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Palos Verdes Real Estate Blog

Palos Verdes & South Bay Real Estate Blog

By George Fotion | Broker in Palos Verdes Estates,...
  • Palos Verdes Demographics

    Posted Under: Market Conditions in Palos Verdes Estates, Home Buying in Palos Verdes Estates, Home Selling in Palos Verdes Estates  |  July 4, 2014 4:11 PM  |  43 views  |  No comments

    With about 90% of all buyers using the internet to find a home, you can bet that buyers are also studying the demographics for the various areas of South Bay homes as part of the decision making process before choosing a neighborhood.

    This is one reason why my site gets thousands of hits each month... THOUSANDS and why my Palos Verdes homes and South Bay homes clients who are selling, get an added value benefit from hiring me. More hits, means more focused attention on their homes in front of their homes' competitive listings and this quite simply turns into higher demand to affect a better sale price in a more efficient period of time.

    You can explore this customer service benefit for yourself here:

    Palos Verdes Demographics

    There are hundreds of sites where you can explore demographics on zip code or city data. But to my knowledge, mine is the only site whereby you can drill down and focus in on the Palos Verdes Demographics for individual micro location areas as defined by our Multiple Listing Service.

    palos verdes demographics

    Some of the information you will be able to capture from the Palos Verdes Demographics "LifeStyle Finder" are:

    • Population within the micro-location (for example, within Lunada Bay, a subsection of the city of Palos Verdes Estates - that's area "160" in the map above)
    • Average Income
    • Average Age
    • Gender
    • Households
    • Average value
    • Percent of Ownership
    • Average Residency
    • Education achieved
    • Land Size
    • Crime Rates
    • Percent of Households with Children
    • Weather Patterns
    • Distribution of Employment
    • Cost index
    • School Information
    • Nearby Businesses and Stores
    • Home Value Charts

    All in all, this page provides Buyers a wide array of information. Therefore the page and my main website are visited frequently and in great depth which in turn provides my selling clients increased views of their Palos Verdes homes for sale. Give it a try and let me know what you think; and of course, if you're considering buying or selling property here in the South Bay or Palos Verdes, I look forward to interviewing for the job of getting your home sold!

     

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  • Palos Verdes Real Estate Multiple Offers Tactics

    Posted Under: Market Conditions in Palos Verdes Estates, Home Buying in Palos Verdes Estates, Home Selling in Palos Verdes Estates  |  June 26, 2014 10:47 PM  |  59 views  |  No comments

    The Palos Verdes real estate market over the years, like any market across the country, has seen its ups and downs. And while the significant appreciation that has occurred since February of 2012 (about 1.2% per month) may plateau with inventory (supply) rising and buyers pausing a bit before making an offer, well priced, unique, rare and high demand properties are still experiencing multiple offers.palos verdes real estate

    If you're a buyer in the Palos Verdes real estate market now, what do you do when faced with a multiple offer situation? I read an article in the New York Times recently entitled "Winning a Real Estate Bidding War". I wondered how the suggestions proffered in the article would apply to the Palos Verdes Real Estate market.

    Buying in the Palos Verdes Real Estate Market with financing

    There were some suggestions that are good to follow in any market, such as obtaining written preapproval for financing on those buyers not offering cash for the property. However, in my 3 decades in this business, I've seen preapproval letters that weren't worth the paper upon which they were written, and preapproval letters that came with full 100% complete underwriting approval for which the funding of the loan was merely contingent upon the appraisal, good title and and escrow documentation.

    Certainly, creating "peace of mind" in the seller and feelings of comfort and low stress will all go a long way toward making your offer in a multiple bid situation. This is true globally let alone for the Palos Verdes real estate market. In markets that are appreciating rapidly, such as the Palos Verdes real estate market, appraisers having to use historical data, often are falling short of where the market has appreciated to "today". I'm counseling my buyers therefore in multiple offer situations, to remove the appraisal as a contingency. Yes this is a risk in so far as this type of agreement obligates the buyer to make up the difference in a larger downpayment. For example, let's say a buyer in the Palos Verdes real estate market is offering $1,500,000 on a home listed at $1,400,000 because a)it's a great property, b)it's value priced at that list price, c)there are four or five offers on the property, d)and of all the homes the buyer has seen, this is the one that fits most if not all their needs and is the one they will live in for many, many years to come.

    Let's further assume the buyer is putting down 25% of the purchase price on the lender's maximum loan to value ratio of 75%, hence a $375,000 down payment. But what if the appraisal comes in at $1,400,000. The lender isn't going to lend 75% of $1,500,000; they're going to lend 75% of the purchase price or appraised value, whichever is LESS. So now instead of getting a loan for $1,125,000 (75% of $1,500,000) the lender is going to only lend $1,050,000. The buyer therefore is going to have to come in with a downpayment now of $450,000. Does the buyer have the extra $75,000? You can bet when I'm working for the seller, I'm making sure we have documentation I can verify, BEFORE accepting the buyer's offer, that the buyer has the extra cash and reserves the lender will require. In addition to removing appraisal contingencies, a buyer can shorten other contingencies in a transaction.

    The most prevalent of all contingencies is the due diligence. In California and in the Palos Verdes Real Estate market, the California Association of Realtors standard purchase agreement form, has a default number of days for due diligence set at 17 days. If you can remove this contingency sooner, you are providing more peace of mind and lowering stress for the seller and thus improving your chance of getting your offer chosen.

    Of course the big gun and the obvious big gun is PRICE. If you REALLY, REALLY want the property that bad, with your agent, figure out what a "blow other buyers out of the water" price would be. Offer that price! Don't second guess yourself, don't argue with yourself. If the property is that palos verdes real estategood for you and you're planning to be there for a long time, and in 15 years you're still ripping out your fingernails because you let yourself get beat out by $50,000 let's say or even more ... was it worth settling for a house you really didn't like ... for years and years and years? That's a soul searching question that only you as a buyer can figure out, but your agent can help you with what that number is that is that "blow other buyers out of the water" number. Then it's up to you. The New York Times article also talks about "escalation clauses". What happens here is that you're writing a clause in your offer that states you will pay for example, $10,000 more than the highest offer subject to documented proof by the seller (they're showing you the highest offer) and then you set a stop loss at some certain point. So in the example above, let's say you offer $1,500,000 but you put in a clause that says in the event your offer isn't the highest offer, you will then pay $10,000 more than highest offer up to a limit of $1,600,000.

    Some agents are guiding their buyers to insert a clause stating that the seller is prevented from showing their offer to other buyers in order to prevent another buyer from using an escalation clause against them. My opinion is that this is bad advice. Were I advising the seller in a multiple bid situation, and assuming an offer was good enough on other terms, I would counter this clause out and if the other terms weren't competitive, I would advise simply not engaging with that buyer. The biggest mistake buyers can make in these situation with a property that high in demand, is to think that they have the power or that their will be another chance to offer or receive the seller's counter offer.

    Often negotiations are so fast and/or competing offers are so attractive that while you may assume you will get a counter offer, you just don't get one and your agent is calling you saying they're sorry, but the property sold to another buyer. It's better with these high in demand properties, that there isn't going to be the time to counter back and forth; rather, make your very best offer that you can. Otherwise, you may really end up losing the house of your dreams. Think hard on that offer price. Be honest with yourself; what is that number for which if another buyer bought the house for a mere $1,000 more, you wouldn't be disappointed, you did the best you could. Tough challenge right, but this is the Palos Verdes real estate market we're in right now for many high demand homes. There are a few other strategies you might want to incorporate into your offer. Remember people are influenced by really just three things in life:

    • Ego/Self-Esteem
    • Money/Time
    • Safety/Peace of Mind/Reduction of Stress
    That's it. Those three things. So what can you do to structure your offer to touch on each of those three psychological factors. How can you appeal to the seller's ego or self esteem? (appeal to their emotions maybe with your family pictures and background?) What can you do to accommodate the seller's sense of time in the deal (offer a free rent back after close perhaps?) How can you reduce the seller's stress in the deal and make them feel more comfortable with you versus the other buyers? Have these goals in mind when structuring your offer and increase your odds of winning the property!

     

    Find Just Listed Palos Verdes Homes on the market in the last 2 days (click image below then scroll to bottom of the page)

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  • Palos Verdes Homes Search :: Responsive Lifestyle Platform

    Posted Under: Market Conditions in Rancho Palos Verdes, Home Buying in Rancho Palos Verdes, Home Selling in Rancho Palos Verdes  |  June 11, 2014 2:34 PM  |  114 views  |  No comments

    3 topics to share with you today … The Tree House, The Beach Front House and a Revolutionary Way to Search For Homes

    Palos Verdes Homes Information

    Have you ever wanted to live in a “Tree House”?  Bob Halderman is one of the most talented builders and designers of homes in the South Bay and his homes have a distinct and warm welcoming feel about them.  Once you’ve been in one, and he didn’t build many so it’s rare that they come on the market, you will never forget the “Northern California” feel of the home.  Here are the details as presented on the Multiple Listing Service.  Send me an email if you would like more photos and drone video of this home. (click the image then when at the link, click the ML#)

    palos verdes homes

    How about living in a 1940s styled totally remodeled Beach House… does that appeal to you? First of all, if you study homes from Santa Barabara to San Diego, there are just so many beach front home neighborhoods.  Exceedingly rare and within Los Angeles county, no neighborhood compares with the Portuguese Bend Beach Club.  Even the famous movie actors in the Malibu Beach Colony have a private beach, PBBC does!  This home is coming to the market next week!  Click image to see website with more information

    palos verdes homes

    Newest HiTech way to search for homes that finally makes sense … we all shop neighborhoods first, THEN we choose the house in the neighborhood we want before making an offer.  Click image to play the video then go to http://www.bestpalosverdeshomes.com

    palos verdes homes


    By the way, in the next 2 weeks you will know of friends, neighbors, or coworkers who are looking to sell or buy a home.  Be sure to tell them about your experience working with me and call me right away with their phone numbers so that I can help them, too.



    imageGeorge Fotion

    Call Realty Company

    433 Via Corta

    Palos Verdes Estates, CA 90274

    (310) 346-6467 cell

    george.fotion@homeispalosverdes.com

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    A sale is not something you pursue, it is something that happens to you while you are immersed in serving the best interests of your customer

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    CONFIDENTIALITY NOTICE:The information contained in this facsimile/email is legally privileged and confidential information intended only for the use of the individual or entity specified herein.  If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copy of this facsimile/email is strictly prohibited.  If you have received this facsimile/email in error, please immediately notify us by telephone (310) 346 6467 or email gfotion@earthlink.net or fax (310) 861-8966 and return the original facsimile/email via US Postal Service, to us at the following address: 433 Via Corta, Palos Verdes Estates, CA 90274-1323.  Thank you.  California Bureau of Real Estate License # 00785373



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  • Palos Verdes Foreclosures :: A market that's disappeared

    Posted Under: Market Conditions in Palos Verdes Estates, Home Selling in Palos Verdes Estates, Foreclosure in Palos Verdes Estates  |  May 22, 2014 5:02 PM  |  188 views  |  No comments

    Palos Verdes Foreclosures Report for May 2014

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  • Palos Verdes Homes :: Taking a Breath or???

    Posted Under: Market Conditions in Palos Verdes Estates, Home Buying in Palos Verdes Estates, Home Selling in Palos Verdes Estates  |  April 16, 2014 1:21 PM  |  333 views  |  No comments

    ORIGINAL CONTENT FOR THIS ARTICLE HERE: http://www.homeispalosverdes.com/palos-verdes-homes-market-taking-breath/

    Palos Verdes homes market “…is it taking a breath…” I’ve been hypothesizing for a long time now that we are in a real estate price appreciation cycle similar to what we observed in the mid to late 80s and the late 90s to mid 2000s.

    palos verdes real estate This is the third major price appreciation cycle I’ve experienced in my 30+ years serving you here in the Palos Verdes and South Bay communities. And we all know that no commodity straight lines up or straight lines down; not even for Palos Verdes homes.

    So am I correct that we’re in a price appreciation cycle for Palos Verdes CA Real Estate? What determines that? We can take a clue from my commodity trading friends. A confirmed appreciation trend and one in which you “let the trend be your friend” is one wherein you see higher highs and higher lows. Before I get in to that, here’s the reason why I’m writing this blog post. It was reported today in one of the trade journals I read that “Investor Activity in California Plummets”.

    The article said “…On one side, these investors played a major role in driving up home prices, and helping spur the recovery which was well received…” However DataQuick, a San Diego real estate research and data mining firm, reports that purchases by the biggest investor buyers have dropped by more than 70% year over year for the last four months in a row.

    In fact they write, Blackstone’s investment in California has dropped by 90% since this time last year. Dave Bragg, head of residential research at Green Street Advisors, commented on the matter saying, “Private capital made a lot of money early, and now they’re starting to pull back. Home prices are up significantly, and houses are definitely less attractive.” While the ultimate impact of investors leaving the market is still unclear, we can all be certain that the competition which many buyers have once faced has now dissipated. Do you think the reduction in investor activity will benefit buyers, or is affordability still the ultimate factor when it comes to buying the right home?

    What are your thoughts?

    One of the things you’ve read from me before, is my repeating the second oldest adage in real estate (second to “location, location, location) and that is “REAL ESTATE IS ALL LOCAL”. Meaning, you have to make buying and selling decisions – what to list your home for, what to offer on one of the many Palos Verdes homes for sale or South Bay homes – on local dynamics. So what are those dynamics? SUPPLY OF SOUTH BAY and PALOS VERDES HOMES We are still dealing with a terribly under supplied market even though pending sale volume has dropped too. Somewhat concerning is that as you can see, the slope of the decrease of pending sale volume (demand) is greater than the slope of the decrease for new listing volume (demand). I do believe this will put pressure on the appreciation rate of homes and those sellers pricing their home as if the velocity was that of last year, are likely overpricing their homes.

    palos verdes homes

    ALTOS RESEARCH, a real estate research firm reports the following for the 90274 zip codes the “MAI” is their proprietary “Market Action Index” and is a measure of demand and price. This is actually good news for sellers and shows that the 90274 market is outperforming the rest of the South Bay as documented in the chart above

    palos verdes home prices

    So remember at the beginning of this article, I wrote that an appreciating market is marked by higher highs and higher lows? What do you think …

     palos verdes homes price appreciation

    If you know anyone thinking of selling or buying, please forward this to them and ask them to give me a call. Meanwhile, if you aren’t getting access to these charts (many are updated weekly) just send me an email or if you’re reading this on my blog, use the “CONTACT” popup on the lower right of this page. THANKS!

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    Search for Palos Verdes Homes Here:

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    You can use the below Lifestyle Finder to study more information and demographics for Palos Verdes homes

     

  • Lunada Bay Homes highest demand area for Palos Verdes Estates CA

    Posted Under: Market Conditions in Palos Verdes Estates, Home Buying in Palos Verdes Estates, Home Selling in Palos Verdes Estates  |  April 11, 2014 10:32 PM  |  421 views  |  No comments

    Lunada Bay Homes

    Please enjoy this drone video for 1512 Palos Verdes Drive West; you will discover the enjoyment and tremendous feeling of owning a home in this area. Rarely does a home of this caliber come on the market in Lower Lunada Bay.

    Of the many, many Lunada Bay homes I've seen, this is one of my favorite. Yes, I hear what you're thinking, "George, I bet you say that about all your clients' homes". You really need to contact me for your private appointment to experience how incredibly unique and comfortable this home is, but not only the home itself with it's many features, but how the home incorporates the outside entertainment areas to make a contiguous family living experience. For those of you that enjoy entertaining gobs of friends or just a quiet intimate experience for your immediate family, this back yard is your private "Disneyland". The outdoor fireplace, enclosable heated sitting areas, BBQ, Smoker and elevated patio area with ocean view, all make for a "good times" ambiance.


      

    Lunada Bay Homes :: 1512 Palos Verdes Drive West

    Additional Features
    • 2nd door on the left of the hallway is a temp and humidity controlled wine closet
    • Outside patio is enclosable with screens and has been used many time during the summer as well as winter(with heaters) for dining large groups (Owner has had as many as 30+ people)
    • HVAC is a very Sophisticated system capable of circulating cool ,filtered outside air thru the house. It controls humidity and dust particulars . It also is zoned so that only the areas needing temp conditioning are on. It is also virtually silent.
    • Outside cook stations include Gas BBQ and Burners and a Traeger Smoker along with a sink with garbage disposer.
    • All rain water that falls either on the roof or open areas is either guttered channeled or drained to the curb which makes the back yard wonderful ever when raining because the patio and normally the walkway from the backdoor to the garage are protected and dry.
    • There is a large storage area in the attic of the garage with a pull down latter
    • The house has RV parking but there is also a dump station at the curb with water and sewer hookups so no need to take RV elsewhere to dump
    • Click on any picture below to see entire collage of pictures to choose which ones you wish to focus on

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    Lunada Bay Homes Lifestyle Finder

     

    Lunada Bay homes and Margate homes are located along the West coast of Palos Verdes Estates, from bluff cove South to the city border with Rancho Palos Verdes, and from the ocean bluff extending East to the Rancho Palos Verdes border and Montemalaga locale. Margate and Lunada Bay are now both designated as Lunada Bay in the real estate industry for the geographical description for Lunada Bay homes. During the initial development of the city of Palos Verdes Estates, Lunada Bay was also a nursery for the vast planting program on the peninsula.

    The area on the ocean side of Palos Verdes Drive West is often referred to as ‘Lower Lunada Bay’. This area is gently sloping and is a popular area for walking, running and bicycling. This area is a favorite for families since many homes are within walking distance of all three school levels. [A key benefit to owning the property located at 1512 Palos Verdes Drive West] The eastern portion of Lunada Bay on the terrace adjacent to the border with Rancho Palos Verdes along Via Coronel and Via Castilla, and adjoining streets is known as ‘University Subdivision’. There are a total of 221 building sites of at least 1/3 acre in this 157 acre subdivision and nearly all have had homes built in the 1970s through 1990s. The name ‘University Subdivision’ was derived from the prior owners (Frank and Blance Seaver) gift of the property to Pepperdine University. Pepperdine sold off the lots in the 1970s. Two streets in ‘University Subdivision’ are named in honor of Frank and Blanch Seaver; Plaza Francisco and Plaza Blanca. Lunada Bay has a commercial plaza with a market, service station, shops and restaurants., and a beautiful park. The master plan for Palos Verdes Estates once included a major ‘Spanish town’ shopping plaza (Lunada Plaza) along Avenida Mirola. It included an incline railway down the bluff with bath houses at the beach. This was to be an elaborate beach development with a breakwater across the opening of the bay. The plan was dropped during the great depression and the commercial lots were changed to residential.

    These lots typically have different deed restrictions, allowing greater building coverage, than the rest of the city. Streets with ‘Plaza’ after the name generally indicated a commercial district in the original master plan. The Bluff Cove area at the Margate-Malaga Cove border was also referred to as ‘Little Waikiki’ due to the great surfing popularity at the beach. An palatial yacht club (The Pacific Coast Yacht Club) had been designed for the Bluff Cove-Margate area with an opulent bluff top clubhouse and elevators to the beach, boathouses, and beach front promenade. A breakwater enclosing 66 acres of water was proposed to provide still water mooring for 400 craft. The first regatta was raced on a weekend in 1927. A small ‘English Town’ style commercial plaza was also planned for Margate. Many of the Margate street names have an ‘England Theme’. The great depression ended the vision of these projects. Palos Verdes High, Lunada Bay Elementary, and Palos Verdes Intermediate (formerely known as Margate intermediate) schools are located in this area. The two pools at Palos Verdes High School often have summer swim programs available to residents for a small fee. Lunada Bay is a mecca for little league activity with an exceptional baseball facility at the Palos Verdes Intermediate school site. Palos Verdes Intermediate school occupies 46 acres of which about 5 acres is a little league facility. Lunada Bay elementary school occupies 10.6 acres across from the ocean, and Palos Verdes High school is located on a beautiful 33 acre campus across from the ocean. The ‘bay’ of Lunada Bay (at the end of Avenida Mirola) has two named points; Rocky Point on the North and Resort Point on the South. Rocky Point Estates was developed in the 1950s and is zoned for all one story homes. Local lore is that James Dean’s ‘chicken race scene’ in the movie Rebel Without a Cause was filmed on Resort Point when it was a vacant lot. The helicopter attack scene in the movie ‘Lethal Weapon’ was filmed at the home on the point on Via Segovia.

    The estate at the North end of Chelsea Road (known as the ‘Lost Horizon’) was once owned by Pierre Lamure, a naturalized citizen from France, who wrote ‘Moulin Rouge’. This location is about a block away from 1512 Palos Verdes Drive West. He was a well known French nobleman and also wrote biographies of John D. Rockefeller and Thomas Edison. Later the home was leased to Ethyl Barrymore. The Lamures owned several homes in Palos Verdes Estates and lived in the ‘Brown-Dobson’ house on Via Elevada when he penned Moulin Rouge. They were active members of the community He served on the Palos Verdes Art Jury, and wrote the Palos Verdes Bulletin, twice monthly publication. All the remaining vacant land along the ocean bluff is park land to be maintained in its natural state. A large Greek ship (The Dominator), loaded with grain, crashed into Rocky Point on March 13, 1961, but most of the vessel has rusted away (Video of the crash can be viewed at www.cawreckdivers.org/Wrecks/Dominator.htm).

    The Lunada Bay Fountain is dedicated to the children, ‘La Fuente de los Ninos’, and marks the commercial entrance in Lunada Bay. The fountain was rebuilt in 2008. A new botanical park has also been recently completed across from the fountain. This park features well attended concerts throughout the summer months and a ‘Harvest Festival’ in the fall. The recently restored carillon bell tower at Lunada Bay Elementary school is dedicated to the children and often chimes throughout the day. It is for all the reasons why owning 1512 Palos Verdes Drive West wraps you in all the benefits of living in one of the Lower Lunada Bay homes! The locations described in Roger’s narrative above can be viewed in this slide enjoy. Enjoy and do call, email or text for your private appointment to view 1512 Palos Verdes Drive West, one of the most premier remodeled Lower Lunada Bay homes available! [vslider name="rogervaughtlunada"]

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  • Rolling Hills Estates Homes Los Ranchos Verdes (Southern California)

    Posted Under: Market Conditions in Rolling Hills Estates, Home Buying in Rolling Hills Estates, Home Selling in Rolling Hills Estates  |  February 22, 2014 10:05 PM  |  470 views  |  No comments

    Rolling Hills Estates Homes Los Ranchos Verdes

    VIRTUAL TOUR

    Rolling Hills Estates homes Los Ranchos Verdes Neighborhood

    rolling hills estates homes los ranchos verdes

    Rolling Hills Estates Homes Los Ranchos Verdes.

    In the heart of Rolling Hills Estates homes Los Ranchos Verdes peacefully resides this Carriage House Style home. The tranquility created by this extremely private setting enhanced by the long driveway leading uphill, provides a retreat like ambiance unmatched by any of the surrounding homes in this neighborhood. You will feel like you're living in your very own 5 star resort.

    Three separate outside entertainment areas nestle this home from which you can enjoy different mood settings. This is a location where you can easily come home from work to lunch with family and yet never ever feel like you're living anywhere close to the bustle of Los Angeles.

    What a treat it will be for you not to have to hassle that "freeway commute" every day! Tweet: Have you ever seen such a wonderful private retreat with views and playful grounds in any of the #RollingHillsEstates homes for sale? Sunny, open with vaulted ceilings that provide comfortable volume, you're not going to want to leave your personal "Shangri-la". Mommies and Daddies will love the individual play areas for children of all ages and enjoy the safety and peace of mind from how the home is set up. The one level floor plan makes this a home you can enjoy for years to come Benefit from the Seller's upgrades and remodeling; this includes, but is not limited to ...

    • fresh paint in the last year,
    • newer gutter systems,
    • newer drainage systems,
    • newer Anderson windows and doors,
    • redesigned floor plan to create large open spaces,
    • newer bathroom added,
    • enormous master's suite,
    • newer french door systems,
    • gourmet's kitchen,
    • hardwood floors throughout
    • 2709sqft
    • 36930sqft lot
    • city and ocean views, the list goes on.
    We look forward to your private appointment to see this home; call, text or email today.
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    Play this Video for a Slide Show of Rolling Hills Estates Homes Los Rancho Verdes Neighborhood



     

    Map Based Search for Rolling Hills Estates Homes

    los ranchos verdes homes

                             

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