Saint Francis Talk

Mission Lake Condominiums is a quiet development located in the heart of Rincon Valley. Mission Lakes consists of approximately 100 units, built in 1989, tucked away under a canopy of trees near the intersection of Mission Blvd, and Sonoma Hwy (Hwy 12). The homes range in size between 700+ sq. ft. to over 1000 sq. ft. They are either one bedroom, or two bedrooms, with 2 baths. All the homes have a fireplace, and a covered unattached garage.

The complex is nicely landscaped, and in great condition. Tall mature trees provide shade in the summer time and add extra privacy along with splendid views. The complex has a large pool and plenty of parking.

In 2011 twelve of these units sold in a price range between $89,000 and $137,000. The median price was $115,000.

In this part of Rincon Valley, you can easily make your way to US 101, or drive east to Kenwood, Sonoma and on to Napa.  A short drive out Calstoga Road will take you to the town of Calistoga and St. Helena, and by driving over Fountaingrove Parkway, you can be in Windsor in 15 minutes.  

Rincon Valley is located in the northeast quadrant of Santa Rosa.  It is close to world class wineries such as St. Francis, Ledson and Kunde.  Two major state parks, Annadel and Sugarloaf, are a few miles away.  Two major county regional parks are located in Rincon Valley, Mt Hood, and Spring Lake. 

View Rincon Valley condominiums: Mission Lake in a larger map

One of my first jobs after college was delivering packages for a company in Belmont called Local Parcel Service.  I made minimum wage plus, .50 cents for every address I delivered to, plus .10 cents for each package delivered.  Each stop was a minimum of .60 cents.   My first route was delivering in beautiful Woodside and Portola Valley, where, during an 8 hour day, I made about 50 stops.  I wasn't making a lot of money, but my days were spent driving through the country, and I did not really have to work very hard. 

As I made more friends in the company, I found that I was on the bottom of the pay scale.  Some of my friends were making over $100 a day, and done with their routes by 3 in the afternoon.  There were delivering to high rise office buildings in San Francisco.  They would spend their whole day at one building.  They were able to deliver more packages by not driving around.  I can't use the expression "working smarter not harder" because, they were working hard.  The benefit was that they made more money, and got off work earlier.  So I guess they were simply, "working smarter".  I eventually took a route in Palo Alto delivering to some Silicon Valley biggies, and like my fellow employees, began working smarter. 

As new employees were hired and assigned the routes in the country, I'd whisper in their ear, "try to get inner city routes with lots of apartments".

Real estate in Sonoma County is the same way.  Recently, while taking a 45 minute drive to Cloverdale to meet a seller (125 Elbridge), I thought "This drive is killing my day".  90 minutes spent in the car driving to and from Cloverdale not to mention the amount of time spent with the client.  It took my whole afternoon.  Don't get me wrong, I did not mind meeting with the client, it was all the time and gas getting there.

I thought about my time at Local Parcel Service, and thought, my time could be better managed if I only worked in Rincon Valley.  My overhead would be less, I would be able to take on more listings, and still have more time for myself and my family. Since I'd save money and have more available time, I thought it only fair to set a commission that was more in tune with my reduced overhead.  That's when I decided to charge 4.5% commission to anybody who wanted to sell their home in Rincon Valley. 

I still take listings in other parts of the county, but I feel 4.5% for listings close to home is very reasonable.

There are some brokerages that provide listing discounts based on what services it provides to the seller.  My 4.5% offer is not a discount.  I provide personal, superior service to all my clients regardless of where they live or what commission we agree on. 

I have to limit this offer to single family homes with a value over $200,000.  Some homes will not qualify, such as mobile homes, distressed properties such as short sales etc.  All commissions are always negotiable.  I would consider commissions below 4.5% subject to negotiation. 

Buckthorn Court is a wonderful townhouse development located in Rincon Valley.  It consists of 28 single story units that are all the same floor plan and size.  The homes are 1246 sq ft, and the lots are 1700 sq ft. All are only 2 bedrooms and 2 baths.  They were built in 1984, and have a cottage look.  The exterior siding is shake shingle. 

The development is very peaceful.  There is no pool, play structures, or tennis court.  The landscape is thick, mature, and well maintained.  Walking paths meander through the neighborhood, passing under giant eucalyptus, and past sprawling lawns.

The development is partially on Indian Creek Drive, and partially on Buckthorn Court.  It is off Hwy 12 (Sonoma Highway) in between Middle Rincon and Calistoga Road in the heart of Rincon Valley.  It is a short drive to the Saint Francis Shopping Center, and an easy bike ride to either Annadel State Park, or Spring Lake. 

The development is unusually stable.  There has not been a sale since 2007.  Even with the slump in the market, there have been no short sales or foreclosures.  At the height of the market the homes were selling for the high $300,000's.  Currently they hover around $200,000 or less. 

If you are interested in buying or selling in this development please call me.  I'd love to meet you and put together a strategy that works for you.

 
View Buckthorn Court HOA on Indian Creek Way in a larger map

I'm frequently asked if there are any condominiums or Planned unit Developments (aka: PUD) that I recommend in Rincon Valley.  YES !  There are several.  Which one really depends on your needs, and financial consideration.  Here is a list of the most common ones that I list or sell.  Click on the name of the development and you'll be taken to a specific web page for each development. 

If you don't know the difference between a condominium and a Planned Unit Developement, click on this link:

Condominium or Townhouse (PUD) ?

If you have specific questions, or would like to tour any of these developments feel free to call me.

Brush Creek Villas:

Villa Los Alamos:

Mission Creek:

The Cascades:

Redwood Village:

Saint Francis Woods (AKA: Schoolhouse Creek)

Streamside

Indian Creek (Buckthorn Court)

Mission Lakes

I recently took a listing to sell a residential home.  I emailed the seller a statement of what I estimated the sale would cost him.  He asked if he could pay his documentary transfer tax (DTT) at the end of the year, when he does his taxes, and inquired if he could claim the tax as an income tax deduction. 

I can't say that his questions are exactly "common", however I frequently see that DTT is misunderstood.  DTT is not "property tax".  It is the tax a city, and/or county places on the sale of a property.  Consider it a sales tax.   In Sonoma County either the seller or buyer (traditionally it's the seller) pays the tax through escrow.  Sonoma County transfer tax is  .55 cents per $500 of sales price.  It is easier to calculate the amount due by ding the sales price by $1.10 per $1000. rather than .55 per $500.  To determine the tax due on $325,000 it's easiest to divide the sales amount by $1000 which would result in $325 multiplied by $1.10 equals $357.50 of county tax due.

In Sonoma County five cities also charge a DTT.  For example the city of Santa Rosa charges $2. per $1000 transferred.  This tax would be $650 in addition to the county DTT of $357.50

I want to tread very carefully on the topic of tax advice.  Regarding my client's question: "Can the tax be paid at the end of the year?"  I've never seen it paid anytime other than at close of escrow.  I consulted with a escrow officer who told me that they know of no exceptions to paying the tax that way, however there are exceptions to paying the tax all together. 

If you are interested in a list of DTT exceptions, you should consult with a title officer, real estate attorney, or tax professional.  I can say that I have bought numerous homes, and have never claimed my DTT as an income tax deduction, however there may be tax benefits when the home is sold.  These are all questions you should talk to a tax professional about.   

Looking for something fun to do with the kids this October?  Take them over to the Western Railroad Museum on Hwy 12 just west of Rio Vista, CA

This is an annual trip my family.  My kids love it.  I think we've gone every year for the last 8 years.  Here's what your in for:

The museum opens at 9:30 on Saturday and Sunday.  Inside the museum there are railroad artifacts, a mock train engineers chair and train controls.  There is a great gift shop with hundreds of book and videos on railroading.

Go outside to the rail yard and see tens of old rail car.  Guests can then hop on an electric rail car and travel for 15 minutes through the beautiful hills of Solono County to an eucalyptus grove where there is one of the largest Hay Mountains I've ever seen.  It's about 2 stories high and filled with tunnels, and areas for the kids to play on and in. 

Other attractions at the grove are:

• Live band
• petting zoo
• pumpkin catapult
• jumpy jump
• Hay ride
• tons of food, and snacks for sale
• other events and games for kids

Here's a link for more information: www.wrm.org

Fountaingrove is a lovely part of  Santa Rosa, CA.  It's located in the hills with beautiful views looking toward the west county hills.  There are hundres of homes in Fountaingrove, and they enjoy a nice variety of city parks such as Rincon Ridge Park, Francis Nielson Park, and Nagasawa.

Rincon Ridge Park, is a City of Santa Rosa neighborhood park.  It's located on Rincon Ridge Drive right off Fountaingrove Parkway.  It has an expansive lawn, perfect for a friendly soccer game, or tossing the Frisbee.  There is a nice picnic area with tables, and a grill, all shaded by mature oaks.  There are 2 play structures one for younger, and the other for older children. 

Francis Nielson Park, is another city neighborhood park.  Francis Nielson Park enjoys a nice picnic area with tables and grill, over looking a lake.  There is a large play structure, and small lawn for soaking up the sun, or reading a book.  The lake is small enough that a nice stroll around the perimeter only takes about 15 minutes. 

Fir Ridge neighborhood park .  Located on Fir Ridge just off Thomas Lake Harris Drive, this park is a quiet, intimate park that see's little use.  Donated by the Fountaingrove Masters Association, it is perfect for kids of any age.  There is small wooden train, a larger play structure, and a halff basketball court. 

Nagasawa Park is a large city park.  It is located right off Fountaingrove Parkway and enjoys a large recreational lake.  There is a boat ramp for small fishing and non power boats.  Outboard motors are not allowed.   Most of the users of this lake are either fishing, or paddling on the lake.  There is an unimproved trail that follows the perimeter of the lake which takes about 40 minutes to walk.  There is a picnic area close to the parking lot.      

View Fountaingrove Parks in a larger map

The Second Fairway in Fountaingrove offers elegant golf course living.  Built in 1995, the Second Fairway development consists of 26 homes most of which sit on the Fountaingrove golf course in a variety of sizes.

Second Fairway homes range is size from 1900 sq ft to over 3000.  They sit on a variety of lots as small as .12 acres, to over 1 acre.  I'd say that the average lot size is more like .20  The homes are wood costruction with stucco exterior, composite tile roofs, and a concrete perimeter foundation.  Most homes have natural gas central heat and air conditioning.  The neighborhood is served by city water and sewer.  Most of the homes have a similiar amenities such as high ceilings, hardwood floors, bedrooms with balconies, gourmet kitchens and 2 - 3 wood burning fireplaces. 

The Second Fairway has an additional homeowners association that residents must belong to in addition to the Fountaingrove Ranch Masters Association.  Call me for current information on dues.

Residents of the Second Fairway not only enjoy golf course living in upscale Fountaingrove, they also enjoy close proximity of world class wineries such as Paradise Ridge which is a short walk away.  Lake Nagasawa, and the Fountaingrove Athletic Club are also within  moderate walking distance.

A survey of homes sold in the past 12 months revealed that only one home sold.  It sold for 899,000.  This was one the larger homes in Second Fairway. It was 3400 sq ft on a half acre.  Currenly (as of Sept 2010) there are 2 homes for sale for $668,000 and $769,000.

Because of the complicated nature of the different Fountaingrove HOA's, and a local roadway bond, I recommend you contact an agent who is familiar with Fountaingrove before committing to buy.  I can give you sound, stable advice and help answer any question you have before making your purchase.  If you're interested in learning more about the Second Fairway or Fountaingrove, I hope you'll contact me.  I'd love to meet you and share with you what I've learned about Fountaingrove over the past 20 years.

So you get an offer accepted and your client says "now what day are we suppose to close escrow?"  "Well, 45 days for now" you say  "Okay.... when's that?" 

I use to have a calculator that could  figure out any future date, however I never have it with me when I need it.  And I hate taking a calendar and actually counting the days to figure out when 60 days is up.

I found this simple little site that will calculate your days for you.  Now you can look even MORE professional.

http://www.export911.com/convert/dueTlME.htm