Category Archives: Country Property Discussions

“Where’s the Beef?” Sales are flat, Inventory Short.

“Where’s the Beef?” Sales are flat, Inventory Short.

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  Sonoma County selling and buying season here in the lovely “Wine Country” just an hour north of the “Gate” is flat with sales down 2% over last year but the bigger issue–Inventory! Usually March will signal the beginning of the “Selling” season by more homes coming onto the marketplace. March was a GOOD month but instead of being the beginning of an inventory surge–it was the end. March was our best month and inventory has been declining since. WHAT are the reasons? Below is a slide from the California Association of Realtors. I’ve added on the last three.

Reasons for LACK of Home Inventory  I think the “Off Market” or “pocket listings” is an issue but I’ve NOT seen any hard numbers on it. I’m waiting for CAR or perhaps Core-Logic, to come out with a study showing MLS sales vs. recorded sales. I know in our super tight inventory market, Realtors/Agents are always asking to see new listings not yet on the market. We hear of sales being made off MLS all the time. I keep waiting for the law suit which will define this isssue to apppear. Sellers and their Realtor/Agents who state, “They got their price.” really have no idea at how much that “price” could have been! The current disclosures by CAR, reflect this very issue which came out of the ’89 market scarcity.

Continue reading “Where’s the Beef?” Sales are flat, Inventory Short.

Buying a Home just got a little bit easier. Our Real Estate Search App is now even EASIER to Install…

mobileAppJust click above or go to www.SonomaCountyRealEstateSearch.com, enter your phone number and we’ll send you a link instantly, allowing you quick access to our Home Search App for your mobile device.  It really is that easy for you to begin searching for homes wherever you are!!

How great would it be to drive through ANY neighborhood and be able to see all the information of every property for sale?

With the Keller Williams Realty App, you can do that and so much more:

  • School and neighborhood information at your fingertips
  • Interactive List or Map searches of any neighborhood from your mobile device, from wherever you are.
  • Scrolling “Nearby Homes for Sale” information on your screen.
  • Find Open Houses, and Rentals in the area too.
  • Easy to Sign Up, Easy to Use, and It’s FREE!

Buying Country Property or “What did I just step in?”

Here in Sonoma County,Calfornia, “The Wine Country” folks are snapping up “Country” properties. Country could be defined as 2+ acres of land (0.8084 Hectares), using an “on-site” waste disposal system or “Septic Tank” and drawing water from an “on-site” well. Here’s the first part of my 4 part series which appeared in our local newspaper, “The Press Democrat”. I write a column approximately twice a month. Enjoy!

West County Country

Buying “Country Property” So you want to raise some chickens and things? Pt I

 

In my last column two columns we have been discussed writing a lean and mean offer that will stand-out from all others in a “Multiple-offer’ situation.  I gave techniques on writing offers with a minimum of inspections (all according to the buyer’s level of sophistication and comfort level) in order to make your OFFER “cleaner” and more attractive to a Seller. However, those techniques concerned a “town or city” property on public sewer and water on a subdivision lot (3500 to 6000 sqft). Now I want to explore the complexities of purchasing a “country property” replete with multiple acres of land (an acre is 43560sqft), septic systems, well water,  permitting issues for older buildings or additional “units”,  property line disputes and possible toxic issues. And you thought buying a “town” property was tough and complex.

Continue reading Buying Country Property or “What did I just step in?”

Purchasing Country or Rural Property in Sonoma County, Calif Part II

CountryPropertyIn Part I of “Buying Country or “Rural” property I explored the differences of a “Town” versus a “Country” property.  The major difference between Town and Country? Onsite “waste disposal systems” and “water supply” residing on the same property as your home. Many consumers will back off buying a rural property simply for this reason.  However many will sally forth knowing owning a country property brings with it many rewarding years of living closer to nature. You just need to do YOUR HOMEWORK when buying. Part I of this series dealt with septic and well tests but there are many others usually recommended in this type of real estate purchase. Let’s explore and discuss other points you NEED to understand when purchasing Country or “Rural” property. Continue reading Purchasing Country or Rural Property in Sonoma County, Calif Part II

Buying “Country” or “Rural” property in Sonoma County, California!

CountryPropertyI’ve just complete the third part of my trilogy on “How to Buy and Sell Rural or “Country” property in the Press Democrat. I was limited to 1,000 words for each “Column” and could have used many more great stories. But I’ll let this three part series speak to the complexities of either buying or selling “Country” property. Here’s Pt I. I’ll print the other two in upcoming days. If you have any feedback let me know!

Buying “Country Property” So you want to raise some chickens and things? Pt I

situation. I gave techniques on writing offers with a minimum of s level of sophistication and comfort level) in order to make your ” property on public sewer and water on a subdivision lot (3500 to 6000 sqft). Now I want to explore the replete with multiple acres of land (an acre is , property was tough and complex.

The biggest differences in the two types of property is generally lot size and on-site “systems” for sewage disposal and water. The thought of sewage disposal and water supply ON THEIR LAND is somewhat shocking. No treatment plant miles away but an ON-SITE septic tank with leach lines just yards from home. Water?—from your own Well which means both systems go into and come OUT of the same land. Takes some getting used to. Continue reading Buying “Country” or “Rural” property in Sonoma County, California!

At the end of it’s first year, the Sonoma County Vacation Rental Ordinance has us wondering “what’s this ordinance REALLY all about?”

Russian River Area Realtor and Vacation Rental Ordinance expert, Kyla Brook — and long time Sonoma County Permit Consultant extraordinaire, Tom Havstad return, Sunday 2/12/2012, to fill us in on some strange goings on at the Permit Resources Management Department (PRMD)….hmmm, imagine that.

Do you own a vacation rental in Sonoma County? Have you complied with the Vacation Rental Ordinance…are you paying your TOT(transient occupancy tax)? …if so, did you also apply for a zoning permit? No? Tune in..this show is for you.

Thinking about buying a vacation rental in Sonoma County? Despite the economy, Sonoma County remains a “destination”, bringing visitors from all over the world….which is a great boon for the local economy. In the Russian River area, vacation rentals flourish…and play a vital role in the city’s economy. Kyla Brook, who has been following, and filling us in, on the Vacation Rental Ordinance from its very inception, has some great insight to offer us…and a helpful list of items the vacation rental buyer should be aware of, and should be sure to investigate as part of their due diligence.

And of course, if it has anything to do with Sonoma County permits, zoning, and/or code violation, we haven’t found anyone more knowledgeable than Tom Havstad. Tom knows the ins and outs of the PRMD, the Sonoma County Planning Department, code enforcement, tax assessor, building department…state and county codes, laws and ordinances. He’ll walk us through the requirements of the Vacation Rental ordinance, what to do and what NOT to do, and he’ll bring to light a rather disturbing possible consequence of the ordinance, leaving us to wonder ” What is this ordinance REALLY all about? “

To reach our guests;

Kyla Brooke, MS, CDPE,  Herth Real Estate
707-481-0098 cell, 707-222-6006 office, www.myhousematters.biz

————And———————-

Tom Havstad, Permit Consulting Services

phone/fax:   707-874-2078, cell:  707-695-0857

website: www.permit-help.com, email: havstad@sonic.net

————————————–

Here are some helpful links from the PRMD and the Sonoma County Tax assessor.

http://www.sonoma-county.org/prmd/docs/vacrent/vacation_rental_faq.htm

http://www.sonoma-county.org/tax/tot/faq.htm

http://www.sonoma-county.org/prmd/docs/vacrent/final_ord.pdf

http://www.sonoma-county.org/tax/tot/pdf/transient_occupancy_tax_booklet.pdf

http://www.sonoma-county.org/prmd/docs/vacrent/vac_rental_handout.pdf

http://www.sonoma-county.org/tax/tot/packet.htm

 

 

This week’s show; Attorney Daniela M Pavone on Land Use, Landlord/Tenant, Environmental and Contract Law, Sunday 11/20 1350AM KSRO 9-10AM

  • You’re a landlord with tenant issues…. a tenant in a home facing foreclosure, wondering what your rights are?
  • You have a real estate contract you just don’t understand… Private loan….TIC (tenant in common) terms to be drafted
  • You’re a property owner with a lot line dispute, a neighbor’s tree hanging precariously over your yard…a noisy dog…environmental issues..

Tune in to The Real Estate Hour on Sunday November 20, 2011 / 1350AM KSRO, Streaming live at www.KSRO.com. Call in number is 707-636-1350

The Law Office of Daniela M. Pavone is dedicated to providing personal and effective legal counseling to help individual and corporate clients throughout Sonoma, Mendocino, Lake and Marin Counties tackle their contract, land use, and environmental issues.

Daniela M. Pavone

642 5th Street
Santa Rosa, California 95404
Telephone: (707) 703-4338
Facsimile: (707) 735-5000
DPavone@PavoneLawOffice.com

Landlord/Tenant

I have represented both landlords and tenants in all stages of the landlord/tenant relationship.  I have extensive experience helping landlords to follow the strict eviction procedures to ensure that, should a tenant need to be evicted, it can be accomplished efficiently and legally.  I also have the necessary experience to protect a tenant whose landlord has attempted to initiate an eviction proceeding improperly. I know both sides well, so if your tenant has threatened his or her neighbors with violence or your landlord has cut off your utilities, I can help.

Land Use

I have worked with local government agencies to facilitate zoning changes, divisions of land, boundary line adjustments, and other approvals necessary for the ability of property owners to develop and utilize their property.  I am familiar with the procedures local and state government must follow in the approval or denial of a development permit and have sought redress from both when those procedures have not been followed and the rights of property owners, their neighbors, or other interested parties have not been protected.  If you think a development project was improperly approved or denied, or you would like some guidance in maneuvering through the local bureaucratic maze, do not hesitate to call or stop by.

Real Property

I have handled an array of real property disputes including those involving title, the location of boundary lines, access easements and water rights.

Animal Law

I have experience with an array of animal law issues including helping clients handle damage caused to the property of a neighbor by their animal, obtaining recovery for the death or serious injury to a farm animal by a neighbor’s dog, animal related noise complaints, and helping clients prepare for, and representing them at, vicious dog hearings.

Environmental Law

I am very familiar with the numerous regulations protecting natural resources, specifically the California Environmental Act (CEQA) and the National Environmental Policy Act (NEPA), having argued both in front of local government agencies, the Superior Court and the Court of Appeal.

General Civil Litigation

I have handled a broad range of general civil litigation including bringing and defending claims for breach of contract, fraud, breach of trust, breach of fiduciary duty, negligence, and damage to personal property.

Transactional

I have experience drafting sales and service contracts, buy-sell agreements, road maintenance agreements, residential and commerical leases, purchase agreements and covenants conditions and restrictions (CC&Rs).

This week on the Show–Ross Liscum-Sonoma County Fair President and Mike Trienen–Septic System Consultant. Hmmmm? Any connection here?

We are pleased to have Ross Liscum (above), 2011 President of the Sonoma County Fair on the show this morning. Joining Ross and presenting us with a “show transition” challenge is  Mike Trienen, Septic System-On-Site Waste specialist.  Since the 75th Sonoma County Fair kicks off this week we felt having Ross on the show would give our listeners some timely, fun advice on this year’s Fair.  We will be giving away tickets to  lucky listeners if they can answer specific questions about the Fair–stay tuned! 

Some unique and fun evens this year?

Dung Division Competition?!! Yes, teams to clean up “dung” or “BS” as we call it! 4 to a team–the “winning” team cleans up the remains of the “Diamond Jubilee Cattle Drive” happening Sunday, August 7th from Courthouse Square to the Fairgrounds! Call Colleen at 707-54-4200 for details and entry forms.

Diamond Jubilee Cattle Drive–the “running of the steers” through downtown–local merchants will go along with promotional items, “Cattle Drive Sales”. Starts Sunday, August 7th at 10:00am as the “herd” gets started moving aided by celebrity participants, with Board of Supes Efren Carillo and Shirley Zane!  Special appearance by Scott Gerber, the “Jewish Singing Cowboy”!! Clean up of the “herd” by the winners of the “Dung” contest!

Tuesday-July 26th–“Preview of House of Flowers” day. cost $25.00 for preview night with appetizers and wine. All proceeds benefit scholarships for youth in the agricultural fields. Tickets on sale at the Fair offices on Bennett Valley Road (east of the Main Pavillion).

  With Mike Trienen we will discuss how “on-site waste water” or septic systems work and what to look out for when buying a Country property. We will have Mike on in a future show with Tom Havstad who is a “permit resource” expert. Click  HERE  for information on “Septic System” layout. MikeTreinen can be reached at: 707-5260872–he always returns your call!!

Illegal Buildings on your property? How to make them legal–winding through the County MAZE.

Sonoma County, California homeowners or home buyers–Own or buying country property? Have those barns, sheds, out buildings, extra “units” which you THINK might not be kosher or legit? Then tune in this week as we present Tom Havstad, Permit Consulting Services. This is THE guy who can get you through the maze which is our local Sonoma County PRMD (Permit Resource Management Division) .   You can click on the above link to the PRMD and insert your parcel number (on your tax roll) or address and see WHAT permit history is on file on your property.

  If you have some buildings which don’t “show up” on your property then you may wish to get Tom involved, especially if these are being used for ag activities, residences, etc. Also, if you have any land issues, Tom can help you with sorting these out. If you are buying a Country Property we will be discussing the “Country Home Buyer’s Primer” on the show. We sort out property lines, well pe

Tom Havstad, Permit Consulting Services

12651 Fiori Lane, Sebastopol, Ca. 95472

phone/fax:   707-874-2078 cell:  707-695-0857

website:  www.permit-help.com  email:    havstad@sonic.net

10 Question YOU or your Realtor need to ASK the Short-Sale Listing Agent!!

This is where YOU the buyer and/or Selling Agent need to INTERVIEW the Short-Sale Listing Agent BEFORE writing on their property! If they can’t answer these then you’ve got an uphill battle to get your offer BANK approved. 

1. Is the Listing Still available? I know this sounds a bit DUH? But if they hem and haw they might be taking offers and stockpiling them or submitting them ALL to the lender!! NOT a good thing. You want YOUR offer to be the best and ONLY offer submitted to the lender for approval.

2. Do you have any offers on the property? Some agents, as above, collect offers and dont’ even have their SELLER sign them!! So NO ratified offer is being sent to the lender for approval. The Negotiator will KNOW he’s got an inexperienced agent on the other end and will then begin to wonder if they know anything about a short-sale!

3. Have the offers been executed and submitted? If yes, then you need to move on as multiple accepted Continue reading 10 Question YOU or your Realtor need to ASK the Short-Sale Listing Agent!!