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New Listing Mirabela at Medeira in Elk Grove Features 5 Bedrooms
8109 Suarez Way is located in Mirabela at Medeira in Elk Grove
My whole team is excited to present this new listing in the Mirabela at Medeira subdivision built by Taylor Morrison in Elk Grove. It’s south of Elk Grove Blvd and West of Big Horn, close to several parks: Horseshoe Park and Constellation Park. This home is simply incredible. It’s the type of home that you wish the seller would leave all of her furniture, wall hangings and accessories, because it’s decorated so beautifully. The decor is modern, yet inviting with clean lines, soothing colors and all of the furnishings are so well coordinated.
If you’re looking for space and lots of bedrooms, this corner lot home is probably perfect for you. Plus, you get a special treat with this home. How does free electricity sound to you? There is no glitch or gimmick. The thing is the seller recently paid around $30,000 to install a microinverter solar panel system, and her loss is the buyer’s gain. The seller says during the summer, she runs the multiunit AC on the second floor at night, and pays no electric bill whatsoever. If she has company staying on the first floor, then her electric bill is around $20 a month (not verified by the agent).
Stunning flooring throughout the first level and stairs
And, OMG, the floors in this home at Mirabela at Medeira. Wait until you see the floors. Absolutely gorgeous, and they continue up the stairs. There is that sought-after first-floor bedroom and a full bath. Also a den at the front of the home, and a formal dining room area, and the open floor plan includes the spacious kitchen and adjoining family room. All together, the home features 5 bedrooms and 3 full baths, plus the den. It’s almost 2,500 square feet, per the Sacramento County Assessor. For some reason, the Assessor’s office assigned the wrong house number and street to this APN, but I caught the discrepancy, informed the seller how to change it, and it’s all corrected now.
Kitchen with Beech cabinetry at 8109 Suarez Way
Soft grays mostly throughout, with a bit of color in the master and a 5th bedroom. The kitchen has granite counters, an island, dark beech cabinetry, and plenty of storage. The appliances are stainless and newer, including a gas range, dishwasher and microwave. Upgraded and oversized ceramic on the kitchen floor, make a nice transition to the family room. All of the upgrades and improvements made by the seller lend an air of graciousness to this home in Mirabela at Medeira.
Professionally landscaped yard at 8109 Suarez Way, Elk Grove.
You’ll also find an assortment of fruit trees in the back yard: tangerine, pomegranate, peach and orange trees. There is a pergola over a sandy beach. Stone knee walls separate the stamped concrete patio from the lawn. Plus, you can’t see it in this photo, but the side yard features an enclosed dog run and kennel.
We would love to see you at our open house on Sunday, July 23rd, from 2:00 to 4:00 PM. 8109 Suarez Way, Elk Grove, CA 95757, is offered exclusively by your Elk Grove Realtor, Elizabeth Weintraub and Lyon Real Estate, at $499,000. Check out the virtual tour.
Franklin Crossing Home Sells at Record Price in Elk Grove
10544 Buckland Way, Elk Grove, CA 95757 is a newer home in Franklin Crossing
All it takes is that one highest sale to close in Franklin Crossing and a new comparable sale comes into play, setting a new benchmark. This is not to construe that one comp an appraisal makes, because that’s not how it works, but it does have a major affect on other sales in the same subdivision. It becomes a measuring stick. I just closed yesterday a sale that went into escrow on June 27th. It was contingent but the buyer’s pervious home was only a week away to closing. Although the offer was contingent, it also made the offer all-cash after the exiting home closed. No financing. Which meant no appraisal.
Franklin Crossing is a unique community because it’s comprised of homes in a subdivision that broke ground in 2011 and most of the homes are much newer than it’s closest counter part on the north side of Bilby. This particular home sat across the street from the new George Park, which is now being constructed. The park will feature play areas, horseshoe court, bocce ball, half-basketball, an edible garden, adult fitness and of course, trees and grass for picnic areas, and water options.
The drawback is there are no granite counters in this house, just white tile. Not very many upgrades like some of the other homes in Franklin Crossing. When I met with the sellers, we discussed all of the comparable sales and reviewed identical models. The highest price at that time was $379,900, which was a pending sale (and still is), so we listed at $379,900. We were a little worried about the fact that the back yard was surrounded by towering two-story homes, but given this hot market at the moment, not overly so. Drawbacks like this usually go unnoticed when buyers are in lust.
By day four on market, we had six offers on the home in Franklin Crossing, all exceeding list price, which tells me that buyer’s agents in Elk Grove are in tune with the market, unlike some agents in other parts of Sacramento. Our highest offer was $391,000, but that involved an appraisal. The cash offer was very appealing to the sellers due to no appraisal requirements. They were about to accept the offer when I asked if they would like to issue a counter offer. I think that suggestion surprised them a bit. But that’s what I do as an Elk Grove listing agent. I look out for my client’s interests.
The sellers asked: What if they reject the offer? What if we make them mad? I asked: how much risk can they absorb? Would they be happy with one of the other 5 offers? Just how risky is it? I also pointed out that sometimes I might need to be reeled in because I love to negotiate. I will just keep on negotiating all night until a seller tells me to stop. If I see money on the table, I feel like it’s my responsibility to point it out and not walk on by.
How much more do you you think we could get?
Five to ten grand, I suggested, with five being very likely.
All righty, then. The sellers took the leap, countered the $390K offer at $395K and the buyers accepted. We sold AS IS, of course; it’s in the contract. The buyers were a little bit upset, I heard, that we refused to clean out the gutters nor replace the tile in the hallway, but when it comes time in the future to sell, I would not be surprised if they call me. That’s often how it happens. They’re really upset with me when I’m the listing agent and they’re the buyers, but down the road, buyers come to appreciate what I do as an Elk Grove listing agent. They recall the experience with different eyes. Those of a seller. I’m an agent they want on their side.
And yet, there are still sellers who don’t see the value in hiring an experienced Elk Grove Realtor. They want a cheap agent. Boggles my mind. An experienced Realtor doesn’t cost money, she often returns part or all of her commission to the seller through performance. It’s almost like hiring a free agent and striking gold.
Home Pricing Strategies for Selling Homes in Elk Grove
Home pricing strategies vary depending on the type of marketplace.
Because I list and sell so many homes in the Elk Grove area, I get a lot of calls from appraisers asking about home pricing strategies and what happened during our offer negotiations. It’s a good thing I am organized. I keep all of my offers and notes on each in a separate spreadsheet just for reference. There is no way I can pull this stuff out of my memory. I’m lucky if I can recall the name of the street. The calls from appraisers generally center on how to substantiate the sales value without enough comps.
This is a serious issue, not only with homes in Elk Grove but throughout the Sacramento Valley. I am constantly suggesting to appraisers that they look at the big picture. At the end of the summer in 2005 we had more than 10,000 homes for sale. Today, about 1,600. Huge difference. To add insult to injury, we have more than 1,700 pending, which means if we didn’t take any new listings we would sell everything in Sacramento County in about 25 days. Home pricing strategies are important, but demand outstrips strategy.
One of my clients in West Sacramento who is getting ready to put her home on the market called yesterday to chat. She wanted to know if we should employ home pricing strategies suggested by an agent at an open house. I told her to stop talking to open house agents. Most of them are buyer’s agents, not listing agents. But I also realize open houses are a religious experience in California. The guy suggested she price her home about 1% below market value.
Hello? 2012 is calling and they want your Obama bobblehead back. That was a good pricing strategy 5 years ago but not today. If you price a home below market, you won’t get as high of a price as you will if you price it at market or slightly above. Buyers for the most part don’t know how much homes cost. They see only what other sellers are asking and base their opinions of value on that. The frenzied demand accelerates those expectations. Prices are going up.
Out of all the home pricing strategies available, the best for this particular market is to be slightly ahead of the curve. Because buyers will pay a fair price plus extra if your home is desirable and the price is reasonable. You don’t have to play games with the pricing or try to be sly. Go to market value, and consider pushing it a hair. The worst thing that could happen is a buyer won’t bridge the gap and the appraisal will come in lower. But buyers will offer more.
If you’re planning to sell a home in Sacramento, call Elizabeth Weintraub at 916.233.6759. Put more than 40 years of experience to work for you.
Single Level Home in Laguna Creek Features Amazing Yard
7012 Prazzo Way, Elk Grove, for sale at $359K
The seller of this beautiful home in Laguna Creek called me to list his home while I am on my wor-cation in Hawaii. I assured him that I would sell his home within 30 days, which is his utmost desire. I also explained that just because I do not have a physical presence in Sacramento at the moment does not mean we cannot sell his home. I’m not sure what happened with his previous Elk Grove Realtor, but it’s a different experience with me.
We talked in the morning and by noon my team member was on his doorstep to talk about why he should thank his lucky stars that Elizabeth Weintraub will be selling his home. I called him shortly after my team member left. My photographer can be over in two hours, and you’ll be on the market the following morning, I assured him. It happens this way because I make it happen.
Spacious great room with engineered flooring and vaults in Laguna Creek.
This is beautiful home, just look at those gorgeous floors. The sellers recently installed the flooring and also updated the light fixtures by replacing them with more modern lighting with LED. I like LED because it’s such a clean, bright, white light over the dingy yellow that was popular for so many years. Besides, nobody looks good bathed in yellow light except a labrador.
Beautiful stainless refrigerator and newer LED light fixtures, ceramic floor in kitchen.
In the kitchen we have a breakfast nook, which would be behind this photograph, in addition to high-back stool seating at the dining bar. The refrigerator is stainless, and the floor is ceramic. The family room features a dining option as well. This place is clean, spotless and immaculate.
Not to mention, the oak cabinets are so much nicer than white. Have you ever read a newspaper and then touched a white cabinet door? OK, I know many of you don’t know what a newspaper is anymore, but print rubs off on white things, just so you are aware. Not so with your iPad.
Drought resistance yard, and pergola covers the patio.
This covered patio with the pergola is much larger than it seems in this photo. That’s because the photographer shot the entire yard. You can see some of the landscaping is drought resistance, and look, you’ve got a raised vegetable garden. Not too big to take care of and not so small you feel cramped. This is a perfect yard.
You’ll find many upgrades in this 3-bedroom, 2 bath home in Laguna Creek. It features plantation shutters, dual pane windows, many ceiling fans, extra storage, a laundry room plus a 2-car garage. It’s almost 1,500 square feet and was built by K Hovanian in 2002. It’s located near Bruceville and Elk Grove Blvd.
7012 Prazzo Way, Elk Grove, CA 95757, is exclusively offered by Elizabeth Weintraub at Lyon Real Estate at $359K. Call 916.233.6759 for more information, but please hurry. I imagine we’ll generate extreme interest. Aloha!
Can New Home Buyers Remove the Realtor Sign in the Yard?
There is protocol to follow to remove a Realtor sign.
It is probably annoying, that Realtor sign in the yard after closing. After all, the sign is all about the listing company and listing agent, which often has little bearing on the new home buyer. If we did a ton of dual agency transactions in which we directly represented the buyer as well (which we don’t), I imagine the new buyers might not get so irritated over the Realtor sign in the yard because there would be some kind of identification with it. They would feel an association. Immediately after closing, though, buyers want to remove that Realtor sign. It’s their home now and no longer for sale.
Some new home buyers go so far as to yank the Realtor sign out of the ground and throw it down. Hey, just because the seller didn’t agree to make repairs for you is no reason to dump the seller’s broker’s sign into the dirt. Years later, when you forgot who your buyer’s agent was and are looking for a top listing agent in Elk Grove or the greater Sacramento area to sell your home, you will probably call the Elizabeth Weintraub Team at Lyon Real Estate. There is no reason to burn bridges because she represented the seller and not you in the initial transaction. You want this kind of assertive agent on your side. Because Elizabeth will be the listing agent you will probably call, even if you don’t realize it yet.
Other home buyers sometimes stash the sign in the garage or in the back yard, wrongly thinking, I suppose, that the sign company representatives will get out of their vehicles and politely knock on the door to inquire about its whereabouts. No, they won’t. And that for sale sign will sit in your garage until it rots. They’ll stop, look around, and if they don’t see the sign, they will drive off. They also won’t trespass on your property to retrieve the sign from behind a side gate because that is prohibited.
If you don’t know when the Realtor sign will be removed, text your buyer’s agent and ask. Your agent can notify the Elk Grove listing agent — and I mention Elk Grove because missing Realtor signs seem to happen there more so than West Sacramento, for example — to find out when the sign company will come by. When my listings close, I generally notify my office to send out the sign removal guys to pick up the signs. If I don’t, there will be a delay. First the title company needs to send the closing paperwork to our corporate office at Lyon Real Estate on American Drive. Then the paperwork is overnighted to our branch office, but probably not on the same day. After our office assistants receive the paperwork from corporate, they schedule the sign removal guys to come out.
The sign removal guys don’t work on Sunday or Monday. So, you can see a closing that happens on Friday, say, won’t have the Realtor sign removed from the yard until probably Wednesday. There should be a better way to do this within our closing-out system, but for now, that’s the way it is. It doesn’t mean we don’t care or have forgotten about the Realtor sign. Please just leave it in the yard.
