Elizabeth Weintraub

Elizabeth Weintraub

40+ years of experience in real estate, Sacramento real estate broker working at Lyon Real Estate in Midtown Sacramento. Author of The Short Sale Savior. Home Buying Expert at The Balance. Top Producer, ranks in the top 1% of all real estate agents in Sacramento Region. Life Member of Master's Club awarded by Sacramento Association of REALTORS.

Can You Buy a 3 Bedroom Home in Sacramento Under $250K?

3 bedroom home in Sacramento for sale

If you’re hoping to buy a 3 bedroom home in Sacramento for less than $250,000, I have a tremendous opportunity for you. Pretty as a picture, this darling dollhouse features care-free vinyl siding, and a huge back yard. Only an out-of-state move for the sellers makes this home available for sale. You will love the location, too, right off El Camino and just a bit east of I-80, near the Sacramento Board of Realtors (and that home improvement store I won’t name because of its political affiliations).

3 bedroom home in Sacramento for sale

Do you like the furniture? Ultra modern furniture can be yours. The seller of this 3 bedroom home in Sacramento is more than willing to negotiate to leave or sell some of the furniture at buyer’s option. If you’re just starting out on your own, you could probably use a sofa or a spare dinette set right?

3 bedroom home in Sacramento for sale

Take in this beautiful kitchen! Ceramic floor, gorgeous custom backsplash and newer stainless appliances, all of which can stay if you include them in the purchase offer at no consideration. Yes, you can ask for and receive the refrigerator, too.

3 bedroom home in Sacramento for sale

Don’t you adore the flooring? It looks like real wood or maybe even tiger bamboo, but it is a good quality laminate. The intimate dining room offers a pass-through window into the kitchen as well. Plus, you get a ceiling fan.

3 bedroom home in Sacramento for sale

Comfy master suite fits a king size bed and a full size Smart TV. It also features the laminate floors that look just like real wood. This 3 bedroom home in Sacramento also has two full baths, although only one bath is noted in the county records. It’s almost 1,200 square feet, according to the last appraiser’s measurements, which we have not verified.

A bonus structure has utilities and can be used as a home office, a separate workout space, hobby room or just storage. One of the bedrooms is a converted garage, so there is no garage but room exists for 2 cars in the driveway.

2512 Anna Way, Sacramento, CA 95821 is offered exclusively by Elizabeth Weintraub at Lyon Real Estate at $249K. Why not come to our open house on Sunday from 2:00 to 4:00 PM and see this gem for yourself? Hosted by the invincible Josh Almosch from the Elizabeth Weintraub Team. You can view the virtual tour here and then call Elizabeth Weintraub to schedule a private showing at 916.233.6759.

The information in this advertisement, including, but not limited to, square footage and/or acreage, has been provided by various sources which may include the Seller, the Multiple Listing Service or other sources. Lyon Real Estate has not and will not investigate or verify the accuracy of this information. Prospective buyers are advised to conduct their own investigation of the Property and this advertised information utilizing appropriate professionals before purchasing this Property.

Elizabeth Weintraub

My New Adventure of Buying a Bath Tub in Hawaii

buying a bath tub

Buying a bath tub. How hard can it be? I asked myself. Just because I’ve never bought a bath tub before doesn’t mean I can’t do it. I’ve done lots of things in my life, with great success, without any experience whatsoever. Yes, it takes a lot of research. Checking more than resource, asking for more than one person’s opinion. Gathering data. Considering the sources of the data.

For example, when I once wanted to learn how to run Romex from the panel to light fixtures during one of my remodels, I bought books. Joined a handyman’s club to receive its literature. Talked with the guys down at Lowe’s. Hung out at bars where contractors went for happy hour and forged fast friendships. By the time I was ready to run my own electrical, I knew exactly what to do. How to avoid the pitfalls. Self education. Yes, I’m very resourceful and determined.

How about bath tubs? I knew nothing about bath tubs. Other than the fact we own a home built in 1948 in Land Park Sacramento, and I love our deep bath tub. When we remodeled the bath, we kept it. Adored the bath tub in our previous house, that which was built in 1898. My house before that had a Jazzuzi already installed. However, sadly, I have developed a hate relationship with our bath tub at the house in Hawaii. Every time I walk by that bath, I curse its cheap-ass fiberglass, one-piece construction.

During my research about buying a bath tub, I discovered one of the features I really like is cast iron. Manufacturers don’t make a lot of cast iron bath tubs anymore. Contractors bitch about installing them because . . . get this . . . because they are HEAVY. Oh, stop whining you pitiful wimps.

Cast iron is unlikely to rust in Hawaii. It is sturdy. Durable. But no, they make these steel enamel tubs because they are cheaper and lighter. No matter what, it’s not as good. Lets heat escape. One of the great things about a cast iron tub is it retains heat. I like a hot bath. A bath so hot I whimper climbing into it. Love to slip completely under the water and imagine what it would be like to die like Whitney Houston. Or, any of those other celebrities who die in the tub.

As a result, I am developing a severe phobia of death by drowning in the tub. Like what if a bather suddenly had a stroke? You’d probably die if that happened while slouching in a body of water. Just sayin’. Still, I want a tub. I need to think more about buying a bath tub. My neighbor in Hawaii took her tub out and installed a shower. Talking about the neighbor I like, not the jackass neighbor on the other side.

You know what that jackass neighbor did last weekend? I had been vigorously spraying for whiteflies, which are infesting my gardens like no tomorrow. She opened her back door and yelled, “Do you think you can NOT spray our windows?” Oh, my gosh. With soaking wet hair and whitefly infested damp clothing pressing into my skin, I paused and looked up. Oh, uh, there was a slight spray on her windows. I said: I’m sorry, I’m not trying to spray your windows, just the opposite. I will wipe it when I’m done.”

Was she happy about that? No, she said, RIGHT and slammed the door shut. What a jerk. I felt like spraying her windows directly, really hard, turning up that nozzle spray so it produced a loud buzzing sound. And not wiping them down. But then, I reconsidered. That would make me more of a jerk than she. I keep my word. Even to assholes. I said I would clean her windows. Let her eat her own words.

I cleaned her windows. Cannot wait until I encounter again so I can ask what it is like to live inside the house everyone in the neighborhood despises.

Back to my other neighbor, the nice couple I really adore, they have two baths, each with a shower. No tubs. Will it hurt her resale value? I mean, if she doesn’t die in the house instead? Yes, I think it will. Buyers want at least one tub.

Reason being is it’s a good place to bathe babies and children. Which is why some of them are so danged shallow. Ha, I mean the tub depth, not the parents. Yeah, maybe the parents, too.  If you’re giving your dog a bath in the tub, for example, hey, you don’t need a lot of depth. Tubs come in handy.

The problem I encountered at Lowe’s is the 30-inch wide tubs hold 9 inches of water. There are parts of my body that stick out further than 9 inches. I know this because I got down on the floor with a foot-long ruler and measured. Oh, but the 32-inch wide tubs give you a luxurious 14-inches of water depth. So now I need to decide if I want to slide the toilet over to accommodate another 2 inches of width. Part of me says yes.

Another consideration is to read the reviews on various models. Start with the lowest review. Now, I know in real estate, for example, the people who post the lowest 1-star review are idiots. They are typically morons who were never a client of the Realtor. In fact, more likely they are some lowlife harasser whom the agent hung up on and, in retaliation, they posted a nasty review. More like a comment than a review.

But the reviews of purchasers on websites are usually people who bought a product. And when you see more than one person complain about the same defect, it can make you think twice. It was helpful talking to the clerk at Lowes. Especially when I could explain to him how the corners in the Kohler Villager tubs let water accumulate, plus they need 2 specific kits to install faucets that don’t come with the tub.

Hot tip, definitely read reviews. Consider who might have written it. Was it a real buyer or is that review a plant from a competitor? Yes, people stoop that low. Look at reviews the person who gave low scores assigned to other products. Is that a person who is always upset and hates everybody? Or is that a rational person? Same thing with the high reviews. You can kinda tell.

At any rate, I have not yet finished buying a bath tub. I am asking a contractor to come over and measure and give me a second opinion before I purchase our alcove, right-hand drain, mind you, new bath tub.

Elizabeth Weintraub

When Is It Time to Reduce the Price of Your Sacramento Home?

when is it time to reduce the price

If you ask some listing agents when is it time to reduce the price of a listing, they will say never. Agents are famous for repeating a home should be priced right to start with. But sometimes it is not possible to price the home correctly. For a large variety of reasons. It could be seller expectations, condition, location, upgrades or lack thereof, or an unusual way a buyer reacts over a small undetected defect. Or, market shifts. Or a fluke comp happened and sold only due to luck of the draw.

I could keep going with what I’ve observed over the past 40-some years in real estate.

Obviously, if we’re selling a suburban tract home — any Mediterranean stucco style built within the last 20 years — it’s fairly easy to price. We can find exact model matches or close enough for government work, heh, heh. But not every home is easy.  And some homes take 6 months to sell regardless of the price.

Further, unlike many agents, I rarely refuse to market a potentially overpriced listing. I seriously try to maximize seller profit potential. Sometimes comparable sales will support a higher price as well yet we can’t always accurately judge buyer reactions. However, if an agent has done everything humanely possible to attract an offer and no offers are the result, then it is time to reduce the price.

Below is my estimated timeline for price reductions on average to sell homes in Sacramento. Again, though, it’s not cast in stone. It is all dependent on the area and how long it takes on average to sell the homes there. Especially since all real estate is hyper local.

Within 21 days, if there are no offers, it is time to reduce the price or at least begin a conversation about it.

Definitely again at the 30-day mark. time to reanalyze market competition, especially if the seller did not reduce the price at Day 21.

Every 30 days thereafter.

Another strategy is to decide whether you should reduce the price or reset the days on market, coupled with a price reduction. If we reset the days on market, even though cummulative appears, a price reduction is not always evident. Sometimes you want buyers to notice the price reduction and sometimes you want buyers to instead get excited over a brand new listing. Or both.

Elizabeth Weintraub

Installing Vinyl Plank Flooring Over Ceramic Tile in Hawaii

installing vinyl plank flooring over ceramicAll righty, I did not start out thinking about installing vinyl plank flooring over ceramic tile, but home improvement projects never start out that way. Some other isolated situation is generally the culprit. Usually it starts with a small item, a minor irritation and then mushrooms out from there. For me, it has happened twice in the bathtub. Soaking in luxurious bath bombs made from rose petals, the only thing missing is a glass of champagne.

Something is amiss, I notice, sinking further into the hot and steamy fragrant mass. Oh, yes, of course, there is a shower door on the edge of the tub. Annoying. I should get rid of it. And why not install a new shower head and faucets? How good would Cararra marble look? Pretty damn good, on the walls and the floor, and before you know it, darn it, I’m remodeling the bath.

I’ve been inflicted with this affliction all of my life. Just ask my husband.

At our house in Hawaii, I had a similar experience. The house is 25 years old. Without my cellphone in the tub, I’m left with my own thoughts. Now, one of the things about the humid weather in Hawaii is things corrode. As a result, the bathtub faucet is rusting out. Ick. There is no drain plug, and I really dislike the tub itself. Cheapass fiberglass. I prefer cast iron. If I replace the tub, I should replace the cabinet. But we have two baths. Which means I may as well replace the vanity in the master, too.

And this is where installing vinyl plank flooring over ceramic tile comes into play. In choosing cabinets, we should coordinate the color and style of the cabinets with the flooring. Except, and here is the kicker, I installed tiger bamboo in the bedrooms a couple years ago. The ceramic floor in the baths and rest of the house is gray. Tiger bamboo is warm, not cool. Resulting in a clash. Not so noticeable with white cabinets but I do not want white.

Also, I don’t really like ceramic floors. Hard on your feet. If I fell, I’d break a bone or two. Maybe a hip. On the plus side, there are no baseboards for bugs to hide. But that’s not enough reason to live with ceramic.

The cabinet guy suggested I consider installing vinyl plank flooring over ceramic tile. That is an excellent idea, given the other choices. He suggested I take up the tiger bamboo and sell it on CraigsList, then remove all of the ceramic and install a subfloor. Or, keep the tiger bamboo, which I like, and install vinyl plank flooring over ceramic tile.

I found a vinyl plank flooring product at Wisteria Flooring in Kailua-Kona that compliments the tiger bamboo beautifully. The color is Camaru. Our house is not big enough to throw dark wood cabinets into the baths and kitchen. Darker wood on the walls would shrink the space. However, there are plenty of options that are lighter colors, not too trendy, with simple, clean lines.

Later on today an installer is coming by so we can discuss whether to level the grout lines and get a bid. I’ll let you know how it goes. Probably will not begin the work until my next wor-cation to Hawaii toward fall. At least now I have a plan. Yet, I still need to find a cast iron tub. They don’t seem to sell them at Lowe’s.

Oh, and I took a new listing in Sacramento yesterday, too. Even with a Red Alert air quality warning and 153 index in Kona, I’m doing OK. Indoors, windows closed, Dyson Cool Link running. Vog on Hawaii Island is pretty severe; we had 500 earthquakes in one day. In ONE day! Big sale over at QVC, and these Dyson air purifiers come with an extra filter.

Elizabeth Weintraub

 

How Many Sacramento Homes Sell at an Open House?

do homes sell at an open houseIf you’re wondering how many homes sell at an open house, you’ve come to the right place. The funny thing is if you talk to sellers, they think an open house is the #1 best marketing strategy any agent could employ. They do not realize that nationally, depending on which research you read, homes sell at an open house between 2% and 9%. Those are really low percentages. However, when used with a comprehensive marketing plan, open houses are part of the equation. They just are not the #1 way to sell a house.

Out of 100 ways to sell a house, open houses are the #91 to #98 way to sell a house.

So, why do people believe an open house is such an excellent marketing strategy? I blame it on HGTV. The truth is most open houses work like the following. An agent loads up her car with real estate signs. Then, on a Sunday afternoon, she sets them on a few street corners to direct traffic to her open house. She waits for strangers to come by. People who have no intention of buying a home. A bunch of neighbors. Kids out riding bikes. Because she is hoping a real buyer will pop in, not have a real estate agent, and she can become that buyer’s agent.

Somewhere along the way, the open house agent is also hopeful a buyer might decide to buy a home because she drove by an open house on her way to the grocery store. It does happen on occasion. A buyer might have zero intention of buying until she walks through the home and suddenly develops an enormous crush. A crush that can only be satisfied by writing an offer.

A home located in a desirable neighborhood of high demand homes is an excellent candidate for an open house. Like homes in Land Park or East Sacramento. Not every home is a good candidate and might not draw any traffic whatsoever. For me, open houses are a supplemental tool. The fact is I primarily hold open houses because my sellers expect it. They can see I’m doing something. They don’t always notice my other marketing efforts.

It’s amazing to me that due to the low odds of success, because not very many homes sell at an open house, sellers still put such a premium on this particular type of marketing. We as agents don’t tend to argue, we just go with the flow. Because our competition will promote open houses to the seller like the best thing since sliced bread.

Sometimes a seller will suggest open house ideas to me like this is brand new information that I know nothing about. They are trying to be helpful. I realize that. I don’t take it personally.

You know the best way to sell a home is not to hope for a stranger to drive by and suddenly feel an incredible urge to buy. The best way to sell a Sacramento home is to beef up internet marketing. That’s where the buyers are. Sacramento listing agents have got to market where real buyers are actively searching. Buyers are online. Few come from magazines, newspapers, laundromats, grocery carts.

Elizabeth Weintraub

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