Monday, August 12, 2013

8/12 Inventory Update

I was lucky enough to spend time today with some truly great valley resources. I'd like to put a plug out there for Coastal Vineyard Care Associateswho really know their stuff. Wow. We only scratched the surface of a particular vineyard but I was completely impressed with the level and depth of knowledge and their ability to translate it into normal human terminology. Until today, I was unaware of the variety of services a vineyard management company provides to both large and small vineyards from tending, to harvest to selling the grapes. Whether you are a hands on or hands off grower, these guys likely have a solution for you. Likewise Santa Ynez Valley Water Gardens  (805) 688-8872 completely stunned  us all with their grasp of maintaining both large and small bodies of water, doing so organically, the intricacy of creating a ecosystem and true enthusiasm for pond, lake and reservoir upkeep. Outstanding and thorough property knowledge! A&A Pump and Well brought a wealth of information, sage confident advise acquired from so many years in our area, projections and again, a wonderful way of making something complicated into something normal folks can understand. Thank you to Bill Shelly at Brickkicker Home Inspection who in addition to being a fabulous and thorough home inspector, is also a licensed general contractor. What does that mean to you? If you want to know how serious a problem is, he can tell you. He can also tell you how much it will cost to fix it, how possible the changes you want to make are, what the possibility for issues are down the road and a host of other info points that a general contractor brings to the table. And he's a heck of a nice guy too who brings a lot of integrity and honesty to the project.  

And I apologize, the MLS site gave up the ghost and here at 10:30 p.m. California time, I am pretty much done waiting for it to come back up. For today, you won't see lead photos but the links will show all the pics.  

Price Reduction
399 Central, Buellton (2/2 on .09 of an acre) Was 429K with a new price of $369,900. On the market 45 days which is a long time at this price point. This is the rare (these days) REO property owned by Fannie Freddie so its eligible for a Homepath Loan with as little as 3% down. In my experience, Homepath loans can be a little easier to quality for and they can get done without an appraisal (which saves you some money). With this new price reduction, it’s a lot more attractive, obviously. Not all lenders do Homepath so check that out with your lender first - you might need to make a move for financing on this one.  

Price Reduction
754 Mesa Vista, Solvang (3/3 on 5 acres) Was $1,250,000 with a new price of 980K. And no, that isn't a typo! As my 26 year old son would say, no way dude! It's true, over a 250K price reduction in one day. I have been to this property several times and here is what I know.  The house is pretty much turnkey newer construction. Great room design, good kitchen with happy natural light, nice color palette, high ceilings and in your face foothill and river views from the living, kitchen and master bedroom spaces. In this price point, we don't  often see houses this dialed in on this much land. The land in this area is mostly a sandy loam which is great for us horse people. Land is virgin sans improvement other than a good sized arena and some horse pens i.e. the landscaping has yet to be designed. The value here is in the quality of the structure, views, land mass and superior rural location with easy travel along Chalk Hill to highway 246 in either direction and highway 101. As you can see by the aerial photo above, this property is surrounded by similar or large sized properties.

Price Reduction
801 E. Highway 246, Buellton (5 residences on 233 acres) Today certainly is the day for mammoth price reductions. Was $10,000,000 with a new price of $7,700,000 after only 168 days on market. Today certainly is the day for mammoth price reductions. Let me tell you, it isn't every day that we see a 2 million dollar plus price reduction. An intricate property spanning both sides of the highway. I  have ridden on this property many times and can attest to the unique and world class quality we just don't see much anymore. With a magical tree canopy (which should not be underrated in California), flat and usable land with super easy access to highways 154, 246 and 101, the potential vineyard  or other name exposure potential is phenomenal. Flag Is Up Farm is just down the road a little as are a variety of other horse farms and vineyards including Shoestring Winery 

In Escrow
2175 Holly, Solvang (3/2 on .27 of an acre) 639K This one made my favorites list on Friday.


In Escrow
368 Midten Hof, Solvang (3/2 .16 of an acre) 569K This one made my favorites list too.

In Escrow 
676 Alisal, Solvang (3/2 on .41 of an acre) 589K 1961 built home in well maintained time warp condition. On almost half an acre, the romance is in the yard. Quite impressive. 

315 La Lata #101, Buellton (4/4 condo) Listed at 395K and sold final for same. I have to say, for a 3 story building, this particular unit was impressive. Trendy, mint condition. It was a model for the original development and if I remember correctly, part of their sales office site. Garages on the bottom floor in these units, then living space, then bedrooms. 
607 Central, Buellton (3/3 on .04 of an acre) Listed at 290K and sold final for 310K. As the narrative states this was a short sale. Went pending 5/31.

428 Farmland, Buellton (3/2 on .16 of an acre) Listed at 469K and sold final for same. With other nice properties in this subdivision closing in the 5's, this seems like a pretty good deal.  

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President SYV Association of Realtors 2013

DRE #01357602

Prudential CA Realty

P.O. Box 778

Los Olivos CA 93441

805.233.6461 efax

805.448.2727 direct