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Saturday, May 30, 2009

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/26/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Are you looking for a mid century Desert Modern, a Spanish bungalow, or maybe a California Ranch home at a good value? Now is a good time to buy in Palm Springs.  Looking for a new home because you're trading up or scaling down?  Now can be a good time to make the move.  It's a great time for first time home buyers and real estate investors!  Find your perfect home or investment on this Palm Springs real estate blog.

Here's the activity for 5/26. My apologies for the delay.  I'll do my best to get caught up this weekend!

Central Palm Springs:

New Listings:
413 N Avenida Caballeros, Palomino, 2/2.5, $399,000.

In Escrow:
401 S El Cielo Rd., #75, La Palme, 2/2, $139,000.

943 N Biskra Rd., Sun Villas, 3/2, $339,900.
665 Camino Norte, Las Palmas Heights, 4/4.5, $1,199,800.

Sold:
1575 E Verbena Dr., Ruth Hardy Park, 2/1, $340,000.

South Palm Springs:

New Listings:

In Escrow:
1950 Golf Club Dr., #5, Mountain Shadows, 3/2.25, $179,000.
2108 Southridge Dr., Rimcrest, 2/2, $249,900.

360 W Crestview Dr., The Mesa, 2/2, $529,000.

Sold:
1315 Primavera Dr., N., Deepwell Ranch, 2/2, $297,000.

1120 S Calle Rolph, Deepwell, 3/2, $434,000.
1600 Palm Tree Dr., Deepwell, 3/3.5, $605,000.

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/RS Associates.

As always, I appreciate your "readership"  and comments!

Cheers,
Russell

Russell Hill   RS Associates     760.203.2959     RussellHill@dc.rr.com

Friday, May 29, 2009

USA: One in Eight Homes Delinquent or in Foreclosure

Foreclosure actions were initiated on 1.37 percent of first mortgages during the first quarter of 2009.

The percentage of loans in the foreclosure process at the end of the first quarter was 3.85 percent.

The [seasonally adjusted] delinquency rate for mortgage loans on one-to-four-unit residential properties was 9.12 percent of all loans outstanding as of the end of the first quarter of 2009.

The delinquency rate includes loans that are at least one payment past due but does not include loans in the process of foreclosure.

The combined percentage of loans in foreclosure and at least one payment past due, meaning the percentage of mortgage holders not current on their mortgages, was 12.07 percent on a non-seasonally adjusted basis, the highest ever recorded. [Mortgage Bankers Association]

America has achieved a new record: one in eight homes is delinquent or in the foreclosure process.

The loans going delinquent now are not the subprime and "exotic" option ARM/Alt-A loans, but prime, fixed rate loans, due to homeowners' job losses.

According to the writers, California, Florida, Arizona and Nevada are responsible for about 46 percent of the foreclosure starts. The big boom in the west turned into the big bust in the west.

Overall, the figures shows the magnitude of the US housing debacle, and how in the national picture it’s premature to call a market bottom.

Went Walkabout. Brought back Google Wave.

Today we gave developers attending the Google I/O event in San Francisco an early preview of Google Wave, ahead of public launch (and it received a standing ovation).

Google Wave was developed by the Sydney-based Google team that created Google Maps, used by millions of people worldwide. Led by Lars and Jens Rasmussen and operating as a remote start-up within Google, under the codename "Walkabout", the Aussie team focused on improving the way communication and collaboration works for users on the web.

They developed Google Wave, equal parts conversation and document, where people can communicate and work together with richly formatted text, photos, videos, maps, and more.

Australian developers will be able to learn more at Google Wave API Day, June 19th, taking place at Google's Sydney office.

(Editor's note: The rest of this blog is cross-posted from our Official Google Blog).

Back in early 2004, Google took an interest in a tiny mapping startup called Where 2 Tech, founded by my brother Jens and me. We were excited to join Google and help create what would become Google Maps. But we also started thinking about what might come next for us after maps.

As always, Jens came up with the answer: communication. He pointed out that two of the most spectacular successes in digital communication, email and instant messaging, were originally designed in the '60s to imitate analog formats — email mimicked snail mail, and IM mimicked phone calls. Since then, so many different forms of communication had been invented — blogs, wikis, collaborative documents, etc. — and computers and networks had dramatically improved. So Jens proposed a new communications model that presumed all these advances as a starting point, and I was immediately sold. (Jens insists it took him hours to convince me, but I like my version better.)

We had a blast the next couple years turning Where 2's prototype mapping site into Google Maps. But finally we decided it was time to leave the Maps team and turn Jens' new idea into a project, which we codenamed "Walkabout." We started with a set of tough questions:
  • Why do we have to live with divides between different types of communication — email versus chat, or conversations versus documents?
  • Could a single communications model span all or most of the systems in use on the web today, in one smooth continuum? How simple could we make it?
  • What if we tried designing a communications system that took advantage of computers' current abilities, rather than imitating non-electronic forms? 
After months holed up in a conference room in the Sydney office, our five-person "startup" team emerged with a prototype. And now, after more than two years of expanding our ideas, our team, and technology, we're very eager to return and see what the world might think. Today we're giving developers an early preview of Google Wave.

A "wave" is equal parts conversation and document, where people can communicate and work together with richly formatted text, photos, videos, maps, and more.


Here's how it works: In Google Wave you create a wave and add people to it. Everyone on your wave can use richly formatted text, photos, gadgets, and even feeds from other sources on the web. They can insert a reply or edit the wave directly. It's concurrent rich-text editing, where you see on your screen nearly instantly what your fellow collaborators are typing in your wave. That means Google Wave is just as well suited for quick messages as for persistent content — it allows for both collaboration and communication. You can also use "playback" to rewind the wave and see how it evolved.

As with Android, Google Chrome, and many other Google efforts, we plan to make the code open source as a way to encourage the developer community to get involved. Google Wave is very open and extensible, and we're inviting developers to add all kinds of cool stuff before our public launch. Google Wave has three layers: the product, the platform, and the protocol:
  • The Google Wave product (available as a developer preview) is the web application people will use to access and edit waves. It's an HTML 5 app, built on Google Web Toolkit. It includes a rich text editor and other functions like desktop drag-and-drop (which, for example, lets you drag a set of photos right into a wave). 
  • Google Wave can also be considered a platform with a rich set of open APIs that allow developers to embed waves in other web services, and to build new extensions that work inside waves.
  • The Google Wave protocol is the underlying format for storing and the means of sharing waves, and includes the "live" concurrency control, which allows edits to be reflected instantly across users and services. The protocol is designed for open federation, such that anyone's Wave services can interoperate with each other and with the Google Wave service. To encourage adoption of the protocol, we intend to open source the code behind Google Wave. 
So, this leaves one big question we need your help answering: What else can we do with this?

If you're a developer and you'd like to roll up your sleeves and start working on Google Wave with us, you can read more on the Google Wave Developer blog about the Google Wave APIs, and check out the Google Code blog to learn more about the Google Wave Federation Protocol.

If you'd like to be notified when we launch Google Wave as a public product, you can sign up at http://wave.google.com/. We don't have a specific timeframe for public release, but we're planning to continue working on Google Wave for a number of months more as a developer preview. We're excited to see what feedback we get from our early tinkerers, and we'll undoubtedly make lots of changes to the Google Wave product, platform, and protocol as we go.

We look forward to seeing what you come up with!

New Listing in Palm Springs - Chino Canyon


Palm Springs homes for sale.  Palm Springs neighborhoods - Chino Canyon, Little Tuscany.

We have a new listing in Chino Canyon.  Some of you who have followed this blog for a while may recognize it from when I had it just over a year ago.  It's back on and the owner is ready to sell or lease!  Asking $560,000., or $1,900. per month (lease).

4 bedrms, 2 baths.  Two fireplaces.  Large lot w/ front-loaded pool w/ fantastic mountain views!  Two car garage plus motor gated motor court.

Check it out!


Click on the link above to see property details and additional pictures.

Call me if you want more information, or if you want a private showing.

Russell Hill   RS Associates     760.203.2959     RussellHill@dc.rr.com

Thursday, May 28, 2009

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/25/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Are you looking for a mid century Desert Modern, Spanish Bungalow, or maybe a California Ranch home at a good value?  Now is a good time to buy in Palm Springs.  Looking for a new home because you're trading up or scaling down?  Now can be a good time to make the move.  It's a great time for first time home buyers and real estate investors!  Find your perfect home or investment on this Palm Springs Real Estate Blog.

Here's the activity for Memorial Day, May 25, 2009.  A light day, as one would expect...

Central Palm Springs

New Listings:
1268 E Ramon Rd., Hermosa Villas, 2/2, $149,900.

In Escrow:
749 N Sunrise Way, Ruth Hardy Park, 2/1, $269,000.

Sold:
None

South Palm Springs:

New Listings:
1552 S Camino Real #133, Biltmore, 1/1, $79,000.

660 E Sierra Way, Canyon North, 3/2, $729,000.

In Escrow:
2700 Golf Club Dr., #119, Esprit, 2/2, $162,000.

4114 E Calle San Raphael, Demuth Park, 3/2, $85,000.

Sold:
None

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/RS Associates.

Comments....anyone?

Cheers,
Russell

Russell Hill     760.203.2959      Russell@RSintheDesert.com

Downtown Los Angeles: Residential Development in the Pipeline

There are big plans for Downtown LA. From the Hills of Bunker to the Industrial Heights of the Toy District to the Parking Lots-Turned-High Rises in South Park, developers are sculpting the future of the urban core block by mega-block.

Some projects are ambitious, like the $1 billion two-tower development replacing the Wilshire Grand Hotel, and Park Fifth, the highest residential tower west of Chicago to be built at Olive and Fifth.

But many projects have been delayed, deferred or derailed because of the recession, the lack of funding and the lack of perceived need. The building boom is being scaled back.

That’s not necessarily a bad thing. Let the businesses return to the office towers; let the residents buy up the lofts and occupy the rentals; let energy prices resume their climb so the people return to the city center. Downtown will retrench, catch its breath and absorb what’s been erected.

Dozens of residential projects are being entitled, built, completed and sold. Courtesy of the excellent reporting in the Los Angeles Downtown News, below is a summary of residential developments in Downtown Los Angeles. Grid numbers refer to a Downtown Los Angeles map, also courtesy of Los Angeles Downtown News.

655 HOPE

The 17-story adaptive reuse condominium project has pushed back its opening date from late April to July 1. Construction is mostly complete. The Financial District project will offer 11 levels of residential space, with 80 lofts from 600-1,268 square feet. Prices have been lowered to $349,000-$920,000. The structure also has three floors of indoor parking, a gym and a roof deck with a wet bar. At 655hope.com. B7

711 N. BROADWAY

Groundbreaking for the conversion of a four-story office building in Chinatown into condominiums has been pushed back to early 2010. The $22 million project would transform the BC Plaza building into a 53-unit complex. Condos are expected to sell for $300,000-$600,000. C3

808 S. OLIVE ST.

There has been no movement on a proposed mixed-use, residential/hotel project. The property currently holds a 900-space parking lot and will remain as such until the economy improves. C7

1133 S. HOPE ST.

There is not a solid timeline on the project. Plans call for a 29-story, 159-unit building to rise on a current South Park parking lot across from the South Group’s Elleven high rise. The development, which would take two years to build, would include 250 parking spaces, 6,700 square feet of retail and an outdoor pool. B9

ALAMEDA AND FOURTH CONDOS

Construction on the $30 million adaptive reuse project in the Arts District has been pushed back at least a month, to June or later, due to the economy. Plans call for the conversion of the five-story, 1923 structure that was once home to the Bekins storage company into 53 artist-in-residence lofts. Units would range from 650-2,400 square feet. E5

AMP LOFTS

An adaptive reuse project at 695 S. Santa Fe Ave. is still on hold. The developers have not disclosed any budget or timeline information for the Arts District project.

BARKER BLOCK

The third building in this $75 million Arts District complex opened this month at 530 S. Hewitt St., bringing 116 condominiums onto the market. Lofts range from 750-2,400 square feet and prices start in the high $200,000s. There is no timeline for two additional residential buildings at 549 Molino St., which will house 55 units. barkerblock.com. F6

BARN LOFTS

Conversion of the former Spreckels Brothers sugar beet warehouse at 940 E. Second St. into a 58,000-square-foot residential complex is expected to be completed in July. Prices have not yet been set for the 38 market-rate, three-story, loft-style townhouses, ranging from 1,300-2,600 square feet. All units contain two-and-a-half bathrooms, two bedrooms and roof decks. F5

CITY HOUSE AND THE OLYMPIC

Investors are still searching for financing for a proposed 800,000-square-foot residential and hotel project in South Park at Grand Avenue and Olympic. Plans call for a 60-story structure, the City House, and the 49-floor Olympic that would cost about $450 million. Once expected to break ground in early 2008, the project currently has no timeline. titanorganization.com. C8

CONCERTO

As construction continues, the developer has begun sales for the 348 condominiums in two buildings. The first phase of the project includes a mid-rise “loft” structure at Ninth and Flower streets with occupancy slated for June, and a 30-story tower at Figueroa and Ninth streets. Prices are from $295,000 to $3.5 million. There remains no timeline for the second phase, expected to bring another 281 market-rate condominiums in a second 30-story tower. At concertodowntown.com. B8

EIGHTH AND GRAND

Plans exist for a 14-story residential tower, a two-story commercial building and a 53-story residential tower at Eighth Street and Grand Avenue.. A pedestrian paseo would connect Grand Avenue and Olive Street. The project has no timeline. At astanienterprises.com. C7

EL DORADO

Renovation of a former hotel at 416 S. Spring St. will be completed in the fourth quarter. The 1913, 12-story building is being transformed into 65 units that will range from 850-1,700 square feet. Prices will start in the $400,000s. Residences include Italian kitchens and bathroom cabinets. Parking lot immediately south of the project to the city is slated to become a public park. At eldoradolofts.com. D6

HEWITT FIRST

Move-ins could begin by June for this 33-unit project at 120-130 Hewitt St. in the Arts District. The project will offer residences in two buildings, one erected in 1936, the other in 1948; a central entrance will feature a water fountain powered by solar energy. Units will range from 800-2,500 square feet and will have 18-26 foot cathedral ceilings and stainless steel kitchens. At hewittfirst.com. E5

L.A. LOFTS

A proposed 432,000-square-foot project at 1028 S. Hope St.remains on hold due to the economy. The South Park project is planned for a parcel near the company’s Packard Lofts. Designs call for a 25-story tower with 250 loft-style condominiums, two levels of underground parking with 390 spaces and 10,000 square feet of ground-floor retail. At veniceinvestments.com. B8

PARK FIFTH

There has been no progress on a proposed $1.3 billion project just north of Pershing Square. The fully entitled project would rise on a current parking lot at Olive and Fifth streets. The development would include a 76-story tower, which would be the tallest residential building west of Chicago, and a 44-story tower joined by a third, 15-story residential building. The project would create 790 condominiums and a 212-room hotel, plus retail and restaurant space. C6

SHY BARRY TOWER II

Developer Barry Shy plans to begin construction on a 39-story, 700-unit condominium tower at 601 S. Main St. in 2010, he said. In the meantime, he plans to build a five-story parking structure on the site, which will eventually sit beside the residential building. Groundbreaking on the garage is expected in six months, said Shy, and construction will take approximately one year. D7

SOUTH FIGUEROA

Groundbreaking on two 34-story condominium towers at 624 W.12th St. and 1200 S. Figueroa St. is expected to take place in early 2010. The development, by the team who built EVO, Elleven and Luma in South Park, will contain 324 condominiums with hardwood floors, decks and balconies. There are plans for a third tower at 1241 S. Flower St. At exploresouthgroup.com. B9

ZEN

Groundbreaking is pushed back from 2009 to 2011 for the 50-story Zen condominium tower slated for Third and Hill streets. If built, the skyscraper would be taller than any current residential building in Downtown. Designs call for a tower atop a 10-story parking podium with 302 lofts; 66 of them would be reserved for workforce housing. Construction would take four years. C5

Wednesday, May 27, 2009

A few words on Paint


Taking a break for a few minutes from painting the basement apartment in the townhouse in preparation for the new tennant moving in in a few days. The old but once trendy burgandy is dissappearing behind a thick coat of primer taking it from the dark funeral parlor feel of the last ten years to a much brighter pastel yellow called "Harvest Wheat". Though the rooms will actually be slightly smaller after the primer and paint are done, they are looking much more spacious as they begin to brighten up.

There are too many colour choices if you ask me, especially if you asked me the question yesterday while I was stairing slightly glazed over at a wall of a hundred thousand or more paint chips with names that do nothing for the male of the species. For nearly 20 minutes I read off an endless collage of odd and edible names like Monroe Bisque, Buttered Ham and Spanish Olive and when the home depot girl asked me "can I help you" I forgot where I was for a second or two and almost ordered drinks.

It amazes me every time though how something as simple and cost effective as a fresh coat of paint can transform a space and bring a room up to date. One other thing I learned some time ago is there is no savings in selecting a cheaper brand of paint, brushes or rollers. You only end up doubling even tripling the labour time and effort for an inferior result. Get a quality brand of paint that is going to do the job well in one thick coat. Check the links below.......Back to work.

Blog Post : Paint by Numbers

Behr Paint

Benjamine Moore Paint

EVO South – 4-Star and Green at 1155 S Grand Avenue

EVO TowerThe irony about the challenging Downtown real estate market is that some of the best projects are now coming online. Evo South is one of these projects.

This 24-floor ground-up construction in the South Park neighborhood near the Staples Center offers high style, views and green living at a fair price. Buyers should take note.

Address: 1155 S Grand Avenue, Los Angeles 90015
Prices: $420,000 and up (1 bedrooms), $730,000 and up (2 bedrooms) updated 3/10/10
HOA: high $400s - $700s (1 - 2 bedrooms)
Units: 310
Sales: 75% sold (updated 3/10/10)
Parking: 1 space for 1 bedroom homes; 2 spaces for 2 bedroom homes

Click here for current pricing (updated 3/10/10) of EVO units and photos of Downtown from the two penthouses.

EVO PoolEVO South is the third building in a development by the South Group that includes Luma and Elleven near the corner of 12th Street and Grand Avenue. Luma and Elleven share amenities, but EVO South is a world unto itself.

EVO UnitEVO feels (and looks) a lot like a high-end hotel – and with a 6th floor infinity salt water pool, a 24th floor gym, wool carpet, and Poliform-like accents – the amenities are superior to say, The Standard Downtown or The Mondrian.

EVO UnitThere are 311 homes and more than fifty different floorplans. Units include:

Kitchen/Living:
Performance Bosch oven, cooktop, dishwasher
Stainless Steel refrigerator
Caesarstone countertop and backsplash
Millenium hardwood floors
Utility room with washer/dryer hook-ups
Pre-wiring for phone or data

EVO bathBath:
Kohler sinks
Limestone slab countertops
Wood cabinetry
Slate tile flooring

There is a concierge and 24-hour security. Roam with your laptop on site -- there is wi-fi throughout the premises.

EVO livingEVO South is the first high-rise nationwide to be certified LEED Silver by the US Building Council. The experience of being in a pristine, odor-free, non-toxic environment is a novel and pleasant one.

The developers are offering a high quality and value, and are succeeding in moving the units.

First-time buyers who are priced out of West Hollywood, Hollywood and Silver Lake are now finding they can get more for their money Downtown. The excess inventory from overbuilding during the boom will (eventually) be absorbed by transplants from other neighborhoods.

EVO loftIf there’s any downside, it’s that the building has been constructed without guest parking. Many nights, the streets are empty and vacant metered spaces are abundant. But beware the evening a friend drops by only to discover the sole parking option is a $20 lot.

Bottom Line: Best quality and value in Downtown LA.

Sold by the Mark Group.

New Listing in Palm Springs - Biltmore


Palm Springs condos for sale.  Biltmore condos

We're excited about our new listing in the Biltmore condos in South Palm Springs.

It's  a perfect 1 bdrm, 1bath getaway, or will make a great vacation rental.  Lower level with cute patio.  Great open floorplan.  Asking $79,000.


Click on the link above to see property details and additional pictures!

Call us today if you want to see this condo!

Russell Hill    RS Associates    760.203.2959     RussellHill@dc.rr.com

Tuesday, May 26, 2009

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/21/09 - 5/24/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Are you looking for a mid century Desert Modern, Spanish bungalow or a California Ranch home at a good value?  This is a good time to buy in Palm Springs for anyone looking for a new home, whether they're trading up or scaling down, first time home buyers and real estate investors.  Find your perfect home on this Palm Springs real estate blog.

Here's the activity from 5/21 through 5/25.  I'm available if you have questions.  Thanks for your comments!

Central Palm Springs:

New Listings:
280 S Avenida Caballeros #205, Caballeros Estates, 2/1.5, $129,000.
280 S Avenida Caballeros #109, Caballeros Estates, 2/2, $139,900.
291 E Mel Ave., #350, Rancho El Mirador, 2/2, $235,000.

1528 E Verbena Dr., Ruth Hardy Park, 2/2, $274,800.
2532 N Girasol Ave., Little Tuscany, 4/2.5, $484,900. 
999 N Rose Ave., Vista Las Palmas, 4/4, $669,000.

In Escrow:
557 N Orchid Tree Ln., Sun Villas, 3/2, $400,000.

Sold:
268 S Lugo Rd., St Baristo, 2/2.5, $550,000.

314 N Farrell Dr., Sunrise Park, 3/2, $245,000.

South Palm Springs:

New Listings:
1550 S Camino Real, #220, Biltmore, 1/1, $99,500.
1550 S Camino Real, #217, Biltmore, 2/2, $124,500.
1655 E Palm Canyon Dr., #104, Smoketree Racquet Club, 1/1, $139,000.
241 E La Verne Way, #G, Casa Canyon, 2/2, $164,500.
373 Desert Lakes Dr., Seven Lakes Country Club, 2/2, $244,000.
2179 Los Patos Dr., Villas De Las Flores, 2/2, $249,000.
7661 Calle Mazamitla, Cathedral Canyon CC., 2/2, $279,000.
2349 S Calle Palo Fierro, Canyon View Estates, 3/2, $299,000.
2364 Paseo Del Rey, Canyon Estates, 2/2, $350,000.

2744 S Camino Real, Canyon North, 4/3, $589,000.

In Escrow:
5265 E Waverly Dr., #78, Palm Canyon Villas, 2/2, $129,900.
2580 S Sierra Madre, Villa Roma, 2/2, $155,900.
1590 S Andee Dr., Versailles, 2/2, $168,900.
1580 E Canyon Estates Dr., Canyon Estates, 2/2, $250,000.
2155 Casitas Way, Mesquite Canyon Estates, 2/2, $425,000.

2106 S Divot Ln., Tahquitz Creek Golf, 3/2, $279,000.
1045 S Calle Marcus, Deepwell, 3/2, $395,000.
3125 Marigold Cir., Andreas Hills, 3/4.5, $1,100,000.

Sold:
1655 E Palm Canyon Dr., #320, Smoketree Racquet Club, 1/1, $90,000.
5265 E Waverly Dr., #79, Palm Canyon villas, 2/2, $121,000.
2373 S Sierra Madre, Canyon View Estates, 2/2, $258,000.

336 Neutra St., Alta, 4/4.5, $1,150,000.

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/RS Associates.

Russell Hill    760.203.2959     RussellHill@dc.rr.com

Monday, May 25, 2009

One often overlooked room that could sell your home

Location , location, location. It might sell the neighbourhood but it wont necessarily sell your Barrie house. Your home needs some assets that will set it apart in its price range and make it stick in the minds of the potential Barrie buyers who will be visiting your and probably a half dozen or so other homes that day. We are taught that certain things will help to sell a home. An updated master bath with a soaker tub, a modern kitchen with higher end appliances and walk in closets are features that along with having your home well staged and clutter free will score it points with buyers who will be filing through to give it the once over.

If making gender specific remarks might get me in trouble then let me apologise here and now, as the rest of this article will be my observations over ten years as a Realtor of men and women and some of their differing home shopping behaviours. The above mentioned details of a home tend to catch the attention of the woman more so than the man in most instances. He is paying as much or more attention to her enthusiasm as to the home and if she is enthusiastic he will smile and follow along knowing her happiness is good for him too. If there is nothing about the home that appeals directly to him rather than saying so he is more likely to encourage the searching to continue and might make a couple “yes but” comments about the existing or potential faults such as the need for a new roof or windows, perhaps the lack of room in the driveway.

If there are at least one or two things about the home he sees that appeal to his testosterone driven needs such as a recroom hideaway, he will quietly continue to nod and smile, envisioning himself in the future picture possibly in front of a 60 inch big screen watching the super bowl half time show. Or maybe its the image of being surrounded by a dozen candles while in the corner soaker tub and Dianna Crawl playing softly in the background. I'd bet on the former to be safe.

There is one room in the house that is usually the last one to visit if at all. The garage. Typically the door is opened for five to ten seconds during a home showing. Everyone peeks in, the light is switched back off and they leave. On the few occasions I have had to show a home with a garage that even Jay Leno might approve of, the response is usually “honey why don't you go check out the bedrooms and those closets again, I’ll be in here” as he steps in and soaks it all in.

The last home like this I sold in 48 hours. It was only a single garage but it was insulated, had bright fluorescent tube lighting, a high wall mount heater and a rubberized painted flat grey floor. Across the back wall were black metal cabinets with stamped and chromed steel doors and a wall to wall work bench below. To finish it off was a beer fridge and a TV on a high wall bracket in the back corner. The owner had spent $500 on the cabinets, $400 on the foam insulation and $40 for the garage floor paint and for under $1000 dollars, turned the garage from a room likely to be overlooked into a big boy’s sanctuary making an older roof and windows things that could be dealt with.

You can spend $4000 or more on a new roof and three times that on new windows as part of your preparing to sell investments. These are all good things to make your home more saleable don’t get me wrong. At the very least you should stage your home and bring the interior finishing's up to date with paint and decent floors. My suggestion is instead of looking on the garage as the place to stack up all of your clutter while the sign is on the lawn, give some serious thought as to whether this might be the one room in your home that could set it apart from the competition and earn you back the expense and effort invested, a few times over.

This funny video emphasizes the point somewhat.

Sunday, May 24, 2009

Gardening this memorial day weekend?.Xeriscaping refers to the conservation of water through creative landscaping






Xeriscaping refers to the conservation of water through creative landscaping.


Originally developed for drought-afflicted areas, the principles of xeriscape today have an ever broadening appeal. With water now considered an expensive and limited resource, all landscaping projects, residential or commercial, can benefit from this alternative.

Xeriscapes do not have a single look - almost any landscaping style can be achieved. The principles can be applied to all or part of a yard, in any geographic region of North America.










Xeriscape Benefits
Saves Water. For most of North America, over 50% of residential water used is applied to landscape and lawns. Xeriscape can reduce landscape water use by 50 - 75%.
Less Maintenance. Aside from occasional pruning and weeding, maintenance is minimal. Watering requirements are low, and can be met with simple irrigation systems.
No Fertilizers or Pesticides. Using plants native to your area will eliminate the need for chemical supplements. Sufficient nutrients are provided by healthy organic soil.
Improves Property Value. A good Xeriscape can raise property values which more than offset the cost of installation. Protect your landscaping investment by drought-proofing it.
Pollution Free. Fossil fuel consumption from gas mowers is minimized or eliminated with minimal turf areas. Small turf areas can be maintained with a reel mower.
Provides Wildlife Habitat. Use of native plants, shrubs and trees offer a familiar and varied habitat for local wildlife.

The 7 Principles of Xeriscaping
1. The fundamental element of Xeriscape design is water conservation. Landscape designers constantly look for ways to reduce the amount of applied water and to maximize the use of natural precipitation.
Before setting pencil to paper, familiarize yourself with the 7 Principles of Xeriscaping and take a tour of your local nurseries to see what drought-resistant plantings are available locally. Using graph paper, draw an aerial view of your property and begin your plan with the following considerations:
~ orient the plot by marking down north, south, east and west. Include any limiting features such as trees, fences, walkways or structures. Note areas of sun and shade, which will help you establish zones of differing water needs. You'll want to group plants with similar watering needs for most efficient water use.
~ study the natural contours and drainage patterns of the land. These countours can be easily developed into terraces, which add visual interest and help reduce soil loss and erosion due to rain or irrigation. Terraces can be as little as 3" and still offer visual appeal; terraces over 12" will require considerable support, such as rock walls or timbers reinforced with steel stakes.
~ consider the planned use of each area within the plot. Areas for seating, walkways, visual barriers, dining or play should be defined and incorporated into your plan.
~ areas to be left as turf should be designed to be easily mowed. Curved swaths are usually better than straight runs with sharp turns. Narrow swaths can be difficult to water with conventional sprinklers.
~ larger plantings, such as shrubs and trees, can be positioned to provide natural heating and cooling opportunities for adjacent buildings.

2. Soil Improvement
The ideal soil in a water-conserving landscape does two things simultaneously: it drains quickly and stores water at the same time. This is achieved by increasing the amount of organic material in your soil and keeping it well aerated. Compost is the ideal organic additive, unless your xeriscape contains many succulents and cacti. These species prefer lean soil.
It may be worthwhile to have your soil tested at a garden center or by using a home test kit. Most Western soils tend to be alkaline (high pH) and low in phosphorous. Adding bonemeal and rock phosphate will help.

3. Create Limited Turf Areas
Reduce the size of turf areas as much as possible, while retaining some turf for open space, functionality and visual appeal. When planting new turf, or reseeding existing lawns, ask at your garden center for water-saving species adapted to your area.

4. Use Appropriate Plants
For best results, select plants that are native to your region.
~ use drought-resistant plants. In general, these plants have leaves which are small, thick, glossy, silver-grey or fuzzy - all characteristics which help them save water.
~ select plants for their ultimate size. This reduces pruning maintenance.
~ for hot, dry areas with south and west exposure, use plants which need only a minimum of water. Along north and east-facing slopes and walls, choose plants that like more moisture. Most importantly, don't mix plants with high- and low-watering needs in the same planting area.
~ trees help to reduce evaporation by blocking wind and shading the soil.

5. Mulch
Cover the soil's surface around plants with a mulch, such as leaves, coarse compost, pine needles, wood chips, bark or gravel. Mulch helps retain soil moisture and temperature, prevent erosion and block out competing weeds. Organic mulch will slowly incorporate with the soil, and will need more applied, "top-dressed", from time to time. To be effective, mulch needs to be several inches thick. There should be no areas of bare soil.

6. Irrigate
Water conservation is the goal, so avoid overwatering. Soaker hoses and drip-irrigation systems offer the easiest and most efficient watering for xeriscapes because they deliver water directly to the base of the plant. This reduces moisture loss from evaporation. They also deliver the water at a slow rate which encourages root absorption and reduces pooling and erosion. In general, it's best to water deeply and less frequently.

7. Maintain your landscape
Low-maintenance is one of the benefits of xeriscape. Keeping the weeds from growing up through the mulch may require some attention. Thickening the layer of mulch will help. Turf areas should not be cut too short - taller grass is a natural mulch which shades the roots and helps retain moisture. Avoid overfertilizing.

Drought-Resistant Plantings
Here are some popular xeriscape plantings; this listing is by no means complete. Consult with your local garden center for recommended local (native) varieties.
Flowers
Perennials
Arizona columbine
Artemisias
Asters
Baby's Breath
Blue pineleaf beardtongue
Columbine
Coreopsis
Delphinium
Echinacea
Gaillardia
Gayfeather
Iris
Lamb's Ears
Lavender
Pansy
Perennial Flax
Poppy Mallow
Purple Coneflower
Red Valerian
Sages
Scarlet hedgenettle
Sedums
Statice
Sweet William
Texas hummingbird mint
Tulips and crocuses
Yarrow
Yellow Black-eyed Susan
Yucca
Annuals
Cosmos
Desert Dragon
Desert PeaGanzania
Marigold
Mexican Sunflower
Pentas New Look
Phlox
Portulacca Sundial
Red Plume Blanket
Rose Campion
Santolina
Statice
Vinca Passion
Zinnias
Before planting flowers, improve the soil to foster root growth. Most perennials and annuals require full sun; only a few will flower in partial shade. Most flowers do poorly in heavy clay, due to lack of oxygen to their roots. Sandy soils may have poor water-holding capacity and be low in available minerals. If either extreme is true in your yard, do not plant perennial flowers the first year or two. Improve the soil with sphagnum peat or compost until the soil is easily worked and does not compact. Perennial flowers may then be planted.
Shrubs and Trees
Shrubs
Smoke tree
Washington hawthorne
Japanese black pine
Cinquefoil
Fragrant zumac
Mountain currant
Sassafras
Honeysuckle
Witch hazel
Rugosa roses
Bayberry Snowberry
Spirea
California lilac
Heather

Trees
Acacia
Aralia
Bottle Tree
Gray Birch
Common Pater Mulberry
European Hackberry
Carob
Monterey Cypress
Eucalyptus
Fig
Juniper
Osage Orange
Chinaberry
Common Olive
White Poplar
Black Locust
Siberian Elm
Gray Dogwood
Amur Maple
Succulents
Succulents (leaf color)
Aconium arborium - green
Cotyledon orbiculata -gray- green, red-edged
Crassula argentea - 'Sunset', yellow, tinged red
C. 'Campfire' - green, turns orange-red with maturity
Dudleya brittonii - chalky blue
Echeveria agavoides 'RubyLips'
- green, tips reddish brown
Kalanchoe pumila - lavender
Sedum adolphii - orange,bronze
S. rubrotinctum 'Aurora' - pink to bronze
Sempervivum tectorum - gray green, tipped reddish brown Senecio serpens - blue-gray
S. mandraliscae - blue-gray Succulents (flower color)
Aconium floribundum - yellow
Aloe aristata - orange-red
A.saponaria - orange to pink
A. vera - yellow
Bulbine cuulescens - lemon
Crassula falcata - deep red
C. multicava - pink
Delosperma cooperi - purple
D. nubigenum - golden yellow
Echeveria elegans - pink
E. imbricata - orange-red
E. pulvinata - red
E. Set-oliver - red and yellow
Kalanchoe pumila - lavender
Lampranthus productus - purple
L. aurantiacus - orange
L. spectabilis - pink, red, purple
Tips for Growing Succulents:
• Provide good drainage. Well-aerated, unscreened gritty soil works best for succulents.
• Water more often in hot weather. Although succulents can tolerate neglect, they will look better when well-watered during the hottest weather.
• Choose plants which match your climate. Consult your local garden center for plants which favor your growing environment; damp coastal, cooler mountain or hotter desert climates.
• Use fertilizers sparingly. Fertilizing once or twice a year is usually adequate.
Ornamental Grasses
Ornamental grasses are drought-resistant and low maintenance. When choosing ornamental grasses for your yard, consider the characteristics of each variety. They are categorized as:
Cool-season grasses grow best at temperatures ranging from 15 to 24 degrees centigrade ( 59 to 75 degrees farenheit ). New growth starts as soon as temperatures rise above freezing in spring, in temperate climate zones. Growth slows and flowers bloom by early summer.

Warm-season grasses prefer temperatures ranging from 26 to 35 degrees C ( 78 to 95 degrees F). New growth begins after the soil warms up to 16 degreesC. Growth slows and flowers starrt to bloom by mid-summer, and continuing through fall.

Running-growth habit: Ranging from slow creepers to agressive spreaders, running grasses are useful for erosion control on slopes or as ground cover.

Clumping-growth habit: These grasses grow in tufts. They make fine specimens and are also effective planted in groups or masses. Most ornamental grasses commonly used in gardens today are clump-forming.
Tips for Growing Ornamental Grasses:
• Sunny spot. Most grasses prefer a sunny area, especially the more brightly colored varieties.
• Water new plantings. Drought-resistant grasses still require watering while getting established.
• Space generously. When planting, allow room between clumps for movement.
• Trim. Clump grasses can be cut back with a shears each spring to allow for fresh new growth. Grasses which turn brown in winter (deciduous) can be cut back to a few inches of the ground. Evergreen grasses, however, should not be cut back too drastically.
• Divide. Clump grasses may need to be divided if they get too big or have die-back in the center of the clump. Use a pointed spade (or a hand trowel for smaller clumps) to cut larger divisions; pull apart by hand into smaller sections. Be sure to water replanted divisions.
Xeriscape Tips

* Check your local ordinances for landscape bylaws before starting. Some communities also have restrictions on turf grass plantings.
* For best results with drought-resistant plantings, use regionally-specific, native plants. Exotic species can be extremely invasive and can spread into natural ecosystems by birds and other wildlife.
* Find out what the annual natural precipitation is for your region, and how that precipitation is spread throughout the year. This will help you select plantings.
* Windbreaks help keep the plants and soil from blowing dry. Use trees, hedges, shrubs or tall ornamental grasses as natural windbreaks.
* Avoid watering during the hottest, windiest time of day. Early morning is usually best.
* How much to water? Your plants should begin to wilt during the hottest part of the day, yet perk up as soon as it starts to cool.
* Minimize the number of young plants. New plants need water more often than mature plants, which have deeper root systems. They also require more pruning.
* Keep faded flowers picked or clipped off to prolong blooming time.
* Practice "cycle" irrigation on turf areas. This refers to watering just to the point of seeing runoff, then pausing to allow the turf to absorb the water. Resume watering when needed.

Saturday, May 23, 2009

8833 Cynthia Avenue: Say Hello to Cynthia House

8833 Cynthia exteriorFrom the rooftop deck of this new five-unit building you see exactly where you are: front-center to the West Hollywood scene. The Mediterranean-style building offers four townhouse-style condos and one colossal penthouse with 360 degree views.

Address: 8833 Cynthia Avenue, West Hollywood 90069
Asking price: Updated 9/8/09 $889,000 - $1,995,000 (two units reduced from $995,000 to $889,000)
HOA: to be determined
Parking: 2 spaces
Days on Market: 10

8833 Cynthia PenthouseStroll down to Tender Greens for lunch or up to The London West Hollywood for a drink. Or catch a show at the Viper Room and walk to dinner at The Palm: you are home.

The four townhouses are constructed on three-levels and have 3 bedrooms, 2.5 baths and range in size from 1,550 to 1,825 square feet.

Units have hardwood floors, large closets, Grohe bathroom fixtures and stainless steel appliances.

8833 Cynthia Penthouse KitchenThe single-level penthouse (two above photos) has a large living room with fireplace and south and west views, a large open kitchen, and 3 bedrooms, 3.5 baths and 2,410 sq ft of living area.

8833 Cynthia BRThe townhouse with the best view – Unit #201 – which faces Cynthia Street – has 1,825 sq ft of living area and is priced at $1,145,000, $150,000 above the other townhouses.

8833 Cynthia BathBottom Line: Welcome to the block, Cynthia House. You may not have the design flair of some other new projects, but you make it up in space and location, location, location.

Sold by Nelson Shelton & Associates. 8833 Cynthia Avenue website.

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/20/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Looking for a mid-century, Spanish bungalow or a California ranch home at a good price?  This is a good time to buy in Palm Springs for anyone looking for a new home or a first time home buyer or real estate investors.  Find your perfect home on this Palm Springs real estate blog.

Below is the activity for May 20, 2009.

Central Palm Springs:

New Listings:
400 N Sunrise Way, #266, Catalina Grove, 2/2, $75,900. 

916 W Ceres Rd., Vista Las Palmas, 3/3, $769,000.

In Escrow:
405 N Burton Way, Sunrise Park, 4/4, $449,900.

Sold:
474 S Calle Encillia #E1, Biarritz, 1/1, $102,000.

South Palm Springs:

New Listings:
1487 S Driftwood Dr., Deepwell, 3/2, $623,000.

In Escrow:
2303 S Broadmoor Dr., Tahquitz Creek Golf, 3/2, $275,000.

Sold:
5301 E Waverly Dr., #193, Palm Canyon Villas, 2/2, $95,000.
1900 S Palm Canyon Dr., #63, Sandstone Villas, 1/1, $110,000.
1855 E Ramon Rd., #25, Villa Riviera, 2/2, $140,000.

804 S Paseo Dorotea, Demuth Park, 3/2, $107,000. (over asking price)

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/RS Associates.

Comments?  Please post 'em!

Russell Hill     760.203.2959    RussellHill@dc.rr.com

Friday, May 22, 2009

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/19/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Looking for a mid-century, Spanish bungalow or a California Ranch home at a good price?  This is a good time to buy in Palm Springs for anyone looking for a new home or a first time home buyer or real estate investors.  Find your perfect home on this Palm Springs real estate blog.

Here's what happened on Tuesday, May 19, 2009.

Central Palm Springs:

New Listings:
1360 E Andreas Rd., Palm Regency, 2/2.5, $199,000.

246 N Saturmino Dr., Sunrise Park, $289,900.
1333 Tamarisk Rd., Ruth Hardy Park, 2/2, $429,000.

In Escrow:
155 W Hermosa Pl., #10, Villa Hermosa, 1/1, $149,000.

649 N Calle Marcus, Ruth Hardy Park, 2/1, $229,000.
1077 N Rose Ave., Vista Las Palmas, 5/3.5, $1,195,000.

Sold:
None

South Palm Springs:

New Listings:
None

In Escrow:
2135 Sunshine Way, Sunshine Villa, 3/2, $224,900.
457 Desert Lakes Dr., Seven Lakes Country Club, 3/3, $279,000.

277 Neutra, Alta, 4/4.5, $1,999,000.

Sold:
949 Arlene Dr., #A, Mesquite Greens, 2/2, $245,000.
7651 Calle Mazamitla, Cathedral Canyon CC., 2/2, $255,000.

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/RS Associates.

Thanks for visiting!  If you find it helpful and interesting, please pass it along to friends, colleagues, neighbors, etc.!

Russell Hill     760.203.2959     RussellHill@dc.rr.com

Beautiful lot in North Gulf Shores area

Here is new listing for a lot for sale in Gulf Shores that we just added. Please call if you have any questions.


Thursday, May 21, 2009

:: Celebrity Real Estate ::


I just found this voyeuristic site and was disappointed though not surprised to not find my house listed amongst what has to be the biggest list of upper crust movers and shakers homes all gathered into one interactive site.

Some details on the properties and an aerial; shot of each of their humble abodes had me entranced for about 30 minutes last night and I barely made it from a to c. Must run, my gate keeper just called, my personal trainer has arrived.

http://www.celebrityaddressaerial.com/

Palm Springs homes for sale, sold and in escrow. Palm Springs Real Estate Activity for 5/18/09

Palm Springs real estate opportunities in many of Palm Springs' most popular neighborhoods and condo developments.  Looking for a mid century, Spanish bungalow or a California Ranch home at a good price?  This is a good time for first time home buyers and investors to buy in the Palm Springs area.  Find your perfect home on this Palm Springs real estate blog.

Here's the activity for Monday, 5/18/09.  If you're new to this blog, click on the link at the address to get detail information  and pictures for the home.

Central Palm Springs:

New Listings:
605 E Amado Rd., #621, Plaza Villas, 2/2, $190,000.

In Escrow:
None

Sold:
472 W Santa Elena Rd., Little Tuscany, 4/4.5, $839,000. (over list price)

South Palm Springs:

New Listings:
1111 E Ramon Rd, #42, Ramona Villas, 2/2, $225,000.
2226 S La Paz Way, Canyon Estates, 2/2.5, $249,000.

1554 S Calle Marcus, Deepwell, 3/2, $299,000.
299 E Morongo Rd., Tahquitz River Estates, 3/2, $459,000.
1 Palomino Rd., Deepwell, 3/3, $490,000.
520 E Avenida Granada, Canyon North, 3/3, $579,000.
2204 S Caliente Dr., Canyon North, 3/3, $649,000.
1069 E La Jolla Rd., Twin Palms, 4/3, $699,000.
3173 Avenida Sevilla, Andreas Hills, 5/6, $1,646,400.

In Escrow:
1637 Miramar, Fairways, 3/2, $159,000.

333 Ridge Rd., The Mesa, 4/3, $749,000.

Sold:
937 Saint Bimini Cir., #B, Mesquite Greens, 2/2, $220,000.

Source: Desert Area MLS.  Listings are not necessarily those of Zephyr Real Estate/Russell Hill.

Contact us if we can help you buy or sell!

Russell Hill RS Associates     760.203.2959     RussellHill@dc.rr.com

Luminaire at 928 Croft: Scintillating Condo Debut in WeHo

Luminaire ExteriorA smart, new twelve-unit condo development has just been brought to market at 928 Croft Avenue in the West Hollywood area. Updated 4/26/10: Only 3 of 12 units are still for sale, all over 2,000 sq ft. Other units have sold in the $420 - $500/sq ft range, see sale prices here. This has been perhaps the most successful development in West Hollywood in the past 12 months.
  • #101 - 2,053 sq ft, 120 sq ft patio - $1,095,000 (now $949,000)
  • #102 - 2,247 sq ft, 275 sq ft patio - $1,195,000 (now $1,099,000)
  • #103 - 2,413 sq ft, 835 sq ft patio - $1,250,000 (in contract)
  • #201 - 2,053 sq ft, 44 sq ft patio - $995,000 (sold $864,500, $421/sq ft)
  • #202 - 1,379 sq ft, 72 sq ft patio - $595,000 (sold $575,000, $426/sq ft)
  • #203 - 1,661 sq ft, 26 sq ft patio - $795,000 (sold $769,000, $462/sq ft)
  • PH301 - 2,053 sq ft, 44 sq ft patio - $1,095,000 (sold $950,000, $462/sq ft)
  • PH302 - 1,106 sq ft, 108 sq ft patio - $575,000 (sold $550,000, $497/sq ft)
  • PH303 - 2,128 sq ft, 108 sq ft patio - $1,195,000 (price unchanged)
  • PH304 - 2,337 sq ft, 52 sq ft patio - $1,225,000 (sold $1,125,000, $481/sq ft)
Address: 928 Croft Avenue, Los Angeles 90069

Luminaire 928 Croft AvenueCentrally located between Santa Monica Boulevard and Melrose Place in the center of West Hollywood, the Luminaire is within a few minutes’ walk of restaurants, gyms, shopping and entertainment.

Luminaire KitchenDesigned by Holtz Architecture, this development has a pleasant, neutral design, which will appeal to a broad spectrum of buyers.

Luminaire 928 Croft Avenue ViewThe complex contains a blend of unique floorplans. There are four penthouses, ranging in size from 1106 sq ft (PH302) with great views of the hills, to PH304, with 2337 sq ft of living area, which faces Croft Avenue.

Luminaire 928 Croft StaircaseSprawling Unit #103 with 2413 sq ft of living are is a built on two levels and includes 835 sq ft of outdoor space.

Luminaire 928 Croft Outdoor SpaceUnits include large closets. Bathrooms have Grohe fixtures. Kitchen appliances are by Bosch, except the cooktop which is a hip Italian stainless steel design by Smeg. Kitchen cabinetry is by Gatto Cucine, an environmentally friendly, modular cabinetry system from Italy.

Bottom Line: Luminaire offers formidable competition to Hancock Lofts, 123 Kings Boutique Residences and other design-forward condo projects coming to market in West Hollywood.

Sold by deasy/penner & partners. www.928croft.com
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