Neighborhoods

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I have to admit I am sold on the idea of the traditional front porch.

031708ins 112aaMost of the time these days, construction companies build what I dub a “courtesy porch”. It’s basically a slab of concrete that gets you inside and outside comfortably, but cannot really provide seating for a household or neighbors for that matter. A real porch is a place to foster community. It’s a place to sit, talk, laugh, wave to passersby, drink coffee in the morning, read a book after dinner, and invite neighbors to conversation. The great power of a porch is that it can be a gathering place without having to plan a dinner, and it provides an atmosphere to foster relationships without the intimacy of inviting someone into your home. 

Our society has changed dramatically from decades past. We have moved away from having a sense of connection in our neighborhoods to a pervading sense of isolation. It’s as if we bought into the notion that life is better when we keep to ourselves. So we come home from work, close the garage door as soon as possible to avoid contact with neighbors, and generally try to not bother relating to people around us. Our actions illustrate our belief that we no longer view our participation in the community as important or necessary.

But how is our isolation honestly working out for us? Is it really better for our families? Have our neighborhoods improved over recent years since people are living on the inside more than the outside? Are we safer and more secure?

In my trade I see new subdivisions built all the time and I pay attention to how they are marketed to the public too. The builders often promote the idea of “community” in their marketing package, yet ironically nearly everything about the design of the neighborhood is all about keeping people out of community. There is a garage for people to park in, a ridiculously large house that can contain all aspects of entertainment for a family, a low-maintenance yard so people don’t have to be outside and take care of their lawns, an HOA that handles community problems, and of course a tiny slab porch to bring it all together.

With a growing sense of disconnection in our society, revitalizing elements of traditional neighborhood design, such as the porch, can be very powerful for establishing a deeper sense of community in our neighborhoods. If we have a place to sit outside, it’s more likely that connection will emerge, right? When we move away from a “courtesy slab” to a traditional larger-sized real porch, we can begin to see how this simple adjustment in design can help provide a place for neighors to gather and build trust with each other. One of our biggest problems right now in current typical neighborhood design is that there is no common-ground place for neighbors to meet with each other. It’s either you don’t talk to people around you or you invite them into your home (most of us don’t like to have strangers over for dinner though). What if we were to encourage the use of a traditional porch so that residents over time can have a safe place to be casual and get to know each other before dinner and party invitations start happening? Could not this one practical design element assist us in getting to know our neighbors? Wouldn’t that be better for the strength of the community?

It’s amazing to think that how we construct things can actually prod us to build relationships with others, and in turn produce a stronger community – one that not only has pretty houses, but has connected residents. Yet the most important thing, whether we have traditional porches or not, is to be intentional in small ways about building relationships with people. If we want to be more connected in our communities and avoid the plague of isolation, then our posture must be to do something and get outside more often. Our community grows stronger when we do practical things like wave to neighbors, let the kids play in the front yard, invite a family to BBQ on the driveway, meet new residents when they move in, take regular walks around the block, or even do something very easy and natural – sit on a simple porch. 

My Porch Story: From “Courtesy Slab” to Community Hub:

My house was built nearly fifty years ago and unfortunately came with a “courtesy slab” porch, but that all changed about two years ago when I expanded a couple of garden boxes into a real traditional porch. Our porch gives us a reason to be outside and it’s been great to visit with people and invite neighbors to sit together. “C’mon up to the porch” is something I love to say. Here are some pictures of how the porch evolved.

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Further Articles on the Front Porch:

I hope you enjoyed the article. If you have any thoughts to add about porches, neighborhood design, community building or something else, you are welcome to comment above (just below the post title).

http://www.lundquistcompany.com/blog The Relevance of the Front Porch for a Community

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The city of Lincoln is located off of Highway 65 near the cities of Rocklin, Roseville and Wheatland. Over the past decade Lincoln has changed quite a bit in light of exponential growth due to new construction and affordability. According to Forbes in 2007:

The fastest-growing suburb in the country is Lincoln, Calif., just outside Sacramento. Its population jumped from 11,746 to 39,566, or an increase of 236%.

Lincoln has many new communities sprinkled throughout the city (Sun City Lincoln Hills, Markham Ravine Estates, Lincoln Crossing…), but let’s take a look at an area just West of Highway 65 and Downtown Lincoln. This area of town is comprised of houses built around 1930 to 2006 with most houses being constructed between 1950 to 2000. The most common square footage in this area is between 1150-1350.

lincoln

The graph below shows all sales from the past three years within the defined boundaries above. Sales noted on the graph were limited to houses built between 1920 and 2000. The newly built properties sprinkled throughout this territory could possibly throw off the data a bit, so the most predominant ages for properties were used.

city-of-lincoln-real-estate-market-trends-2009

 Lincoln Real Estate Market Data for Defined Boundaries:

  • 13 sales in the past 90 days
  • 61 sales over the past 12 months
  • 9 Pending listings
  • 1 Active listing
  • 12 Active Short Sale listings

Based on the graph there is a pretty clear trend downward over the past three years, wouldn’t you say? It’s also apparent that properties are selling in the current market since there are nine pendings and only a total of thirteen other listings. One important thing to note is that there is a three month supply of short sale inventory since there are about as many current short sales as total sales over the past 90 days. Short sales sometimes take much longer to sell and they can often end in foreclosure too.

The graph is based only on sales price and date of sale, while other relevant factors such as age, condition, level of upgrades, view, size, location, amenities, layout and design among others, were not considered. These other characteristics can have a large impact on the value of a particular home or group of homes within the boundaries above. A more detailed and thorough analysis can be provide for you based upon your real estate needs.

If you have any questions about the data above or any related questions about other portions of Lincoln (newer or older), feel free to contact me at 916-595-3735 or ryan [at] lundquistcompany [dot] com.

http://www.lundquistcompany.com/blog  City of Lincoln Real Estate Market Trends (Placer County, CA)

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Mather is a housing community with a history. The “Independence at Mather” development is a subdivision with 1271 homes that were built by KB Homes within the past ten years (with the strategic vision and planning of SHRA of course). Portions of the current housing tract were formally used as military barracks for military personnel from Mather Air Force Base just down the road, so when the base was decommissioned on October 1, 1993, it was a wonder what would happen to the land. Well, a subdivision was birthed and the old base was converted to Sacramento Mather Airport as well as for local commerce. 

What’s been happening in the Mather, CA real estate market over the past six months? Let’s take a look at all sales listed in MLS.

mater-ca-real-estate-market-trends-in-2009

Mather, CA Real Estate Market Data:

  • 21 sales over past 90 days
  • Low sale in past 90 days:  $162,500
  • High sale in past 90 days:  $351,000
  • Average days on market for sales: 85 days
  • Current Pending listings: 10
  • Current Active listings: 8
  • Current Active Short Sale listings: 23
  • Low Current Listing: a short sale at $99,000

mather-ca-real-estate-market-trends-may-2009

What do you notice from the graphs and data above? Listings certainly are lower than they used to be, aren’t they? It appears that there are not as many sales at higher levels too over the past 90 days than in the previous 90 days. Short sales often are priced aggressively to help offset the negative perception in the minds of many buyers, and it is eye-raising that a majority of current listings are short sales. How do you think that will impact the market in coming weeks and months?

If you have any questions about the data above or Independence at Mather in general, feel free to give me a call. The size, location, condition, layout, design, lot size, amenities, upgrades and so many other factors can affect the value of your home. The information listed above is general and not specific to any particular point of data other than being located in Mather. For a more detailed analysis of your home, please contact me at 916-595-3735 or www.lundquistcompany.com or “ryan [at] lundquistcompany [dot] com”. Additionally, if you purchased your property in recent years and you feel that your house has gone down in value, but the Assessor’s office has not recognized that decline, let’s talk about what your options may be. 

http://www.lundquistcompany.com/blog  Mather, CA Real Estate Market Trends

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Capital Village is a planned community in Rancho Cordova built by Beazer Homes (construction is ongoing still). Within the development there are a combination of detached and attached housing units ranging from one to three stories. The community has two parks, access to local commercial retail shops within walking distance, active residents, and a convenient location within close proximity to many local employers (and Rancho Cordova City Hall).

capital-village-rancho-cordova-4

There are four housing styles within Capital Village:

  • Bungalows:  1 and 2 story properties on the Eastern side of the development.
  • Reflections:  Units along and near International Drive that are 2 and 3 stories in design. These units were previously called “Brownstones” and the word is that many residents still refer to them as such.
  • Fusion:  As pictured above, these multi-colored attached units are hard to miss when driving through Capital Village. Fusion has a higher HOA fee than the other three property styles due to being attached. There are actually two separate HOAs within the Capital Village development (one for attached units and one for detached units). The Fusion units were formally called “Villas” but Beazer changed their name to Fushion.
  • Cottages:  Units with a garage on the front of the house and located between Bungalows and Fusion. All other units have garage access in the rear.

capital-village-in-rancho-cordova-market-trends-april-2009

Capital Village Real Estate Data in Rancho Cordova (MLS Data):

  • 8 current Active listings in MLS (note: Beazer very likely has other properties that are listed for sale but are not on MLS).
  • 3 current Short Sale Active listings
  • 21 current Pending listings
  • 3 short sales listings are between $195,000-$200,000
  • Pendings range from $184,664 to $315,759
  • High MLS sale in past 12 months was $312,889
  • Low MLS sale in past 12 months was $190,000

If you have any questions about Capital Village or the data above, feel free to contact me at 916-595-3735 or www.lundquistcompany.com or “ryan [at] lundquistcompany [dot] com”. Additionally, if you purchased your home when the Capital Village community was brand new and you feel that your property has declined in value over time, but the Assessor has not adjusted your property taxes accordingly, let’s talk.

NOTE: The data above is based on properties of all sizes and design (attached and detached). Beazer Homes has other properties which have sold maybe higher or lower than the data above indicates. Beazer is tending to list many of their properties on MLS, but they do not list all of them.

http://www.lundquistcompany.com/blog  Real Estate Market Trends in “Capital Village” in Rancho Cordova

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“River Park” is a neighborhood in Sacramento just under the American River Parkway and North of H Street and East of the railroad. The neighborhood consists mostly of single family detached properties built in the 50s and 60s along with a smaller amount of multi-units, a commercial strip, and local park (Glen Hall) and school. The boundaries of River Park are shown below.

river-park-neighborhood-boundaries-sacramento

In the words of the River Park Neighborhood Association :

River Park is special in part because of the way it is situated: bordered by H Street on the south, the American River on the north and east, and the Southern Pacific Railroad on the west. It features two public accesses to the American River, two renowned parks, a thick canopy of old-growth and new-growth trees, abundant wildlife among a large riverside habitat, an exemplary K-8 school, easy access to Sacramento State University, and several supportive businesses.

Services at the Carlson Drive shopping center include an Italian restaurant, Chinese restaurant, market, barber shop, beauty salon, dry cleaning, dentist, and pet grooming.

River Park’s residents are generally a mix of established and newcomers. Many of our neighborhood’s 1700 households are still occupied by original homeowners who moved here in the 1950s and 60s. River Park is also an increasingly attractive neighborhood to young families who are interested in good schools and proximity to urban work centers.

Below is a graph of all sales over the past three years (only sales listed in MLS) within the defined “River Park” boundaries as shown above.

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River Park Neighborhood Real Estate Market Data (Sacramento):

  • 10 current Active listings
  • 2 current Short Sale Active listings
  • 5 current Pending listings
  • 2 sales over past 90 days
  • 23 sales over past 12 months
  • 105 sales over past 36 months
  • Low sale in past 36 months:  $287,500
  • High sale in past 36 months:  $879,000
  • 2 sales under $300,000 in past 36 months
  • 34 sales below $400,000 in past 36 months

What do you notice in the graph above? For starters, the graph does not resemble a ski slope as much as some other areas in Sacramento when plotting three years of sales. Would you say though still that the overall trend appears to indicate a decline over the past three years? It looks like the market has declined in that there have been less sales at higher levels, particularly above $500,000 lately. Most current listings within River Park are priced in the 300s or 400s too, though there is one pending sale at $695,000 (a newly constructed 3000+ square foot house. Well, technically this might not be “new” because if the owner did not remove all of the original structure, it could be considered a “remodel”).

One thing to consider in River Park is that properties can vary greatly in level of condition, size, upgrades, charm and overall desirability for buyers. This graph does not take into consideration any of these factors, but only reports the sales price and date of sale. More detailed analysis beyond this one graph would uncover more specific market trends for the River Park area (trends based on size, location within River Park, level of upgrades, style of property…). 

If you have any questions about the information above or any other appraisal-related questions or issues, please see our company website at www.lundquistcompany.comor contact me at 916-595-3735 or ryan [at] lundquistcompany [dot] com.

http://www.lundquistcompany.com/blog  “River Park” Neighborhood Real Estate Market Trends (Sacramento)

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The “Arden Manor” neighborhood is located off of Watt Avenue just South of Arden Way and West of the “Arden Park” area. The map below depicts the boundaries of what is referred to as ”Arden Manor”. The subdivisions due West, East & South tend to have larger houses and lot sizes and are deemed less comparable to Arden Manor.

arden-manor-sacramento-neighborhood

The Arden Manor subdivision consists of single-story houses for the most part which range from 2-3 bedrooms typically. Houses usually have a 1-car garage and tend to be between 930-1200 square feet in size (930 and 1081 are two of the most common sizes). There are a number of households with either converted garages or additions. I have appraised quite a few houses in this neighborhood over the years.

Below are two trend graphs to depict sales over the past 36 months as well as current listings in Arden Manor as of today. 

arden-manor-36-months-of-sales-sacramento-neighborhood

arden-manor-current-listings-sacramento-neighborhood

If you have any questions regarding “Arden Manor” real estate market trends or have any appraisal-related needs in the Sacramento Region, please give me a call at 916-595-3735 or shoot me an email at ryan [at] lundquistcompany [dot] com. Our company website is located at www.lundquistcompany.com.

http://www.lundquistcompany.com/blog  “Arden Manor” Real Estate Market Trends – Sacramento

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What’s been going on in the “Meadowview” real estate market in Sacramento? Meadowview is an area located in South Sacramento which is bordered by Florin Road to the North, Open Land to the South, Freeport Blvd. to the West, and the Light Rail line to the East. The data and trends below take into consideration the Southwestern portion of the Meadowview area as pictured in the map.

meadowview-area-sacramento-real-estate-market-trends

The above area is comprised of mostly single-family detached residences (some duplexes) buit between the late 1950s through the 1970s. There are a handful of properties built in the early 1980s too as well as a newer development within the Southwestern portion of this territory (houses built between 2001-2005).

Let’s take a look at the newer portion of Southern Meadowview:

southern-meadowview-real-estate-market-in-sacramento-trend-graph

Meadowview Houses Built after 2000 – Real Estate Market Trends:

  • These houses were built between 2001-2005
  • 168 sales in past 12 months
  • 45 sales in past 90 days
  • Median Price in past 90 days: $160,000
  • Low Price in past 90 days: $111,000
  • High Price in past 90 days: $260,000
  • Average of 75 days on market for sales in past 90 days
  • 1948 average square feet of living area
  • 6 Active listings
  • 21 Active Short Sale listings
  • 39 Pending listings (median price of $174,900)

Let’s take a look at the older portion of Southern Meadowview:

southern-meadow-real-estate-market-trends-graph-2

Meadowview Houses Built before 1999 – Real Estate Market Trends:

  • These houses were built mostly between the late 50s to late 70s
  • 151 sales in past 12 months
  • 54 sales in past 90 days
  • Median Price over past 90 days: $62,000
  • Low Price in past 90 days: $28,000
  • High Price in past 90 days: $130,000
  • Average of 105 days on market for sales in past 90 days
  • 1192 average square feet of living area
  • 9 Active listings
  • 15 Active Short Sale listings
  • 23 Pending listings (median price of $69,950)

It’s interesting to take a look at the data above and to see such a difference between two portions of the Southern Meadowview market even though they are located within the same general area. But this is true in so many settings and we regularly see a dynamic in real estate where buyers are willing to pay more or less for certain areas depending on location, quality of construction, condition of homes, year built, pride of ownership, the public perception of the area, etc… When comparing the older and newer portions of the Southern Meadowview area in Sacramento, there is a clear difference in median price level, size, and maybe even overall appeal. What else do you notice about the data or graphs presented above?

If you have any questions regarding the Meadowview area of Sacramento or any potential appraisal needs, feel free to see my company website at www.lundquistcompany.com, call me at 916-595-3735 or email at ryan [at] lundquistcompany.com  I am available to assist local home owners, attorneys, buyers, banks, mortgage professionals and more.

http://www.lundquistcompany.com/blog  Meadowview Area of Sacramento Real Estate Market Trends

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Does a gate around a community add value? Can you sell a property for more if it is located inside a gated-community as opposed to outside of the community? Do you think that buyers consider a gate as a feature worth paying a monthly HOA fee for? Does an enclosed community attract some people while turning others off? And a sociological question to ponder just for fun, why is there a gate? 

The best way to determine if there is a premium for the gate is to analyze recent and past sales, run data, talk with Realtors, investigate properties within and outside the community and interview home owners among other things. This is part of the normative appraisal process. It would be nice if there was a simple formula to apply to determine the value or lack thereof for a gate, but that just isn’t the case.

No Recent Sales in a Gated Community?  Sometimes recent sales within the gated community are not available – maybe because of the small size of the community or other factors which may also be important. One must always ask why there are no new sales. Is there litigation preventing new sales? Is there a reason why buyers in the market are turned off by the community? Is there some sort of environmental concern? 

In today’s market, some HOAs are actually suffering because of the vacant houses due to foreclosure and/or residents not having the extra cash to pay their monthly HOA fees. There are even some reports of HOAs going bankrupt. Could this impact value or be the reason why there are no recent sales within a planned HOA community? Could it be worth investigating how the HOA is doing if you are a buyer?  

This is a photo of the gated ”Whitney Oaks” neighborhood in Rocklin, CA. There are a series of gated communities throughout this area.

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There are many questions to ask when it comes to something simple like a gate. This is part of the job of an appraiser – to ask questions throughout the appraisal process and get answers. So with all this being said, do gates really matter in terms of value? Sometimes. Sometimes not. It’s really not a black and white issue.  :)

If you have any questions or potential appraisal needs in the Sacramento area (or Whitney Oaks in Rocklin), feel free to contact me at 916-595-3735 or www.lundquistcompany.com

http://www.lundquistcompany.com/blog  Gated Communities: What are they worth to Sacramento Area Buyers?

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Improving a neighborhood can feel like trying to resurrect the Titanic, but in reality it’s more like flipping a burger with a family next door. When our prime focus is only on the problems in a community, it can start to feel discouraging and we give up, thinking “I don’t have the time or energy,” or “I can’t do this by myself”, or “I don’t even know where to begin.”  I’d like to suggest though that the beginning point for strengthening a neighborhood is really about small every day choices rather than planning big events or programs.   

 

Strengthening a community simply recognizes that relationships rather than high fences are what is most important. The truth is you do not need ample time, money, grey hair, or incredible leadership skills to make a difference in your tract. You only need to be attentive to your surroundings and intentional in some very practical ways. This is about a mindset, a lifestyle, a paradigm to live from.

 

Connecting with neighbors can be something very natural and it happens over time. It is not something that you have to plan for per se or worry about adding to your busy schedule. Below are some practical tips to connect (or re-connect) with neighbors:

 

·         Sit out in your front yard or on your porch

·         Wave to passersby and say “hello” to people

·         Introduce yourself to new residents

·         Find a resident to exercise with

·         Volunteer to collect mail while your neighbor is gone

·         Borrow a tool or ask for advice

·         Keep your yard well kept

·         Invite a few neighbors to holiday parties

·         BBQ in your front yard with one other household

·         Do an Easter egg hunt for your street

·         Take regular walks (remember – dogs and kids are conversation magnets)

·         Exchange phone numbers with your neighbors in case of an emergency 

 

Most of life in a neighborhood consists of non-glamorous regular moments, but these small instances present opportunity for connection and are the building blocks for the future. Mother Teresa once said, “We can do no great things, only small things with great love.” Now go and do small things.

What tips do you have to connect with neighbors?

NOTE: The entry above comes from a series I wrote in 2008, entitled “Community Building 101″. If you are interested in reading the series, you can download a PDF file HERE. You may wonder why an article on community building is showing up on a real estate appraisal blog. Well, this happens to be one of my big passions in life, but also the series could be helpful for some of us and maybe even Agents who are selling houses to first-time buyers in the Sacramento area. This series is one way to bring on conversation about what it can look like to increase a sense of connectivity in our neighborhoods. Living in a more vibant community makes a house feel more like home, huh? 

http://www.lundquistcompany.com/blog The Starting Line: Building Community in Sacramento Neighborhoods

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