Archive for the 'Seller Info' Category

The Pagnotta Team Provides Excellent Real Estate Marketing

Old School vs New School Real Estate Marketing

  I was originally licensed as a Realtor in the late 1970′s.  I worked full time pushing my children in their strollers throughout neighborhoods in Rancho Penasquitos delivering a monthly newsletter to my neighbors.  The newsletter provided information on community events and also the sales of properties in the area.  I actually knocked on doors to greet the homeowners and engage in short conversations.  Some of the other marketing methods I found effective were postcard mailers, seasonal neighborhood events, open houses and newspaper advertising. I wrote articles for the local newspapers on various real estate topics.  I continued with these efforts through 1989 and then moved out of San Diego due to my husbands business transfer. 

Welcome to www.SanDiegoHomeInfo.com

I was lucky enough to return to San Diego in 2000 and jumped right back into what I love to do; marketing and selling homes.  I immediately purchased a website as it seemed this was the new way to deliver information to home owners.  By this time my children were grown and the thought of going door to door with my newsletters  was not  appealing.  After all when you have a smiling child in a stroller just how mean can a homeowner be when you knock on their door! I spent countless hours adding content and neighborhood news to my website.  I was way ahead of my competiton and soon had a loyal following and search engine placement. I still have that website ; www.GretchenPagnotta.com or www.SanDiegoHomeInfo.com. It has allowed me to help countless families in their serach for a home and sellers in marketing a home.  Currently I am working with 4 buyers who in the past month “found me” on the web reading my blogs and finding useful information. 

I still continue with some of the “Old School” marketing techniques; mailing postcards, holding open houses regularly (serving ice cream to get buyers spending more time in the kitchen), and advertising in THE VIEW which is a unique and powerful insert of real estate listings delivered to specific geographic areas in San Diego as an insert in the San Diego Union. Recently The Pagnotta Team was  awarded the designation of President’s Circle for sales success in 2011. We are in the top 4% of agents Internationally within the Coldwell Banker network.  The combination of Old School/New School is working for us!

Coldwell Banker Helps The Pagnotta Team

We are so fortunate to have the backing of Coldwell Banker’s power on the Internet. Now combined with our website, our blog site, UTube videos we have CaliforniaMoves.com.

During the month of February, over 499,000 consumers from 160 countries visited CaliforniaMoves.com resulting in over 5.2 million page views and over 1.4 million listing views!  The major search engines continue to be the leading source of web traffic with the top 3 being Google, Bing, and Yahoo.  

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The Latest in Short Sale Information for San Diego Homeowners

Current Information on Short Sales

As an experienced agent I find so many people and other agents remain misinformed as to the current guidelines for short sales.  This article summarizes the important issues and I wanted to share it with you. It is writtent by Kathy Mehringer who is  Director of Risk Management for Coldwell Banker Residential Brokerage and Short Sale Advisor for the Southwest Region.

Kathy Mehringer: Short Sales – Separating Fact from Fiction

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Del Sur Home Seller Gives Testimonial

Del Sur Neighborhood Sale

Recently we had the opportunity to list a 4 bedroom homes in the Del Sur, 92127 neighborhood.  Selling in this neighborhood can present a challenge as resale homes compete with new construction.  This was also a sale where there were some other challenges.  In any case we are very appreciative that the home owner was kind enough to offer a testimonial on behalf of us.  Selling in the current market does take a commitment and perseverance on the part of a listing agent.  Although we are one of the top selling agents we take each and every sale as a personal pledge to do everything we can to bring about the results desired by our clients. To us each sale is not a numbers game..we want 100% success.  This is the message…

Gretchen,
I want to thank you for helping me sell my house in Del Sur.  I know this house would not have been sold if it weren’t for your proactive and consistent efforts to ensure the house was in the best condition as possible for showings.  You went WELL above and beyond all expectations, and dealt with issues unrelated to the sale, in order to ensure the sale closed.  I haven’t seen an agent with as much drive and determination as you and I will gladly recommend you to all my friends.  You are an outstanding agent and I truly appreciate everything you have done for me.  
Thank you,
Travis T. 

If we can help you or a friend let us know!

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San Diego Home Owners May Reduce Property Tax

Propositon 8 Helps Home Owners Who Purchased During Peak Market Periods

Many people are unaware of a new State Law which is called Proposition 8.  Under this new law, property owners that own homes that have fallen below their assessed value can request a temporary reduction in their tax bill. When the market value as of January 1, 2012 falls below the assessed value established by the  the Assessor’s Office,  home owners can file for an Application for Review of Assessment prior to April 30, 2012. They must complete this form and also provide data such as comparable sales, a recent appraisal and/or current market activity.  The closed sales need to be of similar properties and ideally occur between 10/1/11-3/31/12. Many neighborhoods have had a significant impact on values due to short sales and bank owned properties selling at very low prices.

The Pagnotta Team May Be Able To Help You

If you have interest in doing this we are happy to help you!  Just contact us with your address and we can send you closed sales that are most like your home! You may receive solicitations for people who will charge you for this.  A homeowner can easily complete the form and if you live in our service areas we will help you with closed sales. For further information please go to: www.sdarcc.com.

To determine your assessed value refer to your current tax bill focusing on the upper right hand corner.

It is important to note you still may disagree with the response you receive from the assessor.   At that time you can pursue your requests by filing an application with the Clerk of Assessment Appeals between July 2 and November 30.

Further information can be obtained here.

If you need our help with a list of closed sales please contact us at GBPagnotta@gmail.com

This is not intended to be tax advice. Please consult your CPA or tax professional to obtain tax advice.

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Rancho Bernardo Seller Gives Testimonial

Rancho Bernardo Homeowner Provides Insight Into Choosing a Realtor

We listed a condo last summer in Rancho Bernardo.  It was really one of the cutest places I have ever had the opportunity to market.  Everything about it was done nicely.  Sometimes you just feel good in a property and this was a prime example. The owner had been involved in real estate for many years. This was her little nest and it was a honor for me to have been given the opportunity to know her and to market the property.  This is her account of selecting an agent:

“Go With Gretchen!”
As a retired real estate appraiser, I know a great Realtor when I see one.  But having only lived in San Diego since retiring, I realized when I decided to sell my home that I didn’t personally know any great San Diego Realtors.  What to do?  Naturally, I did my research and scheduled interviews with a handful of Realtors whom I had determined were San Diego’s ‘cream of the crop’.  It was an interesting process which called to mind the old story of Goldilocks:  this Realtor wanted to list my home too high (a mistake that could ultimately end up losing me thousands of dollars!), this Realtor wanted to list it too low (just as bad!) – but guess which one felt ‘just right’?  GRETCHEN PAGNOTTA.  She got my listing and, over the course of the next few weeks, my instincts about her were proven correct – in fact, I have to honestly say that Gretchen absolutely exceeded my own very high expectations!
Let’s start with her marketing skills.  To be fair, my listing was not a million dollar estate but rather a modest, albeit lovely 2 bedroom condo in Rancho Bernardo.  Gretchen showed the same brilliant attention to detail in marketing my home as that which is more typically seen in marketing high end properties.  If you are still able to find it, I urge you to check out the listing description and photos she prepared to market my home – simply superb!
Communication?  Follow-through?  Honesty and Integrity?  Check, check and double-check!  I knew every detail of what was happening throughout the process of selling my home – because Gretchen was ALWAYS available and ALWAYS in touch (in person, by phone, text or email). 
While Gretchen is a charming and courteous professional, she is no pushover.  She will fight like a tiger to obtain the best deal for her clients! And I think it’s important to mention one more factor as well:  Gretchen has a terrific sense of humor.  I personally think that’s an important quality in a Realtor.  Buying or selling a home is incredibly stressful – maybe never more so than today, and Gretchen’s wit and humor always comes just at the right time.
So whether you are looking to buy or sell, I highly recommend that you “GO WITH GRETCHEN!” Read the rest of this entry »

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San Diego Real Estate and Coldwell Banker

Gretchen and Alan Pagnotta Believe in The Power Of BLUE!

Real Estate agents have many choices when it come to the Broker they elect to work with. If an agent is licensed as a Broker, which Alan happens to be, they can work independently. Many people wonder why we don’t set up our business model this way. We have a very simple explanation. It is not what is best for us or our clients.  There are several leading franchises the public recognises, Prudential, Soothby’s, Keller Williams, Century 21 and ReMax to name a few. The new kids on the block are RedFin and Zip Realty who have attempted to experiment with discounting commissions.

  Our decision to be associated with Coldwell Banker is based on our belief in  The Power of Established Branding. We believe the consumer wants to have some sense of recognition with a product and also a sense of trust.  In addition we have found no other company can come close to offering the global marketing,luxury home representation and agent networking that Coldwell Banker has to offer. They are an industry leader and in Southern California as well as other areas of the country they have the statistics to prove the Power of Blue. 

  Coldwell Banker was established 100 years ago and remains a global leader in the real estate market.  To give you some perspective this is a brief history of the company that I took off our main  Coldwell Banker website:

“Over 100 Years of Excellence in Real Estate

Coldwell Banker was founded in 1906 when Colbert Coldwell, a young real estate Sales Associate, observed families trying to piece their lives together following the disastrous San Francisco earthquake.

Disapproving of Sales Associates who acquired property from vulnerable sellers and then resold it at huge profits, and seeing a need for honest, knowledgeable real estate professionals, he formed his own company.

The new company was based on a revolutionary philosophy: the client’s best interest above all. In 1914, Benjamin Arthur Banker, another real estate professional, joined Colbert Coldwell as a full partner. Together, Coldwell and Banker forged a tradition of integrity, exceptional service and customer satisfaction that became the company’s hallmark. The company was far ahead of its time in its focus on customer service.”

Buyer and sellers have choices today in selecting who will represent them. Purchasing a home or selling one is a huge financial decison.  Why not go with a leader who has  100 year history of representing your best interests! Let us know how we can help you!

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3 Steps to Sell Your Santaluz Home in 2012

3 Steps To Sell Your Santaluz Home in 2012

1. Price it right. Review comparables in past 90 days with an agent that knows Santaluz.  You may not agree and want to try “higher” but experience has shown us these listings linger and will sell even lower because this market is not going up any time soon!  The home has to appraise and appraisers use the same comps agents have access to. There are no “magic” homes in this market. The other misnomer is “I am in no hurry…” Homes that are priced right sell faster and for a higher price. A home that lingers because the seller ”is in no hurry” will become tired and statistics show us will sell at a lower price.

 It is very  important to use  an agent who lives in Santaluz and knows the community. Many people do not realize values between each production home neighborhood;  Warmington’s, Spanish Bungalows,Garden Homes, Hacienda Sur, Posadas, Sentinels, Casitas and customs.It is critical to select an agent who has a history of consistent production which The Pagnotta Team has (25 years!) Read this blog…  So many factors come into play; views, floor-plans, location, condition, upgrades and presentation. We just closed a home on Doug Hill and View was a large factor of value.  If you would like an opinion of value on your home please let us know (no obligation!) GBPagnotta@gmail.com

2. Stage it to Perfection.  As Realtors we use the expression; “It has to be pretty.” Not only pretty but presented in such a way that the space is visual, the floor-plan shows flexibility, accessories create emotion and the home is appealing to all senses. Vacant homes are a challenge as they lack emotion. I am certified as a Staging Professional and guide my sellers to make their home as buyer appealing as possible. For more on staging read:http://sandiegohomeinfoblog.com/2010/06/09/staging-homes-part-1-accessorize/

3. Market Locally and  Globally.  The buyer of your home may live in Carmel Valley, Fairbanks or another San Diego area but they may also live in Washington state, Chicago, Georgia, Japan, China or England. It is critical to understand how an agent will position your home on the Internet and what programs their brokerage offers to marketing a home. The days of putting a home in MLS and waiting are over!  That may work for a distressed bank owned priced below market but for a traditional sale the home must be marketed. Our association with Coldwell Banker gives us the very best opportunity to position your home to as many buyers as possible. More than 90% of of home buyers are using the Internet to search for their home. In additon we have written more blogs than my competitors on Santaluz.  People want information and we provide it. If you have not done so please go to www.SanDiegoHomeInfoblog.com/Santaluz and see all the information we have provided to clients on Santaluz. Remember people have a choice in the community they select so marketing the community is as important as marketing the home. The chart below represents the web traffic in November 2011 for our Coldwell Banker Web Traffic. If you want to discuss selling your home in 2011 let us know! GBPagnotta@gmail.com

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Market Trends in Santaluz 2011 Custom Homes

Santaluz Custom Sales Offered Excellent Values in 2011

 Out of 64 closed sales year to date within the gates of Santaluz, 23 were noted in the MLS as distressed sales.  Distressed sales are short sales or bank owned REO).   The distressed sales drag down values but are not always the best values due to location and condition. The buyer is purchasing “as is” and may have to make improvements.  The short sales require long escrow periods.  I know of several short sales where lenders refused offers and yet in the final process and after continued market periods ended up accepting even lower offers.  This can be frustrating to both buyers and sellers.  I wrote a blog relating to the Production Homes closing in Santaluz and will focus this blog on the Custom homes although there was a Poasada in this list. If you want to read my first blog go to Santaluz Market Trends in 2011.

There have been tremendous values with the sales of Santaluz custom homes.  Many people who thought they would build made the decision to purchase resale homes.  When the homes become lower in replacement cost the aggravation, time and uncertainty of building has prompted people to purchasing a home already constructed. In addition some of the best lots available in Santaluz have homes already built on them. The lowest price home per sqft sold in 2011 according to Sandicor was a custom on Plein Aire at $260.96sqft  ($1,447,000)   for 5,545 sqft. The lowest price custom was on Illuminado selling for $1,400,000 for 5,329 sqft ($262.72 sqft).  As in the Production homes the sales and value have allot to do with LOCATION, views, quality of construction, floorplan and condition.  Also there are club memberships which can transfer with a sale and have some value to the buyer.

There has never been a better time to purchase a custom home.  Many people are under the false impression that they cannot get a loan.  Lenders do have strict guidelines but there is plenty of money available to qualified borrowers at unbelievable attractive rates.  If you are considering a move please contact me so I can get you in touch with the very best sources for loans available today! If you would like a tour of Santaluz and some information on what is available today in Santaluz let me know! I always know what distressed sales may be coming up when notices are filed but there are also extremely good values on traditonal sales! Again, we live here, sell here and know the values within the Santaluz Community! GBPagnotta@gmail.com

The chart belows shows the closings in 2011 for the Custom Homes in Santaluz.

* data taken from Sandicor and deemed accurate but not guranteed. Sales reflect various  cooperating brokers.

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Santaluz Market Trends 2011

Santaluz Market Trends Year to Date

I will provide complete year end trend and statistics but today am reviewing uo to 12/23/11.  Out of 64 closed sales year to date within the gates of Santaluz, 23 were noted in the MLS as distressed sales.  Distressed sales are short sales or bank owned REO).   The distressed sales drag down values but are not always the best values due to location and condition. The buyer is purchasing “as is” and may have to make improvements.  The short sales require long escrow periods.  I know of several short sales where lenders refused offers and yet in the final process and after continued market periods ended up accepting even lower offers.  This can be frustrating to both buyers and sellers.

Santaluz Lowest Priced Home Closed in 2011

The lowest price home to close in 2011 was a Spanish Bungalow, Plan 1 single story, 2970 sq ft on 14649 Caminito Lazanja. This was a lovely home that was purchased in 2005 for $1,150,000. It was listed for $850,000 in 2010, lowered to $695-750,000 range and finally closed as a short sale at $618,000.  This home was in escrow a few times while awaiting a lenders approval for a short sale.  This is a prime example of never knowing what a lender will accept for a sale and when they will accept it. This is why many buyers will make multiple offers on homes and why they “walk” because they may take an accepted offer on another home they have a contract on. If you want more information on purchasing or selling  short sales we are always available to guide you in the process.

Factors Affecting Value in Santaluz Homes

 Location, location, location is always a huge factor in value. The locations in Santaluz that are least desirable have road noise (Camino Del Sur is only getting busier with increased traffic noise), back to other homes with little privacy as far as angle and landscaping, are in the direct path of golf balls (evidence is the multiple golf balls) and yard size.  Naturally the homes that are most desirable have views, lovely backyards with space for entertaining and money spent on  hardscape, well planned floor plans (customs can be too ”unique”) and homes that are  well maintained with desirable features.

 Closings for  Santaluz  Production Homes in 2011 uder 5000 sqft

The production homes are all the homes that are not “custom.” The total number of production homes are 71 Davidson, 65 Warmington (Belsera), 64 Spanish Bungalow, 63 Garden Homes, 55 Posadas, 50 Hacienda Sur,80 Sentinels and 80 casitas. The average from this list below  is a closed sale of $998,636 for 4br/4ba at $291.27 sqft. In determining value we always separate the distressed sales from the o sales and then consider all factors in pricing a home. I will be writing a blog on what Santaluz Home sellers need to do to sell in 2012..stay tuned!

Closings for Santaluz

Closings for Santaluz Homes 5000 sqft+: I will write this blog at a later date..stay tuned!

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Rancho Bernardo 92128 Home Sales Year to Date 2011

Rancho Bernardo East Home Sale Trends

Rancho Bernardo 92128 includes some  senior areas; Oaks North and 7 Oaks where many  single family homes sell under $500,000 due to their size and age.  There is no new construction in this zip code therefore no competition with new home builders.  Many of the homes in this area are older and need updating which buyers factor into their decision on offer price and also whether they want to take on the burden of remodeling kitchens and bathrooms. The homes that have been updated sell quickly and at higher prices.

Please see my other blogs on Market Trends!

If you would like an opinion of value on your property please contact us! The first of the year is always a good time to market properties.  People who are relocating start looking at this time with hopes of closing an escrow early in the spring.

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