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Elizabeth Weintraub
How Politics and Sacramento Real Estate Can Be a Good Thing
Women’s March, January 21, 2017, Sacramento, California
If you think politics and Sacramento real estate don’t mix, you must not spend a lot of time with people in Sacramento. I love this city! As an example, my team member Josh and I went on a listing appointment yesterday and met the most charming client. He was gracious as to offer us hot tea. Entering his home was like walking into a private sanctuary. It’s one of those homes in Sacramento that will be a delightful pleasure to sell, more so than usual. What made our visit unusual was listening to the strong opinions about politics and Sacramento real estate from the seller. Pretty much all in one breath.
About now you’re probably asking, what did we do? Well, we engaged. I let sellers take the lead mostly because I’m very interested in what they want. Once I know what they want, I can deliver. As we discussed the sorry state of affairs in Washington, D.C., I reminded him (like I remind everyone) that this is not normal. It’s also not normal to discuss politics and Sacramento real estate at a listing appointment but I can understand why the seller feels such passion about it. He is not part of the problem. I enjoyed our rapport.
This discussion, though, made me wonder later how I would react were the shoe on the other foot. Let’s say I vehemently disagreed with a seller’s political position because the seller was vocal about supporting Donald Trump. Would I sit quietly and listen? Would I engage in that conversation? I’m not sure that I would. Probably not. Have not been placed in that position, thank goodness. This Sacramento Realtor tends to attract like-minded people.
On the other hand, I know for a fact I would definitely not trade my integrity and ethics for a listing. Further, to be fair, there are people who voted for Trump and now regret their actions. They didn’t know what they were doing. They honestly believed a vote for Trump was nothing more than a vote against Hillary. Because they didn’t like the way things were going. Did not want more of it. I get that. They didn’t really mean to screw up the entire country. Which is probably why Trump’s approval rating is in the dumpster.
But the rest of that constituency, the Alt-Right? The racists, the homophobics, misogynistics, those who deny climate change or who put business interests above human rights? I would not hesitate to walk out of the house immediately. In that event, politics and Sacramento real estate would preserve my sanity through disengagement. They would not like a liberal representing them either. Mutual feeling.
Yup, I would never sell a Ku Klux Klan home. I would not work with a White Supremacist. If you want to bash the LGBTQIA, I’ll show you the door. We won’t get along if you hang on every Trump tweet, swelling with pride. Some lines do need to be drawn.
How About a Thanksgiving Lowball to Go With Your Butterball?
A Butterball turkey from 11 years ago at my house in Land Park.
Not making this up, I actually received a Thanksgiving lowball offer for one of my listings yesterday morning. No introduction to the buyer, no notice the offer was about to arrive. I woke early morning to an email: here is an offer with the accompanying documents. When a Sacramento Realtor receives a Thanksgiving lowball without the usual notification, there is only one thing to do. Call all of the people responsible at oh-dark-thirty. Especially the person who sent the email with instructions not to call.
Further, no calls, we prefer emails. Oh, yeah? Grabbed my cellphone. One ringy dingy.
I’m not sure the buyer’s agent was happy with me waking him up. He sounded pretty sleepy. His assistant returned my call while I was on the phone with the buyer’s agent and rattled a long message that I didn’t listen to. What I hoped to determine was whether it was worth it to send the counter offer, along with the entire offer signed. Or, should we save my sellers the hassle and just send a counter offer? If it seems the counter will be met with dead silence, I don’t bother my sellers with a request to obtain signatures on the offer.
Don’t get me wrong, I will work on Thanksgiving. Obviously. But my 43 years of experience says dealing with lowballs generally means an unrealistic buyer on the other end. Over the years, a few lowballs have worked out but most do not. Probably because not much to argue over. The entire focus is the sales price. You can’t negotiate nor compromise when list price, an attainable and reasonable goal, falls off the table.
Work with us, the agent urged. As though somehow a listing agent’s job is to tell her sellers to accept less than they deserve. Maybe that’s how others do business. Not this Sacramento listing agent. People call me a bull dog. My goal, my commitment to the seller, focuses on delivering list price or better. I say to the agent, make a full price offer. Ensure the seriousness of your buyer about buying a home. The sellers would like nothing better than to sell this home to a willing and eager buyer.
You have a dated listing, the agent attempted to argue. Like it’s old, worn out, a home nobody wants. How is this when the days on market barely exceed 2 weeks? Already received over-list price offers, mostly contingent on selling homes not yet for sale. No reason whatsoever the seller won’t get list price. With that thought in mind, I prepared a counter offer at list price, obtained a signature and delivered the document to the buyer’s agent.
Hey, even a Thanksgiving lowball gets a response.
Sacramento Home Seller Says No DNA Buyer’s Agents
DNA buyer’s agent need not submit a purchase offer, says seller.
This is the first time in my decades of selling real estate that I’ve had a Sacramento seller refuse to accept an offer from DNA buyer’s agents. First, I tried reason. Look, about 90% of the agents who belong to our Board of Realtors sell maybe 3 or 4 homes a year. Many of their sales are to family members. So, the odds of us getting an offer from one of those agents are pretty high. If you refuse to work with DNA buyer’s agents, you’re eliminating a lot of potential buyers from the opportunity to buy your home.
Doesn’t care. The seller flat out stated he thinks it is slimy business. DNA buyer’s agents particularly bother him because he thinks these agents will take advantage of him. Ha, I pointed out: they even don’t know enough to take advantage. Further, most agents are not under-handed, low-life belly crawlers. These guys are stumbling though the business as best they can. Nobody is dreaming up nefarious plots to do a seller in.
Makes no difference. His mind is made up. Just does not care for DNA buyer’s agents. I’m wondering how will I phrase this in the confidential agent remarks? No offers from buyers related to the agent? That in itself will generate calls, I can hear them now. What do you MEAN? It won’t make sense. Well, it will but they won’t see it. Agents will think it’s goofy or doesn’t apply to them or whatever goes through their heads when something different challenges a thought process.
Some DNA buyer’s agents don’t even realize they need to put this personal disclosure into the purchase offer. That’s how little experience and knowledge they possess. Which means I will need to ask each agent whether they are related in any way shape or manner to the buyer.
This proposal also generates a lot of unanswered questions. Will the buyers figure out they can hire a different agent who can pay their family member a referral fee? Will the buyers know why they can’t buy the house? Will their agent tell them? Maybe not.
If the seller doesn’t want to sell to a buyer who is represented by a DNA buyer’s agent, who I am to talk him out of it? After all, it’s not like Facebook, which supposedly has stopped letting advertisers select targets based on discrimination laws. ProPublica reports that Facebook approved advertising in direct violation of Fair Housing Laws. Facebook let advertisers opt out of showing ads to African Americans, mothers of high school kids, Spanish speakers, you-name-it protected class. Shame on you, Facebook.
Of course, I will still need to present all offers to the seller, even if one of them is from an agent the seller will refuse to let us pay. I cannot pick and choose. Maybe I’ll just say agents related to buyer will not receive a commission and that will put an end to it. It will be interesting to see how our MLS reacts.
Happy Thanksgiving!
What Types of Hardwood Do High End Sacramento Buyers Prefer?
Today, I have a guest blogger who’s an expert when it comes to flooring, especially when we’re talking about what types of hardwood do high end Sacramento buyers prefer. Debbie Gartner aka The Flooring Girl is from the NYC metro area, and she is up on all the latest trends for hardwood flooring. Here, on the West Coast and in Sacramento, we are showing the same trends and preferences.
For those of you preparing your home for sale, you already know that hardwood flooring is all the rage these days. It’s the preferred flooring type among Sacramento home buyers, especially those looking for higher end homes. Hardwood looks great and feels great as it simultaneously gives you warmth, luxury and authenticity. And, of course, we all know that hardwood flooring improves the value of your home.
Hardwood floors are timeless, and they usually last more than a century. They are a natural product and part of their inherent beauty is their natural graining and color variation. They are much cleaner and easier to maintain vs other flooring surfaces, and as a result, they also improve the indoor air quality of your home. Hardwood floors are here to stay.
What types of hardwood do high end Sacramento buyers prefer in luxury homes?
1. Dark hardwood floors
Yes, dark hardwood flooring is the most popular these days, especially among higher end home owners. The preference keeps growing. Dark is chic and elegant and goes so well with gray painted walls (gray is the most popular paint color now…even more popular than white).
Right now, cool shades are more stylish, so this combo of dark floors and gray walls work great together. Be sure to avoid red undertones in the stain color you choose (as red is dated and polarizing). So for those looking for dark hardwood floors, I usually recommend a 50/50 ebony/dark walnut or ebony/jacobean blend. They are dark and stunning (and they drown out the red undertones). If you want to go even darker, try ebony or even true black. (Duraseal would be the stain brand I’d recommend).
If you want dark floors, but want to go a bit lighter, then try dark walnut (by itself), antique brown or coffee brown. These are still dark, but they are a bit lighter, so they don’t show the dirt quite as much.
The darker you go, the less you will see the wood’s graining; when you are in the mid range, the more you will notice the wood’s graining. It just depends on your preference, but now I’m seeing more people prefer to camouflage the graining as it looks more contemporary and less busy in the room.
Dark isn’t for everyone, nor does it work in all home styles. It’s a great option if you have a lot of light, but it’s not always the best for very small homes or apartments that aren’t well lit. (Note: if the color of the wall usually has more impact on the room’s lighting than the floor does. After all, there are 4 walls and only 1 floor). Also, note that most people add area rugs and this will help lighten up the space, too.
2. Light hardwood floors
Light is the second most popular type of flooring. So, yes, both extremes are in. You can read more about the pros and cons of dark vs light hardwood flooring in this article. It’s one of the most common questions I get.
When people are going light, they are going very light … usually natural (i.e. no stain). Now, here’s the tricky part with light hardwood floors. The yellows and oranges are very dated. If you use an oil based polyurethane, your floors will be yellow, and they will continue to amberize over time due to the natural light and oxidation. So, they will be yellow and get more yellow over time.
But, there’s an easy way to solve this, and that is to use a water borne polyurethane. I highly recommend Bona Traffic HD above all the other choices (it’s the best….you can read more here: What are the best brands of polyurethane)? This will make your floors look lighter and they won’t look yellow. It will give you a more contemporary as well as neutral feel to your home. And, this polyurethane smells less and dries faster (and it’s better for the environment).
3. Gray hardwood floors
Gray is so hot and trendy now (yes, I know it’s a cool tone). This cooler color has been on the rise for 5 or 6 years, and it’s especially popular among higher end home buyers. Gray is more challenging is and expensive to achieve, and if you’re going to go gray with existing flooring, definitely hire a professional who knows how to refinish with gray.
Further, read this article on how to refinish hardwood floors gray..the right way). Many of the calls from across the country I get are from homeowners with a contractor who can’t seem to get the color right. Be sure that your contractor uses Bona Traffic HD for the polyurethane. This is super important both for looks and longevity. Most other polyurethanes will turn the floors yellow (including some of the other water borne polyurethanes).
If you are buying a home and love gray, I say go for it. But, if you are selling a home, please recognize that while gray is trendy, it’s still niche and polarizing to many. Going very dark (or very light) is probably a better option if you’re planning to sell in the next couple of years.
4. Wide plank flooring
Wide plank flooring is more stylish and it makes the room look larger. At a minimum, go with a plank that is at least 3 1/4″ wide. (The standard 2 1/4″ narrow strips just don’t look as impressive). This of course assumes you are adding new hardwood. If you have existing hardwood, I’d generally recommend that you keep what you have.
Of course, if you can go wider with a 4″ or 5″ plank, that’s even better as it’s more contemporary and will make your space look even larger. Please note that if you are installing 5″ or wider solid hardwood, you need to both nail and glue it, so this will cost a bit more for labor. That’s because planks expand and contract more. This is a common mistake made by general contractors (as they are not flooring specialists). Unfortunately, I see it too often and it’s impossible to fix (unless you completely rip up the floors).
5. Solid hardwood
I always recommend solid hardwood over engineered hardwood flooring, when you have the option. Solid will last MUCH longer. There is no question about it. Here in New York, virtually all mid and higher end homes have solid hardwood flooring, and I would guess it’s very similar in Sacramento.
Solid hardwood will last well over a century (in fact, we’ve refinished solid hardwood from the 1800s and even several homes from the 1700s). Solid hardwood also gives the option to refinish in the future (i.e. if they get scratched/worn down, if you have a flood or even if you just want to change the color and decor of your home).
6. Hardwood in the kitchen
Today, most homeowners prefer to have hardwood in all of the main living areas, including the kitchen. It’s easier on your feet (vs. tile) and easier to clean. And, importantly, having hardwood in the kitchen makes your home look larger and more cohesive. The fewer flooring changes you make from room to room, the larger your space looks.
If you check out the pictures of kitchens on Pinterest and Houzz, you’ll see how popular hardwood in the kitchen (especially dark hardwood with white cabinets). Now, we are even seeing hardwood flooring in powder rooms and entryways.
7. Satin and matte finishes
Shiny finishes are out! Shiny finishes are dated, look cheap and are impractical as they show scratches, dents and dirt more. Remember, avoid glossy and semi-gloss finishes. Go for satin or even matte finishes as they are more up to date and will last longer.
8. White oak over red oak (if you are adding new hardwood)
Many customers don’t realize that there are multiple species of oak. In fact, there are many. The two most common oak species are red oak and white oak.
While red oak is more abundant in the US (and therefore more common on floors), white oak is growing in popularity. I recently wrote an article on the 7 advantages of white oak hardwood floors.
The main advantages of white oak (over red oak) is that white oak is a bit more contemporary looking, it gives you more staining options (better for dark stains and gray), it’s a bit harder and it’s more resilient to water.
So, if you’re looking to install new hardwood floors, I would consider white oak flooring. If you are matching existing floors, then match to the existing species you already have.
Conclusion on Types of Hardwood Do High End Sacramento Buyers Prefer?
Hardwood floors are an important element of Sacramento homes, and they play an important role in your home’s decor. If you are buying a new home, the world is your oyster and you can choose whichever type of flooring your prefer; if you’re planning to sell your Sacramento house soon, I’d encourage to follow the trends and preferences among the higher end home owners and make sure they shades work with the style of your house. It’s also helpful to consult your real estate agent (or a stager) to get their perspective on what is most popular for your area and house style.
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Campus Commons Condo Just Closed Escrow at Full List Price
1102 Dunbarton Circle closed escrow at $425,000.
My first blog about this Campus Commons condo published 5 weeks ago and now this beautiful Powell condo has closed escrow. When I shared the good news yesterday with the seller, she seemed very pleased. She said, “Well, you got us list price,” and she seemed a bit astonished that it happened. Maybe because at first she had suggested a price that was $25,000 less than my suggested list price. I take into consideration how much sellers want, but it’s not generally a factor for me when determining a listing price.
Now, I suppose it’s possible that she got a price of $400,000 from Zillow, which is always inaccurate. I use actual statistics and compare apples to apples, studying all of the interior photographs of comparable sales. My CMA preparations are intense and generally right on the nose. That’s because I promise my sellers we’ll leave no money on the table, and I mean it. I came up with an asking price of $425K.
When I met with the seller in September, we discussed the types of improvements she would make, such as painting a super bold wall, putting a frame around the mirrors to hide fading edges, replacing flooring on the second level, painting a chandelier (and yes, that gold tone is history!). Small improvements. We staged the home as well.
While other Campus Commons condos sit, this Campus Condo received a lot of traffic. Due to the beautiful photographs filled with emotion and passion. Sure enough, shortly after going on the market, we received our offer of $425,000! Everything was hunky dory and we were happily moving along to closing when BAM, the buyer fell out of the boat.
I was in Los Angeles that weekend to see Hamilton when the Request for Repair arrived in my email. It was 2 or 3 pages long, filled with just about every item on the home inspection. Did the buyer send this? Wondering, I called the buyer’s agent and sure enough, the buyer had indeed provided this list to her. The buyer also demanded that the seller replace all of the single pane windows with dual pane. What? So NOT gonna happen.
We prepared ourselves for the possibility the buyer would walk, and I’d have to sell the home twice and get paid once. Which occasionally happens. We offered the buyer a small token, agreeing to replace the bath and kitchen receptacles with GFI. Fortunately, the buyer’s agent kicked into high gear and persuaded her buyer to accept the token and to forget about her Request for Repair demand.
Crisis averted! Good thing the buyer’s agent pulled it off because it allowed us to close escrow yesterday! Everybody is happy now. This lucky buyer got possession of this Campus Commons condo just before Thanksgiving.
