Diablo Valley & Contra Costa Real Estate Blog

Megan's Law Database is available in California

Some California residents may not realize that they can very easily go to a website to view the Megan's Law database of sex offenders in your neighborhood, your zip code, near your local school or in your city or vicinity in general.  There are several ways to search. 

As REALTORS, we advise homebuyers that the database is available for them to look at.  Before this year, one would need to go to your local police department to view a database CD.  Now its all online.  THe warning however, is that the database may not be totally up to date, nor may it even be accurate - so use it as a guide. 

See: http://www.meganslaw.ca.gov/

This is an excerpt from the site itself:

As a result of a new law, this site will provide you with access to information on more than 63,000 persons required to register in California as sex offenders. Specific home addresses are displayed on more than 33,500 offenders in the California communities; as to these persons, the site displays the last registered address reported by the offender. An additional 30,500 offenders are included on the site with listing by ZIP Code, city, and county. Information on approximately 22,000 other offenders is not included on this site, but is known to law enforcement personnel.

For more information about Real Estate in Contra Costa County; Walnut Creek, Danville, Alamo, Lafayette, Orinda, Concord, Clayton, Martinez or Pleasant Hill; contact Catherine Myers, Realtor at Alain Pinel Realtors  925-683-2125 or visit her websites www.DiabloValley.net or www.DiabloValleyLiving.com

March 2005 Contra Costa MLS Statistics

Contra Costa Association of Realtors has released the MLS statistics for Central Contra Costa March 2005.  The first chart (click below to see full sized version) denotes housing prices March 2005 vs. prices March 2004.  The cities are abbreviated so just in case you're not sure how your central Contra Costa city is abbreviated, here is the legend:

• AL= Alamo
• BL = Blackhawk
• CLAY = Clayton
• CO/CL = Concord/Clyde
• DA = Danville
• DI = Diablo
• LA = Lafayette
• MA/PA = Martinez/Pacheco
• MO = Moraga
• OR = Orinda
• PH = Pleasant Hill
• ROS = Rossmoor
• SR = San Ramon
• WC = Walnut Creek

Click on small thumbnail chart to open up window to view housing price statistics.

Next chart is the general community activity, how many homes were active, pending, sold in March - again in the Central Contra Costa housing markets (is divided between attached and detached homes):

Click on small thumbnail chart to open up window to view MLS community activity. 

If you have any other questions about the Contra Costa County housing market or home sales - e-mail me at catherine@diablovalley.net or visit either of my websites at www.diablovalley.net or www.diablovalleyliving.com .  I have access to many charts and statistics if you want to know more - just ask!

Giving back to our community

I am very firm in my beliefs that it is important to give back to our communities.  We almost all have a skillset that can benefit others.  For one thing, my family takes care of a dog for Guide Dogs for the Blind based in San Rafael.  She is part of their breeding program, so Guide Dogs will breed her about once a year to produce top quality pups for their puppy raising program  - to hopefully become a Guide Dog companion themselves.  Eventually (when retired) she will become "our" dog 24/7.  Additionally, I've volunteered for Habitat for Humanity and personally installed a roof on a house in Oakley (well, not the whole roof, but as much as I could).  I've helped start a moms club in Pleasant Hill/Walnut Creek to help lend support and  provide activities to fellow moms.  I founded the local Pleasant Hill Park and Recreation Dept sponsored "Preschool Fair."  You'll find me on the parent faculty club board at school, on the board of our local swim team (Ygnacio Woods) and leading a Girl Scout troop.

What can you give back? Time? Money? Whatever it is - nothing feels as good as giving back.  Just recently we created postcards and care packages for the Blue Star Moms - to send overseas to our hardworking troops in Iraq and Afghanistan.  I just heard today on the radio they are "under"whelmed with donations right now, can't you help? Head to Costco (check their list on their website) and buy a case of chapstick, or handheld fans, or socks? Every year our office adopts families and works to raise money and needed items for the Bay Area Crisis Nursery and the Contra Costa Food Bank.   I've donated a car and an old boat to a domestic violence prevention and support organization called STAND.  I've helped collect books for http://www.booksforthebarrios.com/ and am planning a volunteer session with my Girl Scout troop at Tony LaRussa's Animal Rescue Foundation.

There is so much to do.  I found this site which will help match you with an opportunity near you... check it out... you'll be so happy you did.  http://www.volunteermatch.org/

Volunteering in Contra Costa is so important, there are so many organizations that help people (and animals) that simply couldn't make it without those of us who are willing to give of ourselves and/or our money. 

Catherine Myers, Realtor

www.DiabloValley.net

www.DiabloValleyLiving.com

California, Florida and Texas to Dominate Future Population Growth

This news per the US Census Bureau . . . see the full article below.

RISMEDIA, April 22 – Three states — Florida, California and Texas — would account for nearly one-half (46 percent) of total U.S. population growth between 2000 and 2030, according to Census Bureau state population projections.

Consequently, Florida, now the fourth most populous state, would edge past New York into third place in total population by 2011; California and Texas would continue to rank first and second, respectively, in 2030.

These three states would each gain more than 12 million people between 2000 and 2030. Arizona, projected to add 5.6 million people, and North Carolina, with 4.2 million, would round out the top five numerical gainers. As a result, Arizona and North Carolina would move into the top 10 in total population by 2030 — Arizona rising from 20th place in 2000 to 10th place in 2030 and North Carolina from 11th place to seventh place. Michigan and New Jersey are projected to drop out of the top 10.

The projections indicate that the top five fastest-growing states between 2000 and 2030 would be Nevada (114 percent), Arizona (109 percent), Florida (80 percent), Texas (60 percent) and Utah (56 percent).

Most (88 percent) of the nation’s population growth between 2000 and 2030 would occur in the South and West, which would be home to the 10 fastest-growing states over the period. The share of the population living in the South and West would increase from 58 percent in 2000 to 65 percent in 2030, while the share in the Northeast and Midwest would decline from 42 percent to 35 percent.

In 2000, each of the nation’s 50 states had more people under 18 than 65 and older. In fact, in about half of the states, the ratio was more than two to one. In 2030, 10 states are projected to have more people 65 and older than under 18: Florida, Delaware, Maine, Montana, New Mexico, North Dakota, Pennsylvania, Vermont, West Virginia and Wyoming.

In six states, more than one in every four residents would be age 65 and older in 2030: Florida, Wyoming, Maine, New Mexico, Montana and North Dakota.

As the oldest baby boomers become senior citizens in 2011, the population 65 and older is projected to grow faster than the total population in every state. In fact, 26 states are projected to double their 65- and-older population between 2000 and 2030.

RISMedia welcomes your questions and comments. Send your e-mail to: editorial@rismedia.com
http://www.rismedia.com/index.php/article/articleview/10092/1/1/

Homebuyers - Be careful of what taxes lurk . . .

This is a question I am asked often as an agent.  Especially in certain Contra Costa County areas that fall in Mello Roos districts.  Mello Roos in some areas are less than $70 a year.  Some areas it could be $100 or MORE per MONTH!  Sometimes Mello Roos and other special tax assessments will effect how much house you can afford.  Take a look at this "alert" I got from a popular tax disclosure company. In fact, it is one of the things I order when I get a new listing - the tax data.  Then homebuyers know up front what might be included in their tax bill. Some developments, particularly newer subdivisions, have special bonds (for water, utilities, roads, etc.) - be sure you know what those costs may be.   Any area may have a "surprise" in terms of a Mello Roos or special assessment of some kind.  Sometimes if there is a special assessment bond there may be a small balance left and at times it can be included in your negotiation.  If the bond can be repaid early - why not ask the seller to pay off the bond.  That won't work usually in a strong sellers market - but ask your Realtor about the possibility.

IRVINE, CA - April 21, 2005 First time home buyers are immersed in information and emotion. It can be difficult to completely budget for all the additional costs involved in the transaction; costs that go beyond the normal mortgage payment. One of the largest and most unexpected of home owner costs is for property tax.

It's fairly easy to calculate or estimate normal property tax based on proposition 13 guidelines, but it gets far more complex if the property falls within a Mello-Roos or 1915 Act Assessment District. Most new home buyers assume that all of the costs are disclosed in escrow or by their agent, but often even the seller doesn't forecast the surprise taxes assessed because a property falls into one of these special districts.

Mello-Roos and 1915 Act Assessment Districts are formed to provide financing for helpful infrastructure within the community. These can include new schools, parks, roads, fire stations and other valuable services. The homes within the area pay yearly assessments in addition to standard (ad valorem) taxes to cover the payoff on the bonds. When you add up all the potential assessed taxes it could be a large amount and something a new home buyer has not budgeted for.

New home buyers should ask their agent directly, "does this property fall into a Mello-Roos or 1915 Act District?" If it does then the next question should be, "how much will my property taxes be?" If the agent doesn't have an answer then it may be cause for worry especially since California law requires this information to be properly disclosed prior to a real estate transaction. Luckily this information can be determined by companies that handle tax disclosure. Peter Placey, CEO & Founder of California Tax Data, says "The new disclosure laws were created to make sure home buyers know up-front what their taxes are going to be. When you see one of the disclosure reports you'll truly understand what your taxes are paying for, and exactly how much the yearly assessed amount will cost you."

For additional information on California Property Tax Disclosure reports or Mello-Roos & 1915 Bond Act districts, contact: California Tax Data directly at (949) 789-0660 or visit CTD online at: www.californiataxdata.com.

About California Tax Data

California Tax Data is the industry leader in property tax disclosure. For nearly two decades, CTD has developed key relationships with every municipal bond issuer in California including counties, cities, school districts and water districts. CTD has a comprehensive database for every new and existing parcel, over 11 million records and growing, the largest repository of property tax data in the State of California. CTD offers free educational presentations on California property tax disclosure issues.

Website: http://www.californiataxdata.com

For more info contact, Catherine Myers, Alain Pinel Realtors at www.DiabloValleyLiving.com, www.DiabloValley.net or any of her "live in" sites:

www.LifeinConcord.com

www.LiveinWalnutCreek.com

www.LiveinLafayette.com

www.LiveinBlackhawk.com

www.LiveinDanville.com

Serving home sellers and home buyers in Walnut Creek, Danville, Alamo, Lafayette, Orinda, Blackhawk, Diablo, Concord, Clayton, Pleasant Hill and surrounding Contra Costa communities.  Relocation packets available.

Contra Costa Home Prices Continue Increase

Contra Costa Economic Report, out today.

Low Inventory abounds! Sales of detached homes in February 2005 = 193 units DOWN a whopping 36% YTD and down 24% from February 2004.

Median Price in Contra Costa (February 2005) $679,090 up 3.1% from Feb 2004.

Median Home Sales Price (from February 2004 to February 2005)

• Antioch UP 24.6%
• Brentwood UP 26.4%
• Byron UP 38.6%
• Concord UP 20.7%
• Danville UP 20.7%
• Hercules UP 22.5%
• Martinez UP 17.4%
• Oakley UP 35.8%
• Pinole UP 16.5%
• Pittsburg UP 23.4%
• Pleasant Hill UP 30.2%
• San Pablo 24.9%
• San Ramon UP 17.9%
• Walnut Creek UP 39.6%

Median Home Price (all types-detached, condo, etc.) as of February 2005:

• Antioch $430,000
• Brentwood $520,000
• Concord $432,000
• Danville $875,000
• Martinez $481,000
• Oakley $441,500
• Pittsburg $390,000
• Pleasant Hill $492,500
• San Ramon $707,500
• Walnut Creek $567,500

Contra Costa Affordability Index remains at only 10%.

Do you want the entire Contra Costa Economic report? Includes information on top surnames, unemployment, labor force and much more.  Just let me know.

mailto:catherine@diablovalley.net

www.DiabloValley.net

www.DiabloValleyLiving.com

www.LiveinAlamo.com

www.LiveinWalnutCreek.com

www.LifeinConcord.com

www.LiveinClayton.com

E-mail Catherine Myers for information about buying and selling real estate, homes and investment property in Walnut Creek, Concord, Crystyl Ranch, Clayton, Alamo, Danville, Lafayette, Orinda, Pleasant Hill or Martinez. 

Catherine is proudly associated with Alain Pinel Realtors in Contra Costa County.

Residential Investing in Contra Costa - What is a 1031 Exchange?

If you hold a rental or other investment property , you need to know the rules governing real estate exchanges - aka 1031 exchanges , aka starker exchanges. 

A tax deferred exchange can allow you to transfer all of the proceeds from the sale of an investment property into the purchase of a new "like kind" investment property.  During this process it is necessary to use the services of a "third party" called usually an "intermediary" who holds the funds until they are used to acquire the new property.  There are very strict guidelines surrounding exchanges and one slip-up could cost you thousands of dollars - so get your ducks in a row BEFORE you put your investment property on the market.  Be sure your REALTOR knows about exchanges, timing requirements, property identification guidelines and will get you through the process without jeopardizing the tax benefits offered in a qualified exchange. 

Basically speaking, payment of capital gains derived from the sale of your investment will be deferred IF all of the proceeds are rolled into a new "like kind" property.   This can not be used in the sale of a primary residence.  Like kind rules open up many possibilities; i.e. it is "real property" for "real property" - not necessarily rental house for rental house, or land for land.  Look carefully at the IRS rules regarding "like kind" requirements. You could exchange from several properties into one, or from one into several.   As quoted from the IRS:

"In a like-kind exchange, both the property you give up and the property you receive must be held by you for investment or for productive use in your trade or business." -IRS

There are new rules you must know about too if you want to convert an investment property back into a primary residence.  On October 22, 2004, President Bush signed H.R.4520, limiting the application of the IRC 121 principal residence tax exclusion. The law affects property a taxpayer acquires in a 1031 exchange and then converts into a principal residence. The legislation, in part, reads:

If a taxpayer acquired property in an exchange to which 1031 applied, 121(a) shall not apply to the sale or exchange of such property if it occurs during the 5-year period beginning with the date of the acquisition of such property.  (this essentially means that if you acquired a property in a 1031 exchange and then want to convert it to your primary residence - you will need to own it for 5 years before you are able to sell it as a primary residence - plus remember you will need to live in it for the prescribed period of time). 

Example :

A taxpayer acquires property in a 1031 tax deferred exchange. He holds it as an investment for 2 years then wants to turn it into his primary/principal residence. He will need to occupy the property for 2 years. Though he has held the property for 4 years total and as his principal residence for 2 of those 4 years, he does not yet qualify for 121 exclusion because he received the property through a 1031 exchange and must own the property for another 1 year to qualify for the 121 exclusion.

Here are some useful links about exchanges:

http://homebuying.about.com/cs/1031exchange/a/1031_exchanges.htm - step by step in how an exchange will work

http://www.realtyexchangers.com/estimator.shtml - calculate your capital gains

For a company referral as an "intermediary" company, try IPX 1031 Exchange Services.  They also have a great section on their website with many topics and FAQ's:  http://www.ipx1031.com/etopics.html

For Contra Costa Real Estate and for homes and investment property in Walnut Creek, Danville, Alamo, Lafayette, Orinda, Concord, Clayton, Pleasant Hill and Martinez - visit Catherine Myers' website at http://www.DiabloValleyLiving.com or http://www.DiabloValley.net.  Search for listings, get community information and more.  Your real estate source in Central Contra Costa County.  Residential, Horse Property, Luxury Estates, Investments, etc.

Credit Repair - do it yourself.

Did you know that when a "credit repair company" charges you money to "repair" your credit they are actually doing most of the things you can do yourself? You just need to determination, time and patience.   First of all, order your credit reports from each of the three major credit reporting agencies:  www.equifax.com , www.transunion.com and www.experian.com .   

The reason I say to order from each individually is that it makes it easy to go line by line on each report and then you can dispute information online right then and there.  There may be mistakes! There may be things that are very old that need to be deleted (in many cases if it is over 7 years from your last delinquency it should not be on your report - though there are some caveats and exceptions to that) .  A company must respond to a dispute within 30 days, if they can't they will have to remove it from your report.  (Just know it may later show up again if valid).

Then, if you have legitimate  collection debts on there - before you try to dispute something valid (Some people recommend you dispute it all!), try to work it out.  Call the company.  If you had a relationship with the company at one point, call your point of contact if possible. Tell them you just noticed it on your report and that you're working hard to keep your report accurate and clean.  Ask, "if I pay this debt, will you erase this from my bureau reports?"  Believe it or not, many agencies will do it!  For the ones that won't, a paid collection is a heck of a lot better than an unpaid, still outstanding collection.  Be sure it is your debt, if they find a mistake in notifying you, or in billing your insurance (a big one) , they may remove it when you pay it out of courtesy.   

There is some software out there too that can help. I've heard good things about the Suze Orman stuff you can find at www.myfico.com.   It will draw your credit reports and in an interactive way show you what happens as bad things drop off your credit, what will happen if you pay a collection, what will happen when you add good credit.  Very cool.  Then you can see what is most important to work on. 

To have good credit - you have to have good credit.  Sound silly - but its true.  Do NOT get rid of all your credit cards. Use them responsibly and pay them.  Creditors want to see a history of good bill paying.  There are all kinds of formulas you'll read about how many different sorts of cards you should have - remember too that too many cards may show creditors you have TOO MUCH available credit and they can be afraid to give you a loan.  So consolidate some if necessary.  Be proactive.

If ready to apply for a home loan, work with your mortgage consultant.  Many times they can help you sort out issues on your reports.  Don't apply for any credit when you're ready to apply for a home loan.  If you think you have problems to work on , do as I say above and start working on the reports yourself. It may take up to 60 or 90 days to start to see things drop off, and as changes are reported to the bureaus (paid collections, deleted items, etc.) it may take even more time to see the results reflected on that all important FICO score.  Be aware that the scores offered to you at the credit bureaus are not the same FICO score lenders use... though they are often similar.. they aren't the same. So don't be surprised to see a range of numbers.   

You can also get a free credit report each year.  Most areas of the West and Mid-West qualify now for a free report www.annualcreditreport.com.  Folks in the south and East - your free reports are coming!  Just know you can't initiate a dispute from here, though its a good start to see your standing and if there are any issues or errors you need to work on.  All bureaus do not necessarily all have the same info, so you may find an error, but it may not be on all bureaus.  So just go to the ones you need to, purchase that one single report (no need for all the hoopla) and then dispute or explain your way to cleaner credit.

Contact me anytime too: Catherine Myers, Realtor at Alain Pinel Realtors.  E-mail me at catherine@diablovalley.net or visit my website at www.diablovalley.net.

Residential REALTOR serving Contra Costa County communities of Walnut Creek, Danville, Alamo, Lafayette, Orinda, Concord, Clayton, Pleasant Hill, Martinez.  Call me to sell or buy a home, or just for some general real estate information.  What did the home down the street sell for? Just ask.  Want to buy a home in this SELLER's market? Call me.

What does your home look like from a satellite?

Technology is amazing.  Did you know that you can see your home from a birds-eye view?  Satellite mapping, that looks like aerial photography, can pinpoint your home, your neighborhood and virtually anywhere.  You can see if your neighbor has a pool!  If you're looking at "new" areas to buy a home, you can see if a particular home backs to open space or a large roadway.  Contra Costa homes look great from the air! All the open space, pools dotting the neighborhoods, ahhhh what a great place to live!  Check out your home at http://maps.google.com/.  Some satellite mapping sites charge money, for now this is free - and a ton of fun.

Billionaire Larry Ellison's Estate for Sale with Alain Pinel Realtors

Looking for a luxury estate home in the Bay Area? See what a cool 25 million will buy you in the Silicon Valley!

http://www.luxuryrealestate.com/73171

Breaking News from www.LuxuryRealEstate.com

Billionaire Larry Ellison's Estate for Sale

Billionaire Larry Ellison, CEO and founder of Oracle, has put his Japanese-style California estate on the market with Alain Pinel Realtors.

An exquisite expression of the guiding principles of Japanese aesthetics, Larry Ellison's extraordinary West Atherton estate offers visual appeal around every corner. Abundant windows and sliding glass doors with pocket shoji screens open to the exquisitely landscaped grounds, affording seamless integration between the interior spaces and the Japanese gardens. The elegant and flowing floorplan of 7 bedrooms and 7.5 baths is arranged over two levels, highlighted by a sumptuous master suite with a fireplace and two full bathrooms. The outstanding grounds of approximately 2.8 acres include an authentic Japanese tea house, exquisite Japanese strolling gardens with decks, ponds, waterfalls, koi pond, an in-ground spa off the master suite, a dark-bottom swimming pool rimmed with boulders that melds into the landscape, and a clay tennis court with a wisteria-covered viewing pavilion. Each season is announced by a timed burst of color.