Posts Tagged ‘Carlsbad Real Estate’

Real Estate Agent Responsibility When Showing Property

Friday, February 10th, 2017

Real estate agents wear many hats – from negotiator to chauffer to therapist, and that’s just for starters. A real estate agent often must take clients by the hand and walk them through the home search or listing process, as well as the subsequent purchase or sale transaction. But there is one thing that agents need to keep in mind during these busy and sometimes emotional times – responsibility for clients.

Responsibility for one’s clients as it relates to agency comes in many forms – some are spelled out in the ethics code (such as the duty to disclose), and some come from law (such as anti-discrimination, personal injury, tort and criminal law). But many situations with clients fall into a gray area when it comes to responsibility. One of those most important is the responsibility to accompany clients when viewing a property. If an agent does not do so there could be legal ramifications, say for example if an injury or property damage occurs.

Here are some tips to use when showing property to keep you and your clients out of harm’s way and avoid potential legal action:

1. Never let clients visit a property alone. While this seems obvious to many of us, I have read stories of agents giving clients one day lockbox codes or passing along entry instructions. As the representative of your clients you need to understand that this action can land you in hot water – unless you have been authorized by the property owners in writing to allow your clients to enter on their own (and I still would never allow that). Let’s just say there are a handful of legal issues here – from trespassing to other issues of someone gets injured or breaks something, or leaves a door/window open which could allow a thief to access the property.

2. Make sure you stay with your clients as they tour a property. Again, if you allow your clients to wander off it could cause problems. If it is a large property you especially need to stick with your touring clients. Make sure you and they have access to all areas of the property. If your clients have small children and there are potential hazards (steep or dangerous areas or animals, for example), make sure your clients do not wander off alone without permission and without you at their side.

3. Ask the owner or listing agent if you are allowed to access areas about which you are unsure. If there is a part of the property that you are not sure about, ask the listing agent or owner if you have permission to explore there. For example, a guest home, separate structure or animal pen, or flowing water. Oftentimes a listing agent will specify whether such areas are able to be viewed, but if not don’t ever assume.

The bottom line is that if your clients are not in your presence while touring a property, they could end up creating problems or suffering injuries to themselves or their property. If they were being careless and wandering around without permission, they likely will not have rights to recover for injuries suffered. Make sure to establish this right off the bat in order to protect yourself and your clients.

 

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Still on the Fence? U.S. Home Prices are Still Rising

Tuesday, January 31st, 2017

The new housing report was released yesterday by Case-Shiller, indicating that U.S. home prices are still rising. Of course this is really area dependent, but if you are a potential buyer or seller you might feel worried, and justifiably so. Keep reading for important information and advice.

The report covers major metropolitan cities and states that prices in these areas rose by 5.27% in November – above expectations of economists, and also up from the previous month of 5.1%. What does this mean for buyers and sellers? Let’s take a look at some important considerations.

Local markets: Of course these studies are general and tend to focus on big cities, so it is important that you contact an experienced real estate agent in your local market to see what is going on in the area. But, the thing to take away from this data is that prices are not easing up. Combine that with the next factor…

Inventory is still very low: Again, your local market must be studied to get an accurate glimpse and set expectations (your real estate agent can help with this), but using my local North San Diego market as an example I know that this is painfully true. I have buyers who simply cannot find homes, and multiple offer situations in some categories – like properties under $600,000 – are still the norm. With low inventory and prices staying put or rising, a buyer does not benefit from waiting to purchase, especially considering the next factor…

Springtime is coming: Traditionally the “hot” season for housing, spring and summer are just around the corner. But in my view we are already in the heat of things. Hopefully more inventory will pop up as we head into that “busy” season, but honestly I think the entire last year and especially this Fall and Winter, can be considered busy in housing – at least here in San Diego. Waiting until Spring could put buyers in even more of a quandry, bringing an  increase in the buyer pool: more competition can drive prices up again.

The National Home Price Index also rose by 5.6% annually – up from 5.5% the previous month. High demand is causing these prices to continue on an upward trend. It is important to note, as some doubters or “bubble-talkers” as I call them, may believe, that these trends are NOT similar to those that occurred prior to the last housing crisis in the early 2000s.

How is this market different than that prior to the last crash?

1. Factors driving prices are not the same. Prior to the crash people were driven by speculation and anticipation of growth. Instead, healthy market factors like a strong job market and low mortgage rates are driving this market.

2. Lending is stricter. Lending requirements are not as loose as they were during the time prior to the last housing crash, so not everyone can qualify for a loan.

3. Demand is high but supply is not. Prior to the last market crash, there is a much lower supply of inventory in most areas. It is not so easy to find property to purchase. Many would-be sellers are afraid to sell, as they don’t know where they will move if there is such low supply and so much demand – so it’s a great time to be a seller if you have the time to wait it out on a subsequent purchase.

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The moral of all this information is that if you are a potential seller you are in a great position. But if you have to buy after selling you need to have a “plan B” in place – e.g. stay in a furnished month to month apartment or temporarily move in with a relative or friend will put these people in ideal situations to sell and wait for the right home. But buyers have it a bit tougher – the best advice I can give is to BE PREPARED. Get preapproved, start looking at everything in your price range and desired area – even those homes that may not be as upgraded as you like or in the exact neighborhood you wanted. Do your homework and be ready to pounce once you find that “right” home.

 

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2017 San Diego Real Estate Market Predictions

Wednesday, December 21st, 2016

If you are like me you are surprised we are at the end of the year already, but the good news is that the real estate market fared well this year, and will likely continue to do so in 2017. Here are my annual predictions for the market, at least here in San Diego County: index

1.  Home inventory will remain low. Due to a combination of factors – rising interest rates, expenses of moving up and difficulty of finding replacement housing, many potential home sellers will likely choose to remain where they are and not sell. This trend defined the market in 2016 and I believe it will continue. Until Americans see how the new President will affect the market I am betting on this.

2.  Prices will stabilize for the most part. 2016 saw prices still rising slightly in some areas, and higher in others (especially in summer months), but for the most part things seem to be leveling off. I think we will return to “normal” annual price appreciations of 5-7%. Of course this is always area-dependent so check with your local realtor for market statistics and area comparables.

3.  Market times will decrease or remain low for desirable homes. Due to the continuation of lower inventory levels I believe we will see desirable homes sell quickly. But I also think that buyers are very savvy and will not pay crazy high prices either – although in a multiple offer situation you never know.

4.  First time buyers could have a difficult time with competition. As interest rates rise, inventory levels decrease (or remain low) and prices remain high, many first time home buyers may find themselves in challenging situations when looking for homes to purchase. Competition will also factor in, especially in areas where there is an influx of repeat homebuyers who are moving up and are well qualified (with large downpayments). My advice is for those first time buyers to get preapproved and start looking now. Click here to read more on how to “win” that home you want.

5.  Interest rates will rise. This is inevitable and we have already seen the beginning of the end of the lowest interest rates in history. The new administration will also play a role in the interest rate rise as economic goals fluctuate.

The bottom line is that I believe the housing market will do well in the coming year. I do not predict any “bubbles” as some (very few) have done. I think here in San Diego County our market is strong and will continue to be as we head into 2017.

As I always say, if you are thinking of buying or selling in the future you need to do your homework and start early – even a year is not too early. Study the markets, visit homes for sale, get to know inventory, neighborhoods and floorplans. Talk to a mortgage professional and plan ahead. Find a great local real estate agent and let him or her keep you informed so you are ready to go when the time is right. Be prepared and have a wonderful new year!

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New Beach-Close Carlsbad Listing: 824 Okra Court

Friday, October 21st, 2016

This wonderfully upgraded Sea Cliff home is located on a cul de sac with views of the lake and pool area. 2 Master suites plus an optional third bedroom downstairs provide ample living space, and the private backyard patio offers fruit trees and tranquil views. Upgrades include granite counters, stainless appliances, travertine flooring, designer carpeting upstairs, new fixtures, remodeled fireplace and bathrooms, new water heater, epoxy flooring in garage, air conditioning, custom paint throughout, and more. 8_8424857_79462_ea-79462-108

Features include:

  • 1681 SF, 2 bedrooms + optional bedroom, 3 bathrooms
  • Patio views to lake and pool/spa
  • Quiet cul de sac location
  • Upgraded kitchen with granite counters
  • Stainless appliances (refrigerator included with sale)
  • 11_8424867_79462_ea-79462-111Travertine flooring downstairs
  • Designer carpeting on stairs and second floor
  • Dual master suites and a third optional bedroom downstairs
  • New lighting and fixtures throughout
  • Remodeled bathrooms
  • Custom paint throughout, wide baseboards
  • 2 car garage with epoxy flooring and built-in storage
  • New water heater
  • New washer and dryer (included)
  • Air conditioning 16_8424872_79462_ea-79462-116
  • High ceilings
  • Gated community
  • Community pools and spas, tennis courts, clubhouse, lakes, walking paths
  • Less than a mile to the beach
  • Stroll to shopping, dining at Poinsettia Village Center
  • Carlsbad School District
  • Low HOAs, no mello roos

Sea Cliff is one of Carlsbad’s secret havens: a gated community with tree-lined walking paths, lakes and ponds, tennis courts, pools and hot tubs, gazebos, places to sit and enjoy nature, plus a fully equipped clubhouse where there is always something going on. Located only 1 mile from the beach, and moments to shopping, dining and entertainment in sunny Carlsbad, North San Diego.

For more photos, information or to schedule a showing, click here or contact agent Rachel LaMar at 760-310-9466. LaMar Real Estate. BRE# 01993682

1_8424849_79462_ea-79462-101 3_8424850_79462_ea-79462-103 5_8424856_79462_ea-79462-105 gate

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New Listing: Upgraded Seaport Home with Large Yard

Wednesday, August 3rd, 2016

Welcome to 7205 Mimosa Drive in Carlsbad, offered at $839,000.

If you never thought you could fall in love with a home, wait until you see this one. This spectacularly upgraded home is where memories will be made, friends and families will gather, and long lazy days will be spent in the impeccably landscaped pool-sized backyard with ocean breezes and peek views of the stunning Batiquitos Lagoon. Lovingly updated with top of the line materials, gorgeous kitchen and fabulous loft with view balcony. 45_8337111_76698_bpo-76698-145

Enjoy distressed wood plank flooring, custom paint, new windows and doors, incredible chef kitchen with granite counters, custom cabinetry and stainless appliances. Updated bathrooms with extended Italian porcelain shower in the master bath, upgraded fixtures throughout, crown molding in bedrooms, cedar plank master closet, enormous rectangular yard with room for large pool, raised patio, putting green, vegetable garden and lagoon views from deck. RV parking, storage shed and large patio off the kitchen for entertaining. Huge bright and open loft upstairs with ocean and lagoon peek from electronic Sunsetter covered balcony, room off of loft – playroom, office, den, or add closet for another bedroom. Newer roof, garage storage and workbench, ceiling fans, and whole house wiring. Adjacent to Batiquitos Lagoon trails, and short stroll to shopping, dining, grocery store, library, movies and more. Carlsbad schools – blocks to Aviara Oaks Elementary and Aviara Middle School. Great neighborhood with NO HOAs or mello roos. Moment to beaches…come live the Carlsbad lifestyle.

8_8337072_76698_bpo-76698-108Features include:

– 3 bedrooms plus 1 optional, 2 baths, 1653 square feet

– Distressed wide plank wood flooring

– New windows and doors throughout

– Gorgeous kitchen with granite, stainless appliances, custom cabinetry, raised ceiling,

movable island counter, added window and updated fixtures

– Crown molding in bedrooms, plantation shutters

– Lovely master suite with French doors to the yard, cedar plank built-in closet

– Italian porcelain extended shower in master bathroom

– Upgraded fixtures and custom paint throughout 25_8337089_76698_bpo-76698-125

– Pool-sized yard: raised deck with lagoon views, putting green, vegetable garden,

storage shed and large patio off kitchen

– RV parking

– Big, bright, open loft upstairs with ocean peek view balcony, Sunsetter electronic shade

and recently redone deck

– Room off loft – office, playroom, den, or add closet for another bedroom

– Newer roof (8 years old)

19_8337083_76698_bpo-76698-119– Garage laundry area, storage and workbench

– Fans

– No HOA or mello roos

– Adjacent to Batiquitos Lagoon and trails

– Carlsbad schools – Aviara Oaks Elementary and Middle Schools are blocks away

– Stroll to shopping, dining, movies, coffee, grocery store, library and more

– Moments to beaches, transportation and everything Carlsbad has to offer

For more information and photos click here. Call Broker Rachel LaMar with questions or to schedule a showing at 760-310-9466. MLS# 160042727. OPEN SUNDAY, 8/7 1-4:00 PM

 

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New Exquisite Luxury View Listing in Carlsbad

Thursday, June 9th, 2016

Welcome to 1628 New Crest Court in Carlsbad, Offered at $1,479,000. 6_8268498_74484_EA-74484-104

Pure luxury abounds in this exquisite new construction Carlsbad home, situated on the end of a cul de sac with gorgeous easterly sunrise, canyon and mountain views, and only minutes to the beach. This stunning home has it all, with impeccable attention to detail – hardwood flooring, plantation shutters, stainless top of the line appliances, silk granite and quartz counters, French doors, complete landscaping, and much more, on an 8800+ square foot view lot that is adjacent to open space.

7_8268495_74484_EA-74484-105Features include:

– 5 Bedrooms (one downstairs), 4.5 baths, 4234 square feet

– 8816 square foot private lot

– End of cul-de-sac view lot – canyon and mountain easterly views

– Open floorplan with 9-10 foot high ceilings throughout

– Hardwood flooring downstairs and designer carpeting upstairs

– Enormous kitchen with oversized satin finished granite island

– Quartz kitchen counters and custom full-height tiled backsplash

– Satin white cabinetry with soft close in kitchen

– Stainless Dacor (Bosch-quality) appliances, including 3 ovens and 6-burner stove

– Butler pantry, large walk-in storage pantry and breakfast nook 30_8269020_744841_EA-74484-120

– Spacious family room with fireplace and folding doors to bring the outdoors inside

– Master & powder bath Marble countertops with tile and wood floors

– Cultured marble and tile backsplash in laundry room, and all other baths

– Outdoor covered loggia

– Upgraded fixtures and lighting

– Downstairs bedroom and bathroom with French doors

– Recessed lighting in all rooms

– Instant water heating in Kitchen and Master bathroom

– Rannai tankless water heaters

34_8269022_744841_EA-74484-122– Plantation shutters and vertical blinds

– Heat & Glo Fireplace

– Goodman A/C

– Lift master garage door openers

– Rainbird sprinkler system with auto humidity control

– Master bedroom balcony and Juliet balcony in front

– Mission Drywall Texture

– Front courtyard

– Fully landscaped and hardscaped

– Carlsbad Unified School District

– Close to shopping, dining, parks, beaches and highways

For more information and photos please click here. Or call agent Rachel LaMar for a private showing at 760-310-9466.

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Stunning Carlsbad Cul-de-Sac Home For Sale

Friday, June 3rd, 2016

Welcome to 1734 Cereus Court in Carlsbad! Offered at $889,000, this gorgeous 1869 square foot, 4 bedroom, 3 bath home sits on an almost 9000 square foot lot adjacent to the Batiquitos Lagoon. 3_8260614_74505_EA-74505-103

Upgraded and TURN-KEY and located in the coveted Seaport neighborhood of South Carlsbad, this home is the epitome of the Carlsbad lifestyle. Remodeled throughout with custom cabinetry, granite counters, stainless appliances, double oven, large kitchen island, hardwood flooring, custom paint, new windows and doors throughout, Plantation shutters. Single story living plus large loft and master suite upstairs. Spacious, private backyard with built-in kitchen and huge seating counter, hot tub and lovely garden, and much more!

12_8260621_74505_EA-74505-112• Upgraded kitchen with granite counters, custom fixtures, large island and skylight

• Top of the line stainless appliances including large refrigerator and double oven

• Hardwood flooring and custom tile

• Newer doors and windows throughout, including French doors

• Stunning travertine tile bathrooms

• Venetian plaster walls

• Custom paint throughout 9_8260622_74505_EA-74505-109

• Plantation shutters

• Large yard with built-in BBQ and seating area, hot tub, garden

• Gated front courtyard with fountain

• Enormous upstairs loft and second master suite addition

• Reverse osmosis system

• Downstairs master converted to granny flat with bath, kitchenette (easy to convert to interior bedroom)

33_8260632_74505_EA-74505-133• RV parking

• Carlsbad School District

• Close to shopping, dining, movies, post office, schools, parks, resorts, beaches

• No HOAs or mello roos!

For more information please click here. To schedule a showing please contact broker Rachel LaMar at 760-310-9466. CA BRE Lic # 01399682

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6 Types of Monkey Business Going on in Real Estate Now

Monday, May 23rd, 2016

If you are a real estate agent or a home buyer you may notice that the market is obviously low on inventory right now. Being that it is the “selling season” of Spring/Summer, and since there are a lot of buyers out there looking at homes, there are many situations involving multiple counter offers and homes selling for well over asking price…all great if you are a seller. However, there are also some fishy things going on out there and it is frustrating to agents and their buyers. th

Let’s take a look at what is happening:

1. Homes listed well over comparable value. Many, and I mean a LOT, of homes in North San Diego are being listed over market value – some slightly and some way over. Buyers, who normally would avoid such homes until the price drops, are flocking to them and making offers anyway. No one seems concerned that the home likely will not appraise, and if one buyer walks there are many more who will step right in. This is pricing out first time homeowners and bringing prices up…you may think the latter is good, but it is dangerous because such inflation could create problems for the market – especially when there are many buyers who have incomes that will price them out of neighborhoods they should have been able to afford had prices reflected comparable sold values.

2. Many sellers are taking a long time to respond to offers – even very strong ones. If a buyer makes a very strong offer over asking price, many listing agents are waiting for 4 or 5 days to even respond, during which time they collect more offers. Many then submit multiple counter offers to all bidders asking for the best and highest price. This prices many potential buyers out of the running, and most already submitted an offer slightly over their budget.

3. Sellers are refusing to make repairs or pay for reports. In a seller’s market the seller knows s/he is in the driver’s seat, and many sellers are countering back stating the home is sold as is, and that they will make no repairs and pay for no reports – like termite reports. They want the cleanest offers possible with the least amount of money out of pocket. This means the buyer can get stuck with multiple repairs, termite work, etc. If the buyer is already paying top dollar for the home, s/he has to make sure those things are affordable. No one wants to see a new foreclosure wave hit in a few years.

4. Appraisals are not coming in at contract value – but that is not deterring sales. I have not had problems with appraisals on listings (I don’t market properties in the “insane” price category), but have heard from many agents who have. Even if the home does not appraise at contract value, there are plenty of buyers who are willing to pay the difference in cash if sellers will not negotiate prices down to the appraised value. They feel that is the only way to secure a home purchase in these crazy times. Does this sound like 2003/2004 – “pre-crash” – to anyone else besides me?

5. Overly aggressive listing agents seem to be multiplying, and they are not being cooperative. There are many listing agents who are ruthless and even rude. They don’t care that your buyers love the home and have been looking in that neighborhood for a long time, or that they wrote a very strong offer and submitted it first. To these agents, it’s all about playing the game and finding the highest bidder. Some agents do not return calls and emails, and some violate the Realtor code of ethics – a few may even commit fraud. It is extremely frustrating for buyer’s agents, who are trying to find a home for their well-qualified buyers.

6. Pocket listings and homes listed “off the MLS” are increasing. Many agents are marketing their listings on third party sites like Zillow, and not placing them on the MLS – the cooperative tool used by Realtors to benefit all parties looking in particular areas/price ranges. While it is their right to do so, it makes a problem for buyer’s agents whose clients may see these listings and want to visit them – but when their agent calls the listing agent to make an appointment she is often told that the seller is not paying a commission to buyers’ agents. Imagine you have been helping your buyers for months to find a home and now you cannot show them this one home because the broker will not cooperate with your broker. It puts buyer’s agents – who play an imperative role in protecting buyer’s rights – in a very sticky situation. You may ask why listing agents do this: the answer is so they can find buyers who will work with them, thus saving the seller from paying out a commission to the buyer’s agent. Hopefully the California Supreme Court will soon put an end to double ending sales and this will no longer be a problem.

I am a bit concerned and hope that we are not heading into trouble in the real estate market. I hope that agents keep in mind the spirit of cooperation that is inherent in our business – we all need to work together and be fair. If we do not then buyers and sellers will not be protected from future lawsuits, and many people will be priced out of the housing market – which could cause a domino effect with local economies and eventually the US economy.

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Just Listed: Model-Perfect Carlsbad Townhome

Thursday, April 21st, 2016

Welcome to 4102 Karst Road!

Offered at $495,000 1_8201474_72550_EA-72550-101

Absolutely immaculate tri-level Carlsbad townhome in Mystic Point – shows like a model with soaring ceilings and natural light everywhere. Granite kitchen with stainless appliances, crown molding, custom paint, beautiful tile and upgraded carpeting in bedrooms. Separate office/den/playroom with balcony. Attached 2 car epoxy garage, community pool/spa and tot lot, and steps to Calavera Hills nature preserve and trails. 5_8201470_72550_EA-72550-105

Features include:

  • 2 bedrooms plus office, 1341 square feet
  • Gorgeous white cabinet kitchen with dark brown/black granite counters
  • Stainless appliances
  • Custom paint throughout
  • Crown molding
  • Cathedral ceilings
  • Large tile flooring and upgraded carpeting
  • Extra sink adjoins bathroom in downstairs bedroom
  • Ceiling fans
  • 13_8201473_72550_EA-72550-113Air conditioning
  • 2 car garage with epoxy flooring and built in storage, laundry area
  • Community pool, spa, BBQ and play area
  • Steps to Calavera Hills nature preserve and trails
  • Carlsbad schools
  • Close to shopping, dining, beaches, schools and parks

For more photos and information please click here. To schedule a showing please call Broker Rachel LaMar at 760-310-9466. MLS #160021250

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Fabulous Carlsbad Home Open Today 1-4:00

Sunday, January 10th, 2016

1415 Coral Way, Carlsbad CA 92011 44_8074916_68779_EA-68779-101

Offered at $749,000

Ocean breeze Carlsbad cul-de-sac home, 2 miles from beach and world-class shopping/dining! Fantastic floor plan lives like a single story with a downstairs master suite, 2 bedrooms and large loft upstairs. Living/dining room combo with beautiful hardwood flooring and high ceilings, spacious family room with built-in surround sound system, fireplace and media nook, open kitchen with center island and breakfast area. Gated community with pool, spas, parks and RV lot, low maintenance yard, AC, alarm, low HOAs, no mello roos, Carlsbad schools…and priced to sell. Stop by – open today from 1:00-4:00.

For more photos, virtual tour and information click here, or call Rachel LaMar at 760-310-9466

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