Tag Archives: old palo alto

Goodbye Old Palo Alto… Hello Old Redwood City!

Where the Heck is Old Redwood City?

Peninsula residents are always looking for the next big thing, from
electronic gadgets, websites, start-ups, to neighborhoods. Yes,
neighborhoods. More established neighborhoods like Old Palo Alto,
Crescent Park, and Central Menlo Park are being taken by storm by
the newest moniker to hit residential real estate: Old Redwood City.

Once you and the other established-city bullies stop clamoring about how
Redwood City used to be called a variety of other schoolyard names, you’ll
see how this super-neighborhood is taking the Peninsula by storm.
(Super, coming mainly by the size and how it encompasses a few other
smaller niche neighborhoods – but also because of its qualities.)

“Old Redwood City” is area that encompasses a few other areas within its
boundaries: Edgewood Park, Wellesley Crescent, and Mount Carmel
northwest of and including Brewster Ave. Within these boundaries you will
find some of the oldest and most historical housing stock in Redwood City,
as well as nearly every type of architecture you can imagine: Colonial,
Spanish Revival, Tudor, California Bungalow, mid-Century, etc.

The lots in Old Redwood City tend to be well-sized and spacious, ranging
anywhere from 6500 square feet to 1.5 acres, and the closer you get to
San Carlos (without entering San Carlos), the larger the lots and homes.
This is a neighborhood reminiscent of the best parts of Palo Alto, having
just as much charm and character, just as many (if not more) trees and
greenery, and wide, tree-lined avenues transecting the neighborhood.
Within this grid you will find narrower, less busy cross streets with deeper
lots but less frontage.

Around Old Redwood City you will find plenty of pedestrians throughout
all seasons of the year: runners, people walking dogs, parents with kids,
elderly people out for a stroll. The quantity and variety of pedestrian
demonstrates how the neighborhood is conducive to and safe for nearly
everybody. A neighbor of mine is in her eighties and can be seen
strolling the neighborhood at all times of the day! The nearby Stafford Park
is a local favorite gathering spot for walkers, families, and those looking for a
great picnic spot. A large play structure and interactive fountain entertains
the youngsters, while a summer music series entertains kids of all ages.
Neighbors brings chairs, blankets, picnic baskets, adult libations, and
many of their friends – what a great way to enjoy the summer!

If you haven’t been enticed by this article, go for a drive (or better yet a walk)
through Old Redwood City and see what all of the buzz is about. And keep
an eye out for Part two of this article, where we will further discuss the
economics of exploring a new neighborhood known as Old Redwood City!

Palo Alto’s New Homes, March 22

Palo Alto seems to be having an oscillation problem in terms of inventory. In contrast to the nearly 20 homes which hit the market last week, this week only offered 9 new listings and a few off-market opportunities. See below for an overview of each property:

OFF MARKET - Downtown Palo Alto | Bedrooms 1 | Bathrooms 1 | Home 680 SF | 1,260 SF Lot. I really like the fact that you can walk downtown, yet are on a quiet street. Although on the smaller side, the layout and backyard make the space feel large. Newly remodeled kitchen, refinished hardwood floors, and new carpeting in the bedroom make this unit feel contemporary. This unit is a win-win for a starter condo…entry level price and low HOA Dues. Price upon request.

OFF MARKET - Crescent Park | Bedrooms 4 | Bathrooms 2.5 | 2,800 SF House | 7,000 SF Lot. This updated New England colonial home on a cul-de-sac location makes this property a rare find. Although I’m not usually a fan of formal layouts, the remodeling helps with the home’s flow. I also like that you can walk downtown from this property yet the street is quiet. Price upon request.

OFF MARKET - Professorville | Bedrooms 5 | Bathrooms 4.5 | 3,800 SF House | 9,200 SF Lot. A totally turn-key Craftsman style home which would be a perfect match for a larger family who likes to entertain. One neat feature of the home is that it has a 4th bedroom upstairs. Traditional floor plan. The side yard is also a force to be reckoned with and has enough space for summer parties and entertaining guests. Price upon request.

722 Ashby Drive - Bedrooms 4 | Bathrooms 4 | 4,302 SF House | 9,360 SF Lot. This Crescent Park home feels much larger than the listed size. The kitchen layout and flow into the dining room make this home a solid purchase for a growing family. The open spaces also provide lots of space to entertain. Given the location and size of the home and lot, this home has a lot to offer. Listed for $4,995,000.

249 Kipling Street - 4 Bedrooms | 2.5 Bathrooms | 1,655 SF House | 4,400 SF Lot. This home rocks! Built in 1906, the floor plan on this home is surprisingly open for the time period it was built. The remodeling work throughout the home is well done, and the home feels larger than most 1,600 square foot homes. Although the lot size is on the smaller side, there is still a small yard, and better yet, Johnson Park is across the street. My only critique is that the stairway to the cellar is not for the timid. Expect this home to sell well over list price. Listed for $1,995,000.

122 Santa Rita Avenue - 4 Bedrooms | 2 Bathrooms | 2,040 SF House | 5,625 SF Lot. Location is the biggest selling point for this particular property. The home itself has undergone a light remodel for the sale, and the finishes look good. The layout on this particular property is long and narrow, with an open kitchen and modern appliances. I am impressed with the amount of backyard space that this home has for the lot size. Listed for $1,998,000.

140 Tennyson - 4 Bedrooms | 3.5 Bathrooms | 1,875 SF House | 3,750 SF Lot. Brand new construction in Old Palo Alto. It’s nice to see new construction in Palo Alto that isn’t over the top. This home has some nice finishes, and does a really good job utilizing the space. Given the small lot size, the home is well positioned. The upstairs layout could be re-worked a little bit, but for most families it should be fine. Unfortunately, there is no real yard. Expect to pay a premium for the new construction. Listed for $1,998,000.

396 Stanford Avenue - 3 Bedrooms | 2 Bathrooms | 1,240 SF House | 7,500 SF Lot. Located in Evergreen Park, this home has potential for anyone looking for a starter home. This corner lot home has a more traditional layout, and a kitchen which could use a bit more space. Some of the home could use a light remodel, but the exterior of the home and lot are well tended to and attractive. This home was sold two years ago and is now on the market for about the price it sold for in late 2011. It will be an interesting property to watch! Listed for $1,495,000.

439 Maureen Avenue - 4 Bedrooms | 3 Bathrooms | 2,127 SF House | 6,200 SF Lot. This cute Midtown home has some very interesting angles to it. The roof line makes for some nice vaulted ceilings throughout a good portion of the home. I especially liked the upstairs master bedroom, which has its own deck. The kitchen felt a little cramped, but overall not a bad home. Listed for $1,849,000.

2777 Kipling Street - 2 Bedrooms | 1 Bathroom | 880 SF House | 5,750 SF Lot. This starter home in Midtown is on the smaller side, but has potential to be something nice with some work. The house is dated, and a significant remodel will be needed to make the home feel up to date. However, this is not a bad purchase, as an expansion or rebuild would put a future homeowner in a desirable location. Listed for $1,295,000.

3953 Laguna Avenue - 4 Bedrooms | 4 Bathrooms | 2,810 SF House | 6,877 SF Lot. Victorian inspired home in Barron Park. This home will have appeal to those looking for a more traditional floor plan. The kitchen and dining rooms are separate, and there are several nice living spaces. I really enjoyed the upstairs master bedroom; the vaulted ceilings add a nice feel to that space. The home could use a light remodel in the bathrooms and kitchen, but overall the home looks good. Keep in mind that Laguna Avenue is an arterial street for Barron Park, so you will get some traffic noise throughout the day. Listed for $2,250,000.

4137 Thain Way - 3 Bedroom | 2 Bathroom | 1,629 SF House | 4,225 SF Lot | HOA Fees $631 / Month. Upper level Barron Park condo. This is really a 2 bedroom, 2 bathroom condo with an office, but nonetheless, the unit has a lot of space. I would have liked to see some more updates in the home, as some of the surfaces are dated. The HOA Fees seem high to me given that there is no Earthquake insurance, but I like the fact that there is a reserve fund. Listed for $925,000.

Palo Alto’s 17 New Homes, March 15

What a week! Palo Alto debuted 17 homes this week, with many homes priced at the lower end of Palo Alto pricing. See below for an overview of this week’s listings:

1041 Fife Avenue - 5 bedrooms | 4.5 Bathrooms | 3,557 SF House | 10,000 SF Lot. Located in the coveted Crescent Park Neighborhood, this recently built home offers a fairly traditional floor plan, but has opened up the kitchen to create a great room. Given the large lot and very comfortable layout of this home, this home makes an excellent choice for a growing family or anyone who likes to entertain. Listed for $3,950,000.

3449 Ramona Street - 3 Bedrooms | 1 Bathroom | 1,027 SF House | 6,250 SF Lot. This Midtown starter home has a lot going for it. A light remodel has updated several of the home’s older features, and the bamboo floors are a nice touch. The washer/dryer combination in the kitchen is interesting, but nonetheless, it is a good use of space. Listed for $1,298,000.

733 Colorado Avenue - 2 Bedroom | 1 Bathroom | 811 SF House | 4,620 SF Lot. Another Midtown starter home, this home is definitely for a young couple or an older family without children who are looking to downsize. Fortunately, the floor plan is simple and works well for the home’s size. Anyone looking at this home should also look at 3507 Park Boulevard, which is very similar. Listed for $998,000.

256 Walter Hayes Drive - 6 Bedrooms | 3 Bathrooms | 2,389 SF House | 6,240 SF Lot. Located in the Green Gables Neighborhood, this home is unique because of its 6th bedroom. Some light remodeling to the home (floors and kitchen) would really make it shine. A few of the bedrooms felt small to me, but given the home size and number of bedrooms, the overall layout is impressive. Listed for $1,895,000.

919 Clara Drive - 4 Bedrooms | 2 Bathrooms | 1,535 SF House | 6,720 SF Lot. This Midtown home offers many of the amenities those looking for a starter home will find attractive. The light remodel that has been done to the home adds a nice touch. The backyard is mostly hardscaped, so there is not much lawn in the backyard. Also, be aware that the property has no garage. Listed for $1,298,000.

360 Everett Avenue, #4B - 2 Bedrooms | 2 Bathrooms | 1,762 Unit | HOA Fees: $771 / Month. A very spacious unit with an oversized balcony and large bedrooms, this unit has a lot going for it. The dues on this building are high for 2 bedroom unit, but the complex offers a lot in return. Typically the view from this level in this building would be of other complexes, but a nice line of trees blocks the view of the neighbors. Listed for $1,295,000.

1512 Mariposa Avenue - 3 Bedrooms | 2.5 Bathrooms | 1,571 SF House | 6,000 SF Lot. Located in the Southgate Neighborhood, this home is super cute inside. The size makes this home an ideal option for a family with a child. The guest house is a neat addition, but it comes at the expense of a garage. Street parking in Southgate can be tricky, so the garage would have been nice. This property is priced low at $1,295,000.

3291 Berryessa Street, #1 - 3 Bedrooms | 2.5 Bathrooms | 1,775 SF Unit | HOA Fees $329 / Month. This unit is all about the modern look and feel. Taking a nod from the loft style units which have been the craze recently, this two year old unit has some modern touches in both the exterior and interior. If condo living is for you, and you want lots of space (and a two car garage), this home may be a nice option. The dues are also low, which is a definite plus. Listed for $1,250,000.

2450 Cowper Street - 3 Bedrooms | 2 Bathrooms | 1,920 SF House | 8,340 SF Lot. Located on Midtown, this home is an older property which has been well taken care of. The kitchen has some nice touches, but a new buyer may want to consider some light remodeling throughout the house. Given the spacious size of the home (for a starter home) and the spacious backyard, this home is worth taking a look. Listed for $1,695,000.

450 Lowell Avenue - 2 Bedrooms | 1.5 Bathrooms | 1,367 SF House | 7,500 SF Lot. Located in the heart of Old Palo Alto, this home is a rare find. Although the home is on the smaller side, the lot is something to marvel at. The large lot size and A+ location of this home are what steal the show. This home will be a good barometer for lot value in Old Palo Alto. Listed for $2,595,000.

256 Fulton Street - 3 Bedrooms | 2 Bathrooms | 2,055 SF House | 5,000 SF Lot. Located in Crescent Park near the border with the Downtown North and Willows Neighborhood, this neat home offers the ability for residents to walk to Downtown Palo Alto. Given the smaller lot size, this home is laid out really well, with a nice open floor plan. The kitchen could use some light touch up, but even the tiles look nice with the rest of the home. Listed for $1,950,000.

1801 Waverly Street - 5 Bedrooms | 3.5 Bathrooms | 2,982 SF House | 9,000 SF Lot. This is an impressive home in the heart of Old Palo Alto. the fifth bedroom is a nice addition to an already stunning home. The traditional floor plan is still able to create some nice gathering spaces, as the living room and dining room are both oversized. The master suite on the top floor is something to be seen, and the master suite on the first floor is a nice touch. Listed for $3,295,000.

1143 Guinda Street - 4 Bedrooms | 3 Bathrooms | 2,532 SF House | 7,500 SF Lot. This home is a light remodel away from being a stunning house. The homes on Guinda have been selling very well over the last year and a half, and this home is a good example of why. The countertops throughout the home could use some refreshing with a different material, but I think the home’s layout make this home a hidden gem. The backyard and carport are a nice addition to avoid the need to park on the street. Listed for $2,595,000.

836 Colorado Avenue - 5 Bedrooms | 3 Bathrooms | 2,330 SF House | 6,322 SF Lot. Everyone loves a putting green and hot tub, and this house has both. Located on Colorado Avenue, and arterial street for Midtown, this home has an interesting layout, with three of the bedrooms on the main floor and two bedrooms on the second floor. Unusual, but a nice touch for older families who want to avoid stairs, or parents with teenagers, who want to avoid, well, the teenagers. The kitchen and living room flow well, but the backyard could have been worked better to feel less choppy. Listed for $2,288,000.

746 De Soto Drive - 3 Bedroom | 2 Bathroom | 1,914 SF House | 8,190 SF Lot. A 1952 built Eichler home in nearly original condition. Located in the Green Gables Neighborhood, this home has the standard Eichler floor plan. Plan on saving some funds for a remodel to the kitchen, bathroom, and possibly the floors. With that said, people do love the layout and indoor/outdoor feel of Eichlers, and the location is prime. Listed for $1,800,000.

292 Carolina Lane - 4 Bedroom | 2 Bathroom | 2,064 SF House | 7,192 SF Lot. Built in 1951, this home has an Eichler feel with a few modern touches. The remodel to the floors and kitchens is a nice touch, but wood paneling in the bonus room did not flow with the rest of the home. The lack of a garage is also a downside to the home. However, given the overall home size and price, and location a block offset from Charleston Road, this home may be worth a look. Listed for $1,688,000.

3375 Stockton Place - 4 Bedroom | 2 Bathroom | 1,716 SF House | 6,400 SF Lot. Eichlers, Eichlers, Eichlers. This home and neighborhood is a haven for Eichler construction. Although this home has not seen much remodeling since its initial build in 1958, the home seems to be well maintained. With a little TLC, this home could be a neat starter. Listed for $1,299,900.

Palo Alto Housing Sales: A lull in the recovery

After three quarters of steady recovery from a grim 2009, the end of 2010 saw a dip in both average and median prices in Palo Alto. Responding to buyers’ reluctance to pay prices that had risen above first quarter 2010 numbers, many sellers pulled their homes off the market, choosing to wait for better days. We anticipate a return of these sellers to the market in the spring, setting off another game of chicken between buyers who want 2009 prices and sellers who have shown an appetite to wait for more.

We analyze the individual neighborhood numbers with the proviso that many of these neighborhood statistics are built on small sample sets and should be read as indicators and not gospel.

BARRON PARK
Continuing its recovery from steep declines in early 2010, Barron Park saw incredible jumps in average and median prices. Inventory dropped while sales held steady. Fourth quarter sales were nearly double 2009 numbers.

COLLEGE
The neighborhood continued its trend upward, as median prices jumped up almost 16%. In contrast to other areas, the higher end of the neighborhood seems to be moving fairly well.

COMMUNITY CENTER
A sharp drop in average prices shows a slow-down in the upper end of the Community Center market. Much of this drop is due to lack of inventory in that price point.

CRESCENT PARK
Dramatic average and median price drops from the previous quarter reflect the pull back of sales at the higher end of the price point. The market under $2,500,000 remains robust, but supply crept up late in the quarter as buyers waited out the holidays.

DOWNTOWN
While below prices a year ago, the downtown market actually saw a jump up from 2010 third quarter prices, as buyers saw value and started to jump in. Inventory has returned to more normal levels after a glut in 2009.

GREEN ACRES
Another neighborhood that benefited from strength at the lower end of the Palo Alto pricepoint. Green Acres saw increases in sales prices during a typically sleepy time of year. Inventory remains on the high side, but demand seems to be sufficient for these higher numbers.

MIDTOWN
Modest decreases in pricing is probably more attributable to fourth quarter slowdowns than a declining market. Midtown enjoyed a strong 2010, with prices appreciably higher than 2009 numbers. Inventory remained low in comparison to 2009 numbers.

OLD PALO ALTO
Palo Alto’s priciest neighborhood remained in the doldrums, as the higher end price point continues to be stagnant. Median list prices are, on average, $325,000 over median sales prices, showing a disparity between what sellers and buyers think houses are worth.

PALO ALTO HILLS
The bleeding appears to have stopped, as Palo Alto Hills saw some sale prices off the early 2010 lows. Numbers are tough to believe in this low volume neighborhood, but our gut says there is value here. Some rural buyers are starting to wake up to the appeal of Palo Alto Hills.

PROFESSORVILLE
Professorville remains one of the best performing neighborhoods in Palo Alto. A broad demographic of young professionals, empty nesters, and families keeps prices steady and inventory low.

SOUTH PALO ALTO
South Palo Alto remains the steady performer it always is, with steady prices and sales. Supply remains consistent with demand. Well-priced homes don’t stay on the market very long.

VENTURA
A dip in prices seems to be caused by a jump in the number of sales, as sellers decided together that it was time to get out. By and large, prices remain steady for 2010 and inventory numbers seem stable.