Real Estate in Oakland, Berkeley and Piedmont, California » Buyers

Zip code to Neigborhood name converter for Oakland & Piedmont CA

Brian Santilena — Sat, 11 Feb 2012 00:33:12 +0000

The city of Oakland has many different neighborhood names that are used in the real estate community. Some of the names date back to the original subdivision while others seem to be somewhat randomy. When looking at homes for sale in the Oakland and Piedmont area newspapers or the Sunday Open Home List, ads will generally have the neighborhood name noted. Many websites such as Realtor.com, Redfin, PacUnion.com, Grubbco.com etc. allow you to search by zip code. If you are from out of the area you mayfind it difficult unless you know what zip code a neighborhood resides in. I hope you find this helpful.

Neighborhood to Zip Code

Adams Point (94610)
Broadway Terrace (94611)
Claremont (Oakland part) (94618)
Crocker Highlands (94610)
Diamond District, Upper (94602)
Downtown Oakland (94612)
Eastmont (94605)
Embarcadero Oakland (94607)
Glenview District (94602)
Golflinks Road (94605)
Grand Avenue (94610)
Haddon Hill (north end) (94610)
Joaquin Miller (94602)
Keller Avenue (94605)
King Estates (94605)
Lakeshore District (94610)
Laurel District (94602)
Maxwell Park (94619)
Merritt College-Skyline (94619)
Millsmont (94605)
Montclair (hills & village) (94611)
North Oakland (94609)
North Hills (94705)
Oakknoll (94605)
Oakmore District (94602)
Piedmont Pines (94611)
Piedmont, City of (northern half) (94611)
Piedmont, City of (southern half) (94610)
Piedmont Ave. (94611)
Piedmont side of Montclair (94618)
Rockridge, Lower (southern end) (94609)
Rockridge, Lower (north end) (94618)
Redwood Heights (94619)
Rockridge, Upper (94618)
Sheffield Village (94605)
Temescal (94609)
Trestle Glen (94610)

Zip code to Neighborhood

94602
Joaquin Miller
Oakmore District
Laurel District
Glenview District
Upper Diamond District

94605
Oakknoll
Golflinks Road
Keller Avenue
King Estates
Millsmont
Eastmont
Sheffield Village

94607
Oakland Embarcadero

94609
Lower Rockridge (southern end)
Temescal
North Oakland flats

94610
Adams Point
Grand Avenue
Lakeshore District
Haddon Hill (north end)
Trestle Glen
Crocker Highlands
City of Piedmont (southern half)

94611
Montclair (hills & village)
Broadway Terrace
Piedmont Pines
City of Piedmont (northern half)
Piedmont Ave.

94618
Piedmont side of Montclair
Upper Rockridge
Claremont (Oakland part)
Lower Rockridge (north end)

94619
Merritt College-Skyline
Redwood Heights
Maxwell Park

94612
Downtown Oakland

94705
North Hills (City of Oakland address, Berkeley mailing)

About Brian Santilena, Realtor

Brian Santilena sells real estate in Oakland – Piedmont – Berkeley, CA – Department of real estate 01244612. Brian Santilena is one of the top real estate agents in the Oakland – Piedmont – Berkeley markets. He is a member of the Oakland Board of Realtors, the California Association of Realtors and the National Board of Realtors. Brian practices real estate in Oakland – Piedmont and Berkeley CA since 1998. He aggressively helps home buyers and home sellers who are looking to buy or sell real estate and Oakland homes, Piedmont homes and Berkley homes. See what some of his home selling and home buying clients have to say about working with Brian. He is with Pacific Union Real Estate at 1900 Mountain Blvd. Oakland CA 94611. He works in many neighborhoods in addition to Piedmont, Montclair, Rockridge, Upper Rockridge, Glenview, Trestle Glen, Crocker Highlands and many more areas and homes for sale. Brian is a licensed contractor and is listed on Real-Estate-Agents.com . If you are specifically interested in homes for sale in Rockridge and homes in Upper Rockridge, please take a look at Brian’s Homes In Upper Rockridge website.

Oakland condos with views

agentevo — Fri, 14 Oct 2011 16:30:40 +0000

Oakland condos with views

200 Lakeside Drive #301 is one of the finest examples of Beaux Arts architecture and is rare Oakland condo with views. Contact Brian Santilena Realtor and CRS with Pacific Union International real estate to arrange a private showing.

Features Include:

How to get the best deal when buying a home Oakland and Piedmont CA

BrianS — Tue, 20 Sep 2011 19:14:26 +0000

How to get the best deal when buying a home in Oakland and Piedmont CA.

View homes for sale in Oakland and homes for sale in Peidmont here.

Prices are down. Interest rates are dropping. Short sales are increasing. Foreclosures, a volatile economy, YIKES! With all this market turbulence it takes a lot of courage to purchase real estate in Oakland and Piedmont CA right now. It’s not enough just to get a good deal. You want the best deal!

So how do you get the best deal when buying a home? Here is what I think. In order to get the absolute best deal on your new home you will need to do one or more of the following things:

#1 Buy a home that is not attractive to other prospective buyers.
#2 Be willing to put up with a difficult transaction.
#3 Be in a financial position to buy a home that will not qualify for a loan.
#4 Negotiate, negotiate, negotiate.

First off I think you need to decide if you are buying a “home” or purchasing an “investment.” They are not the same thing. In addition to providing you shelter from the elements, a “home” is something you buy because it adds to your quality of life. There is always an investment aspect to any purchase but when you buy a “home” you need to factor in use and enjoyment. When buying a property purely as an investment, pride of ownership should take a second seat to cash flow, cost of ownership and gross rent multiplier GRM.

#1 Buying a home that has some flaws translates into fewer prospective buyers wanting it. Is the property it a fixer? Perhaps. Does it have a weird floor plan? Possibly. Are the finishes dated? Most likely. All of these things will lessen demand. But if you have the skills or resources to fix those flaws you can save a ton of money. I don’t however advocate buying a home with “fatal flaws.” Examples of “fatal flaws” are things such as buying next to the highway, buying into a bad neighborhood or buying a home with tons of stairs.

#2 Deals where there is a tenant or a short sale require lots of patience and flexibility. Two things that are in short supply for many of today’s home buyers. Tenant occupied properties typically don’t show very well and just getting a showing appointments can be difficult. Short sales require a two step process. First get the Seller/Occupant to accept your offer, then get their lender to accept your offer. In order for that to happen the Seller will need to qualify for a short sale and the bank will need to agree to take less money than the sellers mortgage balance. Some 60% of short sale transactions never close escrow. Buyers know this and many choose not to participate in transactions with such success rates.

#3 Being able to pay cash for a property that doesn’t qualify for a mortgage is one of the best ways to get a killer deal. All cash offers or family financing are just a couple of ways to go. I’ve seen homes for sale in Piedmont CA that sell for 25% below the market because no loans are available for them. These homes will always need lots of work but if you have the stomach for it you can squeeze every bit of purchasing value out of today’s real estate market.

#4 Good negotiations are very important. Sellers are losing money and will push the sale price hard. Negotiations are taking longer and requiring more counter offers. Buyers are justifiably concerned about buying into a declining market so getting a fair price today may not be a good price tomorrow. Be patient and be willing to counter offer. Start low but be realistic. Fight the problem and not the people. It is not personal. Keep focused on the hurdle (the price) and with all eyes focused on clearing that hurdle you will be successful in getting the price you want.

Pest Control Reports and Damaged Wood Behind Stucco

BrianS — Thu, 24 Mar 2011 23:16:04 +0000

Click here to view the embedded video.

Pest control reports, damaged wood behind stucco and stucco hole testing.

Stucco is one of the most durable exterior wall finishes available. If applied properly it will protect your home from the harsh elements for decades. Stucco is used on the exterior of all types of homes. From entry level bungalows to Piedmont estate properties. Stucco is made from sand, cement and lime all mixed together then applied to a surface in stages. It can be worked into many different textures and finishes. It takes 21 days for stucco to reach its maximum strength and once it is fully cured it will last for years.

Here is the typical process of a stucco application. A wall is framed with wood studs. Another layer of wood is fastened to the studs. Back in the day a 1 by material was used. Newer construction now calls for plywood. Plywood is lighter, less expensive and also gives additional seismic strength. A heavy paper is rolled over the sheathing and stapled to the surface. It is this paper layer that provides the moisture barrier protecting the wood from becoming wet and damaged over time. Heavy gage wire called “lath” is then fastened over the paper. The stucco layer is then applied in stages as wet mud and is pressed into the lath. A fist layer is called a scratch coat, the second is the brown coat and then finish or texture coat is applied. Over time the paper layer can break down and begin to let water get underneath it. The only way to determine if there is damage to the wood below the paper is to have the pest inspector do what is called a stucco hole test. Starting low, the inspector hammers small holes in the stucco and then pokes around to see if the wood is damaged and how deep the damage extends.

Homes built with parapet walls at the edge of the roofline are notorious for allowing water entry. The susceptible spot is the flat area on top of the parapet. Over time the sun bakes the top of the parapet and allows rain water to enter behind the stucco paper. Any property with this type of detail should have a stucco hole test performed. As a home owner, at a minimum you should have the parapet checked annually for water tightness or better yet hire a roofer install a solid metal flashing cap over the top of the parapet.

Understanding Pest Control Reports

BrianS — Thu, 24 Mar 2011 23:06:49 +0000

Click here to view the embedded video.

Watch Next Video: Part 2

I’m Brian Santilena and I’m a real estate agent in the markets of Oakland, Piedmont and Berkeley California. Because of my background as a contractor I have a special interest in educating my buyers and sellers about the condition of the home they’re looking to buy or sell. I have to put out a liability disclaimer here. I am NOT claiming to be an inspector. That’s not my job. I’m a real estate agent, I help people buy and sell homes. I recommend that you hire a reputable, local and licensed service provider to investigate any property you’re buying or preparing for the market.

The term Pest Inspection typically conjures up images of bugs! While termites, carpenter ants and wood boring beetles all create damage to homes, water against wood leads to dry rot and fungus damage and are also huge issues. Pest Control Inspections assess the overall integrity and condition of the wood components of a structure. In this series of videos I am going to go over the basics of a Pest Control report and give you some things to look for before you get into contract.

Let’s start with inspection companies in general. All inspectors should be licensed by the California Structural Pest Control Board (licensees can be checked at www.pestboard.ca.gov). I have found that even though all inspectors are supposed to be following the same inspection guidelines there can be huge variations in the amount of their findings. I’ve seen upwards of a $40,000 dollar difference between 2 different companies. My best advice is that you use licensed, reputable and local company. The last thing you want is to pay for what you think is a good inspection and later come face to face with potentially expensive re-negotiations.

Reports are broken down into a few main Categories. Section 1, Section 2, Further Inspection recommended.

Section 1 indicates that damage to wood has already occurred.

Section 2 means that if you do not take some sort of preventive measure, damage to wood will likely occur. An example of this may be calking that’s missing around a bath tub or sink. No damage yet but without the calking water will likely trickle in and lead to future wood rot.

Further Inspection means that the inspector couldn’t get a good look at the area due to inaccessibility. It could be to much stuff in a garage, or perhaps the crawl space was to small for the inspector to fit in.

While it isn’t always possible If you see “Further Inspection” on a report you really should do whatever you can to gain access to the area or might be adopting an expensive repair.

There are a lot of ways for the wood to become damaged in a structure, and this isn’t meant to give you every possible one, but there are a few leading causes that seem to come up regularly. In this series we will look at some of the leaders.

Pest Control Reports and Faulty Grade Conditions

BrianS — Thu, 24 Mar 2011 23:06:24 +0000

Click here to view the embedded video.

Watch Next Video: Part 3

Faulty grade conditions relate to the height of soil in relation to the wood lying on top of the foundation. So let me start with the different parts of a foundation.
There are lots of different types of foundations but since many of the homes in my selling area were built between the 1920’s to 60’s I’m focusing on a raised perimeter foundation style. Here a contractor would dig a trench along what will be the perimeter of the structure. He would put form boards above ground to hold the concrete in place until it hardened. A piece of lumber was placed on the top of the formed concrete called the MUD SILL. This is the piece of wood that the remainder of home gets built up on. Over time, moist soil can build up along the foundation. When the soil gets up to the mud sill you have what is called a “faulty grade condition.”
A faulty grade condition can be fixed by taking the soil back down but if dry rot damage to the mud sill has already occurred then the only thing to do is to have the mud sill replaced

Buy a foreclosed home in Oakland or Piedmont CA

BrianS — Fri, 22 Oct 2010 21:44:32 +0000

There are many homes and real estate for sale in Oakland and Piedmont Ca and of course everyone wants to get the best deal they can. I mean, who doesn’t. One of the best ways to purchase a home below market value is to buy a foreclosed one. There are many challenges and pitfalls but there is also a lot of potential gain. Foreclosures are not for the faint of heart. In fact, along with may other people I believe that foreclosures are for professionals. A bank owned home is a different story but if you want to buy an auction home you essentially need to be able to evaluate the condition of the home simply by walking the property. Most of the time you won’t even be able to get inside the property. You also need to have cash in hand to pay for the property at the courthouse steps. After the home is yours you may end up having to also pay off any liens attached to the title.

Here are a couple of links that you may find helpful during your education process.

SF Gate “Buy Foreclosures Home Guide”
SF Gate “Bay Area Foreclosure search”

So if you have the stomach, expertise and the cash, go get into the foreclosure business. If you just want a great deal on a terrific home in Oakland or Piedmont, that is where I come in.

Best of luck and prosperity.

Brian S.
Realtor & CRS

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Oakland CA sewer lateral EBMUD waste water control ordinance

BrianS — Thu, 21 Oct 2010 23:40:26 +0000

Update as of May 2011

As a home seller in Oakland or Piedmont California you will soon be obligated to conduct a sewer lateral scope inspection and upon transfer of the home to a new Buyer someone will be obligated to make any repairs needed to comply with the new city of Oakland sewer lateral ordinance and the EBMUD waste water ordinance. If you are a Buyer considering a home prior to January 1, 2011 you would be well advised to perform your own camera inspection to make sure that you are not unwittingly assuming someone else’s very expensive problem.

A number of East Bay Cities and Sanitary Districts require that sewer laterals be inspected and brought into conformance as a part of the sale of property. A recent court order will require the cities of Oakland, Emeryville, Piedmont, Berkeley, Alameda, Albany, Kensington, El Cerrito and the Richmond Annex of the City of Richmond to require homeowners to fix or upgrade their sewer lines when a home is sold or upgraded. The East Bay Municipal Utility District (“EBMUD”) Wastewater Control Ordinance will require property owners in certain areas of the EBMUD wastewater service area to obtain a compliance certificate that shows their private sewer laterals are without defects and have proper connections. The private sewer lateral program requirements for property owners will be in effect on January 1, 2011. The ordinance specifies three conditions which require property owners to test and, if needed, repair or replace their private sewer laterals:

1-Prior to selling the property
2-When obtaining any permit from the construction or modification of the property estimated to be greater than $100,000
3-When increasing or decreasing EBMUD water service that requires a change in meter size.

These EBMUD requirements will only affect properties in the EBMUD wastewater service area in Emeryville, Oakland, and Piedmont. The cities of Alameda, Albany, Berkeley and the Stege Sanitary District (which serves Kensington, the City of El Cerrito and a portion of the City of Richmond) have local private sewer lateral ordinances already in effect. It is not known whether existing requirements in several cities which already have such requirements will be strengthened. Sellers and Buyers are advised to check with the local Building Inspection Department or Sanitary District for more information.

view the EBMUD Water Control Ordinance.

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Background of Piedmont CA

BrianS — Sat, 04 Sep 2010 18:05:33 +0000

The Background of Piedmont CA.

Piedmont is a small, primarily residential community with fine architecture, tree-lined streets, and outstanding public schools. Because of its school system, low crime rate, good weather, and high property values, it is regarded as one of the most desirable residential communities in the San Francisco Bay Area. Piedmont was named one of the “25 Top-Earning Towns” in CNN Money Magazine’s list of ‘The Best Places to Live.’

Piedmont is almost entirely zoned for residential use. Piedmont has minimal commerce compared with statistically similar cities. Shopping, however, is plentiful in adjacent Oakland neighborhoods such as Piedmont Avenue, Montclair, Grand Lake, and Rockridge. Piedmont has a small commercial district in the center of town located on Highland Avenue, which includes a gas station, three banks and some professional offices.

Located in the East Bay hills, Piedmont is surrounded on all sides by the city of Oakland. Piedmont provides its own fire and police services but does not have its own public library or federal post office; these services are shared with Oakland. Piedmont’s three ZIP codes are all shared with Oakland. The relationship between Oakland and Piedmont is remarkable among American cities; although property in Piedmont is surrounded by Oakland and residents depend on neighboring communities for supermarkets and other commerce, property taxes on Piedmont real estate are not shared with Oakland. Some residents have remarked that, in a sense, Oakland’s most valuable real estate and most wealthy residents are actually in the city of Piedmont.

The city is served by two local weekly newspapers: the citizen-run Piedmont Post and the Piedmonter, a neighborhood newspaper organized under the Contra Costa Times news organization.
Piedmont has several parks and a community center.

Information courtesy of Wikipedia

Piedmont CA Schools

BrianS — Sat, 04 Sep 2010 17:58:46 +0000

Piedmont CA Schools

Piedmont Public Schools fall within the Piedmont Unified School District. The district, coinciding with the municipal boundaries, includes three elementary schools (Havens*, Beach, and Wildwood), a middle school (Piedmont Middle School), a high school (Piedmont High School), and an alternative high school, Millennium. Piedmont High School matriculates a high percentage of students bound for college. Many graduates continue their education at both public and private colleges and universities.
The Piedmont Unified School District is one of a few California public school systems to achieve such success. This can be largely attributed to the dedicated population of parents who choose to pay higher prices for housing so that their children can attend Piedmont schools instead of private schools. In particular, cost-benefit analyses will reveal that, for many households, Piedmont schools make more economic sense than private schooling. Such analyses, for example, may take into consideration real estate prices, mortgage interest rates, projected real estate value appreciation, local taxes, federal tax deductions, quality of schools, private tuition costs per student, and number of children.

Piedmont voters regularly approve bond measures earmarked for maintaining and/or improving educational facilities. For example, Witter Field, home of the Piedmont Highlanders, was rebuilt over a period of years (1996–1999), transforming it from the older facility to a newer and markedly improved one. Similar improvements have been made to the fields adjacent to the Beach Elementary School.

In 2005, Piedmont citizens voted in favor of Measures B and C with an overwhelming majority. Measure B renews the school district parcel tax, which pays for 21 percent of the district’s budget, and Measure C adds an additional amount that compensates for reduced funding from state and federal sources.

In 2006, voters authorized the Piedmont City Unified School District to issue up to $56 million in bonds to improve Piedmont public school buildings so as to reduce dangers from earthquakes, to meet state and federal seismic safety standards.

The Piedmont Educational Foundation awards a number of grants for academic innovation in Piedmont schools each year, and provides a sustained source of funding for the PUSD through its Endowment Fund.

Information courtesy of Wikipedia