Located at the old Grant Elementary school site at 1575 Holt Avenue, the Grant Park Center offers south Los Altos residents excellent recreation facilities.  There is a large natural grass soccer field, three outdoor basketball hoops, a playground area with two age appropriate play structures, toddler water play area,  individual barbecues and picnic area.  Most importantly, there are public restrooms. In the summer, there are outdoor concerts where locals come with folding chairs and food to enjoy the music.  There are also meeting/classrooms and a large multipurpose room with stage available for rent.  Dogs are allowed on leash.  Note: I've been there numerous times when dogs were running off leash.  However, their owners picked up after them.  See below for pictures of the park. 2-5 ... 11/24/2008

Are homes selling in Los Altos or has the economy tank our local market?  If you look below, homes are still selling, but not quite as briskly as in prior years.  You will also see that prices haven't tanked as well.  However, single family home sales in Los Altos continue to trend down.  Below is a year over year look at the last three months of sales for single family homes in Los Altos.                                   2006                       2007                         2008 August                        39                           28                               26 September                 33                           15                               21 October                      26                           21                               18 Totals                 98    ... 11/17/2008

Image via Wikipedia I recently had a discussion with another realtor about the state of the Los Altos real estate market.  We both felt that it is somewhat easy to tract the number of home sales.  However, we also both felt that due to the lower volume, the effect on sales price trends was not as easy to tract. Because sales volume is drastically down, each individual sale has a greater affect on the MLS statistical trend data.   In order to get a better understanding of Los Altos price trends, I ran a little experiment.  Note: I realize that this may not be statistically sound, but I do think it is interesting.  I compared three homes that were similar in size, condition and location.  The variable was in the timing of the sale.  I compared two homes that sold late summer/early fall 20... 11/17/2008

Image via CrunchBase According to a recent article by Matt Woolsey of Forbes.com, Los Altos real estate is home to two of the most expensive zip codes in the nation, 94024 and 94022.  The zip code 94024, which covers much of the southern portion of Los altos and Los Altos hills, was ranked 30th with a median price of 1.57 million dollars.  The zip code 94022, which covers much of the northern part of Los altos and Los altos hills, was ranked 45th with a median sales price of 1.5 million dollars. 10/20/2008

The Multiple Listing Service is our most efficient means to sell a home and the most reliable source of local market information.  The following information was taken from our local MLS and is deemed reliable but not guaranteed.   According to our local MLS provider (ProMLSlistings.com), there currently are 98 single family homes for sale in Los Altos.  Of these, 23 are under contract.  That leaves us with 75 homes that are actively being marketed for sale on the MLS.    Above is the July through September (3rd Quarter) sales statistics for Los Altos single family homes since 2004.   As one can see, over the last five years, listings have averaged 141 and sales have averaged 95.  However, there continues to be a downward trend for both listings and sales.  In fact, in the third quarter ... 10/20/2008

It always seems that with a softening in our local real estate market, there is an increase in real estate related lawsuits.  When the real estate market is good (and appreciating), buyers are happy.  But when it softens, buyers are looking for someone to bail them out.  According to four prominant Silicon Valley real estate attorneys, we are seeing an increase in litigation surrounding homes purchased within the last few years.  On Monday I sat through a 2+ hour legal forum put on by out local real estate board that featured Stan Smith, attorney for Alain Pinel Realtors, Bill Jansen attorney for Cashin Company, Ron Rossi, attorney for Intero Real Estate and Victoria Naidorf, Attorney for Coldwell Banker.  The topic was Risk Management and how to protect one's client and oneself from la... 10/20/2008

In results released last week, the Los Altos Elementary School District's Academic Performance Index (API) increased 5 points from 954 to 959.   API Scores are used to determine the academic performance and improvement of a school and/or school district.  Below is the break down of the Los Altos school's API scores: Elementary School         2007 Base        2008 Growth    Improvement Almond Elementary                          968                          964                                 4 Covington Elelmentary                     928                         954                               26 Loyola Elementary                             972                         974                                 2 Oak Elementary                                  969                          982... 09/10/2008

Promotional flyers have been used by agents in marketing homes in Los Altos and the surrounding cities for many years.  With technology getting better and more sophisticated, one would think that the number of agents who use promotional flyers targeted at real estate agents as part of their marketing efforts would be zero (or close to that). Promotional flyers are just that, 8 1/2 by 11 inch flyers that describe a property and it's amenities.  They are targeted towards the real estate agent and are similar to the flyer that is handed out at open houses. About 15 years ago, when the MLS consisted of a 1/2 inch thick book of homes for sale, I used to use a company to distribute promotional flyers about my listings to local real estate professionals.  This company would hand deliver my fly... 09/10/2008

When I began selling homes in Los Altos 15 years ago, a consumer's knowledge of the Title Insurance product was relatively low.  Today, that level of knowledge isn't much better.  What I have found is that the consumer assumes that the cost of title insurance is somehow fixed and rather than investigate, they take the recommendation of their agent. Taking the recommendation of your agent is not a bad thing.  In fact, the consumer should rely on their agent.  After-all, that is (in part) why Seller's hire a real estate professional in the first place (because we have experience and knowledge related to buying and selling residential real estate).  A problem can occur if the agent hasn't investigated and compared the costs of title policies.  Picture courtesy of  Title Insurance Panama Si... 08/27/2008

This is an update to a post I wrote on February 26th, 2008 titled "Crime In Your Neighborhood? Check It Out Online!."   Crimereports.com now includes crime statistics for the cities of Los Altos and Sunnyvale.  08/27/2008

The Multiple Listing Service is our most efficient means to sell a home and the most reliable source of local market information.  The following information was take from our local MLS and is deemed reliable but not guaranteed.   According to our local MLS provider (ProMLSlistings.com), there currently are 94 single family homes for sale in Los Altos.  Of these, 30 are under contract.  That leaves us with 60 homes that are actively being market for sale on the MLS.  Above is the January through July semi-annual sales statistics for single family homes since 2005.   As one can see, over the last four years, listings have averaged 281 and sales have averaged 173.  However, there continues to be a downward trend for both listings and sales.  In fact, in the first six months in 2008, the nu... 08/27/2008

Los Altos has always been a very pet friendly city.  The annual Los Altos Pet Parade draws thousands of residents and non-residents alike to watch the many animals (and their owners) that live in and around our town.  I enjoy walking our dog to downtown in order to visit my office, get a cup of coffee from Peets or to pick up dinner.   For those of you visiting downtown with your dog, below is a map of some of the watering holes provided by our local merchants.   Enjoy and remember to always pick up after your dog. Can you figure out the location of each water bowl based on its photo?  It's sort of a treasure hunt for dogs.  Click on photo to enlarge.                               Click on the icon to get the name and address of the merchant providing the water. View Larger Map 08/25/2008

Today was the first day of school for children in the Los Altos Elementary School District.  Last night my children seem extra amped in anticipation for today's festivities.  Who will their classmate be?  Will they like their teacher?  Will there be any changes in their classrooms?  Will their mom (or in this case, dad) take those embarrassing pictures in front of the school (and their friends)? The first day of school in our household revolves around making it a great day.  We ready their backpacks the night before and then its off bed early.  In the morning they are met with a great breakfast - hot pancakes and freshly squeezed O.J..  Their lunch-bags are stock with good food and a special "welcome back to school" treat. With the kids ready to go, it's picture time.  This year the kid... 08/22/2008

There is a less than admorable side to the practice of real estate that involves agents "buying" listings.   Buying a listing is when a real estate agent artificially overvalues a seller's home in an effort to convince the seller to list the home with him/her.  The scenario usually goes as follow.  Seller contacts three agents to interview about selling the home.  The agents provide the seller with a comparative marketing analysis (CMA) of the home detailing current listings, homes that are under contract and homes that have recently sold that are similar to the home in question.  Usually the information is taken from the local multiple Listing Service (MLS) and possibly county records.  The seller uses the CMA and the information contained in it as a foundation for pricing the home.  S... 08/14/2008

An interesting conversation broke out at our last Los Altos/Mountain View real estate tour meeting regarding an increase in a phenomenon we haven't seen since 1999-2000, pocket listings.   Flash back to 1999-2000 when inventory levels were low and buyer demand was high.  Some real estate brokerages took listings and never made them public, opting to sell them in-house rather than with the help of co-operating brokerages.  Currently, our local inventory is deplete of quality listings.  Buyers are out looking, albeit more cautious.  Put the two together and its creating an atmosphere where we're starting to see an increase in pocket listings.What is a Pocket Listing?I'm defining a pocket listing as when a seller and real estate brokerage sign a listing agreement to sell a property but the... 04/24/2008

Join the celebration at Blach Intermediate School in Los Altos this Friday, April 25th from 4:30 - 7:30 pm.  Included in the festivities will be campus tours, memorabilia displays, a time capsule, memory walls, and a video playing throughout the event.  A formal program will begin at 5:30 pm where the student choir will perform, a combined current student and alumni band will unveil the newly commissioned piece, "Festival of the Falcon," and Assemblyman Ira Ruskin will make a special presentation.  Food will also be available, including the Good Humor Ice Cream cart.  If you are an alumni, current student, neighbor or faculty member this is an event that you'll not want to miss.View Larger Map 04/24/2008

Although is looks like it, the circus has not come to the Rancho Shopping Center in Los Altos.  Rather, the shopping center is being fumigated.  In my 30+ years of living in Los Altos, I don't recall the shopping center being closed down completely for any reason.  Enjoy the photos of Los Altos' largest tent! 04/24/2008

Pricing a home to sell has always been somewhat of an art.  Price it too high and it will never sell.  Price it too low and you may leave money on the table.During the last several years of our strong seller's market, the mantra had been "price them high watch them die,  price them low and watch them go."  Overpriced homes rarely sold and when they did, it was only when/if the market caught up with the price.  Under-priced listings commonly received a multitude of overbids resulting in favorable terms and high prices.  However, we're in a highly volitile market where the old pricing models don't necessarily apply. Recent case in point.  Two homes, one in Palo Alto, one in Cupertino and both price incorrectly.  When these two homes hit the market, they were priced artificially low.  An o... 04/24/2008

Real Eats – Aldo, Los Altos, CAHere are notes that I'd like to share with you of a visit to Aldo by my wife and her two friends last week. I was so impressed with her comments about this restaurant that we've added it to our list! My two friends and I don’t often have a chance to get together for lunch so when we do, we like to make it special. We drove to downtown Los Altos on Main Street to look around in some of their shops before lunch. After shopping, we had to make a decision – where to have lunch. We decided on Aldo, an Italian restaurant on Main Street. Their tag line is "cicchetti e piatti piccolo" or "eat small…live large!" Their menu has something for everyone, even my friend with the limited palate. Choices range from salads, both large and small, paninis, pastas, main cours... 02/10/2008

I just read an interesting article by Arn Cenedella, another Coldwell Banker agent located in our Menlo Park office, about inventory patterns in Menlo Park.  I thought I would check if there was a similar inventory pattern in Los Altos. If one takes a look at the graph below, Los Altos Real estate certainly has a seasonal pattern. Inventory in January is very low. The homes that are available for sale tend to be the "leftovers" that didn't sell during the previous fall.  They are either over priced, poorly located, marketed improperly and/or a combination of all three.  Inventory will gradually increase over the next several months with spikes in April/May and again in the fall months of September/October.  From November through the end of the year, inventory goes dormant and then the a... 01/05/2008