedule a chimney inspection: If you plan to use your fireplace, make sure it’s safe and efficient. A clean chimney burns more efficiently, reducing your home’s overall environmental impact.

Check for pests and look for possible entry points: Seal any gaps to keep pests out and maintain a comfortable, energy-efficient home. Use natural pest deterrents whenever possible.

Vacuum refrigerator coils: This task helps your refrigerator run more efficiently, conserving energy and extending its lifespan.

Set ceiling fans to rotate clockwise: This will move the warm air downward and keep the living areas more comfortable.

By staying ahead of maintenance now, you’ll keep your home safe, comfortable, and efficient throughout the cooler months.

The Good News Department!

Each month I will share something positive that uplifted my spirits, and I hope will raise yours as well.

This month I share the good news that ~900 acres of land bordering Yosemite National Park have been transferred back to tribal ownership after 175 years.

The transfer from Pacific Forest Trust to the Southern Sierra Miwuk Nation provides the tribe with ownership of the naturally and culturally significant Henness Ridge, site of a traditional Native American trail from the Central Valley to Yosemite, and a key migration corridor for deer and other mammals.

To read the full story, and see more photos, click here.

A special outing option: The Great Dickens Christmas Fair

Each year my husband and I spend an entire day transported to Victorian-era London. We dress in period costumes, and enjoy spending time watching live performances of pantomime, singing and quite good short theatre. We have favorite vendors we like to visit, and we always end the day at Mad Sal’s Tavern, watching the Can Can Bijoux dancers, shanty singers and sometimes special acts such as a remarkable fellow who swallows swords! Yes, it’s a bit pricey at $50 per adult, but much less expensive than a plane ticket to London! The Fair continues on weekends through December 21st. Food options are plentiful and it really does add to your experience if you wear at least something approximating Victorian attire, such as vests, a scarves, shawls, gloves and a hat —and a top hat can be transforming! Tickets available here: https://dickensfair.com/

Great Local Performances to make this season special!

California Revels will share multiple perfomances of this year’s celebration of the season, “The Feast of Fools.” Performances begin December 12 and continue on weekends through the 21st at the Douglas Morrisson Theatre, an intimate theatre with all good seats! My husband and I are proud sponsors of Revels, and their engaging productions including music and song. Travel into a medieval Feast of Fools, where kings become fools, and fools become kings. It will take all of us together to sort through the chaos and to bring back the Light.

San Francisco Gay Men’s Chorus Holiday Spectacular! On Saturday, December 20th, at either 2 pm or 8 pm, this group will bring a celebration to Zellerbach Hall! I’m mentioning this event now because their events often sell out. We already have our tickets for that evening, and can’t wait to hear this impressive chorus! Follow this link to the longer description, and link to buy tickets.

Arlene Baxter
arlene.baxter@theagencyre.com
1.510.717.1799
Lic. #1209552

Gratitude. That is the dominant emotion for me this month, in the spirit of this season as we approach Veterans’ Day and Thanksgiving. Amidst so many challenges to our world, I have been taking the time to smell the amazing perfume of our ginger in bloom, and savoring the pleasures of beautiful flowers blooming in our garden in November!

I have been intensely busy during the past few weeks, which is unusual for this time of year in real estate. Part of the recent flurry has involved two special properties, and ironically, they are adjacent. This week I felt very grateful to hand the keys to my buyers, now the owners of a Walter Ratcliff home with gorgeous original details intact, in addition to an unusually attractive and usable garden, and lovely views. My clients are both rock climbers, and these properties are very near two North Berkeley parks known for impressive rock formations.

The previous owner of this home had followed my career, and more than a dozen years ago had assured me that he would hire me to list his home when the time came. But then his wife passed away, and his adult sons had other plans. So I am especially grateful to finally have completed a transaction on this property that I have loved for many years!

Next door to that home on Indian Rock Avenue is where I have spent more time than on any listing in my career! We are now within a couple of weeks of finally completing the physical preparation of a home I first saw four years ago. What was initially to have been a limited foundation repair turned into a project involving three-quarters of the foundation being replaced, retrofitting and drainage work done, and we have mostly leveled the home. Since that first visit with my client, the electrical service has been updated, the knob-and-tube wiring removed, three bathrooms updated, a half bath added, the kitchen completely remodeled, and the entire house painted inside and out.

A lower level funky apartment was reshaped and walls and floors replaced, creating a quite attractive family room, with adjoining bathroom, and potential for an accessory space with both internal or external access. I am grateful that the end is finally in sight, and I will be even happier when the landscaping is complete and I am able to welcome you to the first showings at 912 Indian Rock Avenue! I am hoping to invite neighbors and friends to a brunch there the first weekend in December.

Having closed last week with a first-time buyer I was reminded of how gratifying it is to guide someone from being a renter to achieving homeownership. For me that is a very special reward of this profession, as well as an obligation to be sure that they are properly prepared.

Sometimes NOT closing a transaction is the correct result, and one that makes me grateful. Adding to the excitement of the past weeks was getting buyers into contract, and having them cancel that contract soon after. My reaction (after I got over the initial surprise!) was feeling so thankful for the opportunity of getting to know a lovely couple, the parents of a previous client with whom I have had the pleasure of completing six transactions over quite a few years. I am truly grateful for the opportunity to have reconnected with this favorite client, and to spend time with members of his lovely extended family. The parents will be happier staying in their current home, and their happiness is all that matters!

I can’t imagine another profession that affords the opportunity to have such intense relationships, to hear people’s fears, hopes, special joys, and in some small way to be able to influence their futures, we hope for the better. Each combination of a property with a human being is unique. Add two personalities if the clients are a couple, and you more than double both the complexity of representing them. It’s never boring…and for all those reasons I am grateful for this profession for which I feel well-suited!

Thanks to each of you who are reading this for being part of my community. I am so very grateful for our connection! Wishing you a meaningful celebration of Thanksgiving!

Arlene

So How’s the Market?

During most years the real estate market slowly glides towards hibernation starting after Halloween, as many people’s attention focuses on gathering at home and celebrating the holidays. That has obviously not been my experience this year.

With recent mortgage rates higher than buyers had hoped, and the extended government shutdown adding to the general sense of economic uncertainty, it would be understandable for buyers to step away from the buying process, and wait until sometime next year. That has been the case for many properties that are less than ideal. On average, prices have remained fairly flat this year. But the special properties do well, seemingly in any market, and any time of the year.

This past month I represented buyers on two properties, both with tremendous potential. One is a modest one-level mid-century home in El Cerrito opening to a flat back garden. The second is a three-level historic home with level gardens in both front and back, and amazing original woodwork. In both cases there were a total of five bids, though the properties were in quite different price points. Four or five offers is a result we have been hearing often for properties that inspire buyers, and that’s unusually strong activity for this time of year.

We are also hearing of some price reductions, when sellers start at list prices that are too ambitious, or if the home has some unfortunate characteristic. And then just a couple of weeks ago a home received 21 offers(!) on a mid-century home in the Claremont area that had lots of natural wood, both inside and out, with extensive decks offering gorgeous views. That property will close for roughly $1M over the (way too low) list price of $1.3M.

If you’ve been reading my newsletters for a while you will have heard similar stories before. What’s unusual is for this to happen not in the spring, but at the end of October, when most buyers may have ended their search for the year. The 2025 market opened late, and I’m hoping it will also extend later than normal!

A new partnership!

I am grateful for finally finding a business partner. After mentoring more than two dozen agents at my previous brokerage, I have finally met someone whose values, work ethic, enthusiasm and collaborative spirit meshes with mine, and we have formed a partnership. I hope you will enjoy meeting Ambrish Chitnis at one of our open homes.

What do folks think of our using Rhyolite Realty as a team name? I love alliteration, and that type of volcanic rock with its multi-color granite appearance was locally quarried in North Berkeley. It exists as retaining walls and siding on my home, and on homes throughout Thousand Oaks, and Northbrae. People may not know that word now, but perhaps we’d inspire folks to look it up! I like the name because it conjures up a sense of deep roots within our community (and also being “rock-solid”…) I’d love to hear your reactions!

Act NOW to take advantage of remaining Energy Rebates

Replace Gas Appliances

Sadly, this administration is ending most of the federal tax credits for energy upgrades, but some can still be obtained if you act soon! Some rebates require using contractors certified by specific programs, summarized below. It would be too late to take advantage of the solar rebates if you are just starting, but some installers are offering compensating discounts. But it may not be too late for some of the rebates involving heat pumps and induction stoves. Certainly it’s worth exploring!

Energy Efficient Home Improvement Credit (25C) – Covers up to 30% of the cost of qualifying upgrades like heat pump water heaters, heat pump HVAC, insulation, windows, doors, and electrical panel upgrades.

Residential Clean Energy Credit (25D) – Also covers 30% of costs for things like solar, geothermal, and battery storage (through 2025).

EV Charger Tax Credit (30C) – Offers 30% off up to $1,000 for installing a Level 2 EV charger at home (available through mid-2026).

Note: For homeowners, the 30% federal tax credit for battery storage (under Section 25D) ends December 31, 2025. After that, a different credit (Section 48E) continues, but it’s limited to commercial, rental, or third-party-owned systems — not typical residential installs.

Find Rebates, Contractors, and Upgrade Advice: https://www.switchison.org/ca

The Switch Is On is a one-stop shop for Californians looking to electrify. Search what rebates are available to you, find vetted local contractors to do the work, and get guidance on what upgrades make the most sense for your household.

Bayren offers rebates in the Bay Area for water heaters, cooktops, insulation, and many more. https://www.bayren.org/

Energy-Smart Homes Program: If you’re planning to fully electrify your home, the California Energy-Smart Homes Program offers thousands of dollars in additional incentives that stacak alongside other incentive programs. https://caenergysmarthomes.com/

Battery Storage: If you’re considering battery storage, California’s Self Generation Incentive Program may be able to offer thousands in assistance to qualified applicants. https://www.pge.com/en/save-energy-and-money/rebates-and-incentives/self-generation-incentive-program.html

Fall Home Maintenance Tips: Exterior Projects

Autumn in the East Bay often brings some of the my favorite weather of the year, with crisp mornings, warm afternoons, and the height of color in lots of leaves…but leaves also need to be gathered up as compost or mulch. This season, we’ve already seen a few early showers, a helpful reminder that cooler, wetter months are right around the corner. Now is a great time to get your home ready for shifting conditions in advance of serious storms.

Around your home:

Check windows and doors for proper sealing: Ensure that windows and doors are properly sealed to maintain indoor temperatures. Choose weatherstripping made from recycled or durable materials whenever possible, for an eco-friendly result. Copper weatherstripping will last the lifetime of the doors and windows they help seal!

Check for pests and look for possible entry points: Seal any gaps to keep critters out and maintain a comfortable, energy-efficient home. Use natural pest deterrents whenever possible. Inspect siding, trim, soffits, and fascia boards: Look for holes or gaps and seal them. This not only prevents pests from entering, it also cuts your home’s energy use by reducing drafts. Mice and rats can enter through remarkably small openings, so check for even the smallest holes!

Check storm drains near the property: Report any blockages to your city to prevent flooding. Keeping storm drains clear helps local water systems function properly, benefiting the community and the environment.

Around your roof:

Inspect the roof ridge and vents: Check for any damage or blockages in these areas. Repairing them early helps maintain your home’s insulation, increasing efficiency.

Clean gutters, downspouts and roof scuppers: Clearing out leaves and debris from the roof’s drainage system prevents water from pooling and causing damage. Compost the organic waste to keep your cleanup eco-friendly.

Garden Clean up:

Debris removal: Make sure to remove fallen leaves and branches which can be slipping hazards, and also to deter pests and insects. Use this organic matter to create mulch or compost, enriching your garden sustainably.

This is also a great time to plant bulbs (if you have not already done so!) and to plant California native plants, which will reward you with a bounty of spring blooms.

Next month I’ll share reminders for maintaining systems and appliances in your home.

The Good News Department!

Each month I will share something positive that uplifted my spirits, and I hope will raise yours as well.

This month I share the good news that Burrowing Owls have again been sighted in César Chávez Park in Berkeley. These delightful creatures have enchanting faces, and make me smile just to know they are around. Their story has been told by Martin Nicolaus, aka “the Owl Guy,” in his book Our Owls: Burrowing Owls In Cesar Chavez Park Berkeley, which includes his reflections, observations, fun facts, and photos he’s gathered over the years of these cute, pint-sized visitors.

To read the full story, and see more photos, click here.

And the recent elections provided much good news as well!

A special outing option:

The Great Dickens Christmas Fair

Each year my husband and I spend an entire day transported to Victorian-era London. We dress in period costumes, and enjoy spending time watching live performances of pantomime, singing and quite good short theatre. We have favorite vendors we like to visit, and we always end the day at Mad Sal’s Tavern, watching the Can Can Bijoux dancers, shanty singers and sometimes special acts such as a remarkable fellow who swallows swords! Yes, it’s a bit pricey at $50 per adult, but much less expensive than a plane ticket to London! The Fair begins the weekend before Thanksgiving, November 22, and continues on weekends through December 21st. Food options are plentiful and it really does add to your experience if you wear at least something approximating Victorian attire, such as vests, a scarves, shawls, gloves and a hat —and a top hat can be transforming! Tickets available here: https://dickensfair.com/

Great Local Performances coming up this season!

California Revels will share multiple perfomances of this year’s celebration of the season, “The Feast of Fools.” Performances begin December 12 and continue on weekends through the 21st at the Douglas Morrisson Theatre, an intimate theatre with all good seats! My husband and I are proud sponsors of Revels, and their engaging productions including music and song. Travel into a medieval Feast of Fools, where kings become fools, and fools become kings. It will take all of us together to sort through the chaos and to bring back the Light. Click here for tickets. For EARLY BIRD RATES, order by Sat. Nov. 8!

San Francisco Gay Men’s Chorus Holiday Spectacular!

On Saturday, December 20th, at either 2 pm or 8 pm, this group will bring a celebration to Zellerbach Hall! I’m mentioning this event now because their events often sell out. We already have our tickets for that evening, and can’t wait to hear this impressive chorus! Follow this link to the longer description, and link to buy tickets.

Arlene Baxter

arlene.baxter@theagencyre.com

1.510.717.1799

Lic. #1209552

Two people are much in my thoughts, among the most special people to have walked this planet, each in their own way having tried hard to help protect it: Jane Goodall and Mahatma Ghandi.

Jane did so much to understand and protect creatures, especially apes, in addition to humans. She believed that the world wouldn’t achieve big climate goals if populations were struggling to survive and feed their children. She pioneered a conservation approach she called “Tacare,” working with local populations to solve conservation problems, with community members always at the center of the work. Her latest book: Local Voices, Local Choices, discusses her holistic approach to conservation.

We lost Jane just as the Indian national holiday of Ghandi Jayanti was beginning on October 2, a day to honor his legacy and also to promote peace, harmony, and non-violence. What an irony that on that day our U.S. government shut down and the current administration is taking extreme efforts to defund environmental protections, while threatening to (mis)-use the military in Democratic-run cities.

At this same time many around the world just observed Yom Kippur. During these challenging times may we all in our own ways spend time in reflection and atonement, and may each of us find some way to move forward with a greater sense of peace, willing to both feel and express love for our friends and our world.

Shana tovah

Arlene

So How’s the Market?

I was somewhat amused to read a headline declaring that next week, October 12–18, is supposedly poised to be the most advantageous week of the year nation-wide for making a home purchase. According to realtor.com, “In a year that’s been the most buyer-friendly in nearly a decade, it’s the best window of opportunity for home buyers all year. Plus, after a slower-than-usual summer for home sales nation-wide, buyer demand may be poised for a rebound if mortgage rates continue to ease and home price increases slow. “

For local buyers that means that competition is mostly not as intense as it was during the more active spring market…except for in the extreme cases. I was delighted to be able to get an offer accepted for one of my buyers this week at a price that last week I would not have guessed would have been successful. It is a modest but quite attractive three-bedroom home in El Cerrito with a deep back garden. During many weeks it might have been the only smaller El Cerrito property available, and therefore might have attracted a “normal” three or four offers. But two weeks ago suddenly there were four competing properties in Central El Cerrito priced between $699K and $899K. My client was fortunate to compete with only one other buyer. And also fortunately for him, the neighbor and owner is a UC faculty member as well. I am delighted that he is purchasing not only a charming home, but that he will have a sympathetic neighbor, and he’s buying at about the best time possible, so at a relatively attractive price! Two of the other small El Cerrito homes went into contract with several offers, but the fourth is still on the market, providing a microcosm of our market.

Our real estate environment has, a large quantity of transactions that are unremarkable, and then there are the extremes that make the news. Another set of my buyers decided against writing on a lovely North Berkeley home that had six offers this week, at least three of which exceeded the list price by more than 68%. They decided that offering something like $1700 per sq. ft. for the permitted square footage was too much, even though the lot was remarkably large and lovely, and rare for the area. And as you can sense from the first three photos below, it had some beautiful details. But I didn’t argue with them! This week I also heard about a home in the Elmwood neighborhood that received 25 offers. A modest but very pleasant bungalow right on the Berkeley/Oakland border, it is rumored to be in contract for approximately twice the list price of $1.1M for 1550 sq. ft. Fortunately these are the extremes, the ones that are news-worthy.

There have been several recent North Berkeley cases where it took only four or five offers to achieve sales prices at more than 50% over list prices, certainly qualifying as a very strong sellers’ market. Overall in Berkeley this year the vast majority of the 400 home sales occurred “on schedule,” which is within 14 days. Median sold price for single family homes is $1.76M and the average is $1.6M. By comparison, in Rockridge the 90 sales so far in 2025 have taken 19 days to close, with the median price at $1.84M and the average at $2.024M. So it remains mostly a sellers’ market in most of my world.

But there are many sellers who are praying for at least two offers on the scheduled offer dates, and many are receiving none, especially not if there are any perceived flaws in the listings. More than half of the sales since August in Oakland for homes selling below $1M also sold below list price. It took six weeks on average for those homes to sell.

I very much hope for the sake of my long-term Berkeley seller that the home I am currently working to prepare for market will be among those well-received, even as we approach the end of the year. Having taken the listing now several years ago (!), it has been frustrating to see how long it has taken to schedule City inspectors, and each improvement triggers reviews of more items. But once the structural work is completed, we can begin the aspects where I can make a difference in choosing the stylistic details like tile, fixtures and flooring, as well as planning the marketing. It looks like we’ll be working on it for the entire month of October, so fingers crossed that our debut date will be in late November…or very early December!

Special Events this weekend!

This Saturday, October 4th: PUBLIC SALE: 10:00 AM TO 2:00 PM

For those of us who love planting CA native plants to encourage pollinators to our gardens, this is a very special sale! Last year I went to the sale with a list of six plants I hoped to purchase, and came home with six boxes of plants, all of which have made a wonderful difference to our front garden!

MEMBERS ONLY SALE: 9:00 AM TO 10:00 AM

MEMBERSHIPS ARE AVAILABLE AT THE ENTRY TO THE SALE AT 8:30 AM

Visit: www.nativeplants.org in advance for the most up-to-date plant list!

Sunday, October 5th at 2 pm

An Afternoon with Holly Near: Songs, Stories and Breathe! with Pianist Jan Martinelli

Holly Near will share stories and songs, both in person and available as a live-stream. Holly is an insightful story teller through her music, committed to keeping her work rooted in contemporary activism. I can’t wait to hear her up close at The Freight! You can also purchase a ticket for the live-stream, and that also allows you to watch the show for 48 hours after its conclusion.

TheFreight.org

Berkeley Repertory Theater through October 12th:

I can highly recommend the production of The Reservoir, a poignant story of the struggles of dealing with addiction, the love of grandparents and family and the challenges of dementia. And yet, among the heartbreak is a great deal of love, and laughter.

Enjoy Buy One Get One Free tickets with code JOSH, valid now through Oct 12, when The Reservoir MUST CLOSE! Performed in the intimate Peet’s Theater. Do yourself a favor and enjoy this show!

Celebration of the Hights: Joaquin Miller Park Literary Arts Festival — October 12th, 12:30 pm

I am really looking forward to being one of those sharing some readings from the great historic writers from Northern California celebrating the Park’s literary and community history featuring the California Writers Club. Come at 11:30 to participate in the potluck in the style of Miller’s “bandit suppers.” On Sanbourne Drive, at the California Writers Circle a.k.a. Fire Circle, at the historic “community kitchen”. Should be fun! And it’s free, but does require an RSVP.

Arlene Baxter

arlene.baxter@theagencyre.com

1.510.717.1799

Lic. #1209552

Next week I will celebrate my birthday, and this month I’m going to keep my newsletter short and positive, in celebration mode. None of us needs any reminding about the vast amount of negative news right now. So for just this one month I will share some news of events and celebrations: ones I’ve enjoyed and recommend you consider for next year, and events that you might enjoy attending in the coming month.

David and I recently returned from one of our favorite destinations: Mendocino. We’ve been having lots of foggy weather at home and found more of the same along the North Coast! While there we visited one of our favorite gardens: the Mendocino Coast Botanical Gardens in Fort Bragg which features a delightful array of garden beds, impressive rhododendrons, and ocean vistas, and during our visit the dahlia garden was at its absolute peak. Fantastic!

Mostly we enjoyed a delightful few days listening to performances in the village under a big marquee, in a pleasant church hall as well as in an auditorium in Fort Bragg. The events were all part of the Mendocino Music Festival. We enjoyed performances of both well-known and more unusual works by Stravinsky, some contemporary composers, as well as being introduced to Skerryvore, a Scottish rock band! A special treat for us was being able to attend the dress rehearsals. They are free and open, and it was fascinating to observe the different conducting styles of the orchestra leaders. Next year’s festival will be the 40th annual festival.

Those of you who enjoy more contemporary outdoor music concerts will have lots to choose from in the coming weeks in Golden Gate park alone. Dead & Company performs three shows for the Grateful Dead’s 60th anniversary Friday through Sunday in Golden Gate Park. The annual Outside Lands Music Festival on Aug. 8-10 and a Zach Bryan concert on Aug. 15 are also in the park. Check here for details about traffic and logistics for attending those events.

Don’t want to face the crowds? How about a bit of a staycation, reading books set here in our area? I enjoyed this summary of works, especially mysteries, set in San Francisco.

As always, if you have topics you would like me to address in my newsletter, either about real estate or our East Bay community, please reach out to me!

A Castle sells in Berkeley!

Last month I talked about the unusual convergence of SEVEN listings by prominent architect John Hudson Thomas. Three had been on the market just before my beautiful listing on Piedmont Avenue in the Elmwood neighorhood of Berkeley, and three more that appeared within a couple of weeks of my listing becoming active. Perhaps the most outstanding property was the Hume Cloister.

That property, modeled after a 13th century French cloister, is located in the Berkeley hills on Buena Vista. Listed by Grubb Co for $7,450,000, it sold for a bit below that at $7,325,000, with one of my former Red Oak colleagues. The multi-structure estate occupying over 7500 square feet with remarkable views was a real treat to visit. It included a koi pond, bocce court, green house and a separate guest apartment.

August Performances of Shakespeare

I recently heard a Folger Shakespeare Center podcast which mentioned that there are thousands of productions of Shakespeare plays each summer in outdoor settings. Seeing a Shakespeare production outdoors has lots of historical precedents. You can take advantage of productions of two Shakespeare plays this summer: Two Gentlemen of Verona in San Francisco, and Taming of the Shrew in Berkeley.

San Francisco Free Shakespeare in the Park offers performances over the final weekend in August, and Labor Day weekend in September. Performances are in San Francisco’s McLaren Park in the Jerry Garcia Amphitheater. All shows begin at 2pm and run for approximately 100 minutes with no intermission. You are encouraged to bring a picnic (no food is available for sale at the venue), a seat cushion and layers: it might be foggy, or by then, we might actually be enjoying some summer weather!

While these performances are free, all performance companies are struggling these days, so contributions will be much appreciated.

I feel so fortunate to have the recently refurbished Berkeley John Hinkel Park amphitheater right up the street from me, off the Arlington at Southampton. The Actors Ensemble produce The Taming of the Shrew starting August 16th, and running weekends through Labor Day Monday. All performances start at 4 pm, and include an intermission during which you can purchase roasted corn, hot dogs and drinks, or bring your own picnic!

Cool Summer Exhibitions in SF

I mentioned these exhibits last month, but if you have not yet seen them, you really should do yourself a favor and head over to San Francisco before they close. The Thiebaud exhibition was such an eye-opener about the variety of styles of this artist! Beyond the quintessential still lifes of everyday objects, it was fascinating to see just what a varied artist he was, and how skilled he was at adapting his talents, especially in copying the works of many masters. The originals and the copies from his personal collection that occupy the central reception area are stunning!

Wayne Thiebaud: Art Comes from Art, at the Legion of Honor in SF, through August 17th

You have now just over two weeks to see this exhibition of 65 works of this American master, including paintings of people (alone and together); still lives of cakes, tabletops, and other ordinary objects; cityscapes featuring soaring buildings; and mountain landscapes. Together they offer an in-depth exploration of one of the most important and overlooked aspects of his creative practice: his passionate engagement with art history.

Ruth Asawa Retrospective at the SF MOMA, through Sept. 12th

This first posthumous retrospective presents the full range of Ruth Asawa’s work and its inspiration over six decades of her career. As an artist, Asawa forged a groundbreaking practice through her ceaseless exploration of materials and forms. As an educator and civic leader, Asawa’s impact on San Francisco can still be felt today. This has been described as a deeply satisfying exhibition, giving context to work that many of us have felt familiar with all our lives. Beyond her iconic baskets, this show explores a broad range of her interests and art. The museum is open free of charge on the first Thursdays of the month, including this coming Thursday, August 7.

Paul McCartney Photographs, 1963-64: Eyes of the Storm at the de Young Museum in SF, now extended through October 5th.

Featuring more than 250 personal photographs by Paul McCartney, along with video clips and archival materials, this exhibition offers a behind-the-scenes look at the meteoric rise of the world’s most celebrated band. Although well-preserved, few of the images had ever been printed or shared beyond McCartney’s immediate family and friends. Most existed only as negatives or printed in the simple form of contact sheets. This exhibition has special meaning for those of us who were at a formative time during Beatlemania! Who is your favorite Beatle??

Arlene Baxter
arlene.baxter@theagencyre.com
15107171799
Lic. #1209552