Posts Tagged ‘Real Estate in Pleasanton CA’

Pleasanton CA Homes

SOLD! 7756 Country Lane, Pleasanton, CA 94566

Imagine living in a quiet country lane nestled against the Pleasanton Ridge. Imagine cooking in a state-of-the-art gourmet kitchen. Imagine entertaining family and friends in your private 1.1-acre lot with views of the ridge. Imagine enjoying hours of Summertime fun in your sparkling pool. Imagine having a 5 car garage with additional detached bonus space. Welcome Home!


SOLD! 7756 Country Lane, Pleasanton, CA 94566
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$1,735,000
Single Family Home
Main Features
4 Bedrooms
3 Full Bathrooms
1 Half Bathroom
Interior: 3,750 sqft
Lot: 47,916 sqft
Year Built: 1973
Location
7756 Country Lane
Pleasanton, CA 94566
USA

Doug BuenzDoug Buenz

Venture | Sotheby’s International Realty
(925) 621-0680
doug@680homes.com
http://www.680homes.com

        

 

Listed by: Alain Pinel Realtors

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SOLD! 4947 Blackbird Way Pleasanton CA 94566 | Pleasanton Homes for Sale

Fabulous upgraded home with hardwood floors, remodeled granite & stainless kitchen, updated baths, and a private rear yard oasis with sparkling pool and paver patio. Walking distance to Sports Park! Represented buyer. Call Doug Buenz 925-621-0680 to get your home sold!


SOLD! 4947 Blackbird Way Pleasanton CA 94566 | Pleasanton Homes for Sale
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$1,170,000
Single Family Home
Main Features
4 Bedrooms
2 Full Bathrooms
1 Half Bathroom
Interior: 2,128 sqft
Lot: 0.17 acre(s)
Location
4947 Blackbird Way
Pleasanton, CA 94566
USA

Doug BuenzDoug Buenz

Venture | Sotheby’s International Realty
(925) 621-0680
doug@680homes.com
http://www.680homes.com

        

 

Listed by: Doug Buenz

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SOLD! 1035 Sycamore Creek Way, Pleasanton, CA 94566

Imagine a pristine luxury single story home with a large private lot nestled in the rolling hills of South Pleasanton. Imagine expansive 10-foot ceilings and a flexible open floor plan designed for modern living. Imagine a state of the art granite kitchen with island. Imagine relaxing in your in-ground spa and enjoying your private Tuscan-inspired yard. Welcome Home!


SOLD! 1035 Sycamore Creek Way, Pleasanton
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$1,795,000
Single Family Home
Main Features
4 Bedrooms
2 Full Bathrooms
1 Half Bathroom
Interior: 3,201 sqft
Lot: 17,167 sqft
Year Built: 2005
Location
1035 Sycamore Creek Way
Pleasanton, CA 94566
USA

Doug BuenzDoug Buenz

Venture | Sotheby’s International Realty
(925) 621-0680
doug@680homes.com
http://www.680homes.com

        

 

Listed by: Doug Buenz

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Pleasanton CA Homes for Sale

SOLD! 4059 Fernwood Ct Pleasanton CA 94588 | Pleasanton Homes for Sale

Lovely west side single level home in prime court location. 4 Bedrooms, 3 full bathrooms, 1 half bathroom, 3267 sq ft, and 22,654 sq ft lot (.52 acres). Gourmet kitchen updated with granite counters & maple cabinets. Huge backyard with pool, patios & private shared tennis court. Represented Buyer of property. Call Doug Buenz at 925-621-0680 to get your home sold!


SOLD! 4059 Fernwood Ct Pleasanton CA 94588 | Pleasanton Homes for Sale
Overview
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Contact us for pricing
Single Family Home
Main Features
4 Bedrooms
3 Full Bathrooms
1 Half Bathroom
Interior: 3,287 sqft
Lot: 0.52 acre(s)
MLS #: 1,585,000
Location
4059 Fernwood Ct
Pleasanton, CA 94588
USA

Doug BuenzDoug Buenz

Venture | Sotheby’s International Realty
(925) 621-0680
[email protected]
http://www.680homes.com

        

 

Listed by: Doug Buenz

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7472 Hillsdale Dr, Pleasanton, CA 94588

7472 Hillsdale Dr | Pleasanton | CA | 94588

Coming Soon!

Fantastic West Pleasanton home with excellent commute access and walking distance to shopping, schools and parks.  4 Bedroom, 2.5 Bathrooms, 2,460 sq ft on a .17 Acre lot.  More details and photos coming soon!

Pleasanton CA Homes for Sale | Pleasanton Market Update October 2017

Pleasanton CA Homes for Sale | Pleasanton Market Update October 2017

  • Inventory drops again
  • About half the inventory as a year ago
  • Pending sales rise after falling for four months
  • Less than two week supply of sub $2 million homes

Pleasanton CA Real Estate Market Update October 2017

After slowing in September, the loss of inventory accelerated again in October to 29%.  As has been the case for the past several months, we had about half the supply of a year earlier.  Pending sales shot up 20%, with homes priced from $1 million to $2 million leading the charge.  Properties in that end of the market have been in great demand.  They made up only 30% of Pleasanton’s inventory at the end of October but accounted for 60% of pending sales.

Inventory fell from 58 homes at the end of September to 41 at the end of October, a 29% drop.  59 sales went to contract in October, up from 49 in September but still slightly off October 2016’s 62.  That cut the supply relative to sales from 1.2 months at the end of September to only 0.7 months at the end of October.  One year earlier, there was a 1.3 month supply.

October’s median sales price was $1.1 million, down 4% from $1.15 million in September but 8% higher than October 2015’s $1,015,000.  Homes sold for 97% of the average list price in October, compared to 99% in September and 97% a year ago.  The price per square foot increased 3%, from $510 in September to $523 in October.  Time on the market was little changed at 27 days.

Homes sold in September did so in an average of 27 days, compared to 23 in August and 30 in September 2016.

The tables below provide further details on the current market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Pleasanton.  Inventory is very low and demand is strong, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for a few select properties, most other homes have to be priced strategically to get top dollar.  More than ever, having a highly competent agent who knows the Pleasanton market will be critical to your success

Buyers:  The current market has been fairly balanced, especially compared to the previous few years but inventory is low and multiple offers much more common than in the past year.  Prime properties, in particular, are getting a great deal of attention and multiple offers.  Being prepared to act quickly will be the key to getting the home you are looking for.  Having a professional Realtor who understands the Pleasanton market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

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Pleasanton CA Real Estate Market Update October 2017

Pleasanton CA Real Estate Market Update October 2017

Q & A: Seller took another offer, even though ours was higher?

Q:  We recently submitted an offer on a home in Pleasanton.  We were one of 8 offers.  Our agent told us the seller accepted another offer, but was vague as to the reasons why.  We assumed it must have been a higher offer.  Well, we just found out that the sale closed at a lower price than what we offered.  Obviously we are not happy!  We feel it is unfair, and there must have been some kind of shady dealing going on.  What can we do?  We are heartbroken.  Abu

A:  Abu I appreciate the question.  The fact of the matter is that a seller can accept any offer, regardless of price or terms.  It is at the seller’s sole discretion.  And with 8 offers, you only have a 12.5% chance of getting your offer accepted just based on the number of offers.  The only exception to this is if you can prove discrimination on the part of the seller because of race, religion, or another protected class.  But absent of discrimination, it is completely up to the seller.  They can accept an offer lower in price than yours, or can accept an offer with loan contingencies over an all cash offer, or with a longer close than you are offering.  It is up to the seller.  There is no law that requires the seller to accept the highest offer.  There is no law that requires the seller to give you a counter offer.

Sometimes sellers will accept a lower price for stronger terms, with short and/or waived contingencies.  Other times they may elect to go with a buyer who offers them a rent back.  Other times they may just one of other buyers better.  I recently had a seller accept an offer from a disabled War Vet over our higher offer.  Again, it is not illegal.  It is at the seller’s discretion.  Another possible explanation is that the offer they accepted may have been equal to or higher than yours, but there was a price renegotiation due to repairs or some other issue.  My best advice is to do what you can to make your offer more attractive to sellers and try again with the next house.  As always, please consult an attorney if you for legal advice.  Happy hunting!

Pleasanton CA Homes for Sale | Pleasanton Market Update September 2017

Pleasanton CA Homes for Sale |Pleasanton Market Update September 2017

  • Inventory loss slows
  • Pending sales fall 7%
  • Prices steady
  • Demand for homes priced under $2 million strong

Pleasanton CA Real Estate Market Update September 2017

Inventory has been falling since June but the decline slowed in September with a net loss of only two properties from August.  Supply was still less than two thirds the level of a year ago.  Pending sales have been declining since May and were off 7% from August.  Prices have held up as the market has slowed, with homes priced under $2 million buoying the market.  Homes priced from $1 million to $2 million sold for an average of 102% of the list price in September.

58 homes were actively listed at the end of September, two less than at the end of August but 32 less than a year ago.  Pending sales fell from 54 in August to 50 in September.  54 sales went pending in September 2016 also.  With both sales and inventory falling, inventory relative to sales was little changed at 1.2 months.

The average sale in September was for 99% of the list price, unchanged from August.  The median sales price dipped from $1.2 million in August to $1,1,43,000 in September, which was still 17% higher than September 2016’s $973,000.  The price per square foot was up from $506 in August to $509 in September, compared to $486 a year ago.

Homes sold in September did so in an average of 27 days, compared to 23 in August and 30 in September 2016.

The tables below provide further details on the current market compared to prior periods, as well as a look at different market segments.

Sellers:  It is a great time to be selling a home in Pleasanton.  Inventory is very low and demand is strong, especially for prime properties in excellent condition that are priced right.  Proper marketing and staging will be important to getting the most for your home.  While multiple offers are still occurring for a few select properties, most other homes have to be priced strategically to get top dollar.  More than ever, having a highly competent agent who knows the Pleasanton market will be critical to your success

Buyers:  The current market has been fairly balanced, especially compared to the previous few years but inventory is low and multiple offers much more common than in the past year.  Prime properties, in particular, are getting a great deal of attention and multiple offers.  Being prepared to act quickly will be the key to getting the home you are looking for.  Having a professional Realtor who understands the Pleasanton market and your own strengths as a buyer will put you in a strong position to secure the home you really want.

Click here to see current Homes for Sale in Pleasanton CA

Pleasanton CA Real Estate Market Update September 2017

Pleasanton CA Real Estate Market Update September 2017

Ruby Hill Pleasanton Market Update September 2017

Ruby Hill Pleasanton Market Update September 2017

Inventory, sales and pricing have been steady in Ruby Hill for the past four months.  We have consistently had around 13 properties actively listed here, and three or four sales each month.  Homes have been selling for about 98% of their list price.

There are thirteen properties actively listed at this time.  The average list price is $2,864,761.  That works out to $455 per square foot.  The average time on the market is 83 days.

Five sales have gone to contract and are pending.  They have been available for an average of 74 days for an average price of $3,097,578.  That’s $532 a square foot.  None of the actively listed or pending properties are distressed (short sale or REO).

The following table shows the homes for sale and pending sale.

Ruby Hill Pleasanton Market Update September 2017

During the past six months, 26 sales closed, compared to 30 in the previous six months and 26 in the period before that.  The homes sold in the past six months did so for 97% of their average list price.  The median sales price was $2,360,842 and the price per square foot was $500.  The average time on the market was 74 days.

The following table shows all closed sales in the past six months.

Ruby Hill Pleasanton Market Update September 2017

See all homes for sale in Ruby Hill Pleasanton

 

A private gated community on the eastern flank of Pleasanton, this luxury golf course development features exceptional homes and estates surrounded by the rolling hills and vineyards of the Livermore Valley. There are semi-custom homes and over 500 custom homes within Ruby Hills. Many have golf course views. The homes feature some of the finest builders in Northern California, and boast a wide range of amenities and design elements. From Formal Italian to Country French to Craftsman, you will find every style and concept reflected in exquisite homes and estates.

 

The Hierarchy of Buyers

For buyers navigating the current market conditions for East Bay and Pleasanton homes for sale, it is important to understand your position in the market.  This is especially true in multiple offer situations where you may be up against other buyers.  Here is a guide to the “Hierarchy of Buyers” as currently perceived in the market, from the perceived strongest to weakest.  As a buyer, where do you fit in this hierarchy?  What can you do to strengthen your position? Remember as a general rule, certainty sells.  The more certainty you bring to the table in the form of short or even waived contingencies, the stronger your offer is.  Of course, you need to discuss the risks associated with waiving contingencies with your real estate agent and/or attorney.

#1 – All Cash.  In many facets of life, cash is king.  And this generally applies to offers as well.  In most cases cash offers are hard to compete with, especially if the price is compelling.

Strengths:  No contingencies or hang ups with buyer getting a loan or selling a home.  Can close quickly.  Lots of certainty.

Weaknesses:  Cash buyers can be demanding, and often expect a discount on the price since they are cash.  If there are multiple offers, the seller will have to decide how much if any discount getting their cash quickly is worth.  Sometimes not much at all.  It depends on the seller’s situation.  Cash buyers may still have an inspection contingency, which is basically gives them the right to cancel the transaction, so that is a key variable that helps determine the strength of the offer.  And if some or all of the downpayment funds are coming from overseas, it may be less attractive to savvy sellers depending on the country the funds are coming from.

#2 – Non-contingent Financed Buyer.  A buyer who has the downpayment funds in the bank and does not need to close on another home to purchase is the next strongest buyer in the pecking order.  This buyer will still have a hard time competing against a cash offer due to the uncertainties of the loan and appraisal process, but they are still considered strong buyers.  A huge factor is how much the buyer is putting down.  Rightly or wrongly, the bigger the buyer’s downpayment, the stronger the buyer is generally perceived to be.

Strengths:  Downpayment funds are liquid and available.  Buyer is generally pre-approved.  No waiting for a home to sell or close.

Weaknesses:  Potential issues with appraisals and with loan contingencies.  Buyers can counteract this with shortened or even waived loan and/or appraisal contingencies.  If the buyer waives the appraisal contingency, they will generally have to demonstrate that they have the funds available to make up any shortfall.  Even a financed offer with no loan or appraisal contingency is generally not as strong as a cash offer, because the buyer has to go through the loan and appraisal contingency and can’t close as quickly as a cash offer.

#3 – Contingent on Close.  Same as a Financed Buyer, except part or all of the downpayment funds are coming from another property that has not closed.  Even then it is still not perceived to be as strong as an offer with no contingency on the close of the buyer’s property if all other things are equal.

Strengths:   At least the buyer does not have to sell their property first.  The key factor here is where the buyer’s property is in the escrow process.  If it just went into escrow and their buyer still needs to get through inspections and contingencies, it is less desirable to sellers than a non-contingent offer (if all other terms are similar).  However, if the buyer’s property is ready to close with all contingencies removed, the offer will be more attractive.

Weaknesses:  It still adds uncertainty to the equation for sellers, which generally has a negative impact.

#4 – Contingent on Sale.  The weakest of all buyers, as they need to sell and close on another home to purchase your property.  Buyers in this position typically will not have much success in a multiple offer situation, and limited success even if there are no competing offers.

Strengths:  There are only 2 things a buyer in this position can entice the seller with.  One is a higher price than non-contingent buyers may be willing to pay. The other is time.  If the seller is not in a hurry, unmotivated, or stuck on a particular price, this buyer might be the ticket.

Weaknesses:  Where to begin… there is a lot of uncertainty here.  Will the house sell?  What will the buyer price it at?  What guarantee does the seller have that the buyer will accept an offer? Are there any inspection issues with the house that could trip it up?  For the buyer, they may have to entice the seller with a very high price to get them to take the risk of the buyer’s house selling.  There are other modifications that can be made to the offer to help transfer some of the risk in this type of offer to the buyer, but that is a topic for another day.  In general, a contingent buyer needs to wait 3 or 4 weeks for a house to sit on the market, at which point they may become at least a viable option for the seller who is not in a hurry.  To have the best shot at getting a seller to accept the contingent offer, it is essential that the buyer’s agent provide strong evidence to the seller that it is a high probability that the buyer’s home will sell quickly.  Any way you cut it you are asking the seller to absorb the risk that your home will sell.  The more information you can provide in this situation the better.

What strategy is best for you?  As always, it depends on your circumstances, and your tolerance for risk.  Discuss your options with your agent so you have a clear understanding of the potential risks and rewards.  Happy hunting!