While much of the home remains in its original condition, it has been meticulously cared for over the decades.  Built by Hayman Homes, a builder with a strong reputation of designing and building homes to meet the most exacting standards of quality and finish. The home’s timeless  design provides a solid foundation for modern updates, allowing the new owner to personalize, while creating long term wealth. With outstanding structural integrity, mature landscaping, and an unbeatable location, this fabulous home presents a rare chance to create one’s ideal home in a neighborhood where homes like this rarely come to market.

1849 Fordham Way is located just minutes from Blossom Valley Shopping Center, Rancho Shopping Center, Cuesta Park, El Camino Hospital, the YMCA, Downtown Los Altos and downtown Mountain View.  

Local Public Schools: Buyer to verify availability

Grades K-6     Springer Elementary School

Grades 7-8      Blach Intermediate School

Grades 9-12     Mountain View High School

Additional Property Website: https://www.1849Fordham.com

Over the years I have had the pleasure of selling homes in what many buyers have described as less than favorable locations.  Homes that front or back up to busy roads, train tracks, or high voltage transmission towers.  The concern isn’t necessarily freeway noise (although that is a concern) but rather the high voltage transmission line towers.

It is difficult to quantify the effect that high voltage transmission lines/towers have on a buyer’s purchasing decision.  I am most familiar with a two mile stretch of high voltage transmission lines that run parallel to highway 85 between highway 280 (to the south) and the El Camino Real exit in Mountain View (to the north).  On the south side of highway 85, these transmission lines effect the desirability of homes in the Cherry Chase neighborhood.  To the north side of highway 85, these transmission lines effect the value of the homes in south Los Altos along Fallen Leaf Lane as well as the Belleville/Bedford neighborhood of Sunnyvale.  Below is a map showing the approximate location of the high voltage transmission lines along highway 85.  The blue line is the approximate location of these transmission lines. View Map.  

Buyers are attracted to these neighborhoods because of the their proximity to well paying job opportunities,  great schools, larger lot sizes and convenient shopping.  The potential downside has to do with the power transmission lines/towers that move electric and magnetic current through a wire (EMF).

I am not an EMF specialist but I have done a fair amount of research.  Here is what I found:

Electric and magnetic fields together are referred to as electromagnetic fields, or EMFs. The electric and magnetic forces in EMFs are caused by electromagnetic radiation.     For a detailed analysis about EMF’s and their potential health risks, read the National Cancer Institute’s Electromagnetic fields fact sheet.  Notice where “Power Lines” fall on the electromagnetic spectrum below (very low at. 50-60 Hz).

There are several websites that discuss EMF’s. The National Institute of Environmental Health Sciences (NIEHS) discusses EMF’s in great detail.  Their 64 page booklet has some great, although somewhat dated (2002), information on the subject.  PG&E also has a good discussion about EMF’s.   According to P G & E’s website: 

“The California Public Utilities Commission and the California Department of Health Services have not concluded that exposure to magnetic fields from utility electric facilities is a health hazard. Pacific Gas and Electric Company, like other utilities, relies on information from the federal and state health agencies which conduct EMF research and monitor this issue to help evaluate potential risks.”

If it appears that EMF’s aren’t as harmful as once thought, why are buyers hesitant about buying homes near power lines/towers?  Here are some pro’s and con’s!

Pros:

1. The lot sizes of properties that either have transmission lines running through the property or have a tower on the property are usually quite larger than other neighboring properties (15-25% larger).
2. Prices for these properties are sold at a discount relative to neighboring properties.  The discount depends on the current market conditions.  In a buyer’s market, the discount is amplified.

Cons:

1. Perceive negative health effects – data suggests otherwise.
2. Visual effect – can be lessened somewhat with screening, but it is always there.
3. Typically can’t build under these power lines (ie pool or home addition).  Check with Los Altos or Sunnyvale building departments before purchasing to verify what can be built near or under power lines.

So what’s a seller to do when selling their home near a high voltage transmission line?

1. Price the home accordingly.  When you bought your home, you bought it at a discount.  You should understand that you will likely need to sell it at a discount.
2. Disclose that the home is near or under a high voltage transmission line.
3. Suggest that the buyer research the issue and contact professionals knowledgeable in the field (pun intended – field…force field…electric field…get it!).  Understand that buyers will need time to do their research.
4. Possibly have an EMF study conducted on the property and include it in any disclosure information about the property.
5. Never make statements about the property that could lead a buyer to conclude that the transmission lines are safe or not safe.  As a seller, you’re not a EMF specialist.  Don’t increase your liability by thinking that since you haven’t had any problems that the new buyer won’t.
6. Hire a Realtor familiar with EMF’s

If you are thinking of selling your home and want to know how to strategically maximize the value of your home given our current market conditions, please reach out to me at 650 465-0755 for a private, no nonsense consultation. I’m here to personally take care of all your real estate concerns.

A Tale of Three Quarters:  (note all statistics taken from our local MLS and do not include any off market sales.  Also note that I’m writing about closed sales, so the actual offer and ratification dates occurred on average 25-30 days prior)

Q1 (property closing between (1/1/22 – 3/31/22) was one of the strongest seller’s markets we’ve ever seen in Los Altos.  43 single family homes sold, ranging in prices from $1,350,00 to $11,500,000 with an average days on the market of 9 days.   The average list price was a hefty $4,079,926. and the average sales price was a whopping $4,654,736.  The list price to sales price ratio was just slightly over 14%.  Low inventory and huge buyer demand created a market where almost all properties sold for a premium with multiple offers.

Q2 (property closing between 4/1/22 – 6/31/22) began with strong buyer demand but when the fears of inflation hit and the fed began a series of rate hikes to slow inflationary pressure on the economy, buyers took a step back and took a wait and see approach.  As the quarter progressed, the buyers pulled back.  78 single family homes closed in this quarter ranging from $2,860,000 to $9,500,000.  The average list price rose to $4,375,855 and the average sales price rose to $4,830,795.  The list price to sales ratio was still strong at 10.4% however, the strength of the market was due to closings in April and early May.  As we got further into the quarter, the market activity dropped off substantially to when we got into the summer months, it was significantly slow.

Q3 (property closing between 7/1/22- 8/28/22).  I’ll call this market, “The Perfect Storm” for sellers.  The near doubling of interest rates dramatically affected buyer affordability.  Inflation fears tempered buyer enthusiasm. Stock market volatility has led to buyer anxiety and reduction of down payment funds.  Lastly, the “post covid” seasonal summer slow down was amplified with more families (ie. buyers) taking vacations than in years past.  The lack of activity panicked Sellers and less experience agents alike.  Here are the numbers.  Homes stayed on the market longer (22 days on average).  55 single family homes closed ranging from $1,876,543 to $7,500,000.  The average list price dropped to $4,188,943 and the average sales price dropped to $4,177,449..  Although the sample size is small, that’s a 14% drop in prices from the prior quarter.

Where is our local real estate market going?

Inflation, interest rate increases, and stock market volatility continue to affect buyer confidence.  Buyers are scared.  If they submit offers, they are conservative both in price and terms.  Buyers are focusing on homes that are in move-in condition.  However, we are seeing signs that the seasonal summer slow down is being followed by a early (slight) fall pick up.  For example, last week we had a situation where a Los Altos home received 8 offers, however 5 of them were below the asking price.  The home sold for about 13% above asking.

Sellers should really examine their motivations for moving.  The market hit its peak earlier this year and sellers should recognize that they won’t be able to get the price that their neighbor did in February or March.   In fact, Sellers may have to invest more money into preparing the home in order to get it to sell.  Generally prices in Los Altos neighborhoods are off approximately 8%-12% from their highs earlier in the year.  Other cities are seeing prices off as much as 20%.

If you are interested in selling or buying this year, the best advice I can give is not to try to time the market.  Let’s determine the perfect time for you based on why you are moving and when you need to move.  Give me a call and we can create a strategy that makes sense given your personal situation while accounting for our current market conditions.

I would like to explain what we went through to prepare this home for sale, maximizing its market value. My estate sale team began by removing, selling and donating items my client did not want to take with them to their new home.   Once the home was vacant, my crew of painters, landscapers, carpet installers, floor refinishers, appliance installers and house cleaners did their magic! In all, over 20 different professionals worked diligently to improve the value of my client’s home.  Next came the inspections…the property inspection, the roof inspection, the termite/pest inspection and the pool inspection. Finally, the home was beautifully furnished, making it ready for professional photography. It took 42 days to complete this.  It was then placed on the multiple listing service (MLS) for the world to see. One week and 10 offers later, we had a ratified offer with a 16 day closing period.  All of this happened while my client was out of the area, focusing on other important aspects of their lives.  Their job was to relax and let me do the work. I’ve provided some before and after photos of the transformation below.  To enlarge, click on photos twice.

If you are thinking of selling your home and want to know how to strategically maximize the value of your home given our current market conditions, please reach out to me at 650 465-0755 for a private, no nonsense consultation. I’m here to personally take care of all your real estate concerns.

• 4 bedrooms
• 3 full bathrooms
• 2891 +- s.f. home
• 16,200+- s.f. lot

This private and tranquil home is a rare find. The home is located on a 16,200+- s.f. lot with mature grounds and stunning swimming pool with spa. The surrounding neighborhood of spacious properties add to the feeling of seclusion yet the home feels close to everything. For example, 1400 McKenzie is only two blocks to Heritage Oaks Park, 4+ blocks to McKenzie park and under a mile to the Rancho Shopping Center. Featuring 4 large bedrooms and 3 full baths, the home’s floor plan separates the private sleeping areas from the dining and entertaining areas. The kitchen opens to the family room with its vaulted ceiling and the casual dining area which is ideal for conversing and entertaining. Near the kitchen is a spacious formal living room with fireplace and formal dining area. The bedroom wing features 3 of the bedrooms and two of the bathrooms. The primary suite, with its three closets and large bathroom, looks out onto the shaded deck and expansive yard with beautiful pool. The large side yard features a virtual cornucopia of fruit trees (citrus, cherry, apple) and a huge Avocado tree that is prolific in it’s production. Skylights and large windows bathe the home in natural light. There is a secondary bedroom suite near the family room that is ideal for multigenerational living as well as visiting guests. As a bonus, there is a large bonus room that looks out over the pool and is ideal as a game/reading room.

Students would attend:

Oak Elementary School
Blach Intermediate School
Mountain View High School

 Since 1993, I have brought a wealth of knowledge, experience, strong negotiation skills and professionalism to every client I’ve worked with.  I’d love to have a conversation with you to see how we might work together to achieve your real estate goals.  If you have any questions or comments, reach out to me at dave@losaltoshomes.com or directly at 650 465-0755.  Until next time, take care!

If you’ve never been to this event, it is worth the effort to come! There are activities for all ages. There is free music and entertainment on two stages. Children can enjoy the kidzone.  Saturday night from 5:00 p.m. – 7:00 p.m. there will be a special concert performed by Megatones, one of the best cover bands in the bay area.

The Festival features select a wide variety of foods including Thai, Chinese, Mexican, All-American favorites like sausages, hot links and roasted corn, sweets of all kinds, and more

Adults can enjoy a glass of wine from one of 7 local wineries  –  Byington Vineyard and Winery, Fernwood Cellars, Naumann Vineyards, Page Mill Winery, Domenico Winery, Thomas Fogarty Winery, and Bass Note Sangria.

Proceeds from the Los Altos Arts and Wine Festival support year-round programs of the Los Altos Village Association. These programs support local businesses and provide residents with community oriented activities that involve local organizations, nonprofit groups, schools and the seniors of Los Altos.

This year my office at Sereno is a Sommelier Sponsor.  I will be a volunteer wine pourer at the Byington Vineyard and Winery booth located at the west side of the intersection of Main and Second Streets.  The location is W1 on the map below.

As with every year I volunteer at the Los Altos Art and Wine Festival, all my clients, past and present, should stop by from 2:30 p.m. – 5:00 p.m. on Saturday and allow me the opportunity to treat you to a glass of wine from Byington Vineyard and Winery.  I hope you’ll come and enjoy the day.

Map of the 42nd annual Art and Wine Festival

If you are thinking about relocating to another area, here are a few things to think about and have a discussion with your real estate agent about. I have broken these down to 3 categories:

1. Things you don’t have any control over.
2. Things you think you have control over but may not
3. Things you have control over.

Things You Don’t Have Any Control Over

• You don’t have control over the real estate market – to often I get questions from sellers (and buyers) trying to figure out the best time to sell (or buy).  They want to “Time the Market.”  Experienced real estate professionals understand that timing the market is fruitless and that the market is what it is.  We provide insights to help you maximize your home’s value given the current market conditions.
• You have no control over how a buyer will behave – There are certain things that experienced real estate professionals can do to determine if the buyer is prepared (mentally and financially) to buy your home (ie. size of down payment, loan approval stage, read disclosures and understand them, thoroughness of purchase contract, responsiveness, reputation/professionalism of buyer’s agent etc.), but we can’t force a buyer to buy.
• Once in contract, you have no control of the appraisal process or the lender – Currently we are seeing slower response times in every phase of the appraisal process.  Do you want a 30 day close because you are in contract on your home you’re buying in Bend?  If you are using the proceeds from the sale of your existing home to buy your new home, you may want to pad the timeline between the two closes.  Experienced real estate professionals understand the loan process and are aware of current trends in lending that may impact your sale.

Things That You Think You Have Control Over, But May Not:

• You may have control over the repairs/enhancements that are required and will add value to the sale of your home.  But then again, you may not!  For example, you just listed your home for sale because you are in contract to buy a home elsewhere.  Your listing agent previously gave you suggestions for repair or enhancement items that will make your home sell faster and/or for more money.  These might include painting, redoing flooring, changing out lighting etc.  Now you are ready to get the work done only to find out that the better trades people/contractors are booked out 3-4 weeks.  Do you wait for the better contractor(s) and push things off or do you just hire someone to do the work and hope it looks ok?  An experienced real estate professional will discuss with you your options based on your requirements and the potential pros and cons of waiting.
• Inspections and staging – You may not have control over securing the better home inspectors and stagers for the reasons stated above.  Again, an experienced agent will give you the pros and cons so you can make the best decision based on your time frame as well as the complexity of the sale

Things That You Have Control Over:

• You have control over how you complete the disclosure documents required to sell your home.  You are required to complete these documents thoroughly.  Real estate professionals can not advise you on what to say in a disclosure document.  They haven’t lived in your home and don’t know your home as intimately as you do.  Experienced real estate professionals will check your answers for completeness and may ask to you to answer questions that were missed.  Note: a good buyer’s agent (and buyer) will read these disclosures and may ask questions.  This is a good thing because it means that they are doing a diligent investigation of your home and it is more likely that you won’t have any post close issues.  Also, real estate agents are required to do their own diligent physical walk through of your home and note items for disclosure.  You generally can tell how thorough an agent is based on whether the disclosure document reads like a marketing piece or a disclosure document.
• Lastly, you have control over the real estate professional who will represent you in the marketing and sell your home.  This is a big decision.  Do your research, ask questions and remember that experience matters!

 Since 1993, I have brought a wealth of knowledge, experience, strong negotiation skills and professionalism to every client I’ve worked with.  I’d love to have a conversation with you to see how we might work together to achieve your real estate goals.  If you have any questions or comments, reach out to me at dave@losaltoshomes.com or directly at 650 465-0755.  Until next time, take care!

If you have any questions or comments reach out to me at dave@losaltoshomes.com or directly at 650 465-0755.  Until next time, Take care!

If you have any questions or comments reach out to me at dave@losaltoshomes.com or directly at 650 465-0755.  Until next time, Take care!

The use of love letters may be a reasonable strategy for the home buyer who is trying humanize themselves to the seller.  However, it may be a bad idea for the seller to read these letters.  Note: the information contained is not to be considered legal advice.  If you have questions about love letters and your individual situation, please seek advice from a qualified attorney.

So what is the harm in the seller looking at a buyer’s love letter?  After all, the home selling process is an emotional process and many sellers want to know who the buyer of their cherished home is going to be.  When we sold our first house, we were interested in who was going to buy it.  Not because we wanted a certain person to live in it, but because we were hoping the new buyer would love the house and create great memories like we did.  Love letters become problematic when the seller takes a lower offer and/or one with less desirable terms.

If a seller ratifies a less desirable offer from a buyer who included a lover letter, the losing buyer(s) could claim that the seller favored one buyer and hence discriminated against the others.  The losing buyer(s) could file a fair housing complaint or lawsuit.  Love letters may consciously or unconsciously bias a seller’s decision.  It is best to have a frank conversation with your real estate professional regarding love letters and their relationship to fair housing discrimination.

How I handle the love letter process:

1. I advise my seller(s) about the offer process and what love letters are designed to do.
2. I advise them of the potential consequences in reading love letters.
3. I educate them about fair housing laws and the 22 categories of protected classes.
4. I remind them that their decision should be based on objective criteria like down payment, verification of funds, loan amount, buyer/buyer agent expertise etc. and not who is buying the home.

FYI, In my 28+ years in selling homes locally, I have found that love letters typically come from buyers who don’t have the financial resources to compete.  I usually can predict the strength of the offer by the buyer’s desire to submit a love letter with the offer.

If you have any questions or comments reach out to me at dave@losaltoshomes.com or directly at 650 465-0755.  Until next time, Take care!