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Oceanfront Villa For Sale, Homeowners Splashing Out On Luxury Fittings, Housing Market May Be Cooling.Oceanfront Villa For Sale
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High-cost, high-tech accessories in demand
Whether it's mature wooden floors or sound systems that evoke that front-row feeling, homeowners are investing in nesting -- with a twist. Cost isn't a factor as much as the quality of the amenity, and resale isn't always a major consideration. Now, it seems, it's all about pleasure. And one thing is clear: Technology is playing a major role in bringing pleasure, peace and practicality to homeowners' lives. "As technology becomes more commonplace, you see it more in the mid-range homes," said Erin Mathews, senior vice president at Briggs-Freeman Real Estate. The increasing attention being paid to installing upscale, high-value fittings in homes is an indication that homebuyers aren't planning to sell up and move on in a hurry, some believe. "I think that, right now, homeowners are becoming concerned that interest rates are going up. Now they want to put things into a house that they will enjoy for years." Mathews said. With old favorites getting new looks, homeowners are choosing refrigerators that are set under cabinets and food processors built into countertops, a throwback to the '50s and '60s, Mathews said. "The sale of homes is driven by the quality of luxury lines," said Michael Davis, president of Dallas-based Capital Distributing. "When it comes to the kitchen, people recognize the power of the brand. They'll justify what they are doing in the name of resale, and the kitchen has the greatest return on their investment." Davis, who's been selling appliances, cabinets, sinks and faucets to the home-building trade and consumers since 1973, said his business has grown by more than 50% in the past three years. Capital carries products like cast-iron, vintage-style electric or gas stoves with matching refrigerator and dishwasher fronts made of alloys. He's sold about a dozen of the $5,500 stoves in the last 18 months to homeowners who want to re-create a period kitchen. But the most popular item he's seen is German manufacturer Meile's $2,100 built-in coffee system. "It grinds the beans and brews one or two cups of coffee at the same time using the espresso method," Davis said. He's sold 160 in the last year, compared with 120 in 2003. They're more likely to be part of high-end custom luxury homes , he said, but, when remodeling, homeowners in all price ranges are buying as well. Wine-storage systems, clear-ice machines and under-the-counter refrigeration top the list of what consumers are putting in their homes, Davis said.
For homeowners in high-end luxury homes , chilled wine storage is almost a necessity, Mathews said. That's migrated from the basement or converted closets to the kitchen or the wet bar. Outdoor stainless-steel kitchens, which can include cooktops, sinks, refrigerators, wet bars and icemakers, also are becoming part of the landscape design, she said. Larry Smith, owner of Dallas-based Commercial Realty Advisors, recently installed 4,000 square feet of hand-scraped pine flooring in his Northeast Dallas home. A family member's allergies played a role in removing the home's carpet, but the decision was made "because my wife really loved the wood," he said. Blake Hargrove, an independent contractor based in Hillsboro, says homeowners who choose remanufactured wood -- flooring made from old lumber such as barn beams -- are looking for something out of the ordinary. "It's a niche market," he said. "It does match the trend of those trying to be environmentally sensitive, but it's also a way of bringing character and a look that you won't get with new wood." Henry Branstetter and partner Tom McCoy co-own Oak Cliff Mercantile in South Dallas, which sells salvaged doors, lighting and other elements dating from the 1850s to the 1950s. Consumers who chose salvaged architectural elements want craftsmanship and rarity, something that Branstetter knows about first-hand. "I was buying old houses in Oak Cliff and couldn't find parts and decided to do it myself," said the 15-year salvage veteran.
Last year, the 3-year-old shop saw overall sales increase 40%. Revenue was not disclosed. Don Krasen, president of Dallas-based Krystal Clear Audio Video, says that, in the last couple of years, he's seen the popularity of the integrated electronic lifestyle beginning to grow. Using this system, a homeowner can control the electronic subsystems of a luxury home by touching an icon -- say a lightbulb or a television -- on a touchpad or touchscreen and can program settings into the control systems. "People can control the lighting, the HVAC, security and networking," Krasen said. "They can check on their luxury homes or pools or anywhere cameras can be mounted." And when it comes to the latest in audio and video systems, "There has to be an aesthetic fit, not just the golly-gee-whiz gizmos," he said.
"More people want a piece of the good life," Krasen said
Gone are the days when homeowners would trade up to their ultimate abode in stages, Mathews said. "They're going straight for their dream home, and they are not compromising on the luxuries. They know they will be there for a while." Comstock Homes pays $10.6 million for SPMH property
By Peggy Kelly
Comstock Homes of Manhattan Beach remained at the top of the bidders for about 16 acres of vacant Santa Paula Memorial Hospital property, locking in at $10.6 million as of Tuesday’s deadline. By Peggy Kelly Santa Paula Times Comstock Homes of Manhattan Beach remained at the top of the bidders for about 16 acres of vacant Santa Paula Memorial Hospital property, locking in at $10.6 million as of Tuesday’s deadline. The sale of the property brings the reopening of SPMH closer in an action that the attorney for the Creditors Committee said resulted from consensus and not contention. Comstock had initially bid $13.1 million at the November Creditors Committee auction, but revised the amount they would pay to purchase the land after finding that about a third of the property was not suited for development. The remaining 10 acres fetched about $1 million per acre. More than a property sale, “Today marks another milestone toward the reopening of SPMH,” shuttered since December 2003, said City Manager Wally Bobkiewicz. “Now that Comstock has been awarded the right to purchase the remaining hospital property, the city and Comstock can conclude its discussions on a development agreement” and work through the approval process. Comstock Homes is planning to build luxury homes on the site, which overlooks the Santa Clara River Valley. Bobkiewicz noted that Comstock Homes “has an excellent reputation as a luxury home builder throughout Southern California. Santa Paula is fortunate that a developer of such a high-caliber will be working to bring a new neighborhood to the city.” More importantly, the purchase of the land “secures the fate of SPMH and paves the way for the County of Ventura to reopen the hospital over the next several months” as an arm of the Ventura County Medical Center. The county has agreed to purchase the hospital campus for $2.75 million. Bobkiewicz said that the Creditors Committee also deserves thanks “from Santa Paula, in being willing to craft such a creative deal in order to satisfy their needs and also to make sure that the community gets back their hospital. Thanks to the creditors, the County of Ventura and Comstock Homes, Santa Paula is on the verge of doing what very few communities in the country have done: reopen a closed hospital” to once again provide critical healthcare to the 60,000 residents of the Santa Clara River Valley. Creditors Committee attorney Alan Stomel said that the deal, although lower than the initial bid, remains a good one. The sale of the land was done without “having to pay a broker, which saved at least $500,000, which will now go to creditors.” Comstock paid a $500,000 nonrefundable deposit on the property. Stomel noted that the committee’s real estate consultant, Kevin Leonard of Healthwest Realty Advisors, was “instrumental in putting together a strategy which exposed the property to every major residential developer in Southern California, as well as a bidding process which maximized the price.” In addition, the committee was able to “bring together every party, the city, county, creditors, developers and the community, to forge an alliance all working toward the common goal of paying off the millions of dollars in debt incurred by the hospital board and getting the hospital reopened. We did so without any help from the SPMH board; on the contrary, we did it in the face of constant board opposition. We did it by opening the lines of communication, by forging a consensus where before there was only contentiousness.” The Creditors Committee has an April 6 date in U.S. Bankruptcy Court, where they expect Judge Robin Riblet to approve their organization plan. Creditors have until March 26 to return their ballots on the plan. Total Santa Paula Memorial Hospital debt is expected to hit around $15 million. Centex Homes, which is proposing a 2,150 home development in Fagan Canyon, had also bid on the SPMH property. Rick Bianchi of Centex said the company decided not to pursue the SPMH property, to “keep our eye on the big ball, Fagan Canyon. We decided to give Comstock a free rein so they work on that site…we heard Comstock was going to make a good offer that will help get the hospital open again and we decided to let it go.” Bianchi noted that Comstock excels at high quality infill projects: “This is right up their alley. We’re thrilled that their deal is going through and will contribute to the hospital reopening and we can concentrate on Fagan Canyon.” Housing Market May Be Cooling
Source: The San Diego Union-Tribune
Apr. 15--The median price for resale homes in San Diego County hit a record last month at $535,000, but there were hints of a softening in the market as overall appreciation in pricing slowed and sales declined, DataQuick Information Systems reported yesterday.
Last month, the median price of all homes climbed to $477,000 from $472,000 the month before, but that was still $14,000 below December's peak of $491,000, according to DataQuick. The median represents the halfway point for all sales, with half above and half below that figure. San Diego in fact was one of only two counties in the Southern California region to not post a record in the median price of all luxury homes and condominiums sold last month. It also showed the largest decline in sales, which were off 5.5 percent from a year earlier. However, the monthly sales total of 5,018 was still the highest volume since September of last year. "We're seeing a maturing market," DataQuick analyst John Karevoll said. "We're seeing all the signs we'd expect to see when we near the end of a cycle, with growth in the market receding a bit. For instance, in August of last year the (yearly) increase was 24.2 percent, and in November of 2002 we had 27.4." For all of Southern California, last month's 18.6 percent rate of appreciation over March 2004 was the lowest the region has seen in more than a year, Karevoll said. Still, there was a wide divergence in home appreciation throughout the region, with Riverside and San Bernardino counties recording yearly gains of 26.3 percent and 34.8 percent, respectively, while Orange County, with the highest median price in the Southland, rose 16.5 percent. San Diego County is something of a real estate laboratory for the rest of the nation as analysts track its performance to see if price trends here will be a harbinger of what's to come in other markets, Karevoll said. "The reason for that is the San Diego housing market has wandered off to statistically uncharted territory," he said. "Most of the analysts thought the market would reach the end of its cycle a year and a half ago and, for a year, it's marched beyond the boundaries of what they thought was statistically possible". While some market prognosticators continue to warn of a bubble poised to burst, Karevoll believes that a "soft landing" is far more likely than a crash. Another indicator that the market may be cooling a bit is the growing inventory of homes for sale. According to the San Diego Association of Realtors, there were 9,186 active listings of homes for sale yesterday, compared with an average of 3,083 for April of last year. If nothing else, a cooling market gives buyers some breathing room when evaluating what they can afford, real estate agents say. "Homes are staying on the market longer, there are more negotiations, and there's more give on the sellers -- way more than last year," real estate agent K.J. Koljonen said. "Sellers are beginning to adjust their expectations and listen to the Realtors when we give them statistical information." She cited as an example a home she is selling in the Clairemont area where the sellers assumed they could ask for $20,000 more than the appraised price. Given current market conditions, Koljonen told her clients she couldn't support asking that much for the home and advised them to lower their expectations. "They did listen to me. Had this been a year ago, they would have insisted on keeping it at the higher price," she said. "But this year, they agreed to go with the price I recommended." The less-frenzied pace of the market is a good thing for investors, Koljonen believes. With more homes staying on the market longer, investors have a little more room to wheel and deal, she said. Real estate broke r Alan Sappenfield noted that as speculation continues over whether San Diego housing prices have topped out, appraisers are tending to be more conservative when they assess the value of homes for sale. "Appraisers are nervous, and they're pretty conservative, just in case this is the top of the market," he said. "So even though there are still multiple offers in the under-median price range, an appraiser will come in and kind of shut it down. So that's an issue right now. "I think in these next three months we'll see what's really up with the market." In the meantime, it's clear that the proliferation of apartments that have been converted into upgraded condominiums is changing the profile of what's selling in the new-home market. According to MarketPointe Realty Profiles, condominium conversions represented 33 percent of the new homes sold during the first quarter of this year, compared with 17 percent a year ago. "The new stuff we're building is mostly in the luxury category," MarketPointe analyst Russ Valone said. "You can't build entry-level detached product anymore because of the cost of land, the regulations, the cost of labor and materials." To see more of The San Diego Union-Tribune, or to subscribe to the newspaper, go to http://www.uniontrib.com. Copyright (c) 2005, The San Diego Union-Tribune Distributed by Knight Ridder/Tribune Business News. For information on republishing this content, contact us at (800) 661-2511 (U.S.), (213) 237-4914 (worldwide), fax (213) 237-6515, or e-mail reprints@krtinfo.com. Luxury Orange County Homes For Sale
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