JULY 23, 2018 ISSUE | MBJGUAM.COM
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Properties to love
Tamuning treasure The right stuff Choosing a ladder for any task
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Home grown A succulent affair
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The Doctor is in The in’s and out’s of finding the perfect paint
t INDEX PROPERTIES TO LOVE....................................................5 THE RIGHT STUFF...........................................................6 HOME GROWN.................................................................8 THE DOCTOR IS IN.........................................................12 MARKET WATCH............................................................14 NEED TO KNOW.............................................................16
This beautiful home in Talo Verde Estates is the perfect oasis and spot for entertaining. Photo by Nicole B. Benavente
PROPERTIES TO LOVE
THE REAL ESTATE JOURNAL
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THE SKINNY
TAMUNING, $4,450/MO.
Inside • 3 bedrooms, 3 bathrooms • His and hers walk-in closets • Two large living areas and a sizeable upstairs landing • 2,592 square feet of living space Outside • Just minutes away from beaches, restaurants and shops • Right across from a three-acre park with a barbeque area • Large backyard • Lot size: 9,687 square feet What’s cool • Centrally located in the heart of Tamuning • Secured entry, a swimming pool, playground and tennis court make this the perfect place to entertain friends and family How to make this your own (quickly) Contact: Century 21 Realty Management Co. Call: 647-5003 Email: remco@guam.net
The nicely laid out kitchen flows into one of the living spaces.
The grand staircase leads from the second living area to the second floor landing.
Catch views from any of the four balconies.
The master bath showcases a large tub for relaxation.
Photos by Nicole B. Benavente
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THE RIGHT STUFF | L ADDERS
THE REAL ESTATE JOURNAL
Scaling new heights Step ladders, extension ladders and multi-position ladders — each type will help you accomplish certain tasks better than others. There are four steps to choosing the ladder that’s right for you, says Joseph “Jun” Quintanilla, supervisor of lumber and building materials at Home Depot Guam. First, you want to determine what type of work you’ll be doing. “If you’re doing work that has you going onto your roof, for example, an extension ladder would be perfect,” Quintanilla said. For painting projects and repairs, A-frame step ladders will do the trick. Their compact design also makes them easy to store within a home. Once you’ve determined the scope of work you’ll be doing, consider the height of the ladder. “Our ladders show what the
This aluminum multi-position ladder by Gorilla Ladders has a maximum reach of 14 feet and a 375-pound load capacity. . Photo courtesy of Home Depot
The six-foot fiberglass step ladder by Werner is a popular buy because of its high load capacity and safety in electrical work.
The six-foot aluminum step ladder by Werner is perfect for painting and repair projects.
Photo courtesy of Home Depot
Photo courtesy of Guam Home Center
THE RIGHT STUFF | L ADDERS
THE REAL ESTATE JOURNAL
maximum reach is, assuming that the person using it is of average height — five-foot six or five-foot seven,” said James Garcia, supervisor of hardware at Home Depot Guam. Thirdly, consider how much weight the ladder should hold. A ladder used in painting projects won’t need a high weight capacity, because you won’t be transferring weight to high levels. However, for a building project involving wood or metal, or any kind of heavy lifting, opt for a ladder with a high weight capacity. Lastly, but certainly not least, select a ladder material. Aluminum ladders are popular because they are lighter and usually cheaper. However, there is one big caveat. “The people that should not use aluminum ladders are electricians,” Garcia said. Fiberglass ladders, on the other hand, are safe for electrical work and are able to handle projects with both light and heavy materials. Mike Wu, general manager at Guam Home Center, said choosing a ladder is not just about what you like or don’t like but, most importantly, it’s about safety. “Having the right ladder for the job is the safest way to complete any task,” Wu said. “Using the wrong ladder is very dangerous and can lead to people injuring themselves.” Joshua R. Howard, tool supervisor at Guam Home Center, recommended fiberglass ladders since they are safer and hold more weight. Benson Guam carries a large assortment of ladders — from long extension ladders for commercial projects to step ladders for everyday indoor tasks. Edmund A. Lingal and Aprile R. Dalmacio, sales representatives at Benson Guam, said one-, two- and three-step step stools are popular buys and very useful within a home. Benson Guam’s step stools come in various materials such as plastic, aluminum and resin. p
Choosing the right ladder includes considering the type, height and weight of work as well as the material of the ladder to assure safety.
Photo courtesy of Home Depot
With telescoping adjustable heights, this ladder can be used as an extension ladder, double-sided twin step ladder, 90foot ladder and a stairway step ladder.
Made of metal and resin with a load capacity of 200 pounds, this three-step folding step stool by COSCO is great for indoor tasks. Photo courtesy of Benson Guam
Photo courtesy of Home Depot
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HOME GROWN
THE REAL ESTATE JOURNAL
Leaf it to nature One of the easiest and most effective ways to decorate a room is with green plants. With their bold colors, diverse forms and telltale thick leaves, succulents are one of the most varied and popular types of indoor plants. The small and easy-to-care-for plants have long enhanced home gardens, but in recent years they have sprung up in nurseries and home goods stores on Guam with renewed popularity. There are so many varieties of succulents — it is sometimes overwhelming. Yet, not every variety is strong enough to survive in Guam’s climate. Hannah A. Abid, assistant manager at GPF Corp., says GPF is constantly bringing in new varieties of succulents to test which ones do well on Guam. Echeveria succulents — recognized for their soft, rosette leaves — are one of most sensitive kinds of succulents that require more care
and attention than others. “Echeverias can be tricky,” Abid said. “They do not like Guam’s weather, particularly the humidity, and they can be easily overwatered.” One thing echeverias definitely need is bright light. Haworthias, on the other hand, are great low-light succulents best suited for offices and other spaces devoid of sunlight. Their hard, green leaves are fairly resilient in a humid climate. Cacti also thrive on Guam, as long as they are kept near a window for bright light, Abid said. “Many of the varieties of succulents we have are the staples — the ones that have stood the test of time,” she told the Journal. Other varieties of succulents that Abid has seen do well on Guam are, morning beauties, gasteraloe, portulacaria — often called elephant bush, African jade or variegated jade — donkey’s tail and sedums. p
This GPF Corp. arrangement includes a golden sedum, moon cactus and sempervivum.
Opuntia microdasys “bunny ears” can be easily reproduced by breaking off a head, letting it dry and then replanting it in soil to take root.
Photos by Nicole B. Benavente
THE REAL ESTATE JOURNAL
HOME GROWN
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Echeverias come in many varieties such as “blue ruffle,” “morning beauty,” “allegra” and “fleur blanc.” Photo by Nicole B. Benavente
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THE DOCTOR IS IN
THE REAL ESTATE JOURNAL
Choosing interior and exterior paints If you’re looking to give your house a fresh and updated look, painting is one of the easiest ways to get started. However, before you Castro begin on the kitchen cabinets or the front door, there are a few important details about paint that’ll help your next project go smoothly and provide a final result that you’ll be proud of. First, determine if you’ll be painting the interior or exterior of your house. Rick M. Castro, sales representative with Behr Paint, said that it’s important to ask what area of the house will be painted because it determines what kind of finish you should go for. There are typically three finishes of interior and exterior paints — flat, satin and semi-gloss. Eggshell is a fourth, interior low-luster finish. The first key difference between paint finishes is wipe-ability versus scrub-ability. “Flat is the most porous of all the finishes. It’s essentially a sponge, which means it stains easier. But there is a benefit to flat finishes —
the surface can be scrubbed. If you scrub a semi-gloss finish, the area will appear dull in comparison to the rest of the surface. An eggshell Borja finish allows the surface to be wipeable without the shininess of satin or semi-gloss,” Castro said. Castro recommends using a flat finish in high-traffic areas, such as living rooms and hallways where people are more likely to scuff the walls. “You’re able to take a scrub brush to a flat finish and for it to look like [the scuff] was never there at all. You don’t have that ability with a finished surface,” he said. If you’re painting a bathroom, kitchen or any other room with moisture, you’ll want paint with a finish so that moisture and grease don’t stick, Castro told the Journal. Paints with a finish contain a sheen that protects against dirt and stains, which is why Castro also recommends them for doors. People touch doors more often than other areas of the house, so they have a higher chance of staining.
The second difference between paint finishes is how they hide or highlight surface imperfections. A flat finish masks the visibility of surface imperfections, while a semi-gloss finish — because of how it reflects light — heightens them. Because most ceilings on Guam have a rough surface, Castro recommends a flat finish to diminish the appearance of their uneven texture. Choosing paint for outside is a little simpler. They mainly come in two finishes — flat and semi-gloss. “When you use a semi-gloss, there is less maintenance than there is with a flat finish, but the visibility of surface imperfections will be high. With a flat finish, you’ll barely see imperfections at all,” he said. However, with improved technology, there are several higher grades of flat paint that are easier to clean but still have the aesthetic you might be looking for, said Eric F. Borja, supervisor at Rainbow Paint Supply. Before you begin painting outside, Borja said it’s important that you prep the surface of the walls. “Every project has three elements — preparation, application and maintenance. These three steps will ensure that your painting projects last over time,” he told the Journal. When painting the exterior of a new home that hasn’t been painted
before, it’s important to clean the surface with an acid wash. Acid wash not only secures the concrete but also prevents chalkiness and cleanses the powdery surface of the walls. If you are repainting the outside of your house, make sure to water blast, scrape the surface and clean with soap and water. There are many paints marketed as paint and primer in one, but Borja said they always recommend using a primer separate from the paint. Consumers can often expect too much performance out of one product and, as a result, they do not prep the surface of their walls well enough. “We try to explain things well so that our customers can make educated decisions,” he said. The color and formula of paint also makes a difference in how well it will hold up over time. Generally speaking, yellows and reds tend to fade quicker than other colors since they contain a compound that breaks down quickly in Guam’s sunny environment, Borja said. In the end, choosing the right paint for your home project is mainly about what’s important to you. “It really comes down to finding out what’s important to customers and what they would like to see out of the performance of their paint,” Castro said. p
Paint with a semi-gloss finish prevents moisture and grease from sticking to the surface — making it great for bathrooms and kitchens.
Exterior paints contain additives that combat outdoor elements such as sunlight, moisture, dirt and wind.
Photos courtesy of Home Depot
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MARKET WATC H
THE REAL ESTATE JOURNAL
Keep your eye on the ball BY SISKA S. HUTAPEA Despite the shortage in supply, Guam residential sales continue strong on the second quarter of 2018 in volume and number of transactions. The second quarter 2018 sales reflect 309 sales, the highest in the last three years. In sales volume, the second quarter also reflects by far the highest quarterly volume in the last three years at $86 million. The pressure of limited supply pushes the quarterly median price to the highest at $250,000; with median price for a single family reaching $279,000. What’s selling in 2018? The single family dwelling sold ranges from a $72,900, 640-squarefoot fixer upper in Talofofo to a $1.4 million, 5,400-square-foot Tamuning house with pool, gourmet kitchen, landscaping and fenced yard. The condominium units sold range from a $25,000, 440-squarefoot one bedroom leasehold condominium in Mangilao to an $820,000, 2,444-square-foot condo in interior Tumon. Notably, modern design, light grey walls, white trim, white cabinets and bright colors are the things that attract buyers. Who’s buying? On the high end, a telecommunication executive who just moved on island acquiring a resident for $930,000 and a local doctor upgrading a residence by acquiring a house in Tamuning. Off-island investors are banking on subsidized tenants and local investors with the same intentions. Where’s the opportunity? With the increase in prices and the return of H-2 workers, albeit only for military related projects, residential development is again appealing to various investors. Pressure in price is apparent in the $300,000 to $400,000 categories. This price point typically caters to a U.S. Department of Veterans Affairs loan, where the monthly payment is typically based on the current Overseas Housing Allowance. We’ve seen newer units or units in desirable neighborhoods jump in prices from the low $300,000’s to the high $300,000’s and into the mid- $400,000’s. Interestingly, units above $750,000 are also flying off the shelves. What are the risks? The majority of the risks are external, including an interest rate hike, changes in the military buildup, changes in the subsidized rental policy and the policy on H-2 workers which has halted the new residential supply in the past years. p
Guam residential sales — sales by quarter
Guam residential sales — sales volume by quarter (in millions)
Guam residential median prices by quarter
Charts provided by Cornerstone Valuation Guam Inc.
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NEED TO KNOW | LOCO MOCO
Guam artwork options for your home In our digital age, we can buy artwork and décor from virtually anywhere in the world at any time. With the excitement of new buying possibilities, Guam natives might have forgotten the many reasons local art is so special. Local art tells unique stories that hold power. Holding special sentiment for everyone who has called Guam home, and depicts the island way of life, as well as Guam’s unique natural environment. In short, it captures the culture, history and beauty of the island. In the past, local art was not the exception, but rather the reality. Now, local art can be found many places on island, but one woman who specifically aims to make local art more of a reality is Amy Selk, owner of Framed Etc. Selk opened her shop in November 2002 to give local artisans
THE REAL ESTATE JOURNAL
“The banana leaf”; Judy Flores; print; 23”x23”; $65.
a place to showcase their work to potential buyers. She has just one criterion for the paintings, prints, carvings and other gifts Framed Etc. sells — that the products are made on Guam. Guam natives can support local artisans and enjoy their artwork no matter the size of their budget. For those looking to make an investment in a piece for their home or business, Framed Etc. carries original paintings by Judy Flores and other local artists starting at $800. “People like the prestige, value and sentiment of an original piece,” Selk said. “But selling originals has slowed down in the current state of the economy.” For individuals looking to decorate their homes with local art on a tighter budget, Framed Etc. also continued on page 18
“Fishing Inarajan Bay”; Judy Flores; print; 20”x24”; $65.
Photos by Nicole B. Benavente
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NEED TO KNOW | LOCO MOCO
THE REAL ESTATE JOURNAL
PUBLISHER Maureen N. Maratita BUSINESS EDITOR Meghan Hickey LIFESTYLE EDITOR Lara O. Neuman Jesse C. Babauta CONTENT COORDINATOR Nicole B. Benavente CREATIVE DEPARTMENT SUPERVISOR Vikki Fong DESIGN & PRODUCTION Conrad Calma Keisha Marie Gozum Luisa Joy Castro
“Clownfish”; Gail Rendall; original acrylic; 11”x14”; $150.
GENERAL SALES MANAGER Ken Duenas PRODUCT REPRESENTATIVE Arvie Cipriano ADMINISTRATION Janice Castro Carmelita McClellan Jenalyn Aguon MANAGING DIRECTOR Marcos W. Fong
The Real Estate Journal — July 23, 2018. Entire contents copyrighted 2018 by Glimpses of Guam, Inc. The Real Estate Journal is published monthly by Glimpses of Guam, Inc. 161 US Army Juan C. Fejeran St., Barrigada Heights, Guam 96913. (671) 649-0883; Fax (671) 649-8883. POSTMASTER: Send address changes to Marianas Business Journal, P.O. Box 3191, Hagåtña, Guam 96932. Send e-mail to glimpses@glimpsesofaguam.com. All rights reserved. Subscriptions, 6 months $60 1 year $120. Payment must accompany order. No material may be printed in part or in whole without written permission from the publisher. Printed by Guam Times LLC. In the Northern Mariana Islands, contact Marianas Business Journal at Glimpses of Saipan Inc., 2nd Floor Transpac Business Center, Middle Road, Gualo Rai, Saipan, MP 96950, or call (670) 2357645; Fax (670) 234-1801. Send e-mail to subscriptions@ glimpsesofguam.com.
“Abstract ocean”; Debra Moore; original acrylic flow; 39.75”x30”; $300.
Photos by Nicole B. Benavente
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Glimpses Publications include Guam Business Magazine, Marianas Business Journal, MBJ Life, The Real Estate Journal, Beach Road Magazine, Buenas, Drive Guam Magazine and Pocket Deals. Glimpses of Guam Inc. Mission Statement: To connect people with information.
sells prints starting at $35. When it comes to choosing the piece that’s right for you, it simply comes down to personal preference. “Basically, it’s just about what you like. There aren’t any set rules,” Selk told the Journal. Framed Etc. began nearly 16 years ago selling mainly Judy Flores’s artwork. Flores continues to work in her home studio in Inarajan,
creating pieces of art that depict both the present-day and by-gone Chamorro culture that she has been part of for more than forty years. For most of her artwork, Flores uses a method called batik. The batik process involves painting fabric with melted wax to retain existing color and to screen out successive dye colors. Dyes are layered from light to dark and blend to form new colors. The characteristic veining is a result of dye seeping into cracks
in the wax. The piece is then ironed between papers to remove the wax and washed. You’ll also find art in Framed Etc. made using other methods, such as gyotaku — a traditional Japanese method of printing fish — and acrylic flow. To see these amazing pieces by Flores and other local artists for yourself and find one that’s right for you, visit Framed Etc. along the West O’Brien Drive cliffside in Hagåtña. p