What is MDA and MFA in Los Altos Hills?
Understanding the constraints of remodeling and new construction in Los Altos Hills should be considered before you buy a house in Los Altos Hills. The Town relies extensively on calculations commonly known as MDA and MFA in determining the maximum size house you can build and also how much impermeable space (hard scape) you can have on your property.
Controlling the MDA, or maximum development area lets the town protect the hillsides against too much run off and erosion and also helps to retain the rural natural setting for which the town is revered. Typical MDA for the standard one acre lot is 7,500 square foot. This varies depending upon the slop of the lot and other factors. Items that are included in MDA include concrete walk ways, paved driveways, tennis courts, pools and patios. You can get an allowance for more MDA by using pavers that have holes in them through which grass can grow or gravel or other means.
MFA stands for maximum floor area ratio. Like MDA, MFA can be pretty complicated. Floor area, as per the official town document, “shall be defined as the gross horizontal area of the several floors of all buildings, including garage and carport spaces, measured to the outside of exterior walls.” Basements, if they fit the town definition of basements , are not included. Typical MFA on a standard acre lot is 5,000SF. This can be complicated and usually requires a survey to determine the exact MDA and MFA.
It is best to reference the town documents and work with a planner to be certain of your constraints. For more information see the Town’s worksheet and info at http://www.losaltoshills.ca.gov/doc-browse/doc_details/144-mfa-mda-worksheets
Los Altos Hills Sellers – Only The Serious Need Apply
With nearly one-third the rate of houses going sale pending as the Los Altos “Flats”, Los Altos Hills sellers take heed. Only put your house on up for sale if you are serious about selling. Of all the communities in Santa Clara County, Los Altos Hills currently has the slowest velocity or rate of properties selling. If you look at the current inventory in Los Altos Hills, you can break it down to three types of sellers. Half of them have homes that have been on the market before, many that sit over-priced. These sellers just want a price and are willing to ‘hold out’ for the right buyer to come along at a price the market cannot justify. The second type of Los Altos Hills sellers might need to sell but are stuck on a price the home might have fetched when the market was at its peak. These homes can be identified by a long string of price reductions and time on market that can be measured in months not days. Then there is a sliver of the Los Altos Hills market pie that is serious buyers whose agents have tracked the market and helped their clients price their homes properly for what the market will bear. They will also be able to market the subtle nuances of what is sure to be a unique property.
Many factors deter people from living in the ‘Hills’ over the ‘Flats’. Unfamiliarity with septic systems, distance from town, scary factor of winding narrow roads, older homes or ultra-steep driveways all contribute to a prospective buyer devaluing what on paper looks like incredible value for large acreage and a large home. One of the joys of Los Altos Hills is that no two homes are alike. This means agents experienced in selling unique properties are worth their weight in gold. Understanding the value of unique views, usable land, proximity to attractions, MDA/MFA make a great ‘Hills’ realtor.
We are still in a declining market in Los Altos Hills, where values are dropping. We are even starting to see a sprinkling of short sales and bank owned properties. In this case, sellers, time is your enemy. If you price your home too high, you risk riding the market decline down and making less in the long run than if you were to have priced your home aggressively to sell in the first place. For those of you ‘testing the market,’ now is not the time for that. You will only end up frustrated. Finally, beware of realtors who set your price expectation artificially high just to ‘buy’ the listing. They are not doing you any favors and should not be chosen just because they tell you what you want to hear with respect to price.
Challenging Your Property Tax Bill
So, you think your property values have dropped and you don’t think you should be paying the property tax your assessor is asking you for. What do you do? First, speak up by the deadline for filing an appeal or you will have to wait an entire year before you get another chance. The appeal window for each county varies. Here are the primary ones in Silicon Valley:
- San Francisco County: July 2, 2010 to September 15, 2010
- San Mateo County: July 2, 2010 to November 30, 2010
- Santa Clara County: July 2, 2010 to September 15, 2010
- Santa Cruz County: July 2, 2010 to November 30, 2010
Find the appeal form on each of the County Assessors’s web sites. It will take you through what you need to provide and give you numbers to call if you have specific questions. It is best is to include a few comparable property sales that justifies your position. Your realtor can provide these for you. The tax relief you get is not subject to the annual 1% increase once it is reset. My experience is that along with any relief you do get for the period of your appeal, you will receive notification that the assessed value can reset back up to the previously taxed amount at any time.
If you need help getting a list of comparable properties for your home, call Connie Miller at 650-279-7074.
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