Victoria's Blog on Marin County Real estate and other conversations.

My life experiences that led me to...

Victoria Wells (Bradley Luxury Real Estate) — Tue, 04 Aug 2009 12:58:14 -0700

My life experiences that led me to pursue a degree in business specifically addressing the GREEN MBA program and my carrier intention after graduation. I am not a global thinker; however, I was deeply moved by Al Gore’s movie and care deeply about the environment. I didn’t know how I can make a difference beyond recycling and energy savings in my personal life. When I completed eco-Broker training and learned about building orientation, natural landscaping feature, indoor air pollution, energy efficiency and cost-effective ways green-minded consumers can benefit, I felt that I can begin making a difference in the lives of other by educating them and raising their “green” awareness. “Under all is the land. Upon its wise utilization and widely allocated ownership depend the survival and growth of free institutions and of our civilization.” This is the first sentence in the REALTORS Code of Ethics and Preamble, which establishes obligations that are higher than those mandated by law. I took an Ethics class when I became a REALTOR and I was deeply moved by the imposed obligation beyond those of “ordinary commerce.” Being a real estate consultant for the past ten years allowed me to meet and touch many lives and still have my own. It allowed me to work and be a single parent to my children. My oldest is an attorney in the state of New York, my second son, graduated from Cal with a double major and interned at the San Francisco Chronicle during his senior year. He is now a reporter for LA Times. My third son is a senior at the UC Santa Barbara, also double majoring in History and Slavic Studies. My third son is at the UC Santa Cruz in the pre-med program and my daughter is a freshman at Redwood High School. She wants to go to John Hopkins Medical School and plans to be a surgeon. My children’ ambition grew as a result of my own late blooming. In high school I was torn between going to law school and art school. I graduated from high school when I was fifteen and unlike most of my class mates who went to college right away, I worked as a court recorder in the most difficult and longest trials. In the evening I attended law preparatory courses. I decided to go to law school the following September, but unexpectedly my mother and I had to leave my country, Ukraine. My story began on the other side of the globe many decades ago. When I was growing up in Kiev, the capital of the Ukraine (part of the former Soviet Union), life was hard but simple. As a little girl I was often sent to the corner store to buy groceries. If my mother needed sour cream I made sure to bring an empty glass jar for the sour cream to bring it back home. Also I brought back empty, cleaned glass bottles and jars back to the store for redemption. If we needed seltzer water, I would carry empty “siphon bottles” and exchange them for the full ones. There were no plastic bags or plastic containers or even paper bags and everything we used was re-used. I came to the United Stated in 1975. I was amazed at the country’s wealth and opportunities. I lived in a small studio with my mother on the West side of Manhattan. I was grateful to be in America. I studied English as a second language at the Columbia University and tried to get a job. I applied for a part-time job through the student union. During the interview I was told that this job opportunity offered to extremely needy students. In my mind, I did not feel needy. During my three year journey to get to the United States to join my mother, I endured far worst living arrangement than our studio apartment on the West side of Manhattan in a building with a doorman. This was pure luxury. I felt very privileged and fortunate and told them that I am not that “needy”. Ten years and five children later, I was living in San Francisco. As a family we did the right thing; we recycled bottles and cans. We would clean them and bring them to a recycling plant so the children could learn recycling. We re-used our paper shopping bags before it was fashionable. When my children attended the San Francisco Waldorf School, the entire family was introduced to a more conscience life style. In kindergarten children made soup and grew their own vegetables. They carried their lunches in wicker baskets and played with the wooden toys. They watched very little TV and wore cotton clothes without logos. They painted, performed plays and had a special movement class, called eurhythmy. I found it very holistic and wholesome. In retrospect, I suppose, we were ahead of the trend. As part of their curriculum, my children went to sustainable farm in Covello; they planted seeds and took care of the crops and animals. They learned to honor and love the land. Our lives changed dramatically when we moves to Marin. I was a single parents with four young children in three different schools. I was working full time and completing my BS in the evenings. The children ranged in age from five to twelve when they attended my commencement ceremony at the San Jose Arena in 1998. They had witnessed me writing my school papers late into the night, they felt excited along with me when I received my grades and missed me the nights I went to school. My graduation was their victory just as much as it was mine. I chose a Bachelor of Science because I felt it was necessary for me to balance my aesthetic side. Studying critical thinking and working on business projects with my cohorts helped to strengthen my pragmatic side and prepared me to see things in the more balanced ways. One of my son’s personal statements said: “Not going to college was not an option. We grew up seeing our mom going back to college to get her BA. Going to college and beyond was a natural continuum”. Now that most of my children are on their own, spreading their wings and finding their own passions in life, I felt a need to further my education. I love learning; I literally feel the dendrites in my brain deepen and expand when I am learning something new. When my children are home for the holidays and we discuss their course of studies and they share their ideas, I see a very special light in their eyes. Their intelligence and passion for learning shines though; I can not be more proud of them. The idea of getting the Green MBA from the Dominican became obvious after I volunteered for the Environmental Educational Council of Marin at the Bioneers conference last year. I was so impressed with the people who organized and attended it. I felt that they were much more evolved and involved in being “green minded” than the majority of people I know. As a REALTOR® I wanted to help my clients and (the planet) to learn about ways they can “green their environment and help them make more conscience decision when buying, selling or remodeling. In Marin we have limited build-able land; ninety-five percent of our land is dedicated open space and therefore, we have an obligation to make sure that we utilize our resources wisely. I found out that many homes in Marin face the wrong way to utilize solar power while I was helping my clients to install solar power in their new homes. This brings us back to the utilization of land on which depends the survival and growth of our civilization. We owe it to our future generation to take care of our resources. Personally I carry responsibility to my children and to my children’ children to do what I can to promote more sustainable lifestyle and raise my own consciousness and to expand my knowledge. My carrier intention upon graduation is to help small and mid-size business owner to run their business more efficiently, utilizing green business practices. In a very short time, I envision a standardized “green business practice” for all business in the world. I foresee the County and the cities of Marin impose new standards for the remodel and the new construction practice and use of “green” materials. All businesses will have to be “green” certified by the County of Marin. Unless we, as humans, collectively understand that each and every one is a part of the solution and not just see ourselves as a problem, we can not move forward. When each one of us reduces our carbon footprint and reduces consumption we can ultimately make a difference. The Humanity can not continue doing the same thing and expect different results. The urgency for a change is prominent more than ever, necessitating our individual as well as our collective consciousness to rise to a new level of evolution. I realize that the ‘green’ MBA will crystallize my ideas and help me transform into a more useful and responsible individual. Most importantly it will empower me to lead the way. I suppose my ‘green awakening’ did not occur overnight. It was a culmination of my upbringing, my life experiences, my beliefs and my education. Now that I attained my “green awakening”, I am bound to seek ways to improve and to be useful and to make a difference in the lives of all those who I meet on my journey. I am looking forward to the journey. Thank you for reading. Victoria Wells Broker Associate, e-Pro, SRES, eco-Broker 415-710-4090 vawells@comcast.net www.marinbesthomes.com

GREEN MARKET DATA

Victoria Wells (Bradley Luxury Real Estate) — Fri, 10 Jul 2009 13:04:56 -0700

Green Market Data · Solarbuzz states that “solar energy demand has grown about 25 percent per annum over the last 15 years” and “the United States market showed a 33 percent growth in 2006”. (Napa Valley Register, March 2008) · Research firm Clean Edge sites that “worldwide sales specializing in biofuels, wind farms, solar panels and fuel cells grew 40 percent in 2007.” (San Francisco Chronicle, March 2008) · “5 to 10 percent of all housing starts by 2010 will be of green certified construction.” (Napa Valley Register, March 2008) · Sales of existing single-family homes are on the rise, modestly. Sales rose by 0.5 percent in January, compared to the previous month. This would translate to an adjusted annual rate of 4.34 million homes in January - up from 4.32 million in December, according to a report from the National Association of Realtors. (Ventura County Star, March 2008) · The value of green building construction starts was expected to exceed $12 billion in 2007, according to a national study by McGraw-Hill Construction Analytics. (Battle Creek Enquirer, April 2008) · In 2006, approximately 2 percent of U.S. homes were built using green components, according to the McGraw Hill Construction SmartMarket Residential Report 2006, accounting for $7.8 billion in housing spending. That statistic is expected to increase to 10 percent of the market by 2010. (Des Moines Register, March 2008) · Retail sales in green buildings are 20 percent higher, and their value is increased by 7.5 percent, according to Ashley Katz, a spokeswoman for the U.S. Green Building Council. (Ft. Collins Coloradoan, March 2008) · According to a 2007 National Association of Home Builders survey, 63 percent of buyers are motivated by the lower operating and maintenance costs that come with energy and resource-efficient homes. (Environment News Service, March 2007) · Energy Star appliances use ten to fifty percent less energy and water than standard models. (Energy Star, 2008) · A study prepared for the Massachusetts Technology Council found that buildings credited with "LEED" status (Leadership in Energy and Environmental Design)--a designation given by the U.S. Green Building Council based on how well a green building reduces its energy use and environmental impact--uses on average 25% to 30% less energy than conventional buildings and cost, on average, only 2% more to build. (Forbes April 20, 2007) · The U.S. Green Building Council (USGBC) is an incredible nonprofit resource for architects, designers, engineers, general contractors, subcontractors, and others committed to expanding sustainable building practices. USGBC’s mission is to transform the way buildings and communities are designed, built, and operated, enabling an environmentally and socially responsible, healthy, and prosperous environment that improves quality of life. (Canvas Magazine, February 2008) · Overall costs for new green construction vary based on the type and amount of green features, but are typically about 2% higher than conventional buildings, according to cost-benefit studies by Capital E, a Washington-based energy-efficiency consultant. (Wall Street Journal, May 2007) · Using an energy-efficient furnace or boiler could save you $570 annually, according to the Department of Energy. (Smart Money, January 2008) · While the average U.S. home lost 5.7% of its value in 2007, eco-friendly homes have held their value, even appreciating in price. Come sale time, a green property typically appraises for 10% to 15% higher than comparable conventional homes according to Jim Amorin, vice president for the Appraisal Institute, a professional trade organization. (Smart Money, January 2008) · Green homes are expected to account for 10% of new home construction in 2010, up from 5% in 2005, according to McGraw-Hill Construction, a market researcher. (Smart Money, January 2008) · Almost 9 out of 10 consumers surveyed in 2004 by the National Association of Home Builders said they have some degree of concern about the environmental impact of building their home. Seventeen percent said they’d pay more for an environmentally friendly home, and 46 percent—up from 35 percent in 2003—want an environmentally friendly home but aren’t willing to pay more. (Realtor Magazine, October 2005) · Buildings account for nearly 40 percent of total U.S. energy consumption and 12 percent of water use. U.S. Green Building Council, September 2007 (Energy Star, Spring 2008) · Membership at the Association of Energy and Environmental Real Estate Professionals has also grown enormously according to John Stovall, vice president of business development for the nonprofit group. (Money and Investing Magazine, August 2006) · In 2005, the number of home builders focusing on green building in the U.S. rose 20% and those ranks are expected to swell by another 30% this year, according to a recent survey by the National Association of Home Builders and McGraw Hill Construction. (Money and Investing Magazine, August 2006) · The value of the residential green building market is estimated between $19 billion and $38 billion by 2010, up from $7.4 billion in 2005, according to the National Association of Home Builders. (Money and Investing Magazine, August 2006) · More than 10 percent of new homes last year were labeled Energy Star, says Steve Baden, head of the Residential Energy Services Network (RESNET). (Newsweek, December 2006) · The average U.S. household with four people generates between 30 and 40 tons of carbon dioxide a year, depending on elements such as its type of heating fuel, according to the federal Environmental Protection Agency's carbon calculator. (Denver Post, August 2007) · Producing homes that are 30 percent more "green" or energy-efficient than elsewhere in the nation, California's home builders are putting up homes that are also 70 percent more energy-efficient than homes built in the 1970s and 1980s, according to the California Building Industry Association. (Realty Times, September 2007) · Demand for green housing has been growing — 46 percent of buyers would like a green home, according to an August report by the National Association of Realtors on home buyers’ preferences — but supplies are limited. (New York Times, November 2007) · In a nationwide survey of Certified EcoBrokers, 20% reported working with a client to complete a major cost-effective retrofit that significantly reduced energy bills. (Times Herald-Record, April 2008) · According to the United States Green Building Council (USGBC), there are more than 70 of these local or regional green home building programs in America. (EcoBroker International, Inc., February 2008) · An ENERGY STAR qualified light [bulb or fixture] prevents more than 400 pounds of greenhouse gas emissions over its lifetime, the equivalent of keeping nearly 200 pounds of coal from being burned. (Energy Star, 2008) · The market for green homes is expected to boom from $7.4 billion to $38 billion by 2010, according to the National Home Builders Association. (Times Herald-Record, April 2008) · Green friendly home improvements will likely yield a solid return on investment come selling time as almost three quarters of Canadians (72%) say they will look for a green-improved property in their next home purchase, and 63 per cent will be willing to pay more for an environmentally friendly home, according to the Royal LePage Eco Home Survey released today. The joint Royal LePage National Association of Green Agents and Brokers Eco Home Survey, which examines the attitudes and opinions of Canadians with respect to green living, found that Canadians are willing to pony up cash for greener home features. In fact, 62 per cent of respondents are willing to pay between $5,000 and $20,000, for green features, while eight per cent (8%) of respondents are willing to spend $20,000 or more on a home deemed green. (www.foodshedplanet.com, April 2008) · According to the National Association of the Remodeling Industry survey, 46 percent of American homeowners claim they would be eager to incorporate green principles into their homes, especially if it would save them money. Experts estimate one can generally save 20 to 30 percent on energy costs with $4,000 to $8,000 worth of improvements. · The average household spends some $1,500 each year on energy bills. By choosing ENERGY STAR certified products, consumers can cut this by 30%, saving about $400 each year. (Energy Star). · Energy cost increases is the number one trigger cited by home builders when considering building green homes. (McGraw Hill, 2006) · More than half a million U.S. families, 40% more than 2004, now live in Energy Star qualified homes and are saving about $110 million annually on their energy bills. (Energy Star, 2005) · According to the McGraw Hill SmartMarket Report 2006, 2% of homes built in the U.S. were built green. The value of this marketplace is approximately $7.8 billion. Given forecasts of the housing market and other trends, the green homes market is expected to increase to 10% by 2010. (McGraw Hill, 2006) · Americans purchased more than 300 million ENERGY STAR qualified products in 2006 (Energy Star, 2007). · According to the National Association of Home Builders, when 800 registered voters were given a list of motives for either purchasing a new green home or remodeling their current home to make it greener, nearly two-thirds (64%) identified “reduced energy costs” as an important factor, followed by “because it would be healthier,” and it’s “the right thing to do for the environment.” (www.nbnnews.com, November 2007) · Green homes are gaining in popularity and can make a property more desirable in a slow housing market. According to a new report released from Carbon Free, “Stemming from growing concerns among the public, governments and businesses, there has been a steep increase in demand recently for knowledge about green building practices, and as more light is shed on the heavy impact buildings have on the climate, Carbon Free expects the green building to push forward and grow despite the cooling of the rest of the housing market.” · Green home building products are gaining ground, according to a report produced jointly by McGraw-Hill Construction and the National Association of Home Builders. The major findings of the report conclude: o The market for green homes is expected to rise from $2 billion to up to $20 billion over the next five years. o Standard homes are becoming increasingly green, with home owners using green products for 40 percent of their remodeling work. o Most Americans find out about green homes through word-of-mouth, followed by television and the Internet. o Green home owners are happy with their homes and are recommending them at rates significantly higher than recommendation levels of other industries. o Home owners are buying green homes because they are concerned about the health of their families, as well as to reduce energy and other home operating costs. o Education and awareness of green ranks as the most important obstacles, slightly higher even than the additional first costs associated with building green.

California running out of $10,000 tax credits

Victoria Wells (Bradley Luxury Real Estate) — Sat, 20 Jun 2009 11:56:53 -0700

A boon for new homebuyers, scheduled to last through next March, will be out of money long before that. First-time home buyers wanting to take advantage of the state's $10,000 tax credit may have less time than originally expected. California set aside $100 million to help home buyers purchase newly built homes, hoping to jump start the residential-construction market. According to state officials, the tactic has worked well and is helping to entice home buyers into the market. However, there only is approximately 20 percent of the program's funding remaining. The program launched in March and as of June 3 nearly $24 million in tax credit certificates already had been issued, according to the state's Franchise Tax Board, leaving nearly $76 million in credit available. Many applications still are in the pipeline awaiting approval. If all of the submitted applications are approved, only $17.5 million would remain in the fund. The California state legislature is considering adding another $200 million to the program. However, securing approval may be difficult due to the state's estimated $24 billion budget deficit. A bill to extend the program already has won Assembly approval and now is awaiting activity in the state Senate. The credit is available on a first-come first-served basis and was supposed to last through March 2010. Almost any newly built home qualifies, as long as it's an owner-occupied, principal residence on which property tax is paid. It could be a single-family home, a condo, a coop, a manufactured home or mobile home -- even a houseboat. Only owner-built housing does not qualify. There is no cap on the home price or buyer's income. The credit reduces taxes dollar-for-dollar up to $3,333 a year for three years, or 5% of the purchase price of a home, whatever is less. Unlike the federal first-time homebuyers tax credit, which is $8,000 or 10% of the home price, whichever is less, the California credit is not refundable. That means the credit will only wipe out taxes up to the full amount paid or owed but no more. For example, if the buyer's tax bill came to $2,000 for the year, a buyer claiming the full $3,333 would owe nothing but couldn't claim the extra $1,333 back from the state. First-time, new-home buyers in California can claim both the federal credit and the state if they qualify. That could reduce taxes by $11,333 for the first year of ownership. More money coming? Because the money has gone so quickly, the state legislature is considering adding another $200 million to the program. That may be difficult to accomplish right now, however: The state is worse than flat-broke; it's running a $24 billion budget deficit and has the lowest bond rating of any state. But Coyle argues that the credit is a net win for state coffers and it puts people to work. "Every time you build a home in California, you're generating $16,000 in taxes," he said. During the boom years, developers were building about 200,000 housing units annually and supported about a half million jobs. Now, only about 50,000 new homes will go up this year and industry employment has shrunk to a fraction of its peak. From 2006 to 2007 alone, industry employment dropped by about 220,000 jobs, according to the CBIA. Passage of an extension of the program has a good chance, according to Assemblywoman Anna Caballero (D-Salinas), who supports a new bill that already won Assembly approval and has gone to the state Senate. There has been little opposition, she said, but the program has to be "revenue neutral," which could limit how much is made available as funds would have to be cut from other areas to pay for it. There is also one big change from the original offering: People buying homes under construction - not just those already finished - will qualify, which should help put projects back on track. "It creates a reservation system that was absent in the first bill," said Caballero. "Buyers only received a credit when they closed escrow. Now, they would get it with a signed contract." "Contractors in Southern California were reporting no housing starts last January," she added. "Now, they have new crews out on the job. That's significant for California."

GREEN IS GOOD FOR THE HOME BUYERS AND THE ENVIRONMENT

Victoria Wells (Bradley Luxury Real Estate) — Mon, 11 May 2009 14:56:48 -0700

Green is good. Victoria Wells is "Green Value Added" real estate professional with additional Eco-Broker Certified® training on the energy and environmental issues that effect real estate transactions. GoinGreenMarin offers tremendous green resources available in the market for the consumer, as part of the service commitment. We can help you identify and make sense of these invaluable green opportunities. Victoria is passionate and dedicated to the sustainability movement. When you work with Victoria on purchasing your new home, she'll dedicate part of her commission toward making GREEN improvements in your new home within a year. Also ask Victoria about IRS Code 25C, a government tax credit to "green" your home. How energy efficient is your home? Is your home costing you more $$$ to maintain? Are your appliances energy rated? What is you green footprint on this Earth? Are you looking to save energy and save money? Considering ways to make your kitchen more eco-friendly? Think there may be a way to lower the impact of your lawn? There are many ways to create your dream green home. Just click on the area of your home below for great green home improvement recommendations. Or are you interested in learning more about the various green alternatives available to you? Save money, save the Earth! How efficient are front-load washing machine? When is the time to replace your old refrigerator? These questions and many more are answered in the Consumer Guide to Home Energy Savings, a one-stop resource for consumers who want to improve their home's energy performance and reduce costs. To request your complimentary copy, please contact: Victoria Wells, Eco Broker, 415-710-4090 or email your request to: vawells@comcast.net GoGreenMarin with Victoria! Check out these great Green Resources Sites on this page.

US GOVERMENT HELPS BRINGING DREAM OF HOMEOWNERSHIP WITHIN REACH

Victoria Wells (Bradley Luxury Real Estate) — Mon, 11 May 2009 14:49:14 -0700

Bringing the Dream of Homeownership Within Reach As part of its plan to stimulate the U.S. housing market and address the economic challenges facing our nation, Congress has passed legislation that grants a tax credit of up to $8,000 to first-time home buyers. Here is more information about how the 2009 First-Time Home Buyer Tax Credit can help prospective home buyers become part of the American dream. Who Qualifies? irst-time home buyers who purchase homes between January 1, 2009 and December 1, 2009. To qualify as a "first-time home buyer" the purchaser or his/her spouse may not have owned a residence during the three years prior to the purchase. Which Properties Are Eligible? The 2009 First-Time Home Buyer Tax CCredit may be applied to primary residences, including: single-family homes, condos, townhomes, and co-ops. How Much Will the Credit Be? The maximum allowable credit for home buyers is $8,000. Each home buyer's tax credit is determined by two factors: he price of the home-the credit is equal to 10% of the purchase price of the home, up to $8,000. The buyer's income-single buyers with incomes up to $75,000 and married couples with incomes up to $150,000-may receive the maximum tax credit. If the Buyer(s)' Income Exceeds These Limits, Can He/She Still Get a Credit? Yes, some buyers may still be eligible for the credit.The credit decreases for buyers who earn between $75,000 and $95,000 for single buyers and between $150,000 and $170,000 for home buyers filing jointly. The amount of the tax credit decreases as his/her income approaches the maximum limit. Home buyers earning more than the maximum qualifying income-over $95,000 for singles and over $170,000 for couples are not eligible for the credit. Will the Tax Credit Need to Be Repaid? No. The buyer does not need to repay the tax credit, if he/she occupies the home for three years or more. However, if the property is sold during the three-year period, the credit will be recouped on the sale. VICTORIA WELLS vawells@comcast.net Http://www.marinbesthomes.com

MARIN REAL ESTATE MARKET REALITY CHECK Spring 2009

Victoria Wells (Bradley Luxury Real Estate) — Wed, 18 Mar 2009 12:25:43 -0700

MARIN REAL ESTATE MARKET REALITY CHECK IMPORTANT FACTS OF REAL ESTATE LIFE FOR THE HOME SELLER Your house cannot sell for a penny more than the best offer obtainable from the best buyer available in the current market. Recent sales of similar properties have historical value, but the best buyer we are looking for is to be found in the present market place, not in the past record books. Our job is to find that buyer and obtain their offer. No house in history has ever sold for more than the best offer obtainable from the best buyer available in the current market. The only way to find the true value of a house is to thoroughly test the market and aggressively challenge the competition. Appraisal and expert opinions can be helpful in establishing the listing price for your home, but its ultimate selling price will be determined by the prospective buyers whom we are able to contact. Buyers will compare your home with other offerings in there price range and make judgments. It is critical that your home be competitive in price and other options that these prospective buyers will be considering. Testing a bigger market and a better market with grater skill yields a better price. It is axiomatic that the larger the market you can reach the higher the quality of that market, the better the price you will realize. It stands to reason, for example, that sellers working along can only expose their home to the small segment of the market that can be reached by a single sign and limited advertising, these two sources typically account for only about 20% of the actual buyers attracted to a typical real estate office. The other 80% of the market is represented by the efforts of cooperating brokers and the marketing activities of real estate brokers and sales associates. It is also well established that the buyers most ready, willing and able to BUY are almost invariably availing themselves of the services of real estate professionals. Finally, the best buyer, unless he or she is being handled by a skilled professional, can often come and go without making a commitment. An appropriate listing price will, immediately and consistently, attract attention and generate activity. The process of testing the market need not be a lengthy one, regardless of marketing conditions. As we said before, buyers do comparison shopping and act accordingly. When the property is first exposed to the market, both buyers and brokers make instant evaluation of the offering and if it compares favorably with what they have already seen, it will not only attract their attention, but stimulate them to inquire for details and arrange appointment to inspect. Your listing price must be realistic enough to immediately attract this attention from buyers and brokers. If it does not appear to be so, while competitive properties are attracting attention and generating activity, you have a clear indication that the listing price is not meeting the acid test of the market place, regardless of the economic conditions or other external considerations. A home that is priced realistically and marketed effectively will always sell! There is an old saying that the three most important words in real estate are “location, location, location”. Like a lot of old saying, it is simply untrue. No matter how poor the location might be, there is a price at which it will sell, and that price will be determined by testing the market. The three most important words in real estate, therefore, are PRICE, PRICE and PRICE—followed by marketing. Unless the price and the terms are competitive, the chances of a home selling are slim to none; and even realistic pricing should be supported by the thorough testing of the market and aggressive challenging of the competition that can best be performed by skilled professionals. BOTTOM LINE # 1 When realistic pricing is combined with effective marketing, there is a buyer for everything and, given these conditions, any home can be sold in any market. BOTTOM LINE #2 Homes that languish unsold on the market for months and even years are ignoring these “facts of real estate life”, often causing unnecessary inconvenience and financial damage to owners and agents. The Market is not always kind, but it is never wrong…and those who believe otherwise pay a heavy price for ignoring these “facts of life”. BOTTOM LINE # 3 In this market more than ever you need to have a SOLID action plan if you are thinking of moving in 2009. I am not only a real estate professional, who knows the current market trends, have an exceptional marketing strategy and sold many homes in the past years, I am also you neighbor, I live in Greenbrae, right here in our community, and know its’ challenges and benefits. Who could be better to represent your needs and to find the qualified buyers for your home? Please contact me for a Free consultation and complimentary home valuation. Victoria Wells--Broker Associate, eco-Broker Bradley Luxury Division 415-710-4090 Mobile, vawells@comcast.net Http://www.marinbesthomes.com

WHY BUY A HOME NOW?

Victoria Wells (Bradley Luxury Real Estate) — Wed, 18 Mar 2009 12:04:50 -0700

Why Buy a Home Now? If you're renting and wondering if you should buy a home, consider what bestselling author, David Bach, says, "The average homeowner is worth 35 times more than the average renter." He advises renters to take action immediately and start saving part of their paycheck every month to help accumulate a down payment. He also encourages renters to borrow 10-20 percent less than what the bank is willing to lend; that way they're only buying as much home as they can afford. The longer you rent, the longer it may take you to eventually get into homeownership. If the market conditions have scared you, perhaps you're not looking at the other side of the coin. Owning a home becomes part of your investment portfolio, provides tax benefits, allows you to build equity (it still exists), and, if you buy now, you may get an excellent deal. According to a MarketWatch news article, buying a home now can provide some real negotiating power to request improvements, price reductions, help with closing costs, and more. "People can get a lot of what they need and almost all of what they want today," said Jay Papasan, one of the authors of "Your First Home". While poor market conditions have created a troubling situation for some homeowners, the downturn has made the buying market ripe for others. The affordability of homes is better than ever. The National Association of Realtors' housing affordability index concluded that homes in December of 2008 were more affordable than at any other point since 1970 (the start of the index). And with numerous foreclosures on the market and prices dropping in many areas, now is a good time to buy. But in order to make your purchase profitable, here are some things you should consider. How long will you be in the home? Some experts advise that if you are planning to move within a year, buying may not be the best option because of the expenses associated with moving. However, if you're searching for a place to live for, at least, several years, buying now could be a good choice for you. How much you can afford. Don't let tighter lending regulations scare you off from making a purchase. Instead, understand what you truly can afford. Don't get caught up in buying too much home. In fact, these days, the trend is moving toward smaller homes -- simpler living. Mortgage rates drop to historical low. How much home you can afford is affected by mortgage interest rates that, right now, are highly appealing? Good credit, documenting your income and a substantial down payment will make you a better candidate for the better mortgage rates. Freedom to choose. Now, unlike several years ago, the market has a large inventory in many areas. The market time to sell a home has increased which creates a large inventory of homes, everything including new, existing, and foreclosures. Buyers can peruse the market and have the freedom to select the home they really want. If you're interest is in a new home, know that many developers are getting more competitive with their pricing because they also have taken a hit by the ailing economy. Quality of life. Buying a home can create a higher quality of life, giving you pride of homeownership, and something to enjoy improving and developing over the years. Tax credit benefit. The American Recovery and Reinvestment Act of 2009 provides for a $8,000 tax credit that would be available to first-time home buyers for the purchase of a principal residence on or after January 1, 2009 and before December 1, 2009. The credit does not require repayment. Most of the mechanics of the credit will be the same as under the 2008 rules: the credit will be claimed on a tax return to reduce the purchaser's income tax liability. If any credit amount remains unused, then the unused amount will be refunded as a check to the purchaser. VICTORIA WELLS/ Broker Associate/SRES, e-Pro, Eco-Broker, Bradley Real Estate, 851 Irwin St., Suite 104, San Rafael, CA 94901, 415-209-9020, vawells@comcast.net Http://www.GoinGreenMarin.com

Incentive for Greening American Homes

Victoria Wells (Bradley Luxury Real Estate) — Wed, 18 Mar 2009 10:37:10 -0700

Incentive for Greening American Homes Green is good, and the Obama Administration and Congress believe it should be an integral part of pulling America out of its economic doldrums. According to the National Association of Home Builders, expanded tax credits for energy-efficient home improvements in the new economic stimulus package puts more money in consumers' pockets by providing financial incentive for home owners to go green on their renovation projects in 2009 and 2010. While more efficient homes save on water and energy bills, these tax credits will make such home upgrades even more affordable. The Internal Revenue Code section 25C tax credit for existing homes, which had expired at the end of 2007, was reinstated as part of the economic rescue package passed by the Bush Administration last fall. Homeowners could be rewarded for installing energy-efficient windows, doors, roofing and insulation as well as furnaces, air conditioners and heat pumps. But remodelers found that the terms of the 25C credit -- equal to only 10 percent of the cost of each product and with a lifetime cap of $500 -- weren't strong enough to push enough homeowners off the fence and into action. Now, the credit rate and lifetime cap have been tripled – to 30 percent and $1,500, respectively – the list of eligible improvements expanded, and the deadline for applying has been extended through the end of 2010. Congressional estimates indicate that the new rules for the tax incentive will increase aggregate remodeling activity by more than $6 billion. "The new tax credit also aligns with industry research indicating that even the most aggressive efficiency goals for new homes won't make a dent in overall energy consumption. Instead, remodeling and retrofitting the nation's older homes is by far the more efficient solution," said NAHB Remodelers Chairman Greg Miedema, CGR, CGB, CAPS, a remodeler from Tucson (AZ). "These new tax credits are another way that home building industry can combat the potential effects of global climate change by encouraging home owners to make energy-efficient improvements to their homes," said Miedema. A 2008 California study revealed that 70 percent of the greenhouse gas emissions related to single-family envelope energy consumption can be attributed to homes built before 1983. The bottom line: Retrofitting existing homes with energy-efficient features is four to eight times more carbon, and cost-efficient than adding further energy-efficiency requirements to new housing, the study showed. Details on qualifying improvements are available at the IRS Web site at www.irs.gov. It is expected that homeowners will need to complete Form 5695 (Residential Energy Credits) and submit as part of their 2009 income tax returns to claim the credit. Further, homeowners should retain for their own records information that includes: · Name and address of the manufacturer · Identification of the component · Make, model or other appropriate identifiers · Statement that the component meets the 25C standards · Climate zones for which the criteria are satisfied · Additional information for storm windows, if applicable · A declaration that the certification statement is true. Due to the efforts of nonprofits like NAHB, the National Association of REALTORS and its affiliate organizations like the CCIM Institute, more and more businesses and individuals alike understand that 'green' is good for our economy, for our health and for the sustainability of our nation's communities. VICTORIA WELLS/ Broker Associate, SRES, e-Pro, eco-Broker Bradley Real Estate, 851 Irwin St. Suite 104, San Rafael, CA 94901 415-209-9020 e-mail: vawells@comcast.net Http://www.GoinGreenMarin.com

A Roadmap to Greening Our Buildings Lunch and Lecture

Victoria Wells (Bradley Luxury Real Estate) — Tue, 10 Mar 2009 09:33:56 -0700

WCR Marin Presents: Nationally Acclaimed Green Architect Eric Corey Freed A Roadmap to Greening Our Buildings Creative -Thought Provoking -Entertaining * Learn to educate clients on the need for greening our buildings. * Develop an understanding of the problems & issues surrounding our current lifestyle. * Explore environmetal issues in an innovative way. * Save energy, money & the environment. Discover hidden opportunities in our environmental problem areas. Drawn from the most advanced research in Green Building, you will learn a roadmap for our buildings for the next 50 years. Principal of organicARCHITECT, a San Francisco architecture and consulting firm,Eric Corey Freed is a recognized pioneer in the tradition of Organic Architecture, first developed by Frank Lloyd Wright, and a lifetime proponent of individualism and sustainability. Over 15 years experience in green building."Best Green Architect" in 2005 -San Francisco Magazine. "Green Visionary" -7x7 Magazine -2008. Developed the Sustainable Design program at University of California Berkeley. Founding Chair of Architecture for The San Francisco Design Museum. One of the founders of ecoTECTURE: The Online Journal of Ecological Design. Monthly column at GreenerBuildings.com. Syndicated in over a dozen other publications. National Lecturer at 40+ conferences a year. Featured in Dwell, Metropolis, Town & Country, Natural Home and Newsweek Appeared on HGTV, The Sundance Channel and PBS. Author of "Green Building & Remodeling for Dummies" (John Wiley & Sons), "Sustainable Schools," his next book, will be released in 2009. ****************************** When Tuesday, March 24, 2009 from 11:30 AM - 1:30 PM (PT) Where The Club at McInnis Park350 Smith Ranch RoadSan Rafael, CA 94901

Why I choose to remain in my Pink Bubble?

Victoria Wells (Bradley Luxury Real Estate) — Tue, 18 Nov 2008 11:19:38 -0800

OK I admit that I live each day in my pink bubble. I TRY not to watch news or stock market or listen to all negative talk. If I happened to do it - I feel drained; it literally sucks energy out on me and by the time I am ready for bed..I am out. No wonder so many of us have sleep problems; or rather "no-sleep" problems or wake up in the morning wiped out and dread facing another day. I believe that one becomes like the five people he/she hangs out with all the time. We inevitably absorb the environment like the sponge and become it; all tense, upset and negative. It's a human nature. All we hear everywhere is: "in this hard economic times" and watch it magnified on our ginormous TV screens screaming doom and gloom; what can one do? How does one stay happy, at ease and positive? My solution works for me. I get up in the morning and look in the mirror and say: I love myself. I am at ease. I am healthy, I am wealthy, I am happy, I am loved. I am grateful for my family and all the gifts I am given. I am hopeful, I invite Lord to be with me this day, I pray for a good day. I take care of my spirit, my mind and my body. I don't do it because I am vain. I do it for survival and sanity. Besides, if you don't love yourself, how can you love another human being? I love myself, therefore I surround myself with a pink bubble to protect myself from dis-ease and fear. I shut that little voice in my head that says...what about this and what about that? How will you be able to pay your bills? What about the holidays and the gifts? How will you do it? It isn't easy. The only way I can do it is to stay in the present moment; in the NOW. Fear is the opposite of faith. I plop myself in a positive pink bubble filled with faith, hope and unlimited possibilities that caries me through the day. How about you? How do you do it? I invite you to share some positive thoughts and inspire others. Being inspired, means being In-Spirit...to be in vibration with the higher power. How do you stay positive and inspired? I'd love to hear from you? Victoria Wells Marin County vawells@comcast.net

2008 Environmental Leadership Award

Victoria Wells (Bradley Luxury Real Estate) — Tue, 11 Nov 2008 07:53:24 -0800

Please join us to honor Gordon Bennett 2008 Environmental Leader of Marin Save the Date Where: Mill Valley Community Center, 180 Camino Alto, Mill Valley, CA 94941 When: November 11 2008, 6:30 - 8:15 PM The Environmental Education Council of Marin "EECOM" invites you and your colleagues and friends to join; Senator Mark Leno, Assembly member Jared Huffman and Supervisor Charles McGlashan at our 2008 Environmental Leadership Award Ceremony. The award ceremony will be held at the Mill Valley Community center on Tuesday evening, November 11 th between 6:30 and 8:30 pm. This year EECOM is pleased to honor Gordon Bennett as the 2008 Environmental Leader of Marin. We hope that you and your work colleagues/friends can join us for this auspicious event to honor an environmental hero, and to support our important work going forward. The price of a ticket is $40 per person paid in advance and $50 at the door (advance purchase is suggested in case of the event being sold out). Tickets can be purchased on line at www.eecom.net or by mail to our office at 42 Bolinas, Ste G, Fairfax, CA 94930. Excellent opportunities to sponsor this event and be involved in this important ceremony are also being offered. EECOM has received excellent coverage for this event in Marin IJ and other news sources (reaching over 80,000 people), and we always list our supporters, on signage at the event, at our web site and in our e-zine which goes out to over 2,000 people. If you are interested in being a sponsor please contact us at support@eecom.net. This important event marks an annual milestone by honoring individuals who have made an outstanding contribution to our community. It also presents community leaders an opportunity to come together and celebrate our sustainable Marin County. Dear Friends, EECOM, a decade old environmental organization has provided leadership in the areas of environmental education, sustainable food systems, and in helping to stop global warming. We are a small non-profit with environmental programs throughout Marin and the Bay area. We network with a large number of organizations including sustainable businesses, environmental education groups and government agencies. Here are some highlights about our work: Eco-Energy Footprint Campaign to Stop Global Warming Last year, Al Gore's Marin county appearance benefited our local energy footprint (global warming) campaign. To date we have received over 800 pledges from home-owners and business owners to reduce their energy consumption, and we have educated over 40,000 Marin residents on Marin's oversized energy footprint. [Got to www.eecom.net to make an energy pledge and sign up on our "Pledge Wall" and join many of your neighbors.] These pledges result in significant reductions in greenhouse gas emissions. Based on the 800 people who have pledged to reduce their electricity and gasoline consumption by 20% each over the period of one year, they could be collectively saving: • 1,181,376 kilowatt hours per year, resulting in annual savings of 3017 tons of GHG • 91,560 gallons of gas per year, resulting in annual savings of 784 tons of GHG and 889 tons of CO2 ! Not to mention savings on their energy bills. According to one of the businesses that EECOM has worked with, they saved 30% on their energy costs! Recognizing that even if we succeed in significantly reducing Marin County's energy use, because of our small size and population this is not enough to stop Global Warming, EECOM links community members to larger state and national campaigns like the Step It Up Campaign seeking to pass a bill in Congress to significantly reduce America's greenhouse gas emissions. Over 1,000 residents joined us throughout the county to raise support for this initiative. Environmental Education Programs Through our teen media program, we train high school students in journalism, we interview environmental leaders, and their stories are professional edited and aired every week (52 stories a year) after Living on Earth on KAWL. This fine education program for older teens, builds communication and media skills while providing job training. We are also able to bring new voices to the media, by disseminating newsworthy environmental stories. We also reach many younger children in Marin County through our excellent nutrition and garden program for children in grades k-4 th . Just this past year, we reached over 650 children nutrition and garden lessons (in four of Marin counties poorest schools) every other week. By doing so, EECOM provides over 50 hours of in depth education and training to each youth (a grand total of 32,500 hours of educational instruction!). This in-depth nutrition and garden program has changed children's attitudes and behaviors about what foods are healthy and desirable to eat, and educated them in basic ecological and gardening principles. The program has also transformed some of the schools food and nutrition practices, by encouraging a school salad bar option. This year, we are pleased to be able to reach out and help many more schools and children since launching our school garden mini-grants program and our mini-grants for field trips for kids. You can learn more about these grants at www.eecom.net . Marin City Programs: Health and Nutrition For four years, EECOM has provided services to some of our poorest communities; Marin City and the Canal. We run an after school education program for Marin City middle school children to engage them in beneficial activities. Through the Marin City Youth Corps program we guides and recognize the youth's contribution to their community through gardening, clean up and helping on community projects. One of our favorite youth activities is their bringing fresh organic produce directly from our farm stand to elderly Marin residents as part of a free delivery service. This past year, we successfully launched the Marin City Farm Stand bringing organic produce at economical prices to the Marin City community. The farm stand is a fledgling micro-enterprise that provides employment and job training to Marin city residents. We hope to spin off the farm stand in several years as a viable self-sustaining business. In the future, we hope to link the farm stand to a larger community garden, making the stand entirely self-sufficient and community run. Environmental Education Networking, Training Mini-grants & More EECOM has the most comprehensive and up to date listings of environmental education providers in Marin County. You can view our list and get more information about the different programs from the providers at www.eecom.net. We also host a quarterly networking meeting as part of our Children and Nature Connection, and we just launched two wonderful mini-grant opportunities for school gardens and for field trip outings for kids. Go to www.eecom.net to see our application and learn more. Next year, we will offer certification course in EE for Marin public school teachers, along with many of our partners. All of this and more has been accomplished, by a relatively small organization, making EECOM one of the most efficient non-profits in the bay area. This means that every dollar that is donated to us is put into meaningful programs that benefit our local community. We have a wonderful group of community supporters to date and EECOM would be pleased to add you to our list as one of our sponsors. If you live or work in Marin County, you will be directly benefiting your own community by doing so. If you have any questions please contact me at the e-mail or phone listed below. Contact: Catriona.macgregor@comcast.net (415) 785-3887 PS - we will consider a few silent auction items valued over $250 dollars but are focusing on cash sponsorships this year. Praise for the work of the Environmental Education Council of Marin "I have been the Pastor of St. Andrew Presbyterian Church in Marin City for almost 13 years. The Farm Stand is erected each week directly across the street from my church. I have the opportunity to witness the variety of people who frequent the Farm Stand - both from within and outside of Marin City. Additionally, about one-fourth of the members of St. Andrew live within Marin City and directly benefit through the purchase of quality produce. There have been several programs established here in Marin City in recent years to promote and encourage increased health and wellness for a community that statistically manifests disproportionate numbers of cases of ill health and pre-mature death. I believe the produce stand helps to support and supplement these efforts to improve the quality of life for many, especially those without transportation." -Reverend Veronica Goines, Pastor St. Andrew Presbyterian Church -------------------------------------------------------------------------------------- I have come to appreciate how EECOM's programs honor the diversity in Marin County and builds bridges between many sectors and interest groups. EECOM truly approaches diversity as a model of how present and future generations can unite and thrive. Therefore, I am writing in support. It is difficult for me to contribute the name of any other non-profit organization in Marin that reaches such a breadth in community reach for its size. EECOM's accomplishments in media coverage throughout 2006 illustrate their vision of focusing the community's energies. In May, EECOM ran a series of community-based meetings and media initiatives, including front-page coverage in the Marin Independent Journal. Such coverage has increased public understanding of the need to reduce energy consumption. Moving beyond understanding, EECOM has also galvanized the community by initiating a pledge campaign so that residents make a visible oath to do at least one activity to reduce energy consumption and subsequently their ecological footprint. EECOM's Marin City Farm Stand project furthers the integration of the county's vibrant farming community with low-income populations that currently do not have easy access to healthy foods. Their tremendous efforts not only cultivate healthier bodies and minds, but also promote local economies by ensuring that our county residents eat healthy locally grown foods. I believe that EECOM consistently provides opportunities throughout Marin County for people of all backgrounds, ages, and sectors. By supporting programs ranging from reducing the ecological footprint to environmental education, EECOM supports the diversity that is key to human and environmental sustainability. - Charles McGlashan. Marin County Supervisor -------------------------------------------------------------------------------------- "Teen Environmental Media has really helped to inform others about what we are doing and what our goals are. Also, their questions make us examine our own goals and philosophies in light of how others may perceive us ."- longtime environmental nonprofit member -------------------------------------------------------------------------------------- " Having the farm stand in Marin City is crucial to the wellbeing of the community. Having access to healthy foods is one way of continuing the growth and development of a healthy community-body and mind. Access to healthy food helps illuminate obesity issues in the community. Healthy bodies support healthy, productive minds. Children do much better educationally if they are healthy. If this community is to be supported in a positive, healthy manner, the health stand is an integral piece of the puzzle for a strong, productive, self-sustaining, healthy, educated, community." - Leslie Johnson, M.S.W., PPSC, Supervisor, Marin City School Readiness Project Marin Education Equity Initiative Council Action Coalition for People of Color -------------------------------------------------------------------------------------- "EECOM serves as a clearinghouse of information and resources. EECOM helps bring people together and provides a link between the environment and businesses, educators, and the diverse communities of Marin. The ENVIRONMENT was previously defined more as animals and landscapes. With EECoM's help, we now understand the environment to include human health, justice, the built environment, etc." -longtime environmental nonprofit project partner -------------------------------------------------------------------------------------- "The past two years my students and I have had the privilege to be able to have a wonderful teacher Julie Lehman, at San Pedro Elementary. Ms. Lehman is EECOM's nutrition and garden coordinator and she visits our classroom every other week. The students love all the garden and nutritional experiments she brings to the classroom. Personally I have learned a "bushel-full" of farming and gardening techniques that I have been able to apply to my own home garden. I have worked with EECOM to incorporate science standards into their lessons. This year the students were able to plant carrot seeds and observe them mature to fruition. This particular lesson complimented nicely our unit on Plants and Energy. The nutrition element that EECOM brings to the classroom is healthy information that these students may not receive otherwise. Because of the rigorous math and language arts programs that dominate the curriculum at San Pedro, teachers simply don't have the time to construct meaningful lessons around nutrition the way that EECOM has done. The nutrition program has been a blessing to our campus." - Tom Kiehfuss, San Pedro Elementary Teacher -------------------------------------------------------------------------------------- " I have been associated with EECOM's excellent program through my work as Coordinator for the Marin Agriculture and Education Alliance (MAEA) Feasibility Study. MAEA is a coalition of environmental, educational and agricultural organizations in Marin County whose goal is to promote the connections between local agriculture and community health. EECOM's youth program in particular has been especially effective. The produce box delivery program to elderly shut-ins and an education program centering on healthy food choices are but two of the ongoing projects. I am one of the many, many admirers who hope this wonderful program will continue in the future. It is a true example of how collaborative efforts have resulted in a positive outcome for the community . - Patti Vance -------------------------------------------------------------------------------------- "EEÇOM has demonstrated that it has the vision and the courage to connect diverse people and communities, and to enrich and change lives. Through its extensive and successful networking and outreach to underserved communities, this organization has succeeded in breaking down barriers and being a community connector." - Sallyanne D. Wilson Contact: Catriona.macgregor@comcast.net (415) 785-3887

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Environmental Education Council of Marin 42 Bolinas Road, Suite G Fairfax, CA 94930 Phone: 415-485-4908 eecom@eecom.net www.eecom.net

see you there...

Should Your Property tax Drop?

Victoria Wells (Bradley Luxury Real Estate) — Mon, 10 Nov 2008 10:05:33 -0800

Should Your Property Tax Drop? You bought your house within the last three years and your home price dropped considerably. Should you appeal to the county to have your assessment re-evaluated? In these uncertain times, many home owners have had to face the fact that the current market value of their homes is less than they once thought and what they bought it for in the last few years. And yet most home owners continue paying high taxes and are unaware of the fact that they can appeal by contacting Assessor's Office. How to Evaluate Your Assessment The majority of taxing jurisdictions assess residential property based on market value and with each re-sale. However, assessments are generally not reviewed on the annual basis, so a property assessment will never be 100 percent market value. To compensate, taxing authorities apply an equalization ratio, which is designed to guarantee that assessments are relatively equal among different tax districts to all assessed values. Home owners can obtain their equalization ratio from local taxing authorities. Check out and review your home value with your real estate agent or appraiser and if your home value seems out of line with current market values, the home owner might consider taking the following steps: 1. Visit the local Tax Assessor and request a complete copy of the home's tax records. 2. Pay particular attention to the market value of the comparables listed on the property records. The comparables would be recently sold homes. 3. Take the appropriate equalization ratio and multiply the market value you believe appropriate for the home by that rate. If the number is lower than the current assessment, you should file a tax appeal. How to File an Appeal in Marin County In accordance with the California revenue and Taxation Code, Sect. 26611.6 the taxpayer' rights are as follows: If a Taxpayer disagrees with the assessed value as shown on the bill, the taxpayer has the right to an informal assessment review by contacting the Assessor's Office: mailing address: Marin County Assessor's Office, P.O. Box C, Civic Center Branch, San Rafael, CA 94903. Telephone: 415-499-7215. E-mail: assessor@co.marin.ca.us If the taxpayer and the assessor are unable to agree on a proper value following the informal review, the taxpayer has the right to file an application for changed assessment. Time of Filing: Application for changes assessment for the regular assessment period must be filed between July 2 and November 30 of each calendar year. Forms for an application for Changed Assessment may be obtained by contacting: Assessment Appeals Board Clerk, County of Marin, Board of Supervisors Office, Civic Center, Room 329, San Rafael, CA 94903, (415) 499-7345. Michael J. Smith, Treasurer - Tax Collector During these uncertain economic times, the effort of appealing a property tax bill reduction may be well worth the effort and time involved. For your property current market valuation, please contact Victoria Wells, Broker Associate, Bradley Real Estate, 851 Irwin Street, Suite 104, San Rafael, CA 94901. 415-209-9020; vawells@comcas.net Http://www.MarinBestHomes.com

Save the Date Environmental Leadership Award Ceremony- Mill Valley

Victoria Wells (Bradley Luxury Real Estate) — Fri, 07 Nov 2008 11:28:44 -0800

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Environmental Education Council of Marin 42 Bolinas Road, Suite G Fairfax, CA 94930 Phone: 415-485-4908 eecom@eecom.net www.eecom.net

November 2008 Marin Real Estate Magazine November 3rd, 2008

Victoria Wells (Bradley Luxury Real Estate) — Mon, 03 Nov 2008 07:45:56 -0800

November 2008 Marin Real Estate Magazine November 3rd, 2008 11:48 AM You can view the Novemer issue of the Marin Real Estate Magazine on line. The market is still moving and homes are selling. In my opinion we had seen the "bottom". With the shrinking of the lending market, availability of funds for the qualified buyers and the lower interest rates, we are seeing more and more purchases. Even Novato, which had been saturated with many homes for sale, is finally getting many of them in contract. The million plus market has slowed down presently. The real estate market is always fluid and based on supply and demand. Please contact me for all your real estate needs. Victoria Wells vawells@comcast.net 415-710-4090 mobile The supply is always before demand. Your supply of good fortune is already there, just ask for it.

Go Green, Live Well and Make Green!

Victoria Wells (Bradley Luxury Real Estate) — Tue, 21 Oct 2008 09:46:33 -0700

I just spent two fabulous fun and informative days volunteering at the Bioneers conference in San Rafael, California. What an exciting event! This was a gathering of truly caring and innovative visionaries working together to restore our planet and raise our awareness of conservancy and learning how we can make a difference. Bioneers members are creating and realizing a wealth of imaginative approaches to restoring and protecting the health of our planet and the well-being of our communities. I volunteered to manned the EECOM booth. EECOM provides leadership by educating people about pressing critical issues and reduce global warming though our Pledge to Reduce Your Energy Use Campaign. There were many inspiring speakers and Green entrepreneurs inspiring a shift to live on Earth in ways that honor the web of life, each other and the future generation. Being certified as an eco-Broker®, made me aware of many opportunities we have to improve our lives and also help our clients utilize green opportunities when buying and selling. There are growing number of resources and solutions offered out there. Visit Greennest, which helps create healthy home and greenlivingideas and lowimpactliving, which offers great green remodel ideas. Live well! Live Green! Awaken your green curiosity and discover how you can help your clients raise their green awareness and you might make green yourself! For any green ideas, contact Victoria Wells, eco-broker certified, vawells@comcast.net Http://www.GoinGreenMarin.com

Calculating Capital Gain Taxes...

Victoria Wells (Bradley Luxury Real Estate) — Sat, 11 Oct 2008 09:10:03 -0700

Calculating Capital Gain Taxes... Many property owners are familiar with the "Terrible Ts" in real estate: termite, tenants and trash. Often the "Terrible Ts" become so burdensome that investors decide they want out of real estate all together. At that point however, investors become all too familiar with another "Terrible T" - Taxes! In the state of California, property owners who decide to sell an investment property are subject to the following taxes on gain: 15% Federal Capital Gain Tax 9.3% State of California Tax 25% Federal Depreciation Recapture Tax Calculating the tax bill upon the sale of a property isn't as hard as one might think, but it does require that you have a firm understanding of how much gain is in the property. The first thing to understand is how to calculate the Adjusted Basis: Formula Example: Net Purchase Price $ 500,000 (Depreciation) ( 100,000) + Capital Improvements + 25,000 Adjusted Basis $ 425,000 Once the Adjusted Basis is figured, calculating the Gain is easy: Formula Example Net Sales Price $ 1,000,000 (Adjusted Basis) ( 425,000) Gain $ 575,000 With the gain calculated, tax computations are relatively simple. Tax Formula 15% Federal Capital Gain 15% * (Gain- Depreciation) 9.3% CA State Tax 9.3%* Gain 25% Depreciation Recapture 25% * Depreciation Tax To defer the capital Gain tax liability investors have the option of conducting a 1031 Exchange. For more information regarding 1031 Exchange process and referral to the reputable Exchange Company, please contact Victoria Wells at 415-710-4090 or email: vawells@comcast.net Please be advised that this blog is not a substitute for professional tax or legal advice.

Greenbrae Real Estate Home Report, September 2008

Victoria Wells (Bradley Luxury Real Estate) — Fri, 26 Sep 2008 12:45:26 -0700

Greenbrae, Marin , CA Active Home Report September 2008 Property Type Condo/Coop Active 16 MLS# Area StatusPrice Address BedsBa (F/H) Sq.Ft. Sub Type Lot/Ac TBMap 20829375 A0800 A $364,500 809 Via Casitas Greenbrae 2 2/0 992 COND 1002 / 0.023 20829270 A0800 A $379,000 836 Via Casitas Greenbrae 2 1/0 877 COND 915 / 0.021 20830632 A0800 A $385,000 716 Via Casitas Greenbrae 2 1/0 877 COND 915 / 0.021 20807334 A0800 A $420,000 173 Lower Via C Greenbrae 2 1/0 880 COND 1437 / 0.033 20803953 A0800 A $499,000 290 Via Casitas Greenbrae 2 2/0 1296 COND 1481 / 0.034 20828538 A0800 A $634,000 28 Corte Orient Greenbrae 2 2/1 1305 COND 741 / 0.017 Property Type Residential SFH Active 6 MLS# Area StatusPrice Address BedsBa (F/H) Sq.Ft. Sub Type Lot/Ac TBMap 20827500 A0800 A $1,049,000 208 Via La Cumb Greenbrae 4 3/0 2700 RESI 9104 / 0.209 20802586 A0800 A $1,098,000 100 Almenar Dr Greenbrae 3 2/1 1637 RESI 9888 / 0.227 20827045 A0800 A $1,099,000 93 Via La Cumbr Greenbrae 4 3/0 2109 RESI 6098 / 0.140 20830672 A0800 A $1,175,000 125 Nadina Way Greenbrae 3 2/0 1759 RESI 12807 / 0.294 20819356 A0800 A $1,239,000 71 Via Cheparro Greenbrae 4 2/0 2065 RESI 12000 / 0.275 20819075 A0800 A $1,274,000 346 Via La Cumb Greenbrae 5 3/0 2347 RESI 7492 / 0.172 20826684 A0800 A $1,295,000 18 Bretano Way Greenbrae 3 2/0 1864 RESI 5881 / 0.135 20822542 A0800 A $1,299,000 130 Corte Balbo Greenbrae 4 2/1 2018 RESI 11194 / 0.257 20829450 A0800 A $1,325,000 250 Los Cerros Greenbrae 4 2/0 2324 RESI 20815215 A0800 A $1,325,000 19 Gregory Pl Greenbrae 4 2/1 2340 RESI 5314 / 0.122 20828372 A0800 A $1,450,000 205 Vista Grand Greenbrae 3 2/1 2308 RESI 17816 / 0.409 20822063 A0800 A $1,549,000 15 Gretchen Pl Greenbrae 3 2/1 2070 RESI 4661 / 0.107 20830422 A0800 A $1,577,000 150 Nadina Way Greenbrae 3 2/1 0 RESI 11021 / 0.253 20830087 A0800 A $1,789,000 317 Via La Paz Greenbrae 3 3/0 2672 RESI 9148 / 0.210 20830282 A0800 A $2,195,000 23 Corte Lodato Greenbrae 4 3/0 3016 RESI 12023 / 0.276 Great Buyers Opportunity, Perfect Community, Fabulous Schools, Large Inventory. For all your real estate needs, consult with a professional. Victoria Wells vawells@comcast.net

GoinGreenMarin with Victoria!

Victoria Wells (Bradley Luxury Real Estate) — Fri, 26 Sep 2008 12:13:47 -0700

Victoria Wells is a real estate professional with additional Eco-Broker Certified training on the energy and environmental issues that effect real estate transactions live and practice real estate in Marin County. GoinGreenMarin offers tremendous green resources available in the market for the consumer, as part of the service commitment. We can help you identify and make sense of these invaluable green opportunities. Other green resources available for Green Living How energy efficient is your home? Is your home costing you more $$$ to maintain? Are your appliances energy rated? What is you green footprint on this Earth? Save money, save the Earth! How efficient are front-load washing machine? When is the time to replace your old refrigerator? These questions and many more are answered in the Consumer Guide to Home Energy Savings, a one-stop resource for consumers who want to improve their home's energy performance and reduce costs. Ask me about Green Mortgage. To request your complimentary copy, please contact: Victoria Wells eco-Broker 415-710-4090 vawells@comcast.net

Marin Days on the Market Report 2008

Victoria Wells (Bradley Luxury Real Estate) — Thu, 21 Aug 2008 12:45:37 -0700

To check out Marin Days on the Market report, click on thr linlk: http://www.sfmarin.com/cgi-bin/password_manager/program_files/omlsmardom.pl?search1=vawells@comcast.net Victoria Wells Broker Associate Bradley Real Estate 209-9020 direct Http://www.marinbesthomes.com

MARIN REAL ESTATE REALITY CHECK REPORT AUGUST 2008

Victoria Wells (Bradley Luxury Real Estate) — Thu, 21 Aug 2008 12:40:35 -0700

READ ALL ABOUT IT AND GET A MARIN REALE STATE REALTY CHECK, just click on the link below: http://www.sfmarin.com/cgi-bin/password_manager/program_files/omlsmarpricing.pl?search1=vawells@comcast.net Victoria Wells Broker Associate Bradley Real Estate 415-209-9020 direct Http://www.marinbesthomes.com

RENT VS. BUY!

Victoria Wells (Bradley Luxury Real Estate) — Thu, 21 Aug 2008 12:30:16 -0700

TO calculate rent vs. buy go to: http://www.sfmarin.com/cgi-bin/password_manager/program_files/omlsrentbuy.pl?search1=vawells@comcast.net Curtusy of Victoria Wells/Broker Associate Bradley Real Estate 415-209-9020 direct www.marinbesthomes.com

New Hoising Assistance Tax Act 2008 spelled out for taxpayers

Victoria Wells (Bradley Luxury Real Estate) — Thu, 31 Jul 2008 11:05:57 -0700

Earlier today, the President signed into law the Housing Assistance Tax Act of 2008. This bill has a number of provisions that should interest individual and business taxpayers: 1. First Time Home buyer Tax Credit. First time home buyers who purchase a home between April 9, 2008 and July 1, 2009, may receive a tax credit of the lesser of 10% of the purchase price or $7500 ($3750 for married taxpayers filing separately). The credit is subject to income limitations and will begin to phase out when adjusted gross income reaches $150K on a joint return and $75K on a single return. The bad news about this credit is that it must be repaid in equal installments over 15 years. Repayments start two years after the year of purchase. If the residence is sold before repayment is complete, the balance of the credit must be repaid in the year of sale. In effect, it is more of the nature of an interest free loan rather than a tax credit. 2. New Rules for the $250K/$500K Exclusion on the Sale of Residence. Previously, as long as you owned and used a property as your principal residence for 2 of the 5 years preceding a sale, you could use your $250K/$500K gain exclusion to offset some or all of the gain from that sale. Now, the exclusion may not be used to offset gain for certain periods where the property was not used as a principal residence. The new rule prevents use of the gain exclusion to offset gain for any period after 2008 during which the residence was used as a vacation home or a rental before it was used as a personal residence. Gain for that period is determined on a pro rata basis rather than on the basis of an actual appraisal. What this means is that, after 2008, it is no longer possible to move into your rental or vacation home for two years, sell it, and take a $250K/$500K gain exclusion. In contrast, if you move out of your primary residence, rent it for three years, and then sell it, you will still be able to use the gain exclusion. In short, to use the gain exclusion, use of the property as a primary residence must come first. Because gain for the period of rental use must be determined on a pro rata basis, even if you have an actual loss for that period, you may still have an amount of gain that cannot be offset by the $250K/$500K exclusion. 3. 2008 Property Tax Deduction for Non-Itemizers. For 2008 only, those who do not itemize their deductions are allowed a deduction for properly taxes paid up to $500 ($1000 for joint filers). 4. Low Income Housing and Rehab Credits No Longer Subject to AMT Limits. In the past, the Low Income Housing and Rehab credits were subject to the limits of alternative minimum tax and could not be used to reduce regular taxable income below alternative minimum taxable income. Those limits will no longer apply. At present, it appears that this rule will only apply in the case of credits generated by property placed in service after 2007. That means that carryover credits will still be subject to AMT limitations. However, that may be subject to change once final regulations are drafted. 5. Merchant Payment Card Reporting. Banks and other processors of credit and debit card payments for merchants and other sellers will now be required to report annual gross payment card receipts to the IRS. For example, EBay sellers who process payments through PayPal will now find that the total amount of their receipts will be reported to the IRS. This takes effect for sales after January 1, 2011. What this means is that, if you sell items and accept credit or debit cards for payment, you will want to be sure that the total debit/credit card sales reported on your tax return ties out to the amounts that have been reported by the bank or company that processes those payments. Other Recent Tax Legislation: 1. Change in the Extended Due Date for Partnership and Trust Tax Returns Beginning with 2008 returns, partnership and trust tax returns will have a shorter extension period. With an extension, the final due date for partnership and trust returns will be September 15.. This should mean that those of you who typically must wait to receive Form K-1 before you can file your individual income tax returns should receive your K-1's no later than a month before the October 15 due date for your individual income tax returns. That should make all of our lives a bit easier! For partnerships, the new rule means that, with an extension, pension contributions must now be funded by September 15. This has been brief summary of some of the basic provisions of the recent tax legislation. Please understand that once legislation is passed, it is up to the IRS to draft regulations that specify how the rules will be implemented. That means that changes, modifications and clarifications of the new rules are likely. Victoria Wells Broker Associate, 415-710-4090 vawells@comcast.net Http://www.marinbesthomes.com

June Marin Real Estate Magazine

Victoria Wells (Bradley Luxury Real Estate) — Mon, 23 Jun 2008 09:52:03 -0700

Please click on the link to view June issue of Marin Real Estate Magazine on line, http://www.sfmarin.com/cgi-bin/password_manager/program_files/omlsmagnew.pl?search1=vawells@comcast.net For all you real estate needs: Vcitoria Wells Broker, eco-broker 415-710-4090 vawells@comcast.net www.marinbesthomes.com

ODE to BLOG-ING

Victoria Wells (Bradley Luxury Real Estate) — Fri, 06 Jun 2008 14:01:57 -0700

Step into my blogging mind... Blogorific meaning a terrific blogger or a blog Blogomaniac - person who is into blogging Blogocentric - someone who's main purpose is to write blogs Bloggotivator a blooger who coaches you Blogodater a bloger on a date Blogloser a blogger who was dumped Blogosphere- a world of bloggers Blogenvy- being jealous of someone who writes a better blog Blogarious - an outgoing and social bloger Blogassionate - a passionate bloger Bloger or blogster someone who blogs a lot Bloggoogle -someone who is into everything, way out there and too advanced for me Blogorama - a wide angle bloger Blogomatic a bloger on automatic... Eco-bloger- earth-conscience bloger Blogetry a bloger in many relationships Carnebloger - who feed on dead subjects Microblogger a bloger under the microscope Miniblogger a shrunken bloger Blogosmic a "space cadet" bloger Blogunity a community of blogers Blogoconcience an awaken bloger Blogohondriak who vines about bloging Blogorectic an excited blogger Blogonic a bionic bloger Blogcusting a disappointed bloger Bloggany a non-stop bloger Blogocentric a self-centered bloger Blogmixer a party of blogers Blogangry an angry bloger Blogography a biography bloger Bloghappy, well you know, it's self explanatory Blogsleepy Blogsneezy Blogbuster Blogsitter a bloger who is stuck on a subject Blogwatcher- Blogaceptic Bloganic some one in the platonic blog relationship Blogolove a bloger in love Blogsad a sad bloger Blogglad a happy bloger Blogcry Blograin Blogshine Blogomaster a guru on bloging Blogofail Blogreen a gree bloger, who uses recycled paper Blogiginal an original bloger Blogliric a music writing blogster Blogsweeper a bloger who complains Blognighter an all night staying bloger Blogfighter an bloger who fights Blogover a roll over bloger Blogamway bloging American way Blogcut a short blog Blogomedic a bloger who thinks he knows medicine Blogangel a good bloger Blogucifer an evel bloger Blogosmart a clever bloger Blogodumb a not very intelligent bloger Blogbrain a quick a witty blogger Blogangster a bloger who kills other by writing a blog Blogass an inconsiderate bloger Blogopendous an outraged bloger Blogant an elegant blogger And then there "blog me"---write back to me. Did you get my blogdrift?

Jump on a green band wagon!

Victoria Wells (Bradley Luxury Real Estate) — Fri, 06 Jun 2008 13:22:16 -0700

Go Green this Summer! Save energy and cash while helping the planet! Cool and easy: Air conditioning can offer much-needed respite from the heat and can make sweaty nights bearable, but be sensitive to overuse. Turning up the thermostat a few degrees on your AC is a great way to save tons of cash while making the planet a cooler place at the same time. Wet and wise: Watch your water usage levels. Water plants only when necessary, and take a few minutes to install a low flow shower head. Simple steps can make a big difference. The green plate special: Use reusable dishes rather than plastics or Styrofoam. If you absolutely must use disposables, make sure to pick up compostable varieties beforehand to put in the compost bin when you're through. Use your grill: Love to BBQ? Propane burns much cleaner than either wood or charcoal briquettes. If you can't resist charcoal, try a natural product like those produced by Cowboy Charcoal-much cleaner than your traditional briquettes. The local roundup: Buy food locally. Farmers' markets are great places to shop, and ensure that the veggies you're eating haven't traveled thousands of miles just to reach your plate. That cuts down on the use of fossil fuels, which leads to significantly reduced levels of pollution and resource depletion over your typical tomato bought at the local supermarket. June 1-7 is National Sun Safety Week Friday the 13th- the ONLY one in 2008 June 14th is Flag Day June 15th is Father's Day June 21st is the Summer Solstice- The Longest Day of the Year! Summer Begins HAVE A GREAT SUMMER!