Category Archives: Home for Sale

Just Sold in San Jose for $1,380,000…

For this home I sold in San Jose for $1,380,000, I was the agent for the buyers, who were referred to me by another couple who bought a home with me as well. When these buyers were looking for a home, the market was hot and there were lots of multiple offers and buyers paying WAY over the list price, so the competition was fierce.

I have mentioned this a number of times in previous stories when the same situation has come up, and here is another situation in which sometimes an overpriced home is easier to negotiate and get a decent price than a home priced aggressively, and then attracting a lot of buyers to compete.

This home sat on the market a very long time, to the point that the perception of buyers was “What is wrong with this place???” And, as I have said before, list price is wrong with this place! There was really no reason for this home not to sell except the list price. This home was on the market for 226 days, which is unheard of, like insane! It was initially priced for $1,688,000, which was WAY over the market value. And, the home sat on the market for some time, and then the seller reduced the price to $1,588,000, which was still WAY over market value. It continued to sit. The seller then reduced the price to $1,458,000, which was still over market value, but now we are getting somewhere. And, with that price reduction, the home did generate some activity, in fact, that is the price in which we made an offer and also another buyer came along and also wrote an offer. We negotiated back and forth and then were able to settle on $1,390,000 as the final price, still much lower than the final list price. The seller was living in Mexico, paperwork and communication were very trying and slow. Apparently, the seller used no technology whatsoever, no scanning, no emailing, just old school snail mail is what I was told.

The other whacky thing about the seller side, is that the seller did NOT get ANY inspections, so that is a major turn off to a buyer, in that basically the buyer has no info to go on to make an educated decision of what the price should be for the home. So, we knew the roof was shot, but that’s about it. We had no idea about the condition of the home itself for any termite related items or just the general home inspection info. I relayed to the listing agent that it’s just unheard of these days for the seller to get no inspections and for buyers to have no idea what they are signing up for. And, she basically just explained that the seller didn’t want to pay for inspections, so…

Since the seller didn’t provide inspections, the buyers had to get their own, which used to be the norm like 20+ years ago. The inspections revealed quite a bit of items that were surprises to us, which is never fun, and the reason that I HIGHLY advise ALL sellers to get inspections to provide to buyers for a smooth transaction. So, back to the negotiation table. We asked for $10,000 off the price to offset the items that came up that were unexpected, I went back and forth until I was blue in the face with the listing agent and FINALLY convinced her and the seller to agree to the $10,000 price reduction…remember, this is a seller that thought her home was worth $1,688,000 and we are now down to $1,380,000! It was so hard to get it through the seller’s head that by not providing inspections to the buyers BEFORE they made an offer, and then having all of these items come up once they had their own inspections, that they didn’t sign up for that price with so much additional work needed that they were unaware of unfront.

After we went back and forth with the price reduction, we needed the addendum signed, and because the seller didn’t use technology, the listing agent said she would sign once she got back to the states to sign her final papers, but just know that we are good. Ummmmm, that’s not a warm and fuzzy since the seller wasn’t going to be in the states for about a week, so basicaly we would be in limbo from a paperwork standpoint and I guess just hope for the best???

Well, we just went ahead with moving forward, we didn’t feel we had much of a choice, and figured that she would not come all the way to the states to sign her final papers and let this deal fall through over $10,000. She probably needed to get this home sold and would not want to start over.

And, here is the clincher that will go down in the history books and something the buyers and myself will be able to talk about for many years to come…literally on the closing day for this home, the Shelter in Place orders went into effect! Totally unexpected, just out of nowhere, it was the beginning of COVID 19 getting super serious, and wa la, I get an email in the morning that we can not record the transaction because they shut down the County Recorders Office…and at that moment in time…they had an ‘undetermined’ time when they would reopen. WHAT????? We had NO idea in that moment, when the county could open in order to record this sale. At that moment, we didn’t know if it would be days, weeks, or even months. It was insane. I was just speechless, absolutely no words. No one knew anything. PRAISE God, within 24 hours, the County Recorder’s Office was able to do e-recordings, so we closed the transaction the next day. But, in that moment, we had no idea the office would open back up so quickly in order to record the sale. Mind you, we had a seller expecting to close and get her proceeds and not have any more responsibity for her mortgage, property taxes, utilities, etc. We had buyers that expected to close on the home they just bought, and make arrangements for repairs and upgrades, moving in, etc. It was so surreal, I felt like I was in a made for TV movie. I couldn’t even grasp that this was really happening.

Once the Shelter in Place orders went into effect, I was not even able to meet up with them and give them the keys to their new home once we closed the transaction, I had to mail the keys to them! Crazy! I’ve been through some crazy transactions, but this is just the craziest experience ever, to have a transaction start out when the market is hot, things are just rolling along, life is good, and then BAM out of nowhere, at the drop of a dime, life drastically changes at the moment in time that these buyers were closing on a home. Who would have thought???

As a follow up, then with the Shelter in Place, they were stuck with not being able to get their repairs and upgrades right away, so that was also a major bummer. But, finally, once things opened up a bit with the loosening of essential workers, they were able to get things done and have finally moved into their new home. Yay! It was a roller coaster ride, but in the end, it all worked out. Frustrating, insane, so many adjectives I could use, but it worked out and their home looks beautiful and they can enjoy it for many years to come…

Just Sold in San Jose for $1,380,000

Just Sold in San Jose for $1,380,000

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Just Sold in San Jose for $1,170,000

For this home I sold in San Jose for $1,170,000, I was the agent for the sellers, who were referred to me by another client. I sold this home before any news of the Coronavirus and the market was quite hot at the time. We had multiple offers and high levels of competition for this home. The sellers actually met these buyers when the buyers went through the home and made a good connection with them. The buyers also wrote a very heartfelt letter, and it really did make a difference, in that the sellers really wanted to sell their home to this particular couple. The buyers offered well over the listed price, waived contingencies, and gave the sellers a FREE rent back. The transaction itself was very smooth and everything went very well. Both parties were very excited to work together and it was just a wonderful experience for all involved. I am sure my clients are quite thankful that they got their home sold before this global crisis took place. They are likely thanking their lucky stars!

Sold in San Jose for $1,170,000

Sold in San Jose for $1,170,000

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Just Sold in San Jose (Willow Glen) for $1,530,000…

For this home I recently sold in San Jose (Willow Glen) for $1,530,000, I was the agent for the buyers, who are repeat clients, and this was our 4th time working together! I am still a bit behind in my stories, so this home sold before the New Year. And, in fact, we went into contract when the market was starting to change, but still on the slow side. A time when some areas were getting multiple offers, but mostly only in the best school areas, and homes in this area were not selling as quickly, or with multiple offers. So, it was right before the brink where things were starting to change, and then did end up changing pretty drastically just maybe a month later.

But, for this particular home and location, we were the only offer. In fact, the buyers made an offer soon after the home was listed, and we practically got flat out got rejected, because my clients had a home to sell in order to buy, and due to the market at that moment, the seller was too nervous to take an offer from a buyer who had to sell a home.

We actually went back and forth on price and terms for weeks! It was crazy! And, all that time, no other offer came in and we were the only offer on the table all of that time. In the end, my buyers decided to waive the contingency to sell and bought with NO contingency to sell, and as the upside for agreeing to that, the seller sold the home at a far lower price. The seller preferred to sell at a lower price and NOT have a contigency to sell, rather than get top dollar, with the risk of hoping the buyers could pull it off and sell their home.

So, the buyers ended up getting a better deal on the price, but the sacrifice was to have to buy without selling their home, at least as a contingency.

It seemed as if things were just a little rocky from the get go, starting with weeks of negotiations and going back and forth on price and terms, having a contingency to sell, and not. It was one of the longest negotiations I have had, to the point where the seller would not even respond to our offers or counters, and then days would go buy, and we would finally get some news.

And, that sentiment just kind of continued for the entire transaction once we were able to get into contract, just a bit off for one thing or another, not very smooth, but not to the point where they both wanted to part ways. The buyers also noticed that there was more damage to the exterior than what the termite inspector had reported, so they had an additional inspection to check it, and indeed, there was more damage than reported, which sparked yet another round of negotiations back and forth and my buyers got yet an even better price to make up for that addtional damage that was missed the first time.

Overall, we muddled through it and got through the rocky roads and in the end, the buyers were happy to get a good deal on the home and close on a home in the neighborhood she has wanted to live in since childhood. She was only looking for basically one floor plan in a very small area in which she has always wanted to live, so even though there were highs and lows…she now lives in her dream floor plan and neighborhood!

Sold in San Jose for $1,530,000

Sold in San Jose for $1,530,000

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Just Sold in Los Gatos for $2,200,000…

For this home I just sold in Los Gatos for $2,200,000, I was the agent for the sellers, who were referred to me by a client I have worked with 2 times in the past, and a family member to the sellers. This home had been in the family for many years, I believe about 60 years, the sellers grew up in this home, so as you can imagine, it was a very emotional sale for everyone involved. The owner of the home passed and that was the reason for the sale. The sellers are siblings and such amazing people, they were such a pleasure to work with for the sale of their beloved home. It was so amazing how well they get along and worked together. They have such a great relationship, so heartwarming.

The market was slowly, but surely changing, so that was on our mind. We priced the home at what we all felt was a really good price for the home. The home is super unique, the location is amazing, walking distance to downtown Los Gatos, Daves elementary, Vasona Park. And, the lot is HUGE and so serene. The house itself is very unique, it’s not the type of home for all, but if it’s the type of home for you, there is instant love there. So, the big question of the day, since we knew location and lot size was superb, was more a matter of how many buyers would fall in love with this unique home.

We ended up with 3 offers for this home, all of which were below the listed price. I was a bit surprised the home did not reap at minimum list price, but at the same time, I realized the home itself, as amazing as it is, was really for the right buyers. And, it also needed TLC. The bones are great, but it has not been updated for decades, and these days, most buyers like a more modern look and remodeled homes and such.

The transaction itself was a little rocky. Once we were in contract, it seemed as if the buyers didn’t care about contractual dates, so I was constantly chasing down the buyer’s agent to keep things rolling and contingencies removed and such. And, response time from the buyer’s side was very slow, I often felt that I was being ghosted, unless there was something that the buyers wanted, and then all of the sudden things turned into now, now, now.

So, it got a bit draining to have the buyers go MIA and lag and have to continuously chase things down for the contractual obligations. And, then to appear out of nowhere and want something immediately. But, we managed to roll with the punches and get it done.

It was a bitter sweet moment to have the closing a success, but the end and closure of the ownership of the home for my clients, who had so many memories for so many years. When the home closed, I almost cried with the seller. It was a happy, but also emotional time.

Sold for $2,200,000!

Sold for $2,200,000!

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Just Sold in San Jose for $850,000…

For this home I just sold in San Jose for $850,000, I was the agent for the sellers. This is my 3rd time working with these clients! When listing this home, the market was definitely starting to slow down and I could see and feel the change with all of my listings and open house activity, as well as my clients that are buyers looking for homes. So, the sellers seem to have sold at a time when the market was still decent in this area, but turning, and before it really slowed down in this general area.

Also, for this particular home, the main entrance door is on the side, rather than in front, so it’s not the typical front door entry, and it’s not as popular as the more traditional type of home plans. And, this particular pocket of the overall area is a bit more crowded than much of Blossom Valley that have wider streets and such, it’s a little different than the general norm for the area, so that was also a selling factor as well. So, with a turning market and buyers getting more particular about what they buy and where, it just wasn’t that sure thing scenario for getting a lot of activity.┬áBut, on the flip side it is a very cute home and floor plan, a great yard, and the price is right, so, things still went well.

We did get a full priced offer after the first open house weekend. And, the buyer closed in less than 30 days and bought in ‘as is’ condition. The transaction itself was very smooth and seamless, so that was great!

Sold for $850,000 in San Jose

Sold for $850,000 in San Jose

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Just Sold in San Jose for $845,000…

For this home I just sold in San Jose for $845,000, I was the agent for the seller, who bought this home back in 2012, at that time, I was also the listing agent! They bought this home with their own buyer’s agent back in 2012, and it was so exciting when they contacted me to tell me that they felt I did a really good job representing the home last time it was on the market, that they wanted me to be the listing agent again for their sale! It was so amazing that they remembered me as the listing agent from years ago and that I made such an impression on them to want to work with me. So, this is the 2nd time I have sold this home.

The market is a little more unpredictable than usual, but this home was HOT! In combination with the location, views, home itself, lot, and price point, I had a HUGE turnout for the open house weekend and many offers on this home. In fact, this home had the busiest open house weekend that I have had for some time since the market slow down. It was a special home that is just one of a kind, where buyers were just really attracted to it, plus the views are amazing, and at this price point, it was super popular.

The sellers picked an offer that was well over list price, ALL CASH, 7 day closing, ‘as is’ sale, and the buyer waived ALL contingencies. It was a VERY smooth escrow process and closing. And, the buyers were a super sweet family, so I was excited to see them get it.

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Just Sold in Santa Clara for $2,100,000…

For this home I just sold in Santa Clara for $2,100,000, I was the agent for the sellers who are moving out of the Bay Area. It was a long process from start to finish, in that they needed their kids to finish the school year, and do some things for prepping the home, so it took months to prep and also have the home ready at a time in which they could work with the timing of the school year ending.

Over that time, the market was shifting, and we just paid close attention to try to best capitalize on the right timing for selling and also realistic timing for staying until the end of the school year.

It was a bit of a rocky ride monitoring the market, because we were noticing the market changing and we wanted to make sure we made this all work. The sellers did a lot over the course of time to prep the home, so it really did look amazing when it was ready for sale. Some key things they did to really dial it in for curb appeal made a huge difference. They had already spend a lot of money on upgrades over the years when they were just living there and not in the market to sell. So, the upgrades truly were over the top and super high end.

One thing that I personally noticed prior to listing the home was that the county records did not match the actual house in that the bedroom count was off. The county records were showing 4 bedrooms, when the home is actually 5 bedrooms. So, that was something I asked the seller get corrected right away so that there were no questions about it. And, it truly is per the county, a 5 bedroom home, so the county just simply made some kind of error and did update their system to get that corrected. That can take time, so anytime county records are incorrect, it’s a really good idea to get that corrected, so that when one does go to sell, they aren’t dealing with that at the 11th hour. It takes time for the online sites and records to catch up to the county records, sometimes many months. So, it’s good to get that taken care of well in advance.

When we listed the home, due to the superb home condition and location, the expectations were high for this particular home, so when the open houses were not as busy as expected, it really was a sure sign that the market was slowing down. Thankfully, we did get a full priced offer after the first open house weekend, and a buyer that would work with us for the timing of the school, and we also had some additional interest. It just didn’t go as it would have last year at the same time, where we would have likely had 10+ offers. But, luckily, the right buyer came along and it was all good.

I know not to say “I have seen it all in my 24 years as a real estate agent”, because every time I feel I have been through basically everything, and really have seen it all, something new happens. And, in this case, there were 2 things that popped up that were quite stressful frankly. Thank God, both of these things came up BEFORE we accepted the offer and went into contract, so that we could alert the buyers of the situation BEFORE everything was said and done, so really, that was a true blessing. I felt very thankful for finding out in advance.

I received a call from the City of Santa Clara telling me there had been a complaint filed in regard to the shed, actually, it appeared the complaint was something about a water pipe on the shed, or something of that nature. Apparently, someone saw a water pipe on the shed during my open house weekend, and called the city about it. But, to this day, I don’t know if the complaint was truly about that water pipe, or the people were trying to get the City out to see that shed too close to the fence without the proper set back. Mind you, this is a VERY nice shed built on a foundation! It wasn’t old or raggety, it was really nice and no way did the seller or buyer want it to go away. But, the City called it and made the sellers remove the shed. The shed had been there for years and the seller told me that when they bought the home over 10 years ago, the shed was there, and that’s how they bought the house. They didn’t build the shed. So, that was SUPER stressful for the seller to get the shed removed and we also had to let the buyer know, that they were buying this home without the shed, sorry! Ugh!

And, since the City had been contacted with the complaint in regard to the shed, apparently, the City Inspector was reviewing the file for the home itself for some reason and noticed that there were never final permits filed on some of the remodel work that was done to the house. This work had been completed a couple of years ago, and it was done by a licensed contractor who assured them all was in order, everything was signed off, and they had permits. The sellers had all the paperwork and there were initials and things looked in order, but apparently, the actual final sign off was not complete, which means the contractor did not complete his job and the sellers had no idea. So, not only did the sellers have to remove the shed on a whim, but now they had to get a final permit on all the remodel work they did a couple years ago, the contractor was nowhere to be found, and they have to scramble to make this happen, while also dealing with the shed situation. So, it was a stressful time for the seller, to say the least.

I will say, and I did explain this to the sellers, that really, we were VERY blessed to find this out in advance, and not during the transaction when there would not be enough time to correct the issues and/or having to give this new info to the buyers during our transaction. And, to top it off, it was best that this happened while they were still the owners, and not have the buyers close on the transaction, and then find this info out months later. That would have been all bad. So, as frustrating as it was, I really felt we were lucky to get this all resolved and be able to pass over to the buyers, a home that had everything in order and no surprises down the road.

I think that once the sellers left the area, they were relieved to put this all behind them. It was a LOT to make such a big move, selling this home, buying out of the area, these surprises to pop up out of nowhere. It was just a LOT! But, now it’s all over and they can move on to the next chapter of life!

I guess the moral of this story, is when you think you are getting work done with permits, make 100% sure that everything if signed off and finaled by the city inspector. If you don’t know where to look, then go to the city and have them show you that it’s complete, don’t rely on the contractor. And, when you have a shed or any kind of structure really close to a fence, know that it very likely does not have the proper set back, and you just never know when someone may tell on you.

Just Sold in Santa Clara for $2,100,000!

Just Sold in Santa Clara for $2,100,000!

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Just Sold in Capitola for $1,100,000…

For this home I sold in Capitola for $1,100,000, I was the agent for the buyers, who wanted to buy a vacation home. This is my 2nd time working with these clients. Years ago they bought their first home with me in San Jose.

I won’t even sugar coat it, this sale was frustrating from Day 1 and continued to be frustrating to the very end and beyond. The sellers were completely off radar for the reality on the current value of the home. They listed the home for $1.2m, my clients were interested very soon after the home went on the market and we made an offer for $1.1m, being the max the buyers felt the home was worth.

Well, come to find out, the sellers listed at $1.2m, expecting to get at least $1.4m, so they would not even consider the $1.1m offer. Ok, no problem, it was newer to the market, so we just sat back and waited. We figured, if it was meant to be, it would be. I reached out to the listing agent periodically to see if the sellers achieved a reality check over time. Well, not only did they not have a reality check, but were upset and felt they listed to low, even though they only got our 1 offer and nothing else! So, they actually raised the price to $1,350,000. How well do you think that went??? Not good…so they again lowered the price to $1.2m and then did manage to get an offer higher than our $1.1m offer, but lower than the $1.2m list price.

So, we figured it was not meant to be and moved on. Well, come to find out, that deal fell through, and it was back on the market. The sellers at this point felt more motivated to sell, and 93 days later…they accepted our $1.1m offer and we were in contract.

The transaction itself was rocky at best. The sellers were just not easy to deal with and frankly I had hoped another property would come along that was the perfect match, because I personally didn’t want to deal with these people. But, emotions aside, the buyers loved the home and location, so we needed to make this happen, regardless of who we were dealing with as sellers.

Long story shorter, through trials and tribulations, we managed to get through it all, including a sewer lateral upgrade during escrow that almost wasn’t completed in time, the seller wanting to leave things behind so that they didn’t have to go back to pick them up, and then when the buyers didn’t want all their stuff left behind, but would take some of it, the sellers decided to get back at them by taking items that the buyer said they could leave and actually wanted.

The good news is it all worked out and the buyers are really happy with the home and excited. It’s their dream to have a home near the beach. It’s an amazing location. And, I’m sure they will make countless wonderful memories there.

Just Sold in Capitola For $1,100,000

Just Sold in Capitola For $1,100,000

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Just Sold in Newark for ~$1,078,000

For this home I just sold in Newark for ~$1,078,000 I was working with the buyers in a brand new community. The process started back in January of 2018 and their home was not ready to move in until March of 2019! It was absolutely absurd. When the buyers originally locked in this home, they knew there would be a decently long wait, but it was never supposed to be this long. Basically, it was just one thing after another, delay, after delay, after delay, excuse, after excuse, after excuse. It was simply maddening. Time and time again, we would get a timeframe for the home to be ready, and then there would be yet another delay. When the home finally did close, it was almost surreal at that point. To top it off, after such a long wait for this home to be built, the contractors still managed to make mistakes on what the buyers had picked out as materials, which had to be redone. Wow!

The below pic is from the community, not this home itself.

Just Sold in Newark for ~$1,078,000

Just Sold in Newark for ~$1,078,000

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Just Sold in San Jose for $1,575,000…

For this home I sold in San Jose for $1,575,000, I was the agent for the seller. This is my 4th transaction with this client, and was her buyer’s agent for this home! This is a gorgeous home and very lovingly cared for, although, there were a few factors for this home, that made it a bit on the challenging side. For one, the floor plan is not that open feel type, personally, I love this floor plan, but it does not have the open type plan in which a lot of buyers are looking for these days, and it would be a bit hard to open it up for this particular plan. Also, this home sits on a T lot, so there were a number of buyers that did not want a home on a T lot. And, there was also a couple of cracks in the foundation, although, not a big deal for this particular case, easily fixable, but sometimes buyers are just leary of foundation cracks and it can be a bit scary to buyers that maybe don’t fully understand the situation at hand for this particular case. Those things, coupled with the fact the market has slowed down, and not the frenzy of early 2018, were factors in the turnout in the number of buyers for this home.

We did get buyers that fell in love with this home, just like my clients had fallen in love, and we did get an offer about list price, and the buyers were willing to give the sellers a FREE rent back. So, the sellers did do quite well, they bought the home barely 2 years ago, and did pretty well in 2 years, especially given the fact that the market has slowed down.

The transaction itself was overall smooth, although we did enter a hiccup, but we got through it. We supplied the buyers with inspection reports and explained the cost for the foundation to be repaired. I had talked to various foundation contractors who quoted me rough prices for the fix, we gave that info to the buyer’s agent. So, we were all on the same page, or so we thought, going into the transaction in regard to the foundation repairs. But, it seems that when some types of buyers have a way to re-negotiate, they just take that opportunity to do so, even if it’s not kosher, and even if they had the info in initial negotiations. I find that it’s taking advantage of the situation, so NOT cool, but some buyers just do what they do. We managed to get through that hiccup and completed the transaction. We really did everything on our end to avoid this type of mishap, but sometimes you run into a buyer that just doesn’t care about what’s right.

Sold in San Jose for $1,575,000!

Sold in San Jose for $1,575,000!

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