Homes

REAL ESTATE GALLERY REAL ESTATE GALLERY

REAL ESTATE REALITY

By Carl Medford, CRS

Special to the Times GUEST COMMENTARY

Current Market Causing an Uptick in Cancellations

Afew short months ago, buyers were willing to do almost anything to buy a home. Once in contract, the potential of cancelling was virtually nil, especially if all contingencies were removed. In the words of Dinah Shore, “What a difference a day makes.” Today, most offers are accepted with the contingencies intact. If a buyer has any issue with their loan, appraisal or inspections, they can conceivably cancel the contract, get their deposit returned and move on. This fl exibility opens a window for buyers to rethink their potential purchase and, as a result, we are seeing a sharp increase in cancelled contracts as buyers are getting cold feet. Designed to protect buyers, the contingencies built into the residential purchase agreement provide a period of time for buyers to make sure their loan will be OK, the property will appraise at the contract price and a full inspection of the home and related documentation will not reveal issues that could scuttle the deal. In most cases, the loan is not an issue as it is either underwritten prior to getting into contract or has been tentatively approved based on the buyer’s credit information, most of which is unlikely to signifi cantly change during escrow. The appraisal can be a bit more diffi cult, especially since home values are currently declining, making an effective appraisal more diffi cult. If the

Now is a Great Time to buy or sell a house!!

e market has leveled o and there are a lot of opportunities to buy or sell or do a 1031 tax deferred exchange. Tenants get prequali ed and see if you can buy a house instead of paying rent. Build some equity plus get a tax write o . Lots of new lender programs out there.

Call Trish today for more information 510 367-7999

Coldwell Banker Real Estate

Call Trish Radovich: 510-367-7999 / calltrish@comcast.net 21060 Redwood Rd. Ste. 100 • Castro Valley

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home does not appraise at value, the price or terms can be renegotiated or the buyer can back out. The real issue, however, is the inspection contingency because it is the clause used most frequently to cancel a contract. During the contingency time period, the buyer has the right to fully examine all the provided disclosures and reports and, if they desire, conduct their own inspections to verify the condition of the property. If they fi nd anything they do not like, they have the right to renegotiate the contract, ask for repairs or bail out. Since the inspection contingency covers so many things, it gives a buyer a tremendous latitude in fi nding an issue with which to cancel the contract. Potential problems not only include the actual property but can also include external areas such as the neighborhood and more. To help limit the potential of a cancellation, our recommendation is that sellers provide as much detailed information as possible in the disclosure package and provide a full round of inspection reports up front.

Carl Medford is a licensed Realtor with Keller Williams Realty and a licensed general contractor. This article is sponsored by the Central County Marketing Association.

17880 Apricot Way, Castro Valley • $1,280,000 Coming Soon

Located in prime CV location, this single level beauty on an oversized lot has been lovingly cared for. With 3 bedrooms, 2 full bathrooms and over 1900 sq.ft. you will appreciate the generous size of the rooms, great oor plan, and private backyard with lush vegetation, owering plants and fruit trees. Enjoy friendly neighborhood and take advantage of great Castro Valley schools.

Judy Grubb, Realtor The Grubb Team 510-909-2930

Judy@GrubbTeam.com www.TheGrubbTeam.com DRE. #01367593

Each offi ce is independently owned & operated DRE#02029039

Scale Excreting Excessive Amount of Honey Dew dripping

BUZZ BERTOLERO

THE DIRT GARDENER

By Buzz Bertolero

The Dirt Gardener

QWe have a huge magnolia tree next to our driveway that’s infested with scale and also needs pruning. The scale is excreting an excessive amount of sticky honeydew dripping on the driveway and cars. So, we need to do something but do not know what can be done at this time of the year.? Any idea who I should contact?

John 3:16

elling our propert Mention this ad and m listing agent ee will onl be at . Liberty Uy

Real Estate Broker (415) 613-4053

DRE Lic #02084648

RL Dynasty Realty & Dev

www.RLdynasty.com A I would contact an arborist. They’re the industry professionals handling large trees’ care and maintenance. You can fi nd them online or in the phone book. That said, Magnolias can be pruned at this time of the year: however, spring would be a better time to prune just before the fl ush of new growth. Unfortunately, this tree sounds too big for you to spray, so I’d use a professional. I’d get several bids to compare the price to prune and spray the tree. If you could spray, the best treatment is Horticultural Oil applied in the early spring and late August when the insect eggs hatch as crawlers. This is how the problem spreads to other areas of the tree. The oil will smother the active and recently settled crawlers. Next, you could apply Bayer Advanced Tree and Shrub Insect Control. It’s a systemic pesticide applied to the trunk area and absorbed upward into the tree. It kills the scale by contaminating the juices that the scale is feeding on. Protecting a large mature tree takes about three weeks or more, but it will continue to work for a year. So, an annual application will control the problem. Bayer Advanced Tree and Shrub Insect Control is available online at your favorite garden center. an apricot and plum tree that has been removed. The stumps are below the soil surface. If I leave the roots, will I have a problem with shoots growing through the cement and shed floor?

AIt’s not necessary to remove all the roots. You should level the area and remove those roots in the area of the new pads. It will be difficult for roots to penetrate a cement slab as long as it’s poured correctly. I’d be concerned with cracks, especially from earthquakes, so that you might pour a thicker slab than normal. Apricots and plums are budded on the same rootstock that is notorious for suckering, so I’d expect that suckers will appear in the open area beyond the pads. Right now, there isn’t much you can do. You’ll have to wait for new shoots to develop and then spot treat them with a herbicide or remove them manually. Which herbicide you use will depend on where the shoots are and the location of desirable trees and shrubs. I wouldn’t be inclined to spray any herbicide on bare ground as it’s not a very effective control. You’ll need to be persistent as it will be a battle of attrition that you will win.

Buzz Bertolero is an Ad vanced California Certified Nursery Professional. The Dirt Gardener’s website is www.dirtgardener.com, and questions can be sent by email to buzz@dirtgardener.com.

Home sales information is compiled and provided by CalREsource and includes Bedrooms, Square Feet and Year Built when available

CASTRO VALLEY

Total: 10 – Average Price: $1,118,500 High: $1,410,000 – Low: $825,000

18417 Crest Avenue 94546: $825,000 [3 BD - 1,094 SF - 1950 23319 Canyon Terrace Drive 94552: $945,000 [4 BD - 1,607 SF - 1996 19646 Vaughn Avenue 94546: $989,000 [3 BD - 1,452 SF - 1955 3169 Brent Court 94546: $1,051,000 [2 BD - 1,332 SF - 1968 18353 Jill Way 94546: $1,100,000 [3 BD - 1,890 SF - 1960 2427 Stanton Hill Road 94546: $1,155,000 [1 BD - 1,339 SF - 1949 2636 Vegas Avenue 94546: $1,180,000 [3 BD - 1,405 SF - 1948 18522 Madison Avenue 94546: $1,180,000 [3 BD - 1,704 SF - 1952 4908 Beacon Hill Drive 94552: $1,350,000 [4 BD - 2,478 SF - 1965 5278 Proctor Road 94546: $1,410,000 [4 BD - 2,198 SF - 2001

22259 Pearce Street 94541: $380,000 [2 BD - 944 SF - 1904 21367 Gary Drive #16 94546: $483,000 [2 BD - 936 SF - 1961 260 Sunset Boulevard #9 94541: $500,000 [2 BD - 926 SF - 1981 25912 Hayward Boulevard #310 94542: $593,000 [2 BD - 1,203 SF - 1983 21117 Gary Drive #105 94546: $615,000 [3 BD - 1,232 SF - 1980 303 Lansing Way #2 94541: $650,000 [2 BD - 1,019 SF - 1991 727 Oneil Commons 94544: $685,000 [2 BD - 1,333 SF - 2010 937 Blossom Way 94541: $725,000 [2 BD - 850 SF - 1928 27925 Ormond Avenue 94544: $750,000 [3 BD - 1,000 SF - 1954 22861 Kingsford Way 94541: $785,000 [3 BD - 1,333 SF - 2004 22872 Inyo Street 94541: $894,500 [3 BD - 1,101 SF - 1950 325 Saint Andrews Street 94544: $925,000 [3 BD - 1,419 SF - 1955 3835 Oakes Drive 94542: $1,250,000 [3 BD - 2,239 SF - 1966 105 Country Club Drive 94542: $2,400,000 [4 BD - 3,990 SF - 2016

16431 Saratoga Street #206w 94578: $510,000 [2 BD - 962 SF - 1981 400 Davis Street #209 94577: $620,000 [2 BD - 1,671 SF - 1982 1467 168th Avenue 94578: $735,500 [2 BD - 772 SF - 1953 743 Victoria Avenue 94577: $740,000 [1 BD - 858 SF - 1920 834 Frederick Road 94577: $800,000 [3 BD - 912 SF - 1942 452 Olive Street 94578: $825,000 [2 BD - 1,201 SF - 1947 15298 Laverne Drive 94579: $840,000 [3 BD - 1,107 SF - 1957 1493 Pearson Avenue 94577: $850,000 [3 BD - 1,024 SF - 1943 1286 Oberlin Avenue 94579: $950,000 [3 BD - 1,081 SF - 1951 14732 Acacia Street 94579: $990,000 [3 BD - 1,076 SF - 1953 1513 142nd Avenue 94578: $1,024,000 [3 BD - 1,336 SF - 1941 16559 Cowell Street 94578: $1,100,000 [4 BD - 2,040 SF - 1963 123 Harlan Street 94577: $1,200,000 [2 BD - 1,194 SF - 1940 924 Bridge Road 94577: $1,250,000 [3 BD - 1,564 SF - 1938 450 Oakes Boulevard 94577: $1,425,000 [4 BD - 1,813 SF - 1929 914 Lee Avenue 94577: $1,775,000 [2,666 SF - 1927 2824 Halcyon Drive 94578: $2,805,000 [5 BD - 3,792 SF - 1940

Total: 14 – Average Price: $831,107 High: $2,400,000 – Low: $380,000 SAN LEANDRO

Total: 17 – Average Price: $1,084,676 High: $2,805,000 – Low: $510,000 SAN LORENZO

Total: 5 – Average Price: $779,000 High: $950,000 – Low: $580,000

155 Loma Verde Drive #44 94580: $580,000 [2 BD - 1,056 SF - ] 17010 Channel Street 94580: $740,000 [3 BD - 1,050 SF - 1951 15955 Via Pinale 94580: $775,000 [3 BD - 1,000 SF - 1944 15951 Paseo Del Campo 94580: $850,000 [3 BD - 1,480 SF - 1944 1601 Via Toyon 94580: $950,000 [3 BD - 1,078 SF - 1955 1656 Via Lobos 94580: $900,000 [3 BD - 1,465 SF - 1955 17427 Via Carmen 94580: $925,000 [4 BD - 1,559 SF - 1953

AGENTS in ACTION WILL BE FEATURED NEXT WEEK

SAT. & SUN. SEP 10 & 11

CITY SAT SUN ADDRESS PRICE BDR./BA. REALTOR AGENT PHONE

S 1-4 3167 Revere Avenue $1,000,000 4/3 Greg Novak Red Oak Realty 510.472.4770 A 1-4 993 Hoad Street $849,000 3/2 Re/ Max Accord Lovewell Team 510-351-5555

CITY GUIDE

A = SAN LEANDRO • B = BERKELEY • C = CASTRO VALLEY • D = DUBLIN • F = FREMONT • H = HAYWARD L = LIVERMORE • M = MODESTO • S = SHEFFIELD VILLAGE • SLZ = SAN LORENZO • W = WALNUT CREEK • Z=ALAMEDA

All real estate advertised in the Castro Valley Forum is subject to the Federal Fair Housing Act, which makes it illegal to advertise any preference, limitation, or discrimination because of race, color, religion, sex, handicap, marital status, national origin, or intention to make any such preference, limitation or discrimination. The Castro Valley Forum will not knowingly accept any advertisement for real estate that is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.

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