6/17 Inventory Update

Who knew so many species of mammals are reading my blog? See the most recent addition to my avid furry friend readers below ….. seems this little fluff ball wants her humans to move to the valley pretty darn bad. In fact, she made them write an offer this weekend which we are anxiously awaiting a reply on ….. fingers crossed …. and paws.

 

 

 

 

 

New Listing

1140 Cota, Santa Ynez (3/3 on .41 of an acre) 785K Wow. Pretty outside AND inside. Popular style exterior plus light and bright inside with tall windows and big open spaces. Nice kitchen and the master suite looks especially well done. This is an example of a home in this price point being more about the house and less about the land. Certainly you can buy a home on an acre or more for this price  but I guarantee you the house won't be this nice. So it's kind of a situation where you have to decide which is more important. Elbow room in terms of land and neighbor proximity or moving into a turnkey elegant home. FYI. There is no wrong answer here. Normal sale.  

New Listing

1358 Cheyenne, Santa Ynez (3/2 on .31 of an acre) 549K Looks like an original 1986 condition home from the photos. Generous lot size with an odd shape due to its end of cul de sac location. Close to school and just close enough to town to make it convenient but not too close. Normal sale.  

New Listing

1595 N. Refugio, Santa Ynez (3/3 on 2.6 acres) 795K You might remember this one from a few years ago when it was on the market at 850K. As the narrative suggests, this is a fixer but pretty much the usual stuff - carpet, paint, updating in kitchen and baths. Land is flat. Older pool. Location right on Refugio versus one of the many private lanes that run off but still have a Refugio address. Normal sale.  

Price Reduction

1833 Cougar Ridge, Buellton (3/3 on 20 acres) Was $1,590,000 with a new price of $1,495,000. Generous square footage at just over 3000 and done in a decidedly contemporary design though the cute barn is traditional. Nice riding trails in this gated ranch community with spectacular views. Buellton location keeping the price down whereas if it were in Santa Ynez or Solvang, it would be much higher. Sold for $1,550,000 back in 2006. Normal sale.   

In Escrow

613 Aqueduct, Solvang (2/2 "homeinium") 513K Gated development, close to everything. HOA fees here are $640 per month and pays for quite a bit more in terms of maintenance and amenities than the usual set up. Normal sale.   

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Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct

 

 

6/14 Inventory Update

Here we are at the weekend again and a special one it is. Happy Father's Day! I'll be back here on Monday with all the news. Till then, have a wonderful weekend.  

New Listing

720 Shaw, Los Alamos (4/2 on .18 of an acre) 389K At a time when it seems there are no deals out there, this property certainly appears to be one of the better bargains we have seen lately. Newer style home from 1997 and appears to be in excellent condition. Good location too on the leg of Shaw closer to Foxen Lane.  Normal sale.  

New Listing

682 Hillside, Solvang (3/2 on .13 of an acre) 625K Pretty Mission Oaks development location. Mid valley and close to everything. HOA is $640 per month but does pay for a lot of things other associations don't. Normal sale.  

Back on the Market

1945 Old Mill, Solvang (4/4 on .46 of an acre) $1,099,000 A lot of people don't know where Old Mill is. Think about driving up the little hill from Alamo Pintado heading on highway 246 to Solvang. Look down to your left and see the parallel street below, the one with the windmill and overlooking the big open space. Super location from a proximity to everything standpoint. Normal sale. 

Price Reduction

3125 Bowl, Solvang (2/2 on 2 acres) Was 435K with a new price of 405K. One of the larger lots here at 2 acres. This is on leased land with an annual fee in the public comments of $21,600. Normal sale. 

In Escrow

195 Main, Los Alamos (3/3 on .28 of an acre) 445K Fallen out of escrow twice, maybe third time is a charm. Normal sale. 

Sold

2632 Santa Barbara Ave, Los Olivos (3/3 on 1.3 acres)Listed at $779,500 and sold final for 700K even. Started out life at 879K almost 150 days ago. Normal sale.  

Sold

2480 Grand, Los Olivos (3/2 on .89 of an acre) Listed at $675,500 and sold final for same. Showed like a new home. Custom built in 2005.  Normal sale.   

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The information contained in this email is confidential information only intended for the use of the individual or entity named. If the message has been delivered to a person who is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copy of this communication is strictly prohibited. 

Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct

 

 

6/13 Inventory Update

Click here for yesterday's rate update from Guy Rivera at Guarantee Mortgage in Santa Barbara and Solvang. Inching up, ever so slowly. Don't push the panic button just yet. This is still cheap money. 

New Listing

1645 Still Meadow, Ballard (4/4 on almost 7 acres) $3,250,000 I am choosing to use the above photo instead of the standard exterior shot just because so many people ask me for exactly what this room is. The big open high end kitchen blending seamlessly with the family room (a great room). It even comes with two napping chocolate labs! Nah, just kidding about that part but they are adorable right? :) Single level living from 2006 with almost 5000 square feet of very high end finishes, pool, pool house, tennis court. Seriously, what else could you possibly want? Add to that this location on one of the most sought after streets in the entire valley and you have a pretty dynamic property. Certainly not in everyone's wheel house for pricing but for those discerning buyers out there demanding unmatched quality, usable land, location and top notch design - well, you probably know how hard that is to find here in one tidy package. Oh, and Ballard school district. Whether you have kids or not, this is a huge resale bonus. Normal sale and a beautiful one at that.  

New Listing

2545 Elk Grove, Solvang (4/3 on 2 acres) $1,195,000 No narrative as I am writing this (check back on the link later as it will automatically update with any changes) but generally this street is in Ballard School District which is a big plus (for your and/or for resale). Good sized parcel at an even 2 acres in a pie shaped lot. This is on the non highway side of Elk Grove which is another good thing. Very desirable development of mostly 1 acre of more lot sizes and generally nice homes.  Santa Ynez water district, not Solvang. A little bit country but 3 minutes from El Rancho. Normal sale.  

In Escrow

416 Arden, Buellton (3/2 on .16 of an acre) 530K Little price reduction last week resulted in an offer this week. Normal sale. 

Sold

3379 Tivola, Santa Ynez (3/2 on .24 of an acre) Listed at 393K and sold final for 390K. I sold this property a few years back and believe it is largely the same condition now as then. Flag lot (three lots in a row accessed by one driveway - this is the middle lot). Basic standard home great for starters, start overs or investment. Good sized lot for the price.  

**Email me direct for Daily Insider subscription. Get these posts emailed direct to you with private comments and weekly foreclosure reports.

The information contained in this email is confidential information only intended for the use of the individual or entity named. If the message has been delivered to a person who is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copy of this communication is strictly prohibited.

Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct

 

 

6/12 Inventory Update

One of my readers sent this to me today ….. check out what this bunny is reading. It's my blog post from yesterday! Apparently even bunnies need to know how to sell and buy at the same time. :) Thank you dear reader ….. you made my day!

 

 

 

 

 

 

 

New Listing

305 Leslie, Los Alamos (2/1 on .11 of an acre) 210K Small 900 square foot home built in 1880. 100 years later, someone did a remodel. Isn't it weird to think of it that way? 100 years! And no that isn't a typo.  Things we know: it needs carpet and paint, location is very close to the fire station and the new affordable housing development on St. Joseph, it is somewhat close to the 101 freeway and there will be some level of related noise. Some areas on this side of town are in a flood zone so this should be investigated due to insurance costs if flood insurance is required. It is however very affordable, less than a condo. Normal sale. 

Price Reduction

1210 Deer Trail, Solvang (4/3 on .90 of an acre) 715K Was 749K with a new price of 715K. Traditional style home circa 1972. Well cared for. Very sought after Santa Ynez Oaks gives this one a little extra shine over others in its price range somewhere else. Land is all usable. Solvang address but Santa Ynez Water District  which is a good thing. Normal sale.  

In Escrow

1781 Sky Drive, Santa Ynez (3/3 on 5 acres) $2,150,000 Super desirable area away from town but not too far out. The Baseline and Roblar corridors are hot right now due to ease of getting to services, abundance of usable land, unexpectedly good views and lovely settings. In amongst other parcels of the same size, 5 acres gives you just enough privacy and none of the work of larger parcels. Not the typical ranch style home we often see out here. This one has a little extra panache. Normal sale.  

Sold

129 Nina, Buellton (3.2 on .15 of an acre) Listed at 305K and sold final for same. Pricing reflective of condition of the property and very fair. Normal sale. 

**Email me direct for Daily Insider subscription. Get these posts emailed direct to you with private comments and weekly foreclosure reports.

The information contained in this email is confidential information only intended for the use of the individual or entity named. If the message has been delivered to a person who is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copy of this communication is strictly prohibited. 

Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct

 

 

6/11 Inventory Update

Well, it was a quiet day which gives me an opportunity to explain something that keeps cropping up in my world. Sellers who have to sell their current property in order to buy. Tricky but not impossible. Let me elaborate.

Let me lay out the scenario for you. A seller owns their present home and needs to sell it in order to buy. That can be because they need the proceeds to apply towards their new purchase and/or they need to divest themselves of it in order to qualify for the new loan. Very typical situation. How to solve it? Sell your home with an additional CAR form COP attached to the sale documents. COP stands for Contingency for Sale or Purchase of Another Property. Real Estate gibberish? Definitely, so let me explain further. This form can be used for a buyer or a seller. In the case of a seller, basically we are saying with this form that the seller accepts the buyers offer with the caveat that the seller has a certain period of time to identify a replacement property and actively release their contingency to do so. What does "identify" mean? That means you seller actually enters into a contract for purchase. In that contract for purchase, the COP form is used again, this time with the seller as the buyer. In my deals like this one, I also add language that states concurrent closing must occur. That way, if the sale on your present property falls apart during the escrow period, you can then cancel the purchase of the new property because concurrent closing is obviously not possible. Both parties then can mutually decide if they want to cancel and go their separate ways or your seller can give you more time to find another buyer.  

This all sounds great, and it is. But, enter into the mix the crazy swift market we have right now. You as the seller are now also a buyer and are competing with other buyers that don't have this contingency sell. A deal breaker? Not necessarily. You can still be a strong buyer by doing several things. One, already have your present home in escrow (remember the COP we talked about above - you have a deal but your buyer is waiting for you to find a replacement property). That is an entirely different position than just having your house on the market (or not even on the market yet) but not having a buyer signed up. Most if not all sellers today will not entertain an offer from a buyer who is purchasing with a COP but does not yet have a buyer (because the seller is taking their property off the market for you - risky if you don't have your property sold yet).  Two, you can be a strong buyer using a COP if you have a lot of money down or are paying cash. Your competition may be buyers with very little skin in the game. The more money you bring to the table, the stronger you will appear in terms of ability to get a loan or be a cash buyer. Three, if you are using a loan to buy, get prequalified with a LOCAL and respected lender. Who you are using for a loan plays a big part in how a seller and their agent will view your offer. Four, align yourself with a top producing highly respected local real estate agent. When the competition is on, the strength and integrity of your agent plays a significant role in the seller and listing agents opinion. Five, when possible, have the same agent list your present home and also be your agent on the purchase (assuming both properties are in the same area). In this way, the seller of your replacement property and their agent will be assured of good communication and strong sales ability on both ends.  

In addition, language should also be added to the listing agreement for your present home which protects you from having to sell your house and/or having a financial obligation to the brokerage if you don't find a suitable replacement property.  

Easy right? I know it sounds complicated but I have done this successfully many times because I am very fluent and comfortable with the complicated yet predictive contract language that needs to be in place to make this all come together. So all you sellers out there trying to figure out how to buy and sell at the same time, I just gave you the road map. Now all you have to do is embark on the journey. 

And here are the few things from today: 

New Listing

1516 Monarch, Santa Ynez (4/3 on 5 acres) $1,395,000 Go green! All electric home with power from solar panels. I particularly like this street with like homes on 5 acres or so. A ways out of town but not too far. Normal sale. 

Back on the Market

3667 Tivola, Santa Ynez (3/2 on .23 of an acre) 425K Those on my Daily Insider email list will get more detail on this property. Normal sale.  

Sold

407 Glennora, Buellton (4/2 on .23 of an acre) Listed at 300K and sold final for 310K. This property was already under contract when it hit the MLS back in November. A long short sale negotiation period delivered a price far below current value. It was fair back in November but things have changed since then. I guess it pays to wait sometimes.  

**Email me direct for Daily Insider subscription. Get these posts emailed direct to you with private comments and weekly foreclosure reports.

The information contained in this email is confidential information only intended for the use of the individual or entity named. If the message has been delivered to a person who is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copy of this communication is strictly prohibited.

Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct

 

 

6/10 Iinventory Update

New Listing

689 Rancho Alisal, Solvang (4/5 on .70 of an acre) 745K Big for the Alisal at over 3000 square feet. This home is on leased land with an annual lease payment. 

In Escrow

344 Wickenden, Los Alamos (3/3 condo) 265K Super huge condo snapped up by one of my own clients. Larger than many single family homes I have sold with almost 1500 square feet. Surprisingly good sized back yard too with actual grass! Full two car garage. Interior of the unit is an open floor plan, very spacious and good natural light. Excellent condition too. Prices are skyrocketing in this town. I've been saying it for a long time but its finally here - this little town is poised for greatness. Normal sale.  

In Escrow

1889 Ringsted, Solvang (4/2 on .44 of an acre) 639K This is a listing in my own inventory. It went in multiple offer. In one of the most sought after school districts (Ballard). Good sized corner lot, trendy floor plan with open concept. Normal sale. 

Sold

3125 Riley, Solvang (3/3 on 1 acre)  Listed at 530K and sold final for 520K. This is property is in the Alisal Ranch where you own the structure but not the land. This is a gated country club setting. Annual land leases apply. Normal sale. 

Sold

3110 Oxbow, Solvang (2/2 on .50 of an acre) Listed at 489K and sold final for 440K. In the Alisal, as above. Normal sale.   

**Email me direct for Daily Insider subscription. Get these posts emailed direct to you with private comments and weekly foreclosure reports.

The information contained in this email is confidential information only intended for the use of the individual or entity named. If the message has been delivered to a person who is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that any unauthorized use, dissemination, distribution or copy of this communication is strictly prohibited. 

Sharon Currie

Realtor

President SYV Association of Realtors 2013

Author Santa Ynez Valley Real Estate Update

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

www.sharoncurrie.com

sharon@sharoncurrie.com

805.233.6461 efax

805.448.2727 direct