East Bay Moves

2012 Pleasanton Luxury Market Overview

Doug Buenz (Alain Pinel Realtors) — Mon, 25 Mar 2013 20:15:30 -0700

It was a strong year for Pleasanton luxury home sales of single family detached homes ($1 million and above price range) in 2012. Along with the continuous improvement of the lower price range homes, the luxury market also kept up the pace with strong sales activity. The continued recovery of the economy (especially in Silicon Valley and the Social Media hub of the Penninsula and San Francisco), and historically low interest rates resulted in an increase in demand for luxury homes, resulting in a steady improvement in the market throughout the year.

Inventory levels remained low for the entire Pleasanton market, which also includes the luxury homes market. The combination of low inventory and huge demand resulted in price increases of homes, especially for homes in the $1 million to $2 million range. The luxury market is strong especially in Ruby Hill, which has had strong sales and activity lately. Overall, 2013 seems to have a bright outlook for the Pleasanton luxury market.

The median prices of homes for sale in 2012 remained almost the same but the price per square foor has gone up by almost 4%, with sales prices nearer to asking prices than in 2011. Days on the market were low for luxury homes and overall luxury home sales went up 14%, even with an inventory that went down by 25%. (click chart to enlarge).

Median sales price of luxury homes was at $1,370,000, which was $2,500 less than 2011. As seen in the chart below, there have been more sales of luxury homes in the $2 million and above price range in 2012 than in the previous years. which boosted the median sales price. In 2012, average sales price per square foot was $352, which is higher by $13 than in 2011. Luxury homes sold for an average of 96% of the asking price in 2012, which is slightly up from 95% in 2011. (click chart to enlarge)

In 2012, there were a total sales of 165 luxury homes which is 19 more than in 2011. The chart below shows that monthly sales were higher for almost all months in 2012 than in their counterparts in 2011. (Click on Chart to Enlarge)

There were a total of 31 luxury homes for sale at the end of 2012, which is 46% lower than the 58 available homes at the end of 2011. Average monthly inventory of homes was 62, which is 25% lower than the 82 homes in 2011. In 2012, there was an average of 3.0 months which is 50% less than the 6.25 months average in the previous year.

Luxury homes stayed on the market for 48 days on average. fewer by 9 in 2011. Fewer distressed luxury homes (short sales or REO) homes were also a positive factor in the market. Of all the luxury homes for sale, only 10% were distressed, compared to 2011's 15%.

Luxury homes made up 24% of all home sales in Pleasanton in 2012, which slightly higher than 23% in 2011. The mix within the luxury market geared towards the high end during 2012, with sales of 35% in the $2 million and above price range, which is higher than 2011's 28%.

If you want to read the rest of the report and find out the overview by price range and area, you could read the entire report here:

Pleasanton Luxury Market Year in Review 2012

Questions? Call me at (925) 463-2000 or email me at doug@680homes.com

Curious about the value of your home in today’s market? Give me a call. I would be happy to do a no-obligation home assessment of your home for today’s fast changing market.

October 2012 Dublin Home Sales

Doug Buenz (Alain Pinel Realtors) — Wed, 28 Nov 2012 01:12:35 -0800

Home sales in Dublin picked up in October from a sluggish September. With more than 30 closed sales from April to August, sales slowed down with only 26 in September before it rebounded with 35 closed sales in October. The average selling price also went up after a steep drop in September.

Closed sales of single family homes were up by 9 from only 26 in September to 35 in October. This figure is also higher compared to October 2011 with only 20 closed sales. The average selling price of homes also went up from $542,000 in September to $655,000 in October. September is now the aberration due to its overall low stats compared to October and the previous months. The average price per square foot barely changed, with $293 in September dipping slightly to $290 in October. The percentage of the asking price compared to sales price went up to 100.9% in October from only 99% in September.

There were 6 distressed sales (short sales or REO) in October compared to only 4 in September. Distressed properties made up 11% of all sales in October, which was the lowest percentage of distressed properties in 2 years. In September, 23% of home sales were distressed. The median age of sales for October was 9 years, significantly lower compared to September's 35 years. Homes stayed on the market for an average of 19 days in October, a drop from September's 38 days. Once closed sale was over $1 million in October.

Dublin Ranch was very active in October, with 12 sales out of 35. Briar Hills and Tassajara Meadows were also very active in October.

Here is a list of Dublin's closed home sales in October:

Oct 2012 Dublin home sales

To search for Pleasanton, Dublin, San Ramon, and Danville area real estate visit www.680Homes.com You will find extensive school, community, and neighborhood information. You can also search by neighborhood and by school boundary!

Grab Your Hat and join the Witches Party and Martini Tasting!

Doug Buenz (Alain Pinel Realtors) — Wed, 24 Oct 2012 07:01:35 -0700

If there wasn’t Witches Night Out and Martini Tasting

it wouldn’t be October in Downtown Livermore. This particular year’s affair will be held Oct. 3 from 6 p.m. to 9 p.m.

Get your very best ghoul-friends and enjoy a fun night of shopping while savoring an array of potent creations concocted by downtown’s mixologists and bartenders.

Be artistic and also wear your best witch hat and practice that witchy cackle.

You can purchase a Martini Tasting Pass (you must be 21 or over) for $25 at Flagpole Plaza.

Please drink responsibly. Taxi information will be available at all tasting areas.

For more information, go to http://www.livermoredowntown.com/events/event_pg/witching-hour/2012/#

Market Update September 2012 - The Oaks Livermore

Doug Buenz (Alain Pinel Realtors) — Tue, 23 Oct 2012 06:59:02 -0700

The Oaks neigborhood of Livermore was really hot and often busy throughout the last 6 months. 6 sales closed during that time, when compared to 2 throughout 2011. Listed homes did not remain on the market long. There are 3 more pending sales but zero active listings.

The median selling price of the 3 pending sales is $887,283 or $265 per sq ft. They have been on the market for an average of 35 days. 2 of the homes for sale were short sales.

The 5 properties that closed last 6 months were sold for an average of $861,333 or $285 per sq ft. They were listed for an average of only 16 days and sold for 99.4% of the selling price. 3 of the 6 homes were short sales.

The Oaks displays beautiful trendy homes with a wide variety of home styles, from Mission to Country French to Vineyard/Craftsman. The homes vary in size around 2,500 and 4,000 sq ft, with 3 car garages and 1/4 acre to 1/2 acre flat lots, all in the pastoral style of South Livermore.

Market Update September 2012 - Deerwood/Cambrio San Ramon

Doug Buenz (Alain Pinel Realtors) — Tue, 23 Oct 2012 06:23:25 -0700

2012 is forming up to look alot similar to 2011 in the Deerwood/Cambrio community of San Ramon. 5 sales have closed so far this present year, comparable number that closed throughout 2011. 1 property is actively listed and the are no pending sales. The neighborhood continues to be really well-known, proved by the fact that not a thing remains on the market long here.

Deer Terrance Court has the 1 active listing. The selling price is $689,000 or $337 per sq ft. It was listed 1 day as of this writing.

The median sales price of the 5 properties that closed this year was $653,400 or $330 per sq ft. They were on the market for an average of only 16 days and sold for 100% of the selling price.

Deerwood is a structured development situated in West San Ramon off Crow Canyon Rd. Cambrio displays attached and small lot detached homes. Developed somewhere between 1999 and 2001, these homes vary from 1,800 to 2,000 sq ft. The detached homes are on lots varying from 2,500 to 4,000 sq ft, all with 2 car garages, A few of these homes have wonderful views of the Valley and West San Ramon Hills.

Pleasanton Market Update September 2012 - Vintage Hills II

Doug Buenz (Alain Pinel Realtors) — Mon, 22 Oct 2012 17:53:48 -0700

There were 3 close sales in the Vintage Hills II local community of Pleasanton in 2012, matching the total for 2011. 1 real estate property is actively listed and recently there are no pending sales. No homes displayed in the table below are distressed (short sale or REO)

The 1 active property is on Malaga Court and is valued at $999,800 or $369 per sq ft. It was listed for 80 days.

The table below displays all closed sales since the start of 2011. The overview figures for 3 sales closed this current year look exceptionally comparable to the totals for the 2011 properties. The 3 sales that closed in 2012 had an average sales price of $877,667 or $313 per sq ft. They sold in an average of 47 days for about 99.7% of the selling price.

Vintage Hills II is an upscale improvement on the southeast side of Pleasanton. The community, established in the 1980's has a community pool. The homes have 3 car garages, and vary from 2,300 to 3,200 sq ft on lots that are 7,000 to 11,000 sq ft.

High End Sales Up - Blackhawk Market Update August 2012

Doug Buenz (Alain Pinel Realtors) — Fri, 19 Oct 2012 18:52:40 -0700

The inventory of single family detached homes in Blackhawk fell in August but did not match the low of 27 homes set in June. Pending sales were up greatly, led by homes price at $1 million or higher.

Generally, inventory dropped 14%, from 35 at the end of July to 30 right at the end of August. Pending sales improved from 3 in July to nine in August, a 200% jump. That drove inventory related to pended sales to 3.3 months, from nearly 12 months in July.

All Blackhawk Single Family Homes

Inventory Vs Pending Sales August 2012

Property valued below $1 million accounted for 20% of Blackhawk’s inventory and 22% of pending sales in August. Inventory in this segment improved by one unit, to 6 homes by the end of July. Pended sales also boosted by one unit to two during August. Inventory relative to pending sales fell to 3.0 months at the end of August, in comparison to 5.0 months at the end of July.

Blackhawk Single Family Homes Under $1 Million

Inventory Vs Pending Sales August 2012

Since 80% of Blackhawk’s inventory and 78% of its pending sales were homes priced at $1 million-plus, it’s no wonder that this segment led the overall market in August. Inventory decreased by six units to 24 at the end of August, a 20% drop. Pended sales improved from two in July to seven in August.

Blackhawk Single Family Homes Over $1 Million

Inventory Vs Pending Sales August 2012

Both inventory and sales have seesawed this year but the overriding trend has been declining inventory and strong sales.

Another Historic Low For Inventory- Danville Market Update August 2012

Doug Buenz (Alain Pinel Realtors) — Thu, 18 Oct 2012 19:49:46 -0700

The inventory of single family detached homes in Danville posted another new six year low in July, with only 72 such homes listed for sale. Inventory is only 40% of exactly what it was a year ago. Homes valued at $1 million and up saw inventory drop 42% to only 25 homes. Pended sales remained strong across market segments. In general, inventory dropped 19% in August, from 89 units at the conclusion of July to 72 at the end of August. Pending sales increased 5% to 63 homes during August, from 60 in July. That left 1.1 months of inventory relative to pended sales by the end of August, down from 1.5 months at the end of July.

All Danville Single Family Homes

Inventory Vs Pending Sales August 2012

There isn't much change in the market for homes listed under $1 million. Inventory improved one unit to 47, while pending sales increased by two units to 48. Inventory in comparison to pended sales was unchanged at 1.0 month. Due to dropping inventory in the higher end (see below), this segment made up a bigger portion of home in Danville at the end of August, 65% versus 52% at the end of July.

Danville Single Family Homes Under $1 Million

Inventory Vs Pending Sales August 2012

August spotted a big drop in inventory for homes valued at $1 million or higher, from 43 homes by the end of July to 25 right at the end of August. Pending sales were up slightly to 15 units during August from 14 throughout July. 1.7 months of inventory were available here at the end of August, down from 3.1 months at the end of July. This segment accounted for 35% of Danville's inventory right at the end of August, down from 48% at the end of July.

Danville Single Family Homes Over $1 Million

Inventory Vs Pending Sales August 2012

Inventory keeps decreasing but sales stays high. I keep saying this but something has to give; inventory increases, prices rise or sales fall. Current trends are not sustainable.

April 2012 San Ramon Home Sales

Doug Buenz (Alain Pinel Realtors) — Mon, 11 Jun 2012 09:54:21 -0700

In San Ramon, April marked the third successive month where there has been an increase of single amily detached homes closed sales. Nonetheless, the rise in sales and low inventory levels have not thrusted prices higher, at least not yet.

Closed sales increased from 52 in March to 67 in April. April was the first month this year that showed higher sales in comparison to those of the previous year. In April 2010, there were 57 sales, and in April 2011, there were 56. For the second successive month, the average sales priced dropped, and now, from $730,868 in March, it was down to $705,000 in April. In April 2011, the average sales price was at $712,500. At $294, there were no changes in the average sales price from March. In April, sales closed were sold for 98.5% of the asking price decreasing from the figures back in March which was at 98.9%.

For the third successive month, there was a rise in the median number if days on the market. The figure rose from 48 in March to 52 days in April. Of the sales that were closed in April, 24% was made up of distressed properties (REOs or short sales) down from March which had 27%.

There were three sales in April that were sold for over $1 million, a more typical figure for San Ramon in comparison to March’s nine.

In April, the neighborhoods which had strong activity were Twin Creeks, Windemere, and Gale Ranch.

To see a list of San Ramon’s closed single family home sales in April, refer to the link below:

April 2012 San Ramon Home Sales

April 2012 Danville Home Sales

Doug Buenz (Alain Pinel Realtors) — Fri, 08 Jun 2012 16:04:44 -0700

In Danville, sales of single family detached homes rose in April as prices manifested varying results. Distressed properties, the REOs and short sales, decreased and homes remained for a longer period of time on the market.

The number of sales closed increased from 52 in March to 60 during April. This represented a a significant 15% increase. Also, this month’s figure is higher in comparison to closed sales in the same month during 2011 (38 closed sales) and 2010 (53 closed sales). April marked the third consecutive month where there was an increase in sales.

At $835,000, there was also a growth of 15% in the average sales price in April from March, with the price increasing by a total of $104,132. The average price per square foot also rose to $320 in April from $294 in March. Then again in April, sellers got less relative to the asking price. The closed sales in April were sold for 96% of the asking price, as opposed to 99& during the preceding three months.

In April, closed sales were on the market for an average of 80 days, increasing from 48 days in March. Since February 2011, when the sales closed were on the market for 88 days, this has been the longest average duration the homes have been available on the market. Out of the closed sales in April, 12 were distressed making up for 20% of the sales. This shows a decline from March which had 14 distressed sales at 27%. There were 13 properties priced over $1 million that were sold in April, increasing from nine in March.

The neighborhoods that had strong activity during the month were Monterosso, West Side of Danville, and Magee Ranch.

To see a list of Danville’s closed single family home sales in April, refer to the link below:

Danville Home Sales April 2012

April 2012 - The Bridges San Ramon Market Update

Doug Buenz (Alain Pinel Realtors) — Tue, 05 Jun 2012 16:10:45 -0700

These past six months, The Bridges neighborhood of San Ramon stayed very active. During this period, there were a total of 20 sales closed, increasing from 29 during the preceding six months. Nevertheless, that’s not completely just compensation because the recent period was during the fall and winter. These periods are known to be significantly less active in comparison to spring and summer. There are six active listing on the market and 12 additional sale pending. Distressed properties (made up of REOs and short sales) comprised 20% of pending and closed (sold) properties, similar to the figures from six months ago, and about 50% less for the year before that.

The six active listings have been available on the market for 71 days on the whole. They are priced at $363 per square foot or $1,002,956 over all. Of the active listings, not a single one was distressed.

The 12 pending sales were listed at $338 per square foot or $1,127,094 on the whole. They have been on the market for an average of 51 days. Of the pending sales, five were short sales.

The average selling price of the 20 homes sums up to $904,600 each. They sold for 98% of their list price at $339 per square foot. On average, the properties were on the market for 57 days. The houses which were sold as short sales are the one located at 113 Black Call Court and 5513 Satinleaf Way.

In the Dougherty Valley area of San Ramon, The Bridges is known as a master planned community offering home in varying styles, sizes, several with views of the spectacular Bridges Golf Course (public).

March 2012 Blackhawk Market Update – The Market Continues To Get Tight

Doug Buenz (Alain Pinel Realtors) — Fri, 01 Jun 2012 00:15:12 -0700

For this past number of months in Blackhawk, increasing sales and flat inventory has been strongly prevailing, and in March, it was the same story. At 16, this has been the highest record of pending sales since May 2010. Also, inventory equaled the six year low of 33 set back in December of the same year.

On the whole, pending sales rose in March to 16, making it the fourth successive month of increasing sales. In February, there were 10 sales pending and in March of 2010, there were just eight. Approximately, inventory has been the same for six months and it only rose in March by one unit to 33. At the end of March in Blackhawk, the inventory was at 2.1 months decreasing from 3.1 months at February’s end.

All Single Family Homes in Blackhawk

March 2012 Inventory Vs Pending Sales

Over the past number of months, homes below the $1 million price range have led the charge with pending sales rising gradually every month, from zero in November 2011 to nine this March. This number of pending sales was a 50% increase from February’s figure which was at six. For homes at this price range at the end of March, inventory rose to 11 by one unit. Inventory in relation to pending sales declined in March to 1.2 months from February’s figures which was at 1.7 months. In March, this portion comprised 33% of Blackhawk’s inventory and 56% of if it’s pending sales.

Single Family Homes Blackhawk Priced Below $1 Million

March 2012 Inventory Vs Pending Sales

In March, pending sales of homes in the price range of over $1 million also rose, specifically to seven. This was a 75% increase in comparison to February’s pending sales which was at four. At the end of March, inventory increased to 22 homes increasing by four. At the end of March, there was 3.1 months of inventory available decreasing from February’s figures which back then was at 4.5 months.

Single Family Homes Blackhawk Priced Above $1 Million

March 2012 Inventory Vs Pending Sales

Since 2005 in Blackhawk, three months is the smallest figure w have seen in terms of inventory. So far this year, there has been such high demand here, and inventory has not been able to keep up. Though, these numbers are for March so we’ll have to see if demand will keep up with the growth in inventory that usually comes during late spring/early summer.

March 2012 Danville Market Update– Obstinately Resisting Trends

Doug Buenz (Alain Pinel Realtors) — Wed, 16 May 2012 02:54:00 -0700

In March, Danville persistently resisted the trend we observed all the way through the Tri-Valley by undergoing a reduction in pending sales of single family detached homes as inventory remained unchanged. Other local communities witnessed pending sales increase remarkably with varying results in inventory. In March, Danville was the only Tri-Valley community that saw a rise in inventory in relation to pending sales. With a 6% decline in inventory and a 12% fall in pending sales, homes priced below $1 million led the way.

On the whole, pending sales decreased by six units to 61 in March from 67 in February. This signified a fall of 9%. There was a rise of one unit in homes for sale from February which equated to a total of 110 homes. March marks the fourth month wherein inventory was practically flat. What resulted by the end of March was 1.8 months of inventory relative to pending sale in comparison to January’s figure which was at 1.6 months.

All Single Family Homes in Danville

March 2012 Inventory Vs Pending Sales

74% of Danville’s inventory and 59% of pending sales where made up of homes priced below $1 million. In this section, pending sales decreased by six units from 51 back in February to 45 in March. In this price range, inventory in relation to pending sales was left unchanged at 1.4 months.

Single Family Homes Under $1 Million in Danville

March 2012 Inventory Vs Pending Sales

Inventory of homes priced more than $1 million increased by 13% from 40 homes in February to 45 in March. Still, pending sales stayed at 16. Inventory in relation to pending sales, by the end of March, rose to 2.8 months from 2.5 months back in February.

Single Family Homes Priced More Than $1 Million in Danville

March 2012 Inventory Vs Pending Sales

In February, pending sales rose dramatically, so March seems to be like just a bit of an adjustment. , Inventory did not improve despite the decline in pending sales. Is demand going to stay active as inventory levels increase into the summer? We will see and find our answer.

Just Listed! Stunning Custom home on flat .46 Acre lot!

Doug Buenz (Alain Pinel Realtors) — Wed, 09 May 2012 23:12:48 -0700

Pristine Custom home with 4 bedrooms plus office & loft, 5 baths, state of the art granite & stainless kitchen, and designer finishes and touches throughout, and private .46 Acre flat lot on a quiet private road! $1,699,000

For more information and a virtual tour go to 680Homes.com.

Other resources:

Pleasanton real estate

More information on the Pleasanton neighborhood

Real estate tips & advice

March 2012 San Ramon Market Update – Inventory Unable To Keep Up With Sales

Doug Buenz (Alain Pinel Realtors) — Wed, 09 May 2012 15:55:50 -0700

During March in San Ramon, specifically, by the end of the month, there were less available homes for sale (89) than pending sales of single family detached homes (104). Since June 2005, this is the first time this has occurred. Sales of luxury homes diminished and inventory rose as homes priced below $1 million led to the pouring in of sales.

On the whole, pending sales rose from by 49% from 70 in February to 104 in March. Ever since March 2010, the month’s 34 pending sale increase was the highest one month increase in San Ramon. At the end of March, inventory decreased by 10 units to 89 homes, giving just .9 months of inventory in relation to pending sales. By the end of February, there was 1.4 months of inventory.

All Single Family Homes in San Ramon
March 2012 Inventory Vs Pending Sales

In March, 92% of San Ramon’s inventory and 82% of San Ramon’s pending sales was made up of homes priced under $1 million. There was an increase in pending sales in March of 35 homes. With this 57% increase from February, pending sales rose to 96 homes. Inventory in relation to pending sales decreased to .9 months at the end of March from 1.4 months during the previous month’s end.

Single Family Homes Priced Below $1 Million in San Ramon
March 2012 Inventory Vs Pending Sales

At the end of March, the inventory of homes priced more than $1 million rose to 16 growing by four units from February. On the other hand, pending sales decreased from 9 to 8 during the month. In this section, essentially, inventory in relation to pending sales boosted up to 2.0 months from February’s month end figure, which was at 1.3 months. This section comprised 8% of San Ramon’s pending sales and 18% of inventory.

Single Family Homes Priced More Than $1 Million in San Ramon
March 2012 Inventory Vs Pending Sales

The real estate market in San Ramon, in a number of years, has not been this tense. As we approach summer, more homes will be available on the market and it would be remarkable to see if demand is able to keep up.