This morning's (09/16/2016) Friday Palo Alto broker open house tour included 20 offerings in the three categories of condominium, townhome and single family residence. Of the 20 homes 14 are single family residences, 4 are condominiums and the remaining 2 are townhomes. The average square foot price for the homes on tour this morning is $1,373.33 and the average price for all homes combined is $3,184,285.20.
Christina and I previewed 9 homes, including the most and least expensive.
The most expensive home is offered at $8,599,000 and is near downtown. A beautiful Craftsman (Shingle Style), built in 1915, presents a symmetrical facade onto Waverly. Overlooking an expansive garden that includes a classic Japanese tea house and pool, the variegated surfaces and projections of the rear follow earlier themes of the Arts and Crafts movement. The overall effect is a home with substantial history and tremendous character.
The least expensive home when looking exclusively at price per square foot is currently offered at $890.66 per square foot, and a total price of $1.898.000. This single family home represents the greatest value of today’s showings. Situated on a 3,107 square foot lot, this 2,131 square foot home has all the modern convenience one would expect, including an upper-level laundry. This smartly priced Midtown home was built in 2010 and is sure to go fast.
Our favorite homes of the day were both older, one having been built in 1994 and the other in 1955.
Below is the list of the homes we previewed:
The newer of the two is a two story home, which is virtually original, but which has a superior layout and beautiful lighting. If lighting is important, this is an outstanding choice. All bedrooms of this contemporary home have balconies, and with some modernization the Kitchen/Family/Dining Area will provide constant joy. This Midtown home on a cul-de-sac is offered at a 16% discount from the average square foot price for all homes on tour today, thus providing exceptional value.
Our other favorite tour home is west of Foothill Boulevard. This loved single story ranch home, while being older, has had numerous upgrades over the years including recent kitchen and bath remodels, skylight additions throughout, a courtyard entry and many other outstanding features. It also boasts a large yard (14,241 square feet), the largest lot on tour by far. It also has a 3 car garage - a true commodity at this price point. Offered for $2,698,000 ($986.8 per square foot), this home is truly in move-in condition and is priced to sell.
There were also two Eichler homes on tour this morning. Of the two, one was particularly nice with a large covered outdoor living space, a complete renovation that included many upgrades, plus an separate studio in the yard. While very conveniently located not far from San Antoino and Charleston intersection, this classic is sure to be the pride of a modern connoisseur who seeks serenity.
Here is a breakdown of the homes on tour:
|3424 Ashton CT||2364|
|1550 Dana Ave||2410|
|1141 Stanislaus Ln||1300|
|4271 Ponce Dr||1570|
|1768 Emerson St||4527|
|2073 Edgewood Dr||3074|
|4192 Manuela Ave||2734|
|170 N California Ave||1593|
|663 Waverley St||1612|
|425 W Meadow Dr||2131|
|615 Georgia Ave||1909|
|1550 Waverley St||3540|
|1245 Hamilton Ave||4146|
|410 Sheridan Ave, 331||1293|
|145 Heather Ln||1630|
|419 Cole Ct||2049|
|101 Alma St, 1003||1216|
|3441 Thomas Dr||2009|
In summary, today’s offerings ranging from the two Eichler homes to the Craftsman, once again exhibit the great diversity available in Palo Alto.