Foreclosure in The Oaks at Calabasas
March 10th, 2008 Categories: In The Hood - Neighborhoods
Several of my clients called me on Friday about the new, mysterious house for sale in The Oaks at Calabasas with the dramatically low price and no picture on MLS. I have all of my buyers set up with automatic MLS listings so they are emailed immediately when a home comes on the market that meets their criteria. The system is so great that every once and awhile my clients will know before me about a new listing. It just so happens that I was out with buyers on Friday and although I did see the notice of the new listing on my phone, I was busy and didn’t read the details. It didn’t matter, if news is important enough you’ll hear it from more than one source and I certainly did.
So yes, there is a bank owned property on the market in The Oaks (REO’s we lovingly call them). The house was built in 2006 and has five bedrooms and six baths. The lot is 12,050 square feet and the house itself is 5,353 square feet. Since there are no pictures on the Multiple Listing Service I grabbed my camera and took photos when I was there.
Public records show this home was purchased in March of 2006. The buyers originally borrowed $1,461,292, four months later they refinanced their first mortgage and took out a second mortgage for a total of $2,210,000 (an additional $750k). A year later the house was listed for $2,900,000 (6/15/07) just a few weeks before the July mortgage meltdown. Still not landscaped this house just sat on the market. Even a price reduction to $2,500,000 in August didn’t help.
Unfortunately the house was foreclosed on just six months later. One wonders if there ever was a payment made on those new mortgages since the process of foreclosure takes just about six months. The house is now on the market again for $2,100,000. This is the lowest price per square foot in The Calabasas Oaks at only $392.30. But is it worth it? Now that’s another question entirely. Following are my viewing notes (kind of like wine tasting notes). I don’t usually publish my viewing notes publicly (I send them to my clients only) because as a Realtor we’re not supposed to advertise another Realtors listing. But I’m making an exception in this case since they’re so juicy.
The Oaks REO Viewing Notes
The house has absolutely no landscaping and is need of final grading, top soil and full landscaping, plus some privacy features since the neighbors are so close. The back yard is relatively small but there is room for a pool if you don’t need a large grassy area. The nice thing about this house is that it’s located only a block from the park which includes a great swing set and lots of grass for the kids to play. There is a view, but its of the roof tops of other houses. This house is on a hill so if you walk about half way in the back yard you can look down to the backyards of the street below, nothing a privacy fence or some interesting landscaping couldn’t cure.
The floor plan of the house is OK. The living room and dining room are one big room which I found a little strange since there is no formal dining room in this luxury home. There are French Doors that let in lots of light which is a plus. The kitchen has warmly stained cherry cabinets and stainless steel appliances with granite counter tops. There is a huge pantry with lots of great shelving. Kitchen storage would surely not be an issue. There is one bedroom with a full bathroom downstairs plus a powder room. Another feature that makes the house slightly mazy is a very long Butlers pantry that doesn’t really lead to the dining room. The area seemed a little dark and not such a great use of space. The house has two staircases. In my opinion an additional staircase just takes up lots of room and isn’t much use on a house that’s only 5,300 square feet. Both staircases lead to an open area that could be used for a kids den, play area or an office. The master suite is large with a huge closet with some great storage shelving. Here again, storage is plentiful. The master bathroom is nice with his and her sinks, a separate room for the toilet and bidet and big shower. The other upstairs bedrooms are large with their own bathrooms.
Overall the house needs some work. In my opinion the carpet needs to be replaced as it is stained and dirty. Possibly it could be cleaned? The house is painted all one color, and has crown mouldings but needs freshening up and some color. There are no window treatments on any of the many windows. The light fixture in the foyer and dining room are gone (clipped at the chain). And the house needs mega landscaping, plus whatever lurking problems that can’t be seen by the naked eye.
But the big question is, “is the house worth $2,100,000?” Here is the short answer, it depends on how much it would cost a particular buyer to do the work necessary to bring this house in line with the neighborhood and where you think the market is going. The average selling price in The Oaks is approximately $550 a square foot, this house is 5,353 which would make the cost $2,994,000 if it was totally done. I’d say for the $800k difference you could make the house quite nice. Financing is another concern on a project house like this. Not every buyer has the resources necessary to purchase this home and then do major landscaping.
Please call if you would like more detailed information, I would be more than happy to share it privately. I can also arrange for a showing and would be happy to show you comparable homes so that you can make an educated decision on this property. I also have pictures of the house when it was listed last year and a property profile. If you are interested in making an offer on this home, my suggestion would be do your homework and get your offer in quickly. There has been a tremendous amount of interest in this house and its possible there may be a bidding war. In my opinion, don’t go over the $2,100,000 asking price, there is plenty of inventory in The Oaks right now.
Click on the pictures to see full size.
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Calabasas Real Estate Numbers for February 2008
March 3rd, 2008 Categories: Calabasas RE Statistics
There were thirteen closed escrows in Calabasas during February 2008 with an average sale price of $1,745,692. Currently there are 174 homes on the market and an additional 28 with open escrows. If you take a good look at this chart you’ll see that the upper end is moving rather well.
This brisk movement in the upper end is an indication that the rich are getting richer because they are seizing the buyers market opportunity. I have had more buyers in the $2,000,000 and up range contact me since the beginning of the year than I did all of last year. This is any indication that the smart money is on buy now and don’t wait until its to late.
| Address |
Bd |
Bth |
Sty |
Gar |
SqFt |
Yr Blt |
Price |
DOM |
| 23814 Mulholland Hwy |
2 |
2 |
1 |
2 D |
920 |
1987 |
$315,000 |
10 |
| 26311 W Plata Ln |
3 |
3 |
3 |
2 A |
1,344 |
1981 |
$420,000 |
135 |
| 23643 Park Capri 40 |
3 |
2 |
1 |
2 |
1,290 |
1972 |
$425,000 |
9 |
| 26967 Calamine Dr |
4 |
3 |
2 |
2 A |
2,322 |
1979 |
$710,000 |
76 |
| 3604 Adamsville Ave |
4 |
2.5 |
1 |
3 A |
2,116 |
1973 |
$940,000 |
180 |
| 24525 W Via Esquina |
3 |
2.5 |
2 |
2 |
1,943 |
1989 |
$900,000 |
55 |
| 23145 Park Contessa |
2 |
2 |
1 |
2 |
1,940 |
1969 |
$1,035,000 |
9 |
| 25659 Whittemore Dr |
3 |
3 |
S |
2 A |
1,851 |
1984 |
$1,000,000 |
85 |
| 3631 Deauvilla Ct |
5 |
4 |
2 |
3 A |
3,530 |
1991 |
$1,385,000 |
102 |
| 3940 Prado Del Maiz |
4 |
5.5 |
2 |
3 A |
4,611 |
2005 |
$2,065,000 |
25 |
| 25281 Prado Del Grandioso |
4 |
4.5 |
1 |
3 |
5,323 |
2005 |
$3,600,000 |
45 |
| 4215 Vicasa Dr |
7 |
9 |
2 |
4 |
10,204 |
1997 |
$4,000,000 |
22 |
| 25335 Prado De Los Suenos |
4 |
4 |
1 |
4 |
7,950 |
2007 |
$5,899,000 |
39 |
There are several spectacular homes for sale in Mountain View, Mountain Park and The Oaks right now. I have been showing several buyers homes in these neighborhoods and the inventory is gorgeous and prices unbelievable. I have seen homes in both Mountain View and Mountain Park for significantly less than $400 a square foot that are updated with pools and views last month. Just a year ago, if you did find a home in one of these neighborhoods for this price it would have needed major work. Homes in The Oaks are selling well with most listed for significantly over $550 a square foot.
Please call me at (818) 652-2937 and I will be happy to share my viewing notes with you. I also track home prices by neighborhood and find that this helps clients make accurate decisions when buying or selling a home in Calabasas. If you would like more detailed information on selling your Calabasas home and moving up please call me for a detailed report.
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Woodland Hills Was Created by a Devious Genius
March 3rd, 2008 Categories: In The Hood - Neighborhoods, In The News Calabasas
Developer Victor Girard did his part to improve the appearance of the Far West Valley of Los Angeles and his legacy remains on the winding streets south of Ventura 
Boulevard in Woodland Hills. Girard’s subdivision in the barren west end of the Valley needed to be dressed up, so he planted 120,000 shade trees and shrubs including seven varieties of eucalyptus, five kinds of acacia, Arizona elms, and Monterey pines. On the corner of what today are Ventura and Topanga Canyon boulevards, he built false storefronts and garish Turkish-style mosque towers to make the community look more established. Folklore has it that he spent time in jail for this “false city”.
The town of Girard was born on February 4, 1923, on 2,886 hilly acres purchased from the Brant dairy. The young real estate developer, Victor Girard Kleinberger, came to Los Angeles from Louisville about the turn of the century as an ambitious 18 year old that would develop towns all over the county. He was called a “devious genius, a natural dreamer and big spender”. His dream for the west Valley was a little crazy. There was no streetcar access to Girard, as there was to other Valley towns. Girard expected motorists to negotiate Cahuenga Pass plus miles of twisty Ventura Boulevard and pass countless new real estate ventures to reach the 6,000 lots that Girard hoped to sell.
To lure prospects, Girard ran ads emphasizing that his town was closer to the beach than any place in the Valley, since there was a winding road through Topanga Canyon. He also published the Girard News, built stables and a riding club, and opened the Girard Country Club and golf course with a championship size pool and tennis courts. Today the golf course is known as the Woodland Hills Country Club. “Sucker buses’ brought potential buyers out to the far end of the Valley, where teams of sales agents put on the pressure.
In 1941, the community was renamed Woodland Hills, an appropriate name because of all the trees that Girard had planted years earlier. There are still a few “Girard” homes in Woodland Hills today. One of them is 21339 Castillo Street, off of Canoga Avenue which is currently for sale. This home was built in 1925 as a two bedroom, one bath cottage. It has been lovingly restored from the bottom up and includes new beams, copper plumbing, and all new electrical wiring.
Dont miss this rare opportunity to own a piece of San Fernando Valley history. We will be hosting an open house this Sunday March 9, 2008 from 2:00-4:00 PM. Please join us for a tour of this wonderful home with guest house.
21339 Castillo Street, Woodland Hills Ca
Offered at $749,000
| Discussion: 1 Comment »
Secluded Woodland Hills Artist Retreat with Private Studio and Finished Basement
February 22nd, 2008 Categories: In The Hood - Neighborhoods
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Central A/C
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Calabasas Real Estate Numbers for January 2008
February 11th, 2008 Categories: Calabasas RE Statistics, Home Selling in Calabasas
January 2008 wasnt such a great month for Calabasas real estate. But dont panic when you look at these numbers, its not as bad as it looks at first glance. As I type this article there are 176 homes on the market in Calabasas. This translates into about an eleven months supply of inventory. Its a buyers market for sure! Although the average price dropped about 20% compared to last Januarys prices it looks like Februarys numbers will be better. There are currently 19 properties in escrow and several of these are over $2,000,000.
|
|
Jan. 2006 |
Jan. 2007 |
Jan. 2008 |
# Change from 2007 |
% Change from 2007 |
| Closed Escrows | 27 | 26 | 16 | -10 | 38.462 % |
| Avg. Sale Price | $1,302,620 |
$1,366,307 | $1,086,820 | -279,487 | 20.456 % |
The rain has finally stopped and buyers are out in full force. I have been swamped by buyer calls ready to buy, and theyre looking for “deals”. My open houses have seen much more traffic and the skuttle butt among most agents is that they are busy too. I have also had several smart move up buyers list their homes because they understand that if they take a 10 or 15% hit on the sell side, theyll make it up plus on the buy side. I agree with this thinking and Im encouraging buyers in a good financial position not to wait to move up. Its possible now to buy a home in Calabasas Park Estates, Mont Calabasas or even The Oaks for under $2,000,000. Just six months ago this would have been almost impossible.
The good news is if you are a first time home buyer and you want to live in Calabasas you can finally buy a home for under a million dollars. There are several homes in the Mulwood section of Calabasas that are listed in the $700,000 to $800,000 range. This is a wonderful neighborhood and is within walking distance to the elementary, middle and high school. There are even a few bank owned properties. If youre interested in a condo there are several on the market from just under $400,000 to slightly over $500,000. Many of these are within walking distance of the Calabasas Commons.
If you are thinking about selling your home and moving up in Calabasas and want to know how this market will affect your move, call me for an in depth analysis of your sell and buy numbers. Ill help you determine if this is the right time to move up or stay put.
| Address |
Bd |
Bth |
Sty |
Gar |
SqFt |
Yr Blt |
Price |
DOM |
| 4201 Las Virgenes Rd 104 |
2 |
2 |
1 |
2 |
862 |
1992 |
$360,000 |
112 |
| 23401 Park Sorrento 27 |
2 |
2 |
S |
2 |
1,011 |
1973 |
$380,000 |
129 |
| 4612 Park Granada 55 |
3 |
2 |
1 |
2 |
1,326 |
1972 |
$410,000 |
95 |
| 26124 Roymor Dr |
4 |
1.75 |
1 |
2 A |
1,781 |
1964 |
$590,000 |
22 |
| 4339 Oak Glen St |
3 |
2.5 |
2 |
2 A |
1,594 |
1988 |
$595,000 |
153 |
| 26033 Adamor Rd |
4 |
2 |
1 |
2 A |
2,175 |
1965 |
$690,000 |
28 |
| 3747 Eddingham Ave |
3 |
2 |
1 |
2 A |
1,674 |
1971 |
$750,000 |
13 |
| 3424 Stoneridge Ct |
3 |
2.5 |
2 |
2 A |
2,499 |
1990 |
$765,000 |
30 |
| 4212 Park Verdi |
4 |
2.75 |
2 |
3 A |
3,075 |
1989 |
$1,179,000 |
115 |
| 23262 Park Corniche |
4 |
3.5 |
2 |
3 |
2,995 |
1989 |
$1,350,000 |