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Curt Abramson's Advice

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  • 44 Contributions
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  • 9 Helpful

Curt Abramson wrote:

what consitutes a bedroom in santa cruz california?

Answer
Never a simple answer, but generally most people (and most municipalities) consider a bedroom must have a closet and a window. Here are other aspects to take into account:1. Is the home served by a septic system or on public sewer? Septic systems are sized by the number of bedrooms in the structures being served. We see lots of homes in rural areas that look like they have 3 or 4 or more bedrooms, but the county records show that the system was designed for a 2 bedroom home. Beyond the legal issues, there is a concern about the system working correctly, as well as the potential that the system could not be easily expanded to serve the correct number of bedrooms due to space contraints.2. Parking requirements are also often keyed to the number of bedrooms in the home. The same question of legalities and functionality of a home with insufficient space to accommodate the residents' vehicles can be a concern.The county or city websites have more detailed info about their specific definitions of a bedroom, which may help answer your particular question. Another consideration for a buyer is whether it works for your intended purpose, and whether the representation made by the buyer about the room can be supported by documentation in building permits, county/city records, etc., and whether the price is based on those realities.If you are a buyer or seller, your agent should be able to give you guidance about how to deal with these questions and how to protect your interests.
July 22
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Home Value

Answer
Peg,That's a tough call without seeing the property and its present condition. However, looking at the old listing from 2004 it appears to be an exceptional property, well designed and situated. Amenities and improvements you have made will have a big effect on its value.There are comparable homes on the market and some recently sold ones ranging from $1.1-$1.6 million in the area. If you would like further detail about those, feel free to e-mail or call me.
June 23
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Is the condo on 4475 Diamond St., in Capitola, CA. for sale?

Answer
None of the units in that building is currently on the market. In fact, there are no condos in the Capitola Shores complex for sale at the moment. If you are interested in that area, I could set up an automated search that will notify you when they do come up for sale. If that sounds good, send me an e-mail or call me with your parameters such as price, # of bedrooms, etc.
April 27
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Does a pool add value to a home?

Answer
Pools are usually a liability, not an asset, at least in a cool coastal location, for the reasons you mention. Also, if you don't have approved barriers for the pool area that is an additional cost you will assume when you sell, due to ordinance. If you can get it removed/filled and re-landscape for the $10k, that is a much better use of your money.
October 08 2013
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is this home for sale

Answer
Which home are you asking about? There's no link attached to your question.Thanks,
March 31 2013
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Do you have historical data? I need estimated value for 11/7/2011

Answer
Anthony, I can send you some comparable sales information if you e-mail me directly at cabramson@baileyproperties.com.Best regards,
February 09 2013
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Why is 16 acre property w similar sq footage valued less than closest neighbors?

Answer
My pleasure. Here is what the website says about "Zestimates":http://www.zillow.com/wikipages/What-is-a-Zestimate/Hopefully this will clarify their process for you.I understand what you are saying about negotiation and pricing, and buyers' desire to rely on any information that supports the value of their offer. That's only natural, as is the seller's corresponding desire to maximize value. This is where good real estate professionals add value to the process. By providing their respective clients with accurate and insightful information about the market, the seller's and buyer's agents help them understand what fair market value is at the point in time the negotiations are taking place. We also help bring some objectivity to the negotiation process without compromising our client's interests, and help our client distinguish the real buyer or seller from the one who is just out toying with the marketplace, and has no real intent to buy or sell.My experience, especially in a market like the current one, is that if the house is appropriately priced and marketed well, there are other buyers to compete with for the house. SV has been very active with buyers recently. The real buyer will make a solid offer with the intent to close a deal and get the house they want.
October 24 2012
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Why is 16 acre property w similar sq footage valued less than closest neighbors?

Answer
OK, that's helpful. It looks to me like there is a range of values in the immediate area (Apple Valley) from about $600k to $1.5m, and that this property is close to a median at the Zillow estimate of $934k. Quite a few are in that $900k-$1m range. An interesting thing about acreage is that unless it can be subdivided or it has some other income-producing characteristics, having more acreage doesn't usually add that much value to the home. I'd also comment that Zillow is by no means the best way to determine value of your property. It's useful for discussion, and for getting info about recent sales activity on other properties, but there is no ability to factor in upgrades, unique features, views, etc. There are mysterious calculations they use unknown to any of us, involving recent sales, square footage, and other details about the homes probably including the quality rating included in the tax assessments. There's lots of room for error.An appraiser can give you their perspective, but it will cost you $4-500. Your best bang for the buck: A seasoned local realtor will help you determine probable market value of your home at no charge, and can share info about other recent sales as well. If you are thinking about selling, this is a good way to evaluate listing agents. I'd also comment that no real estate professional considers the values in Zillow to carry any weight. There is no potential negative impact for you from these valuations.If you'd like more detail about any of this, feel free to contact me. I'm happy to chat!
October 23 2012
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Why is 16 acre property w similar sq footage valued less than closest neighbors?

Answer
It's pretty difficult to answer this question adequately without more detail about the properties in question. can you supply an address for us to look at?Thanks!
October 23 2012
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What do you do when you know the zest inmate is completely wrong?

Answer
Hi K,Hopefully by now you've concluded that the Zillow estimate for your home is of no importance in the scheme of things. I think I know where your home is and if I'm correct, this is the most whacked out price gap I've ever seen on Zillow, if that's any comfort to you.If you'd like to see what recent sales in the area might indicate the value of your home is, I'd be happy to work up that information for you from the MLS - send me a message or call me if so. But please rest easy; no one who matters pays any attention to what Zillow says is the home value. It will eventually correct itself.Regards,
October 14 2012
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