16471 Englewood Avenue, Los Gatos
Filed under Blog, Current Listings, Featured Story · Tagged:
A stunning, gated, custom Mediterranean home, designed by the iconic Chris Spaulding, is now available for a discriminating buyer. Featuring a grand entrance and open floor plan ideal for entertaining, this elegant home radiates with the finest appointments. Measuring 4,350sf+/- on a lot of 22,650sf +/- (per county records), the home boasts a large yard with built-in barbeque and swimming pool. The home includes a large family room with hickory floors, gleaming cherry floors in all four en-suite bedrooms rooms and upstairs loft library. The professionally-equipped kitchen with eat in area, formal dining room and private office with garden views as well as the high-tech systems of the home are sure to attract attention.
16471 Englewood Avenue
Los Gatos, CA
Offered for $3,150,000. By Appointment Only.
To learn more about this property and get the disclosure materials, please visit the website.
Connie Miller Receives Platinum Service Recognition
Thanks to all of my clients who gave me the favorable reviews that enabled this esteemed designation.
Connie Miller of Alain Pinel Realtors in Saratoga, CA was awarded the highest level of service and achievement in the real estate industry, Quality Serivce Certified
How Property Taxes Are Calculated In California
How Property Taxes in Santa Clara County Are Calculated
For those of you new to the area, California’s property taxes are driven by the 1978 passage of Proposition 13. Proposition 13 was the voter’s response to what was felt to be property taxes spiraling out of control. Prior to Proposition 13, the worst stories of government over taxing were told by elderly home owners on fixed incomes, who were forced out of their homes because they could not afford to pay the unpredictable, and large increases in their property taxes. Basically, what Proposition 13 does is both restrict the tax rate and the rate of its increase over time. It stipulates that the tax rate cannot exceed 1 percent of a property’s value plus special local bonds and assessments. Further, as the value of property increases, the tax can never go up more than 2% a year. The exception to this last rule is if there is new construction or the house changes ownership, when the sale price becomes the basis of the tax assessment.
For estimating purposes, I suggest people use a number of 1.2% to conservatively estimate their annual tax for any house they are considering purchasing. Most areas in Santa Clara County have a property tax rate of 1.1% when you average in all of the local assessments. For more information on property taxes, please visit www.scctax.org.
56 Saint Joseph Avenue Los Altos CA
Filed under Blog, Featured Story, Sold Properties · Tagged: 2 bath, 4 bedroom, Highlands, Los Altos, pool
Stroll to Rancho San Antonio Open Space Preserve and one of the top rated Cupertino School District’s Elementary schools. Move right into this spectacular Los Altos home in the Highlands neighborhood, where the owners of 40 years have meticulously kept the home updated and current. Enjoy the new kitchen with cherry cabinets and glistening granite. Dual pane windows and newly refinished hardwood floors combine with the built-in cabinets to provide a comfortable lifestyle in this 4 bedroom, 2 bath beauty. A welcoming back yard with a pool and professional landscaping offers the perfect venue for relaxing. On a flat, quarter acre in the very quiet section of St. Joseph.
To learn more about this property, please visit the website
956 Saint Joseph Avenue
Los Altos, CA 94024
Offered for $1,548,888
Executive Living in Saratoga
Filed under Blog, Sold Properties · Tagged: 3 Car Garage, 4 Bedrooms, Saratoga, Swimming Pool
For a complete list of properties sold (for both seller and buyers) visit: Connie’s Alain Pinel Realtor Web Site
Move into this beautifully remodeled home perfect for the executive who wants both elegance as well as convenience. Situated on nearly one-half acre a short stroll to the Saratoga Village on a quiet cul-de-sac, this remodeled beauty of 3,733sf +/- (assessor) with high ceilings and a light infused comfort, will stand up to both busy family as well as entertaining demands. Two family rooms and one living room, all very spacious along with a large back yard with swimming pool and two decks mean you never run out of space. Three bedrooms have their own full bathroom and walk-in closet. The fourth bedroom is currently configured as an office. The three car garage has extra storage and deep bays accommodating a work shop.
14232 Juniper Lane
Saratoga, CA
Offered at $2,598,000
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.
Multiple offers in Cupertino
The market is really heating up, perhaps nowhere more than in Cupertino. In the month of March there have been numerous properties that have gone under contract in Cupertino with an astonishing number of buyers vying for the same property. Here are just some of the data points our office has been able to piece together. They might not be exact because this data was collected from calls and networking but they are representative of the level of activity in the market:
19773 Wintergreen Listed at $974,888 Sold for $1,120,000 20 offers
1570 Bonnie Joy Listed at $938,000 Sold for >$1,030,000 17 offers (2 ALL CASH buyers, close in 5 days)
7428 Tiptoe Listed at $1,150,000 Sold for >$1,200,000 10 offers (4 ALL CASH buyers)
7572 Lockford Listed at $999,000 Sold for ~$1,050,000 9 offers
7912 August Listed at $998,000 Sold for ~$1,030,000 5 offers
10445 Westacres Listed at 969,000 Sold for ~$1,050,000 10 offers (Totally fixer upper!!!)
801 Betlin Listed at $888,000 Sold for ~$950,000 5 offers (2 ALL CASH buyers)
5073 Shady Listed at $899,000 Sold for $970,000 13 offers
10607 Glenview Listed at $1,099,888 Sold for ~$1,150,000 17 offers
21330 Columbus Listed at $1,298,000 Sold for ~$1,330,000 7 offers
10250 Mann Listed at $895,000 Sold for >$1,050,000 30 offers
883 S. Tantau Listed at $685,000 Sold for $740,000 9 offers
76 Arcadia Listed at $768,000 Sold for ~$840,000 27 offers
To all of you sellers, hear this, it is an incredible time to be selling. To all of you buyers, selecting an agent who has the skills to get your offer accepted in this competitive buying environment is paramount. Some buyers think discount agents who rebate a percentage of their commissions are the way to go. But the likelihood is that a discount agent, will not help you win in this tough battle. X percent rebate of zero wins is still zero if your offer is not accepted. Be wise and pick an agent experienced in winning in this environment. Oh why yes, I am one of those experienced agents. Call me now and I can help you develop a winning strategy. Connie 650-279-7074
Another Homebuyer Tax Credit for Californians
Late this afternoon, Gov. Schwarzenegger signed Assembly Bill 183, the Homebuyer Tax Credit legislation, into law. AB 183 will provide $200 million for home buyer tax credits, allocating $100 million for qualified first-time home buyers of existing homes and $100 million for purchasers of new, or previously unoccupied, homes. The eligible taxpayer who purchases a qualified personal residence on and after May 1, 2010, and on or before Dec. 31, 2010, or who purchases a qualified principal residence on and after Dec. 31, 2010, and before Aug. 1, 2011, pursuant to an enforceable contract executed on or before Dec. 31, 2010, will be able to take the allowed tax credit. The credit is equal to the lesser of 5 percent of the purchase price or $10,000, in equal installments over three consecutive years. Under AB 183, purchasers will be required to live in the home for at least two years or forfeit the credit (i.e., repay it to the state).
The positive impact of the federal home buyer tax credit is clear. Nearly 40 percent of first-time home buyers said they would not have purchased a home if the federal tax credit for first-time home buyers was not offered, according to C.A.R. research conducted last year.
The state’s previous home buyer tax credit program was so successful that it ran out of tax credits by the end of June 2009, eight months before it was set to expire and just as housing markets appeared to be turning a corner. Unlike last year’s legislation, AB 183 adds a tax credit for the purchase of an existing home by a first-time home buyer.
About Me
Connie Miller
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Contact Me. I can help.
Email or phone 650-279-7074