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Home Buying in San Ramon : Real Estate Advice

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  • Local Info44
  • Home Buying594
  • Home Selling14
  • Market Conditions45

Activity 676
Mon May 21, 2012
Rose V. Boas answered:
Check out: http://scheduledopenhouses.com/
0 votes 11 answers Share Flag
Sun May 13, 2012
Steven Ornellas answered:
Sagaruda:

"Has the downward pressure on prices and foreclosures resolved at this point and would we be able to sell a home we purchased in San Ramon if needed?"

I agree with the comments below and specifically agree with Ron's advice to "go with the house"; provided a true downtown is a "take it or leave it" requirement.

Since schools will be important for you I suggest you take a peek at www.SchoolAndHousing.com
Based on property address, this site provides attendance area schools (Public, Private and Daycares) along with useful statistics and other information. Before making an offer you should call the School District to CONFIRM the schools the property will feed to!

Ask your Agent to provide you the statistics for Pleasanton and San Ramon as far as the foreclosure pipeline.

-Steve
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0 votes 4 answers Share Flag
Sun May 6, 2012
Carolyn Zeigler answered:
Yes, the freeway will affect the value of the home; you will purchase the property at a lower price and when you go to sell it, you will have to sell it a lower price than someone who has a home which does not have the freeway noise. It is all relative.

I do not believe we will see the trend of decline which we have seen in the majority of Contra Costa homes especially with low inventory which we have experienced since December of 2011. When the inventory is low, and the demand is high, there are frequently multiple offers on properties which will tend to raise prices.

If you would like to discuss this further, please feel free to call me or email: zrealestatelady@pacbell.net.

Best of luck,
Carolyn Zeigler, CRS
Re/Max Accord
... more
0 votes 2 answers Share Flag
Mon Apr 30, 2012
John Juarez answered:
Steve Mohseni’s answer should earn him a “Best Answer” mark.
In order to get a clearer, more detailed answer you really should sit down with a Realtor to talk about specific communities in which you may have an interest. ... more
0 votes 6 answers Share Flag
Wed Apr 18, 2012
Trish O'Connell answered:
Hi Alisa,

The best way to answer this is to drive the community on the weekend. This will always give you a great indication of the community dynamics.

Sincerely,



Trish O'Connell

2011 Intero Executive Level - Top 10%

2010 Intero Presidents Circle - Top 5%

www.trishoconnell.com

925-451-7288

Broker Associate DRE# 00697635

CSSN - Certified Short Sale Negotiator

Certified HAFA Specialist

Certified Foreclosure Alternative Specialist
... more
0 votes 1 answer Share Flag
Mon Apr 16, 2012
Suzanne Looker answered:
Hi Mkv,
As a consultant for my clients, I would decline to work with a client looking to purchase in San Jose. I would rather refer them to a great, local San Jose agent. I am a specialist in Contra Costa Nd parts of Alamdea countries.
Suzanne Looker
... more
0 votes 14 answers Share Flag
Mon Apr 9, 2012
Steven Ornellas answered:
Stressed_buyer:

Obviously, you have valid concerns; however, you should really be consulting with your Realtor® as your specific contract details and market demand/supply influence what transaction strategies may be employed in your situation.

As Steve states below, all of your remaining contingencies (Inspection and Loan) require active removal. In addition, assuming you used the CAR RPA version 4/10 to make your offer, Para 14C(3) requires the Seller to provide you with at least 2 days after delivery of a Notice of Buyer to Perform to make a decision. Also, be aware that you can submit contingency removal subject to the Seller agreeing to take some additional action.

Again, discuss your "risk reduction" strategy with your Realtor®!

-Steve
... more
0 votes 6 answers Share Flag
Thu Mar 22, 2012
Listing Specialist- Mona Koussa answered:
San Ramon is poised to be the Hub in the east bay and will experience appreciation growth throughout the city. There's not going to be one area appreciating significantly more than another.
San Ramon caters to a diversity of home buyers and offers smaller starter homes, mid range comfortable homes to executive larger estates. Several factors attribute to the migration of families wanting to live here. Outstanding schools, community activities, headquaters to many fortune 500 companies, reasonable commute to the south bay and San Francisco and hopefully soon a beautiful downtown. Also, it's fantastic for those who love the outdoors. Hiking and biking trails meander throughout the canyons. Parks are abound with basball fields, soccer fields and running fields. Demand for housing is strong and supply is very low. It's a gem of a town and if you have the opportunity to buy here, do it.
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0 votes 6 answers Share Flag
Mon Mar 19, 2012
Terry Osburn answered:
How I have addressed this issue in the short sales I have listed is this way....

I tell the buyer's agent upfront NOT to expect the bank to pay for repairs. HOWEVER if the buyers termite inspection shows damage higher than originally accounted for or estimated to be is to provide me with PICTURES of damage , 2-3 repair estimates from LICENSED contractors on their letter head and what we can do is resubmit and ask for a credit back and/or a reduction in price. Typically the sellers lender will allow for a credit in lieu of changing purchase price as it changes their books and original ratio of what the investor will let the home sell for and they have to go thru the whole process again of approving the short sale ....BUT it appears that they do have on the side and they will NOT tell you this, an amount that the investor will allow for credit in lieu of repairs.

I have done this with termite damage and with foundation and other structural issues on several short sales. It can delay things a little but it has worked. Both cash and loan buyers.

As long as the buyer understands the responsibility will solely be upon the buyer to perform any corrections or repairs post close of escrow there should not be any issues. Do NOT put termite specific repairs in your purchase contract.

If I am representing buyer I put buyer to pay for any and all inspections buyer deems necessary as a contingency.

I recently did this with a Newark short sale listing where the combined section 1 and two were approx $10000 and buyer came back and asked for $5000 credit towards the section one work. Buyer was fully prepared for section two responsibility but was not expecting the section one to be that much..

Remember in many cases work that needs to be performed can be done by any licensed contractor and usually is cheaper than the quotes from a termite company....HOWEVER you must use a licensed termite company to spray and/or treat for termites and pests.

I have never had a short sale lender do any corrective work.

Unless the appraiser calls something out , as stated below as long as termite is not made a contingency of contract you can usually work around.

It is a given that s short sale is basically SOLD in AS IS condition.
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0 votes 13 answers Share Flag
Thu Mar 8, 2012
Suzanne Looker answered:
The perfect buyer's agent incorporates all that is mentioned below. In addition, they are your eyes and ears and are there to preview properties to maximize your precious time looking at homes. Our duty is to represent you and keep your best interest in mind. A good buyer's agent is NOT the listing agent. The listing agent has fiduciary duty by law to the seller, not you .

Professionalism, communication and good listening skills are necessary to do business regardless of the industry but especially in our industry where our clients are making huge decisions that impact them financially.

It's a good idea to get testimonials from past clients and to ask about their response time, communication skills and ethics.

Regards,
Suzanne Looker
... more
1 vote 3 answers Share Flag
Thu Mar 8, 2012
Lisa and Greg Doyle answered:
In our current market some buyers are shocked at the activity level here in San Ramon. We have seen an incredible shift in our market. Our inventory of homes is now about 50% of what it was and our demand is stronger. I think you need to be prepared with what is currently happening. Many first timers begin looking for their firist home thinking it is still a "buyers market". Once you really understand how to approach your search and really being prepared for competing with other buyers it's all about asking a lot of questions so you understand the condition of the home you want to buy and resist the temptation to buy more home than you are really compforitable with.
Good Luck!
... more
0 votes 2 answers Share Flag
Wed Mar 7, 2012
Bryce Schumacher answered:
That answer varies from bank to bank. Some short sales can get approved within 30 days and close as quickly as 60. It gets more complicated if there are more than one loan, even if the two loans are with the same bank. Short sales can last in worst case scenarios over a year. You want to clearly understand what you are getting into when making an offer on a short sale, or if you are attempting to complete one on your own property. There are a lot of pitfalls that can happen with the bank and ultimately the home you make an offer on can go to foreclosure.

You want to work with an agent that has a designation in short sales like a SFR or CDPE which requires continuing education and makes them a specialist in that field.

I am here to help.

Bryce Schumacher
J. Rockcliff Realtors
bschumacher@rockcliff.com
... more
0 votes 6 answers Share Flag
Mon Mar 5, 2012
answered:
Get your financing in order first!!!

It makes all the rest fall right into place.
1 vote 4 answers Share Flag
Sat Mar 3, 2012
Steve Mohseni answered:
In a technical term, everything negotiable in a real estate transaction, however there are customary practices as to what the seller pays in a transaction and what a buyer pays when buying a house. These customary practices may vary from one county to another. Below are most of the items in a real estate transaction and how they are normally divided in ALAMEDA or CONTRA COSTA COUNTIES:

SELLER'S CLOSING COST:

 Both broker’s compensation
 Natural Hazard Disclosure Report
 County Transfer Tax
 Pre-inspections fees, if done in advance

BUYER'S CLOSING COST:
:
 Loan Fees including origination fee if any, loan processing, underwriting and funding fees, flood and tax search fees, credit report fee
 Inspection Fees
 Appraisal Fees
 Escrow Fees
 Owner and Lender’s Title Fees
 Misc fees such as recording fee and notary fee

Other costs such as HOA documents fees, HOA transfer fees and home warranty protection policy can be negotiated to be either principal’s expenses. Generally properties are sold “AS IS” in their current condition, so any potential repair costs may or may not a negotiable item during the course of a real estate transaction. A buyer with a limited fund can very often negotiate upfront and request seller to pay for his/her closing cost.

Feel free to contact me for details on the customary practices of the other Bay Area counties.
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0 votes 3 answers Share Flag
Sun Feb 26, 2012
Oggi Kashi answered:
Your agent is the best source for this type of information. They can provide the latest sale figures and if the data is not on the MLS, they can possibly gather info from the tax records. ... more
0 votes 1 answer Share Flag
Sat Feb 11, 2012
Tracy Parker answered:
Kozo,
I think you have your answer- unless there is a reason you have to buy/live around power towers, it's better not to, and certainly be aware resale will be impacted - especially if new research comes out with negative findings which is very possible. I say skip it on all level, health, safety and sound investing.

Good Question,

Tracy Parker
Prudential California Real Estate
925 389 0645
... more
0 votes 12 answers Share Flag
Sat Feb 11, 2012
Tracy Parker answered:
"Newer" San Ramon has more conforming homes, most have HOA's, most are two stories, on smaller lots and are further from freeway access. The "older" neighborhoods in San Ramon have mature trees, mostly single story homes (in high demand these days, because less are being built) on large lots. These older neighborhoods also do not have CCR's outlining rules about boats, trailers and street parking. This can impact the look and feel of a street. It can also be a bonus depending on your needs. The homes in east San Ramon run from almost original to totally remodeled, complete with open floor plans like newer construction homes. As far as building on rooms or a small second unit- you need to check with the City of course, but they have encouraged building additional smaller units as a way to meet affordable housing goals. Houses on large lots with a guest house are in high demand as the trend of multi- generational living continues to explode.

Hope this helps,

Tracy Parker
Prudential California Realty
925.389.0645
... more
0 votes 4 answers Share Flag
Thu Jan 19, 2012
Srbuyer answered:
0 votes 5 answers Share Flag
Mon Jan 16, 2012
Julia Murtagh answered:
HI Eric,
You have received many great responses to this very common question I hear from my Buyer's. I would need to know more from you, to help you determine the best location for your move. Where are you working? That might be a huge factor is what location is going to be your best city. Are you the type that wants to be involved in your city? Do you want to have great restaurants to dine at, parks close by, walk to Bart? Schools are a major factor for values and resale.I need more information to be able to give you my solid advice, since all three cities offer unique environments.
I will tell you this! Best Bang for your Buck tends to be distressed sales. All three cities have distressed properties. You just need to have a strong Buyer's agent in place to help you navigate and then pounce on the best deal.

Good Luck!

Julia Murtagh
"Bringing Integrity to Your Front Door"
www.JuliaMurtagh.com
925-997-2411
... more
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