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Article by Bill Gassett

There is no rule that says you have to inspect your home before you sell it. Getting a pre-sale home inspection however, is not a bad idea especially if you want to get the best possible price.

As familiar as you are with your home, there are often issues that you will not be aware of.

Home inspectors are trained to identify these issues, which can give you a leg up on problems that might kill a sale or seriously devalue your home. So when a seller asks me “should I have my home inspected before selling” my answer is usually why not.

Understanding what things to inspect before selling a home will put you on the right tract to a successful sale. Pre-Sale Home Inspection—Getting Ahead of the Curve.

Selling a home can be a stressful experience, even when everything goes right. There is a lot to do and complications tend to pop up. While your Real Estate agent can help you navigate the process as well as possible, there is one thing you can do to greatly simplify things—get a pre-sale home inspection.

An inspection will let you know the condition of your home. With this knowledge you can decide what to fix to maximize your home’s value.

You can also go into the sale fully aware of issues that may concern buyers. Knowledge is power, especially in a home sale. Getting rid of problems before a buyer’s home inspection is just plain smart!

Many of the things I mention below are issues that could cause your sale to fall apart. By addressing these common concerns, you’ll increase the odds of not losing a buyer. The Most Important Things to Check Before You Sell

1. Mold
Mold is a big concern for buyers. While the verdict is still out on whether minor mold problems in a home truly contributes to health issues in anyone other than those with a mold allergy, that doesn’t stop potential buyers from steering clear of moldy homes. The difficulty with mold is that it tends to hide in places you never go. Attics, basements, crawl spaces, etc. Anywhere that water penetrates the home can become a breeding ground for mold.

Fortunately, mold remediation experts can address the issue fairly easily. You just need to know it is there so you can bring them in to take care of the problem. Knowing that proper measures have been taken to clear up mold will make buyers much more comfortable.

There are not many things that will stop a home sale quicker than having mold. Home buyer’s have put this at the top of the list for things to look for in a home inspection. Buyer’s are rarely ever comfortable buying a home with mold. My recommendation would be to look at the sheathing of your roof in the attic. If you see any patchy black areas, I would consult with a mold expert to find out if it is present.

2. Radon
Radon gas can collect in homes that that have sufficient concentrations of uranium in the soil they are built on. As the uranium breaks down it releases radon. Radon has been found in homes all across the country. It can certainly be hazardous to your health and the health of anyone in the home if the concentrations are high enough.

The EPA has set a limited in residential homes of 4 picocuries per liter of air (pCI/L). The testing of radon is rather simple. Most often a radon test kit is left in the home for a minimum of forty eight hours and then sent to a lab for a reading. Anything 4 picocuries or over should be remediated.

There are remediation options for radon in many cases, though, which can be employed before you put the home on the market. Radon is relatively inexpensive to remediate. You are looking on average from around $1000-1500 dollars to lower radon levels, depending on what area of the country you are located.

3. Well Water Inspect Your Well Before Selling
Well water is a concern for potential buyers for several reasons. They want to know that the water is safe to drink. They also want to know that the well is functional and provide enough water.

Does it have a decent flow rate? No one wants to buy a home and discover that they do not have a reliable source of clean, fresh, safe water. You can alleviate these concerns by getting the well tested before you put the home on the market.

Typically, a well test is conducted by a buyer during the home inspection contingency period. The test will include checking the quality and quantity of the water. If you ever notice that you lose water pressure or run out of water when using multiple water sources, you have a well issue!

While you might have lived with this problem for years most buyers will not! A new home owner is going to want assurances they can take a shower and run a load of laundry without losing water.

It goes without saying that buyers are not going to accept a contaminated drinking source either. By conducting these well tests before selling, you’ll know they won’t kill your home sale. One thing worth mentioning is that many standard well quality tests do not check for radon in the water. You have to ask for this to be tested. I would highly recommend you do so as many buyers will. Radon found in the water is less common but it is also far more expensive to correct.

4. Septic System
If you have a septic system, be prepared for buyers to ask questions about it. While a well-cared for septic system can work great for years, buyers are not going to just take your word for how great your system is.

They will want it inspected, and if that inspection finds issues, they will most likely demand that those issues be fixed. You can avoid the potential headaches of such a situation by getting the system inspected now. And if there are problems, you can fix them before a buyer ever steps on your property.

In some states, including Massachusetts, testing a septic system is required of home sellers. In Massachusetts it is called a Title V septic inspection. The seller must provide the buyer with a clean bill of health. In fact, lenders will not make a loan on a property with a failed septic system.

There are essentially three components to a septic system – the septic tank, the distribution box and the leach field. All three of these components need to be in sound condition at the time of the inspection.

5. Pests/Bugs
Check for pests before sellingInfestations are a major concern of buyers, especially termite infestations. Because the signs of such infestations can be difficult to spot, especially if they are in out-of-the-way areas of the home, it is necessary to bring in an inspector to look things over.

Pest control professionals have a variety of effective methods for eliminating pests, so you should be able to address the problem. And if repairs need to be made due to the infestations, you can make sure they get done before you list the home.

A good general home inspector can check for termites and other bugs. If damage is discovered a professional termite company should be brought in for further evaluation.

6. General Home Inspection
A general home inspection should include a review of all the fundamental structural and mechanical features of your home. Hiring a thorough home inspector should be paramount to make sure you catch any issues. Your real estate agent should be able to provide some excellent references.

Plumbing
Buyers are going to want a functional plumbing system, one that can be relied on to work well for an extended period of time after they buy the home.

The inspector will check faucets, toilets, sinks, showers, etc., as well as the pipes that are accessible throughout and underneath the home. You do not have to update everything in the home to have it sell, but you will need to ensure that the actual plumbing is fully operational—no major leaks, clogs, pipe degradation, etc.

Heating
The furnace is a major concern of home buyers, and for good reason. Replacing an HVAC system is not cheap. Most systems have a lifespan of about 20-30 years, something to consider about your own system.

Are you close to the time when the system needs to be replaced? Buyers will be very interested in the condition of the heating system, so it makes sense to verify the status now for yourself. Then you can determine if it is a worthwhile investment to repair/replace the system, or if you think you can sell for the price you want without doing so. Your Realtor can help you judge the best approach.

Electrical
The electrical system needs to be not only functional, but safe. If your home’s electrical system is old enough, you may run into issues with buyers who want something more modern and capable of handling the load of their digital lifestyles.

Having an inspector give you the low-down about your electrical system can be quite helpful in planning your sales strategy. Obviously you need to fix safety/code issues. But the only way to know if your current electrical system is going to be acceptable to buyers is to talk with your Realtor.

Roof
The roof is a big deal to buyers. It seals the home and protects everything inside, so it makes sense to ensure that it is fully functional. Roofs are also expensive to replace, which is why buyers are going to want to know the exact condition of your roof before they make an offer.

If they are going to have to repair or replace the roof soon, the offer will reflect that. You need to know the exact state of your roof as well, so you can determine what improvements you want to make, if any, before you list the home. There are usually some clear signs you need a new roof. A professional home inspector can give you a reasonably good idea of how much life is left.

Foundation
The foundation is another top concern of buyers. A strong foundation is obviously necessary for the home to be livable.Foundation issues can be costly to fix as well. Many buyers will not want to take on such problems if they can avoid it.

An inspection can tell you what your foundation actually looks like and what issues, if any, you need to fix. If issues exist, it will be far easier to take care of them now and sell the home than it will be to take care of them after you get an offer.

While hairline cracks are not typically an issue, major structural cracking is a different story. Having a clean bill of health on a foundation is a major relief to any home buyer. Understanding what to inspect before selling your house can save you time and money!Click To Tweet

Check Now to Simplify Your Sale Later Pre-Sale
Home InspectionPlenty of homeowners take a leap of faith and list their homes without getting them inspected first. Sometimes the sale goes through fine. Other times, sellers find themselves with a long list of problems they have to fix before another buyer will come close to their homes.

As a seller, you are better off getting your home checked out before you ever list. For a small price up front, you simplify the sales process and avoid a lot of potential hassle.

Without a doubt one of the worst things that can happen as a seller is having to put your home back on the market due to a failed inspection. From that point forward your real estate agent will have to explain to all future buyers why the home came back on the market.

Real Estate agents cannot hide problems with a house. Issues discovered during a home inspection must be disclosed to all future buyers. When I am counseling a seller on what is a reasonable repair request, it always comes down to whether or not the next buyer will expect a repair or not.

Some buyers will be over the top and want perfection. This is not the purpose of a home inspection.

A home inspection is for the purpose of discovering major structural, mechanical or safety issues. Many buyers and their real estate agents have lost sight of this fact. By eliminating major problems, you’ll put yourself on the right track to a successful home sale.

One last piece of advice – ask your listing agent to attend the home inspection to represent your best interests. A significant amount of agents do not attend home inspections. The best agents do.

You would not believe the amount of time home inspection issues are exaggerated. Quite often what the home inspector says and what is put to paper are too different things.
Your agent should be there to listen and nothing more.

Additional Helpful Home Inspection Articles
Pros and cons of sharing the home inspection report via Conor MacEvelly. Do you really need a home inspection via Michelle Gibson. Putting a house back on the market after an inspection via Kevin Vitali. Why a home inspection is a must do via Kyle Hiscock.

Use these additional home inspection articles from other top real estate pros to make sound decisions.

About the Author: The above Real Estate information on things to inspect before selling a home was provided by Bill Gassett, a Nationally recognized leader in his field. Felt that this article by Bill Gassett was a very good one that outlines exactly what to look for before selling!

You will be able to determine what’s worth fixing up to maximize your home’s value. Let us know here at Nelson-Moe Properties if we can help you with your Real Estate Needs!
Posted in:General
Posted by Cat Moe on November 1st, 2018 11:10 AM
6.7.188REDocstoKeep
zhazhin_sergey/iStock; realtor.com – Written by Daniel Bortz

Which real estate documents should you keep after buying a home? After all, you don’t want to have to file all of it if you don’t have to; but you also don’t want to chuck something crucial. Your closing company is required by law to keep a record of your closing documents, so that’s a good fallback in case you misplace yours. Still, it’s smart for you to keep important documents on hand—particularly if, later on, you need to file a claim against the seller or your professional representation team (i.e., your real estate agent, home inspector, or mortgage lender). Hopefully, that doesn’t happen, but it’s wise to be prepared. Full disclosure: I’m a real estate agent, but I’m not a naturally organized person. In fact, until a few months ago, I kept the documents from my home purchase in a folder in my closet labeled “Keep Docs.” (I’m not joking!) But the important thing is, I know what forms I have to hold onto. So, of the hundreds of documents you’ll encounter during the home-buying process, here are the ones you should keep—and why.

1. Buyer’s agent agreement

When you choose a real estate agent, you sign a buyer’s agent agreement—a contract between you and the brokerage, stating that the agent represents you in the purchase of your home. This agreement outlines the terms of the relationship with your agent—including who pays the agent’s commission (in most cases, the seller), the length of the agreement (90 to 120 days is standard in most markets), and the terms for terminating the agreement. Why you should keep it: This contract spells out what services your agent agreed to provide you with—and it can come into play if you have an issue with your agent after the transaction closes.

2. Purchase agreement

Every home sale starts with a real estate purchase agreement—a legally binding contract signed by home buyers and sellers that confirms that they agree upon a certain purchase price, closing date, and other terms. Why you should keep it: The provisions stated in this contract must be followed to the letter. If you or the seller fails to fulfill these duties, there could be legal ramifications.

3. Addenda, amendments, or riders

These types of documents alter or amend the terms of your purchase contract. For example, if a survey reveals that there’s an encroaching fence built by a neighbor, and you’d like the fence removed, the sales contract has to be formally amended. Why you should keep them: Addenda, amendments, and riders are often related to home inspections or appraisals, and because they change the original terms of the signed contract, they’re worth holding onto. For instance, if both parties signed a repair addendum, where the seller agreed to make certain repairs based on the home inspection, you’ll need this addendum if you find issues with the repairs down the road.

4. Seller disclosures

Sellers are required by law to disclose certain problems with the home, both present and past, that they’re aware of that could affect its value. While laws vary by state, these disclosures might include lead-based paint, pest infestations, and renovations done without a permit. Why you should keep them: If major problems crop up with your home after you move in, these disclosures can be the basis for a future lawsuit against the seller. If you lose them, you might have trouble holding the seller accountable in a court of law.

5. Home inspection report

After your home inspection, your inspector should produce a report with detailed notes on the condition of the home and any potential problems. Why you should keep it: This document is an extremely detailed list of everything that the home inspector finds, and it typically includes photos of problem areas. By keeping this report, you’ll have a record of any repairs that you may need to make to the property in the future.

6. Closing disclosure

Mortgage lenders must provide borrowers with a closing disclosure (also called a CD) at least three business days before settlement. This document spells out things such as your loan term (typically 15 or 30 years), loan type (a fixed-rate or adjustable-rate mortgage), the interest rate, and closing costs, among other financials. Why you should keep it: Your CD is an itemized list of all the costs associated with closing and your mortgage, and it’s important to have for future reference. It’s also the document you’ll need when you go to file your taxes, since you can take deductions for things such as mortgage points.

7. Title insurance policy

Title insurance offers protection against any competing claims to a home. As part of the process, the insurer will run a title search of public records, seeking loose ends such as liens against the property or fraudulent signatures on ownership documents. Why you should keep it: You’ll need this document in the event another party, such as a previous owner, tries to claim the property. Note that there is separate title insurance to cover lenders versus buyers, and you would do well to get a policy for yourself.

8. Property deed

When you take title and become the sole owner of the property, you’ll receive a deed—a legal document that confirms or conveys the ownership rights to the home, says Anne Rizzo, associate vice president of Detroit-based title insurance company Amrock. “It must be a physical document signed by both the buyer and the seller,” Rizzo says. Typically, the property deed is mailed to you after the title transfer documents are recorded in your county’s public records office. Why you should keep it: Presenting a property deed is the only way to show someone you legally own the home you’re residing in. Because the deed is sent to you directly, neither your mortgage lender nor title company is required to keep a copy of it.

We felt that his was a very helpful article and wanted our readers here to be more informed regarding keeping those important closing papers! Let us help you with your Real Estate needs today!
Posted by Cat Moe on June 7th, 2018 8:21 AM

1.25.18ConsideringSellingActNow

by Keeping Current Matters
Definitely an aggressive headline. However, as the final data on the 2017 housing market rolls in, we can definitely say one thing: If you are considering selling, IT IS TIME TO LIST YOUR HOME!

How did we finish 2017?

  1. New-home sales were at their highest level in a decade.
  2. Sales of previously owned homes were at their highest level in more than a decade.
  3. Starts of single-family homes were their strongest in a decade and applications to build such properties advanced to the fastest pace since August 2007.
And Bloomberg Business just reported:
“America’s housing market is gearing up for a robust year ahead. Builders are more optimistic, demand is strong and lean inventory is keeping prices elevated.”
And the National Association of Realtors revealed that buyer traffic is stronger this winter than it was during the spring buying season last year. The only challenge to the market is a severe lack of inventory. A balanced market would have a full six-month supply of homes for sale. Currently, there is less than a four-month supply of inventory. This represents a decrease in supply of 9.7% from the same time last year.

Bottom Line

With demand increasing and supply dropping, this may be the perfect time to get the best price for your home. Contact a local real estate professional today to see whether that is the case in your neighborhood. Here at NelsonMoeProperties we are ready to help you with your Real Estate selling or buying needs so contact us today!
Posted by Cat Moe on January 25th, 2018 11:31 AM
The BEST Restaurants in Palm Springs

by Brant Cox – original article

Every decent city in America has their escape place. New York has the Hamptons and the Jersey Shore, and Chicago has, well, Wisconsin. And Los Angeles? We get Palm Springs. Only the best escape destination in the entire country. When you have a town that was created solely on the idea of sitting by the pool and getting as hammered as f*cking possible, there’s little to complain about. Where should you be eating in between all those mojitos and dancing at Coachella though? Between the classic old haunts where Marilyn Monroe used got her freak on, to the new, modern spots popping up all over downtown, Palm Springs is a culinary destination to be reckoned with. Here’s our updated guide on exactly how to navigate it.

Breakfast / Brunch King’s Highway 701 E. Palm Canyon Dr


It’s not often you eat brunch in an abandoned Denny’s and want your friends to see it on Instagram. Located inside America’s hipster safe house (Ace Hotel), King’s Highway is the all-day cafe for everyone who just can’t with the pool anymore. Don’t be fooled though. With a recently overhauled menu of things people like to eat before noon, King’s Highway has sneakily become one of the best breakfasts in town and has a not-cheesy retro atmosphere going for it, too.

Wilma and Frieda’s Cafe 73575 El Paseo



Wilma and Frieda’s is out in Palm Desert, but wherever you find yourself after a long night of Mai Tais, this is a brunch must. Open only from 8am-3pm, Wilma and Frieda’s is next to a Saks Fifth Avenue in a high-end shopping plaza, but don’t let that fool you – this place is all about comfort. Think short rib eggs benedict and a blackberry vanilla custard French toast. And with everything hovering under $15, it’s really affordable too.

Norma’s 4200 E Palm Canyon Dr.


Norma’s might not have the best brunch in Palm Springs, but it definitely has one of the best patios to eat it on. Technically serving as the all-day cafe at Parker Palm Springs, Norma’s at 12:30pm on a Saturday is an all-out scene — the kind of scene you came to Palm Springs to experience. Rich old women drinking chardonnay before lunch, stressed-out bridal parties guzzling mimosas, and you and your friends going to town on taco salads and Bloody Marys before hitting the pool for the next 72 hours.

Cheeky’s 622 N Palm Canyon Dr

If you hear someone shout “brunch!” in Palm Springs, it probably means they’re on their way to Cheeky’s. Open only until 2pm each day, this cafe has become the absolute go-to morning dining destination in Palm Springs. Just be warned: the line gets ridiculous. But for those who tough it out, a fantastic rotating menu of all the breakfast foods your hungover stomach wants awaits. Two words: bacon flight.

Chi Chi 415 S Belardo Rd


When the Viceroy Palm Springs became the Avalon Hotel, it not only gave us a fantastic new place to stay, but also a great new poolside restaurant to go along with it. It’s a calm, tranquil setting, and the Latin-tinged brunch menu is a perfect complement. Photo: Jakob Layman

The Purple Palm 572 N Indian Canyon Dr.


 In the heart of Palm Springs sits the fantastic Colony Palms Hotel. And at the heart of the Colony Palms sits Purple Palm – the immaculate all-day poolside restaurant straight from your desert dreams. The weekend brunch goes from 8am-3pm, ideal for all your hazy Coachella mornings, and there’s a special sunset menu from 3-6pm for when you just need a breather from the mayhem. The American-ish menu is very solid and the ambience can’t be beat.

Lunch

The Real Italian Deli 100 S Sunrise Way


The Real Italian Deli is one of those places everybody wishes they had around the corner from their apartment. The small, order-at-the-counter spot is located in a run-down stripmall a few miles outside of downtown Palm Springs, but despite its lackluster surroundings, it’s home to some of our favorite sandwiches in town. You’re going to want the Parma sandwich (prosciutto and mozzarella) on a housemade torpedo roll with a side of their fantastic mac salad. Bonus: There’s a grocery component here too if you’re in the mood to cook up an Italian feast tonight at the vacation rental. Photo: The Real Italian Deli / Facebook

Draughtsman 1501 N Palm Canyon Dr.


Most day-drinking scenarios in Palm Springs revolve around strongly poured cocktails by the pool, but Draughtsman is here to change that (or at least give you more options). The massive bar/restaurant on the north side of town has a solid craft beer list, good bar food (get the burger), and is the kind of place you come for a quick bite to eat and end up staying for several hours. Why? That side patio with all the games you could ever want. There’s cornhole, hook and ring, foosball, and life-size Connect Four. Photo: Draughtsman / Facebook

Sherman’s Deli and Bakery 401 E. Tahquitz Canyon

Way One can come to expect certain things from Palm Springs. Plenty of pool time, lots of golf, and drunk old people at stop lights asking you if you know their grandson. But an NYC-style kosher deli in the heart of the city? Not particularly. And yet, there’s Sherman’s, a Palm Springs institution, dishing out immensely respectable versions of all the old classics. It might be 114 degrees out, but sometimes a hot pastrami on rye is simply what needs to happen.

The Barn Kitchen at Sparrows Lodge 1330 E Palm Canyon Dr.


Located in one of the most underrated little hotels in Palm Springs, The Barn Kitchen at Sparrows Lodge has expanded its menu to include a lunch situation that’s open to the public (dinner is not) and has quickly become one of our favorites in town. The ham and mustard melt has no business being as good as it is, and the smoked salmon spread is all you need as the temperature hits triple digits. This is the casual, hidden lunch oasis you can’t find anywhere else in Palm Springs. Photo: Barn Kitchen / Facebook


Frankinbun 540 S Indian Canyon Dr.


Frankinbun is a small joint on the south end of downtown Palm Springs serving hot dogs like you’ve never had before – on French baguettes. But if you’re not feeling one of their traditional dogs, we recommend going for the currywurst, chicken and waffles on a stick, or something they call the tornado potato. This is your power move when brunch got a little too drunk and you need some further sustenance to get through your Saturday.

Trio 707 N. Palm Canyon Dr.


Lunch is often the forgotten meal in Palm Springs and Trio is hell-bent on changing that. How? Well, for starters, an eight-hour happy hour isn’t too shabby. And if that doesn’t suit your needs, you can go for the $19 three-course prix fixe menu. Ultimately, Trio nails the casual walk-up vibe you want for lunch and is also big enough for your whole crew to find a seat.

Ruben and Ozzy’s Oyster Bar 241 E. Tahquitz Canyon Way

Not everything has to be a big deal in this town, and in the case of Ruben and Ozzy’s, they made a business out of providing an alternative. You come to Ruben and Ozzy’s because the midday sun is taking zero prisoners and you need a beer and some oysters. This is a glorified dive bar with a great patio to get your buzz on for cheap. And with $4 alcoholic oyster shooters, danger is near.

Dinner

Counter Reformation 4200 E Palm Canyon Dr.


Counter Reformation is one of the newest spots in all of Palm Springs, but it’s already operating on a higher level than just about everyone else. Hidden in a corner of the massive Parker Palm Springs, this is a wine bar that happens to have some of the best food in town. The place is small (it’s one long bar with counter seats), but the vibe is fun and cool. You’re going to want the cheese plate, the beef charcuterie, and the hen of the woods. Also, lots and lots of wine. More places like this please, Palm Springs.


Copley’s 621 N. Palm Canyon Dr


As far as Palm Springs is concerned, Copley’s still might be considered a relative newcomer. And yet, this decade-old restaurant is easily one of the best restaurants in town. Located in the courtyard of the former Cary Grant estate, the almost entirely outdoor space (with ridiculous mountain views) is that essential Palm Springs setting you came all the way out here looking for. Not to mention, the food is pretty good too. If you’re looking for that quintessential Palm Springs date night, this is it.


Workshop 800 N Palm Canyon Dr


Farm-to-table (desert-to-table?) menus have quickly become the norm in Palm Springs dining culture, but Workshop’s still stands far above the rest – making it one of the most popular dinner spots in town. You probably didn’t think you’d come to Palm Springs and eat octopus carpaccio or duck leg confit, but here you are and you’re going to love it. The restaurant is also located inside a ridiculous all-concrete, chapel-like space that puts even some of LA’s great spaces to shame. Photo: Workshop / Facebook

Rooster And The Pig 356 S. Indian Canyon Dr


Taking a page out of the LA dining handbook, Rooster And The Pig proves some of the best food in town can be found in weird strip malls. This is modern Vietnamese food and despite being open for a few years now, there’s still nothing else like it in Palm Springs. The space is small and modern, but with an atmosphere that makes you feel welcome the second you walk in. If you’re looking a good dinner in PS that doesn’t involve the usual long waits and big slabs of steak, make moves to Rooster And The Pig. Photo: Rooster and The Pig / Facebook

Johannes 196 S Indian Canyon Dr.


An Austrian-fusion restaurant might be the last place you’d choose to go to in Palm Springs, but this 15-year-old institution has other plans. The atmosphere inside this homey restaurant is quiet and casual, with fantastic service, good wine, and a schnitzel that had us at hello. If you’re looking to avoid that overcrowded tourist scene, you should go here. Photo: Johannes / Facebook

Truss & Twine 800 N Palm Canyon Dr.


For as much fun as it is to look at all the furniture stores you can’t afford, the north end of Palm Canyon can get a little sleepy when it comes to nightlife. But Truss and Twine is here to change that. The all-concrete bar certainly has the industrial look on lock, but if you’re looking for some snacks and a well-made cocktail before a night on the town, this is your spot. The waitstaff is friendly, there’s a daily happy hour from 4pm – 6pm, and they have these prosciutto-wrapped pretzel things that are downright addictive. Photo: Audra Ma

SO.PA 1050 E. Palm Canyon Dr. 


The L’Horizon resort underwent a massive overhaul and came out looking like its old 1950's glamorous self. And with it came SO.PA, the beautiful all-day, all-outdoors restaurant with a heavy Middle Eastern lean. Think crispy California squid with spicy yogurt, Alaskan trout with lentils, and a housemade hummus we’d buy tubs of. Your date night in the desert is set. Photo: SO.PA / Facebook

Felipe’s Edit 400 S El Cielo Rd. Ste A


Solid Mexican food in Palm Springs is not always easy to come by. Which is why you need to know about Felipe’s. Open for breakfast, lunch, and dinner, this family-run cafe is serving familiar Mexican classics better than anybody in Palm Springs. The tiny spot is out by the airport, perfect if you’re flying in for Coachella or aren’t in the mood to deal with the downtown crowds. The Hawaiian torta is a must. Photo: Felipe’s / Facebook


Birba 622 N. Palm Canyon Dr


Right next door to Cheeky’s (with the same address) is Birba. Home to hands down the best pizza in Palm Springs, Birba is also the perfect casual big group jumping-off point before a night out in Palm Canyon. With bar, lounge, and table seating, you can make Birba into whatever you damn please. Expect a lively (but not sceney) courtyard atmosphere and a lot of white pizza in your mouth. Photo: Birba / Facebook

Melvyn’s 200 W. Ramon Rd.


Not so much a throwback as a perfectly-preserved relic, Melvyn’s was a favorite of Sinatra and the rest of the Rat Pack. Stay on the staff’s good side (not an easy task), and they’ll treat you to some carefully-practiced banter as they prepare their famous Steak Diane (pan-fried beefsteak with pan juices served tableside). Put away your iPhone, tuck in your shirt young man, and enjoy a classic dinner from a different era.


The Tropicale 330 E. Amado Rd

With an old-school Miami supper club vibe, The Tropicale is a grown-up, kitschy oasis and perhaps your best spot to finally pull off that flowered button-down you got in Nassau. This is certainly a fine dining experience (and a great one at that), but with a fantastic cocktail list and an even better back patio, the recipe is right for things to get weird. The Tropicale is down to party.

Spencer’s 701 W. Baristo Rd\


Pressed up against the base of Mount San Jacinto Mountain in The Palm Springs Tennis Club, Spencer’s is an icon and one of the all-time great restaurants in the city. Come for a wine-soaked power lunch on the patio with your interior decorator or bring the parents along for dinner to get a glimpse of how the upper crust really do it. You don’t come to Spencer’s to skimp, and that means the Black Angus Petit Filet is your order.

Well, we’re not usually the type to forward links to our friends and clients….but we felt this was really useful info which you will hopefully get to enjoy in person sometime soon. The link below lists the best restaurants here in the Palm Springs area. I think we both are going to start going down the list of these and give them a try.
Posted by Cat Moe on April 25th, 2017 3:04 PM

Article by KCM Crew



If your house no longer fits your needs and you are planning on buying a luxury home, now is a great time to do so! We recently shared data from Trulia’s Market Mismatch Study which showed that in today’s premium home market, buyers are in control. The inventory of homes for sale in the luxury market far exceeds those searching to purchase these properties in many areas of the country. This means that homes are often staying on the market longer, or can be found at a discount. Those who have a starter or trade-up home to sell will find buyers competing, and often entering bidding wars, to be able to call your house their new home. The sale of your starter or trade-up house will aid in coming up with a larger down payment for your new luxury home. Even a 5% down payment on a million-dollar home is $50,000. But not all who are buying luxury properties have a home to sell first. In a recent Washington post article, Daryl Judy, an associate broker with Washington Fine Properties, gave some insight into what many millennials are choosing to do: “Some high-earning millennials save money until they are in their early 30s to buy a place and just skip over that starter-home phase. They’ll stay in an apartment until they can afford to pay for the place they want.” Bottom Line The best time to sell anything is when demand is high and supply is low. If you are currently in a starter or trade-up house that no longer fits your needs, and are looking to step into a luxury home… Now’s the time to list your house for sale and make your dreams come true.
Posted by Cat Moe on April 6th, 2017 9:35 AM

by President Jamie Duran, Orange County, San Diego, and Desert Companies

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We want to Thank President Jamie Duran of Coldwell Banker Residential Brokerage for this Presidents Message!  And we were honored to have been the ones that handled the Sells of these hallmark properties that were features in numerous books and received several architectural awards for its “timeless architecture.”  As quoted by us :These are stunning estates with rich history, remarkable design, and incredible vistas.  The transactions fell into place beautifully and we were fortunate to be involved with the sales”

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346 Tamarisk Rd – Zanuck Estate – Sold /$4.9M

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64725 Acanto Drive – Pond Estate – Sold /$7.5M

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2212 Southridge Dr – Boat House – Sold /$1.75M

We Cat Moe & John Nelson of Nelson-Moe Properties Coldwell Banker Presidents Premier Properties would also be HONOREDif given the chance to SELL your “Timeless  Architecture” Estate as well!  Contact us TODAY!

Posted by Cat Moe on October 27th, 2016 1:33 PM

But surprisingly, it’s located in the desert of Palm Springs

Text by Jennifer Tzeses  Posted July 8, 2016
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The “ship” is situated next to a road and surrounded by palm trees.Photo: Courtesy of Hawaii Life Real Estate Brokers

Part irony, part wishful thinking, this Palm Springs, California, home, aptly named Boat House for its shiplike exterior, happens to be located in the heart of the desert. Built in 1992 by architect Michael P. Johnson for race-car driver Jim Jeffords, the property is located on the side of a hill in the gated community of Southridge. Inside the towering glass walls, the interiors feature 14-foot ceilings. Vistas of the arid landscape and valley take center stage in the living room at the bow of the “ship.” There’s also an open-plan kitchen with sliding privacy screens, a dining area, and three en suite bedrooms, including the master suite, which features a skylight and fireplace and overlooks the living room. Outside, there’s an infinity pool and large sun deck, both with beautiful views. Listed for $2 million, this 3,905-square-foot home has 3 bedrooms and 3 baths. Contact: Coldwell Banker, 760-325-4500; coldwellbankerhomes.com

Walls of glass and wood beams surround the living room.

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Photo: Courtesy of Hawaii Life Real Estate Brokers

A skylight crowns the master suite.
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Photo: Courtesy of Hawaii Life Real Estate Brokers

The pool area offers amazing views.
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Photo: Courtesy of Hawaii Life Real Estate Brokers

Thank you Jennifer Tzeses with Architectural digest for including our "Boat House" listing as one of your recent articles you can also see it here: http://www.architecturaldigest.com/story/ship-home-palm-springs
Posted by Cat Moe on July 20th, 2016 7:36 AM


A famous modernist home in Palm Springs designed by John Lautner, known by many for its brief appearance in a Bond film, has recently been re-listed, quickly drawing attention and offers. The one-of-a-kind dwelling, which hasn’t been open to the public for years, returns to the market after a lengthy legal battle and is asking $8M, according to The Desert Sun.

Real estate investor Michael Kilroy purchased the Elrod Home, as well as two other properties (the Steve McQueen House and Boat House), for $11 million.  Years later, Kilroy fell on hard times and in 2012, UK-based lender Lloyds Bank sued Kilroy, claiming he had stopped payment and owed $1.8 million. In addition, the nearby Southbridge Property Owners Association also sued, claiming Kilroy owed $150,000 in fees.

 

Last April, Kilroy filed a petition for bankruptcy, and the creditors agreed he had until the end of 2016 to sell. Last week, local broker Nelson Moe Properties listed the home.

Designed for a noted interior designer and considered a key example of Lautner’s exemplary means of blending architecture and nature, the Elrod House is one of the most famous Modernist homes in Palm Springs. Highlights of the home's layout include a circular concrete canopy framed by glass windows and a projecting pool deck that seems to float above the landscape.

This isn’t the only John Lautner-designed home to be in the news this year. In February, it was announced that his famous, dramatically slanted Sheats-Goldstein Residence, which made a cameo in The Big Lewbowski, was donated to the Los Angeles County Museum of Art (LACMA).

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2175 Southridge Drive, Palm Springs, California [Nelson Moe Properties]

Iconic John Lautner '60s House Will Be Donated To L.A. Museum [Curbed]

 

John Lautner's Elrod House in Palm Springs Wants $10.5M [Curbed]

John Lautner Houses in the Movies: James Bond to Big Lebowski [Curbed]

Thank you Patirck Sisson with L.A. Curbed http://www.curbed.com/authors/patrick-sisson for including our iconic famous high end real estate home as one of your articles!
Posted by Cat Moe on June 6th, 2016 12:32 PM
Stock Market swoon stalls luxury home sales
Article by Diana Olick

Rampant volatility in the U.S. stock market is showing up in the high-end housing market. But as with all things real estate, the impact depends entirely on location.

2016 started with a severe stock swoon, and that had an outsized impact on homebuyers with a higher net worth. Historically, high-end housing suffers most in a market downturn.

"As you go up the income quintile, into the top 10 percent, 5 percent, 1 percent by income, their stock exposure increases," said Sam Khater, chief economist at CoreLogic. "For the typical family, the bulk of their equity is tied up in home equity not stock equity. It's the reverse for high income."

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Source: Sam Khater/CoreLogic

Khater compared the share of million-dollar home sales to the S&P 500 and found a distinct correlation. While the share of $1 million or more homes is very small, just 1.2 percent of all home sales historically, it can move dramatically depending on stock market gains or losses. From the worst of the financial crisis in 2008 to the peak of the equity markets in May 2015, the share of million dollar and more home sales nearly doubled, according to Khater.

Read More Homeowners and the Super Tuesday vote

"Since its peak in May 2015, the S&P index declined 10 percent as of mid-February. This decline in the S&P index was matched by a 30 basis point or 15 percent decline in the $1 million or more share," Khater said.

The correlation, however, is far more acute in certain locations.

In New York City and San Francisco, where the local economies are tied most to financial markets, sales of high-end homes have weakened, and supply is rising. That jump in inventory will likely affect prices down the road, as supply outstrips demand. Nationally there was a 9.3-month supply of homes listed at $1 million or above in December 2014, but that increased to 13 months by December 2015, according to CoreLogic.

"With more than a year's supply of inventory, prices, for the most part, won't be increasing," Khater said.

Read More House flipping: Deja vu all over again

In Washington, D.C., however, the stock effect is far more muted. Government, and the high-priced lawyers and lobbyists that surround it, are a steady denominator.

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"Demand is higher, even though the stock market has gotten in the way and the snowstorm has gotten in the way, but demand is there, people are feeling very good about the economy," said Nancy Taylor Bubes, a 30-year veteran of high-end D.C. real estate and currently an agent with Washington Fine Properties.

She was standing in a $5.75 million listing that received a solid offer in just 10 days. Taylor Bubes, who specializes in the area's high-end neighborhoods, says she has sold six million-dollar-plus listings year to date, three times what she did last year. Her buyers, mostly domestic and local, are not swayed by Wall Street.

"I actually think the stock market is good for my business. I think people are going to really think about divesting a little bit and putting it into something they would really enjoy," Taylor Bubes said.

In southwest Florida, however, where real estate is primarily driven by wealthy retirees from the Northeast and Midwest, the story is very different. Sales have slowed dramatically.

"The stock market volatility has definitely impacted the luxury homebuyer in Florida, particularly in Naples and Sarasota," said Kristine Smale, a senior consultant with John Burns Real Estate Consulting who is based in Florida. "Seasonal traffic is still strong, but would-be buyers are slow to commit this year due to the significant hits to their portfolios. Builders are disappointed, and some are increasing incentives to generate sales,"

Read MoreYours for $44M: Margaret Thatcher's London home

The direction of the luxury real estate market now depends entirely on both the trajectory of the stock market and on inventory levels. Supply of less-expensive homes is extremely tight, and homebuilders are leery of building to that market, as it is harder to meet margins at lower price points. Early last year, before the stock market began its fall, the CEO of Pulte Group, Richard Dugas, said the company would focus more on high-end product, because that is where the demand is.

If the stock market settles, the spring housing market could see a resurgence on the high end. If not, supply will surely increase, and prices will chill.

Posted by Cat Moe on March 3rd, 2016 8:51 AM
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2015 Survey Exclusive: Wealth, Real Estate & the High-Net-Worth Investor

Article by Real Estate News

Rising home prices? C’est la vie, say a majority of today’s high-net-worth (HNW) individuals. According to new research Coldwell Banker Previews International®/NRT commissioned from Ipsos MediaCT, 54% of HNW individuals say they plan to make a real estate investment this year, up from 48% in 2014. The report surveyed the wealthiest 1.5% of the U.S. population with an average net worth of $8.5 million, and their outlook on real estate was generally positive. An overwhelming majority — 94% — expect their property to grow, on average, 16% in value over the next five years. However, appreciation is not their primary motivator for wanting to buy. Those considering a purchase are twice as likely to be looking for a residence for personal use, as opposed to purely for investment/rental purposes. Still, 40% of respondents cited investment attractiveness as a reason to be in the real estate market. “Property has been a mainstay of high-net-worth investor portfolios for decades, but what is notable now is that so many those investors continue to be bullish about real estate, even in the face of rising real estate prices in many U.S. cities,” says Ginette Wright, vice president of marketing for Previews®/NRT. “Financial market uncertainty and other recent global economic factors, such as a potential slowdown in China, all seem to have contributed to their view of real estate as a safe haven.” Young, Free and Willing to Pay a Premium Even younger affluent generations are taking an interest in real estate. The survey found that 69% of HNW millennials (those under age 35) say they plan to purchase a new property in the coming year — running contrary to the myth that millennials are reluctant to enter the housing market. Compare that to 50% of Gen Xers (ages 35-49) and 17% of baby boomers (50 and older), who expect to purchase new property in the coming year. Millennials are also leading the movement toward embracing a “live anywhere” lifestyle, a trend spotted in last year’s survey. Plan-to-Purchase-_-corrected In addition to being more inclined to invest in real estate, younger wealthy consumers are also purchasing homes at substantially higher prices than baby boomers. Gen Xers paid an average of $5.24 million for their last home, and millennials spent $4.96 million. Baby boomers, who tend to be in downsizing mode, reported an average closing price of $1.55 million on their last home purchase. Most Wanted: Tech and Green Features What features and amenities do HNW individuals most desire? A home that’s move-in ready was at the top of their list, followed by modern appliances and technology, as well as the latest in “green” features. A growing share of HNW individuals say that a fully automated and wired home environment and a LEED-certified green home are becoming more important.
Posted by Cat Moe on December 9th, 2015 1:45 PM

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