Where do buyers really come from?            

So you are thinking of selling. You hire your favorite real estate agent and what comes next? Where do the buyers come from? Well, most assume if you hire Joe Agent, they must have a bucket full of buyers that they know and they will simply bring them over and sell the home: a pretty simple process, right?

If it’s so simple, then why does it sometimes seem to take so long to sell a home? Why does your agent never seem to show up with a buyer who actually buys your home? Why do buyers show up and say they won't buy your home because it only has 3 bedrooms and they need 4 bedrooms? Can’t they read?  If there are so many open houses on my home why hasn't a buyer walked in and bought it already?

Anyone that has been in the real estate business for more than an hour will tell you if your home isn't sold, it is likely overpriced.  With that being said, then why haven't the buyers written an offer at "their price"?  Are you that owner that is sitting there wondering: “Why did I bother putting my home on the market only to deal with all of these hassles? Why can’t I just make a phone call to a few prominent agents in town and tell them to bring me an offer?

When I think back to my first day in Real Estate 25 years ago, I actually assumed that buyers just showed up at the office looking for a home. Coming from the retail jewelry business, that is exactly who I sold jewelry to: people who showed up at the store. Well, after about 8 hours in the business staring at the front door of the office, I realized nearly no one walks into the office looking for a home. I quickly learned if I ever intended to represent a buyer or seller then I had to figure out how to go find my own client.

I asked my manager at the time “where do buyers come from?” and he said, "Ed, hit the streets". I said, "what do you mean"? He said, “pick a street, knock on the door and ask them if they would like to buy or sell a home.” I said, “Won’t they get mad?”  He went on to tell ne that some do, but if you smile and are polite, (and they don't own a gun or a German Shepherd,) you will be just fine. I spent the next 10 years of my career following his advice. With only two dog bites, one angry bird incident and, fortunately, no gunshot wounds, it ended up being a great way to find new clients.

This was, of course, before the internet; before cell phones or even fax machines were used. When we agents talked about marketing to find a buyer for our listing, the plan was this: a 2 line ad in the newspaper, a sign in the front lawn, and a Sunday open house. Life was simpler for sure.

Classic Realtor Marketing, in a different era, circa 1994 . . . (yes, that's me at age 12)

Fast forward to my 25th year in the business and the buzz is all about Twitter, Facebook, YouTube, and Google. Buyers are no longer coming from just around the corner. They are coming from every corner of the Earth. Finding them brings a whole new set of challenges.  A bulk of them (62%, per the National Association of Realtors) found the home they bought through agent and broker branding. This really points to agents doing their job finding buyers on their own and bringing them to the properties that are for sale.  Surprisingly, only 1% of homes sold were originally discovered from an open house a buyer visited. The balance comes from a variety of sources including, but not limited, to relocation services (similar to SportStar Relocation), print advertisements, the MLS systems, and For Sale signs.

Knowing that 62% of the buyers are going to be sourced through a broker’s diligence, it is also important to know that a majority of those buyers will not likely be working specifically with the agent you hire to market your home. A listing agent’s ability to market to the agents in the area becomes as critical to the marketing process as anything they do in their plan for your home.

Reaching beyond the walls of local agents and local buyers is where creativity and effort becomes necessary. Whether buyers are coming from 25 miles away, 2,500 miles away or from the other side of the globe, it takes diligence and skill to attract their eyes. With millions of internet sites syndicating your listing automatically, it continually becomes a challenge to direct and focus those buyer’s eyes on your own home or listings. In addition, the demographics of today's buyers run the complete gambit. Surprisingly, we are seeing more buyers are under 30 years old with the means to buy a home worth millions. There are buyers, 30-50 years old, and others who are in their twilight years. Knowing how to get a listing in front of all of these buyers, while simultaneously appealing to each generation, is of the utmost importance.

Today there is no question that quality and quantity of property photos online is critical. No matter the generation identifier, buyers spend hours doing research online and the more an agent can offer them up front, the better. Reaching the international market is certainly the hot topic of today. Providing excellent online content to those international Real Estate investors and buyers relocating to the States from overseas is the critical first step to garnering their interest.

Staying ahead of the game, be it via technology or otherwise, is imperative to finding the best buyers in the market. Just last week our team implemented a new “flying camera” to capture a Birdseye view of a large estate home, offering a view that could not be captured from the ground. The video camera is literally attached to a remote control Quiet-Copter™* to ensure that buyers get a full perspective of our inventory from the comfort of their own computer or handheld device on-the-run.

What is the real answer to where buyers come from? Here, there and everywhere. If you are selling, be sure you have a full service agent who has a plan to reach them all if maximizing your price is important to you.

 310-798-1277/ EK@ItzSold.com

*View the Quiet-Copter in action as filmed by Hoverfly Studios

Quiet-Copter is manufactured, owned and operated by Hoverfly Studios, based right here in the South Bay.

"U.F.O. spotted in Rancho Palos Verdes shooting a prominent local realtor, Ed Kaminsky, while introducing his new listing.

Kaminsky is reported to have suffered no harm from the curious flying object which hovered within inches of his face then flew off to the right of the house located at 30259 Palos Verdes Drive East. The object continued to hover in some areas of the backyard, then circled around the home, up the hillside and down into the tennis court area of the home. Curious neighbors witnessed the event.

U.F.O sighted over 30259 Palos Verdes Drive East in Rancho Palos Verdes

It was later determined that the object is in fact a Quiet-Copter™ manufactured, owned, and operated by Hoverfly Studios in Torrance, CA. The device is expertly piloted by remote control from the ground, while mounted cameras obtain video footage from vantage points that no traditional virtual tour platform can offer.”

Ok, ok, it’s not a U.F.O.—but you have to admit it’s a pretty space-aged looking machine, and you probably wouldn’t know what it was if you saw it buzzing around your home at first! This was the first time we had used what is basically a flying robot, to shoot video and photographic images of one of our new listings, and were very pleased with the results.

We are excited to have adopted this new technology into our marketing plan as it will play a key role in taking luxury home marketing to new heights: literally. It has long been a challenge for Realtors to capture the expanse and the terrain of large estate homes; especially within a reasonable budget. With the continued advances of the internet and the increased expectations of internet buyers to have total access to property information, the video produced by Hoverfly Studios finally offers those buyers what glossy brochures and 360◦ virtual tours lack. 

What’s so important, from our professional view as expert marketers of luxury homes, is that not only are we able to truly present the many facets of this home in a beautiful online presentation, we are also able to draw that international buyer from overseas into a very honest perspective of the home, making our listing extremely accessible, appealing and likely to be bookmarked for a property tour when that buyer/investor is state-side. Many buyers, both national relocation buyers and overseas buyers, tend to be very frustrated by what is available to them online. They are somewhat “blind” and at the mercy of the word of their U.S. agent until they are physically in the home. In many cases, that is a very long trip for a showing that’s not the right fit.

The Quiet-Copter™ captures transitional imagery that’s very hard to reach by traditional photographic means. The smaller Quiet-Copter™ can come from a high place, such as up on a hillside, and fly right down into the home itself—something traditional aerial photography cannot even represent! You can avoid the all too typical “pan & tilt” images that a grounded camera can only offer. Can you imagine getting this close to a home in a single engine plane or a helicopter? Can you imagine what your hair would look like if you tried to stand in front of a home and present it to a buyer with a helicopter hacking away at the air around you?

Ed interviews Aaron Spicker of Hoverfly Studios about their unique machine

The final video (featured below) was shot and turned around to us within 3 days, making it a timely addition to our marketing launch as we brought this new listing to the market. We’re excited to team with HoverFly Studios again in the very near future!

COME FLY OVER 30259 Palos Verdes Dr East in Rancho Palos Verdes, CA!

Here's one big change coming in 2012 for many South Bay residents . . .

Did you know that in July 2008, our neighbors in Manhattan Beach passed an ordinance banning the distribution of plastic bags at the point-of-sale for all retail establishments in the City of  Manhattan Beach?  The City's plastic bag ordinance will begin implementation on January 14, 2012 with plans to have the ban in full effect, city wide, by July 2012.  

We know that citizens in Manhattan Beach and surrounding cities have already made the personal decision to adopt the use of re-usable bags, and we support this effort!

We look forward to future endeavors throughout the South Bay that encourage the switch, especially since we are a beach community, and many plastic bags ultimately do harm to local marine life right along our coast!  By using reusable bags instead of single-use bags we can help to conserve resources, reduce landfill waste, reduce plastic bag litter, and protect our local marine environment.

    Marine researchers found that plastic pieces outweigh surface zooplankton in the North Pacific Central Gyre (an area in the Pacific Ocean where debris becomes trapped by circulating currents) by a factor of 6 to 1

The Ed Kaminsky Real Estate Team would like to help South Bay Residents get started with the transition to re-usable bags  (or add to your existing collection) with a FREE shopping bag!

Simply contact our office and we'll send out your complimentary re-usable shopping bag, courtesy of The Ed Kaminsky Team.

We’ll also include in your bag a FREE copy of our exclusive South Bay Real Estate Guide, where you can read Ed's Year in Review which explores the 2011 market & Ed's thoughts on the coming 2012 Real Estate trends.           

Get your FREE re-usable shopping bag from Ed Kaminsky!

Call the office at 310-798-1277 today!

(restricted to South Bay residents only. Limited to supplies on hand.)

A Trip Down Candy Cane Lane in Torrance, CA

“Candy Cane Lane” is a very special series of residential streets in the area that Real Estate agents refer to as “South Torrance”. It borders the eastern end of Redondo Beach, where Pacific Coast Highway (PCH) divides Redondo Beach from the City of Torrance.

Each holiday season, something truly magical happens here, as residents literally deck the halls, lighting up nearly every home on the block, up and down about 6 special streets.  If you are thinking of buying a home on one of these streets, you best be ready to hang up those stockings and trim that tree, because there is no room for Grinch in the Christmas Lights section!

The “Candy Cane Lane”  or Christmas Lights Area generally consists of these streets:

Doris Way 

Carol Drive

Linda Drive

Robert Rd

Sharynne Ln

Reese Rd.

To experience the magic of the Christmas Lights Section, come prepared to relax and patiently stroll or drive down these streets to take it all in. You enter off of PCH at Robert Road and follow the winding streets “ooo”ing and “ahhh”ing at the thousands of lights, the animated displays and the musical touches that add to the holiday ambiance. (Back entrances are at Vanderbilt off Calle Mayor and Ave H off Prospect, but those entrances are usually blocked to control traffic flow.)

Go there prepared for traffic and driving slow. Parking is a challenge, so go in your best spirits and just see it as a gift when you find a place to park. It’s a great walk, and in the mild California Christmas weather we are blessed with, many see it as a pleasure to walk along in a winter wonderland—without snow boots, parkas and mittens! Many neighbors pass out treats and hot drinks—bring some cash to offer a donation to those who cranked up their electric bill so that you could enjoy the sights of the season!

If you plan to drive through, remember to drive slowly, and out of courtesy don’t block resident’s driveways. Turn off your headlights so people can enjoy the lights that the neighbors worked so hard on. Watch for children and pedestrians and remember that they always have the right of way. Turn up 103.5 KOST FM and enjoy the sounds of the season-or roll down your windows so you can hear the merry sounds of people enjoying being neighborly, the music from the displays, and the tinkling of children’s laughter.

THIS EVENING, Thurs, Dec 22, at Tulita Elementary School, the Redondo Union Dance Guard is hosting a Hot Chocolate Fundraiser! Pick up your hot chocolate before wandering into the streets of Candy Cane Lane, while helping to support your local youth programs!

If you miss it this year, don’t worry—it’s an annual event and sure to become a favorite family tradition once you experience it for the first time!

A special THANK YOU to the homeowners and residents of the Christmas Lights Section for making each season so bright!

4:00 PM - Skechers Snow Park opens

4:00 PM - Chamber's Santa arrives and greets kids

5:00 PM to 6:30 PM - Local Bands lead holiday sing-a-long

7:00 PM - Fireworks Show choreographed to seasonal music

kids under 15 will get a chance to go sledding for free from 5:00 to 8:00 pm.

There will be a separate snow area for children under five on Pier Plaza by the Holiday Tree.

The event also features live music, games, giveaways, tree lighting and a visit from the jolly, fat man himself, Santa Claus.

 

Beyond the Beach: A look at South Bay Real Estate

Southern California's South Bay is the area just South of LAX, the Southern portion of Santa Monica Bay. While border cities like Marina Del Rey and Playa Vista are often included when people speak of the South Bay, the board of Real Estate's area map begins with El Segundo.  The South Bay stretches along the coast past Manhattan and Redondo Beach, as far as the Port of Los Angeles and San Pedro. It has a rich history beginning with the Chumash indians and early Spanish ranchers. The economy revolved closely around the aerospace and auto industries as well as the oil industry throughout much of the 20th century. Manhattan Beach and the Palos Verdes Peninsula are two of the wealthiest communities in the United States, with some of the most expensive real estate in the United States. The proximity of the South Bay to downtown LA is a huge draw for many middle and upper management types in the work force. Those who follow their career path by relocating into Southern California from other parts of the U.S. tend to lean towards a South Bay residence for the excellent school systems, mild climate, and the active outdoor lifestyle. 

So, you have decided to live in the South Bay: the commute to work is ideal, the school systems fit your needs, the weather pattern meets your approval, and everything is almost perfect. Ah, but what about your budget? You haven’t saved quite enough for that $10 Million water front home on The Strand in Manhattan Beach or the 4,000 sq.ft. Palos Verdes castle at $3 Million--and honestly--the payment on an $800,000, 2 bedroom bungalow in Hermosa Beach just doesn’t seem to fit the pocket book. Where do you live? Where do you buy?

Fortunately, the South Bay is one of the most diverse areas in the entire Country. No matter what your budget there are great places to live in the South Bay outside of the Beach Cities and the Peninsula that are not only affordable; they are as diverse as the people that live there.

The South Bay has many cities, communities and neighborhoods to choose from. Starting with Torrance to the East, it is the largest of all of the cities and houses four separate High Schools. The schools are award- winning and the prices can vary from the $200,000 range for small condos, all the way up to and over $1 Million for beautiful single family homes. The most expensive homes are typically located on the most Southern and Western part of Torrance in an area called The Hollywood Rivierawhich is bordered by Palos Verdes and reaches all the way down to the beach. Torrance even has its own strip of beach, called "Torrance Beach" or "RAT Beach"--which is short for "Right After Torrance" that lies between Redondo Beach and Malaga Cove at the foot of the Palos Verdes Peninsula.

Just West of Redondo Beach is a small community called Lawndale which is a very affordable area made up mostly of small single family homes and multi-family units.  Hawthorne, birthplace of The Beach Boys, is just West and North of Manhattan Beach and is a very large city mixed with homes, condos and apartments that can suit nearly any budget. The most Northern and Eastern sections offer properties in the $200,000 and $300,000 price ranges or you can head West to one of the most popular areas “Holly Glen” which has homes priced similarly to many beach cities homes. 

North of Hawthorne you will find Lennox and Inglewood, home of the Fabulous Forum that housed many of the L.A. Lakers championship years. It too is a city made up of a diverse mix of housing including many small single family homes, duplexes, apartments and commercial areas.  

Along the Eastern borders of the South Bay you will find Gardena, as well as the Torrance “Post Office” area of Los Angeles. Gardena is home to one of the oldest Japanese communities in the U.S. and the Torrance P.O. area is an area that is actually in Los Angeles but uses the Torrance Post Office making the mailing address “Torrance”. This area offers some of the most affordable housing in the entire South Bay.

To the South, you find Lomita, Wilmington, Carson and San Pedro.

Lomita is a small city bordering Torrance which includes a hillside area called Lomita Pines that borders Palos Verdes and offers rolling hills and some views.  

Click photo for virtual tour

at the base of Lomita Pines, this condo is for sale at just $185,000!

Carson is a large city that is home to the Home Depot Center where The LA Galaxy and others play professional soccer. It also houses a state-of-the-art training facility for some of the country’s best athletes. You can actually find condo pricing under $100,000 here as well as newer homes in gated communities that are much more expensive.

 San Pedro, a historical harbor town, is a bustling port city and one of the busiest in the world. The housing in San Pedro has a tremendous mix of single family homes, condos and apartments. Home prices can fall as low as $200,000 and still hit beach level prices along the southern coast, which offers tremendous views of the Pacific Ocean and Catalina Island as well as the Port itself.

Whether you come for the sun, the fun, the schools or employment, the South Bay is definitely a place where you will find a match for your budget and style of living. 

For a more in-depth look at the South Bay Real Estate market, you can visit Ed Kaminsky’s website at www.SouthBayEd.com.

The Value of an Great Education: A look at what effect great schools in Manhattan Beach, Hermosa Beach and Redondo Beach, CA have on local Real Estate

One of the biggest draws to the South Bay for many families with young children is not only the clean beaches where you learn how to surf before walking, the tight-knit community and casual lifestyle offered throughout the area, but the top-notch public school system  offered in Manhattan Beach, Hermosa Beach and Redondo Beach. Each city operates its own school district, Manhattan Beach Unified, Hermosa Beach Unified and Redondo Beach Unified.

What’s appealing to many homeowners or those looking to purchase in one of these communities is the fact that school-aged children can attend one of many—not just a singular—award winning public school. Compared across California, most South Bay students are near a school that ranks in the top 9 or 10 for the State. What’s also appealing is providing an excellent education for children without having to seriously budget for private school.

Manhattan Beach

Manhattan Beach Unified school district received the esteemed distinction of having been listed in Forbes Magazine’s annual report, “Best Schools for Your Real Estate Buck”, as the Nation’s top performing school district where the median home price is $800,000. Manhattan Beach is listed 6^th overall in the United States by the magazine. Manhattan Beach Unified has 5 elementary schools (Pennekamp, Meadows, Pacific, Grandview and Robinson), 1 middle school (Manhattan Beach Middle School) and one high school (Mira Costa High). Elementary schools scored as high as 965 (out of 1000) in 2010 on California’s Department of Education’s Academic Performance Index (API).

The API was established in response to California’s Public Schools Accountability Act of 1999 and it measures the performance and growth of each school. Reports and data files are based on test results of the Standardized Testing and Reporting (STAR) Program, the California High School Exit Examination (CAHSEE), and the California Alternate Performance Assessment (CAPA).

Hermosa Beach

Hermosa Beach Unified is the smallest of the three Beach Cities Districts and is home to Hermosa View, where all kindergarten through 2^nd graders attend school, and Hermosa Valley School, which houses 3^rd through 8^th grade. 6^th through 8^th graders are separated from the lower grade levels however they all share one campus. Hermosa Unified does not have its own High School so students have a choice of attending either Mira Costa High in Manhattan Beach or Redondo Union High in South Redondo Beach. Both schools in Hermosa’s District scored in the high 930’s for 2010 and rank 10 of 10 as compared to Los Angeles Unified which ranked 4 of 10.

 Hermosa Valley School in Hermosa Beach

Redondo Beach

Redondo Beach Unified is the largest of the three, reflecting the largest city population and student body population. There are 8 elementary schools, 2 middle schools and 1 High School, as well as a continuation program, independent study and adult school program within the District. 4 of the elementary schools scored in the mid-900s and the remaining 4 scored just under 900 for 2010. Jefferson elementary in North Redondo scored just one point higher than Beryl Elementary in South Redondo at 949 and 948, respectively, however Jefferson reported 444 students in the 2010 API report versus Beryl’s 234 students.  North Redondo students in grades 6-8 attend Adams Middle School (API= 859) and South Redondo students attend Parras Middle School (API=911). (Jefferson’s 6^th grade program will cease in 2012). In 2008, Redondo Beach residents passed Bond Measure C which included financing for the elementary and middle school venues in areas such as performing arts and athletics, as well as updating the schools throughout the district with much needed new facilities, such as gymnasiums for the two middle schools, etc. Most of the work has been completed on the various campuses and a visit to the newly updated Redondo Union High School campus will how much parents, businesses and citizens are invested in providing an excellent education to their youth.

                                         Bond Measure C helped renovate the Redondo Union High Campus in 2010

The Education Foundations

Similarly, Manhattan Beach and Hermosa Beach are well known for their outstanding Education Foundations which are popularly supported by the community at large. The Manhattan Beach Education Foundation has played a key and central role in supporting the school district with fundraising efforts which in turn help improve the public school system locally. It supplements teachers and other staff members that the State of California’s educational system will not. At the tune of approximately $4 million annually, it’s safe to say that the MBEF has raised the bar with regards to the public school system as we know it, and is leading the way in proving that a resourceful community can and will invest in their youth if the State will not. All in all, the educational foundations of Manhattan Beach, Hermosa Beach and Redondo Beach have single handedly saved music and arts programs, as well as teacher’s jobs.

Schools and Real Estate

A common question and debate in Real Estate is whether good schools have a direct effect on local home prices.  Many thorough studies and reports have been recorded to support either side of the argument. A 2007 study published by Harvard University maintains that the difference in mean housing prices located on opposite sides of district boundaries can really only be related to differences in school exam scores only. Researchers saw a 5% increase in primary schools' test scores associated with a 2.1% increase in housing prices. What I see when taking my clients out shopping for a new home is that those with school aged children base a significant amount of their decision making on what school boundary the home is in. One of the first questions asked when I report in to my client that I found a great value in the market is, “What school boundary it is in?”

  Ed's listing at 436 23rd St in Manhattan Beach is just steps from Grandview Elementary school which ranks 10 of 10 in the State and  earned an API score of 955 in 2010.

    Do local Real Estate agents place value on homes based on school zoning when determining listing prices? You will see many times over in property descriptions “located in the [x] school zone”; so yes, it would appear that school relates to home value. The parents of school age children actually place this “value” on location, not the agents. Some educators do a phenomenal job creating a school environment that does indeed seem more attractive than another one. Inevitably this will draw more families into that community, hence raising demand for housing which naturally leads to a reflection in sales prices. Agents will then, of course, advertise the school district or zone, to appeal to the homebuyer seeking that opportunity for that specific reason.

Residents in the beach cities have a difficult decision to make when it comes to purchasing a home. With so many award winning, highly rated schools to choose from, it’s not always a clear cut decision which home or neighborhood to purchase in. Let’s say you have three comparable homes: one in Manhattan Beach, one in Hermosa Beach and one in Redondo Beach. Each home is within the boundary for a school scoring in the mid-900s, is walking distance to all three levels of school, and each has that bit of an ocean view you have been seeking. With all that being equal, it now it comes down to all the other variables; such as condition of the home, neighboring homes, size of the street, ease of parking, location to conveniences such as everyday shopping, etc., etc.

As a seller, how do you make your home more attractive than the rest to a buyer with school aged children? Contact me today for the top 5 items that buyers with school aged children seek in today’s market, and tips on how you can make your home stand out above the competition.

You can easily compare and evaluate schools within your particular neighborhood by visiting www.ItzSold.com and selecting your area from the right side of the homepage.

Avoiding Home Burglary in the South Bay This Season

As we near the holiday season, many of us start scouting for sales and deals, shopping for gifts early & stashing them all over the house. While you are carefully planning for a wonderful holiday, fulfilling the wishes and dreams of those around you, someone else may be planning to do a little “shopping” of their own. We’ve all heard and read about the increase in theft and burglary that’s traditional around the holidays. We’ve been educated on the topic of how to raise awareness of your surroundings, not to leave things in your car, leaving lights on when you are away from your home, etc.

What stops us from keeping the same vigilance throughout the year?

I’m writing this post today because in my own wonderful community we are seeing an alarming rate of home burglaries and thefts—and it’s just now October. Last week, one of my staff members had her home broken into in broad daylight, while she was here at the office working. The week before that, a friend’s home was also burglarized in the afternoon.

 They took her kid's Girl Scout badges for crying out loud.

More and more people I talk to have heard of someone who has been the victim of similar crimes. (Thankfully, no reports of personal harm!)

The officer who assisted my staff member mentioned to her that there has been a real increase in home burglaries in the beach cities in the last few weeks. Curious, I went online and started researching police crime blotters to see if I could easily pick out a tread. Low and behold, there it was. When looking at the South Redondo Beach are where my team member lives, from late July to early August 2011, the average weekly occurance of home burglary was only 1-2 throughout the whole city. In late August- early September, that number jumped to 5-6 each week with a definite pattern: breaking and entering either prying the back door open or gaining entry through un-locked or partially locked windows. Items lost: Mac Books, PC laptops, iPods, gaming systems, watches, jewelry, name brand sunglasses, & personal safes.

The same officer mentioned to my staffer that these thefts were similar in that the thieves were taking smaller items, easily disguised in a backpack, and the kinds of things that could be quickly turned around on Craigslist, flea markets, or through fences. (He suggested that this kind of theft indicated a motivation spurred on by drug habit.) Regardless, it’s frightening and violating, and even a little maddening.

I’d like to share something that a co-worker forwarded to me that was posted on the Beverly Hills Patch site recently with regards to the minds of the criminal.

Blogger's Note: The following list was originally published on Beverly Hills Patch and was shared locally on Hermosa Beach Patch.

What's Going Through the Mind of a Burglar?

1. I always knock first. If you answer, I’ll ask for directions somewhere or offer to clean your gutters.

2. If you don’t answer when I knock, I try the door. Occasionally, I hit the jackpot and walk right in.

3. To you, leaving that window open just a crack during the day is a way to let in a little fresh air. To me, it’s an invitation.

4. Yes, I really do look for newspapers piled up on the driveway. And I might leave a pizza flyer on your front door to see how long it takes you to remove it.

5. If decorative glass is part of your front entrance, don’t let your alarm company install the control pad where I can see if it’s set. That makes it too easy.

6. A good security company alarms the window over the sink, as well as second floor windows.

7. It’s raining, you’re fumbling with your umbrella and you forget to lock your door. Understandable. But understand this: I don’t take a day off because of bad weather.

8. Of course I look familiar—I was here just last week cleaning your carpets.

9. Do you really think I won’t look in your sock drawer? I always check dresser drawers, the bedside table and the medicine cabinet.

10. Here’s a helpful hint: I almost never go into kids’ rooms.

11. You’re right: I won’t have enough time to break into that safe where you keep your valuables. But if it’s not bolted down, I’ll take it with me.

12. A loud television or radio can be a better deterrent than the best alarm system. Leave it on.

13. Sometimes, I carry a clipboard. Sometimes, I dress like a lawn guy and carry a rake. I do my best to never, ever look like a crook.

14. The two things I hate most: loud dogs and nosy neighbors.

15. I’ll break a window to get in, even if it makes a little noise. If your neighbor hears one loud sound, he’ll stop what he’s doing and wait to hear it again. If he doesn’t hear it again, he’ll go back to what he was doing. Call the police when you think you heard a window break.

16. I’m not complaining, but why would you pay all that money for a fancy alarm system and leave your house without setting it?

17. I love peeking into window for flat screen TV’s or gaming systems. I call this "window shopping for later," when I pick my targets.

18. Avoid announcing your vacation on your Facebook page. It’s easier than you think to look up your address.

19. Those yard toys your kids leave out always make me wonder what type of gaming system they have.

20. Hey, thanks for letting me use the bathroom when I was working in your yard. While I was in there, I unlatched the back window to make my return a little easier.

**The map below was pulled from the Redondo Beach police website and shows activity in the last month in the area right around my staffer's home.**

Does this mean it's time to pack up and move? Should you re-consider buying that home 3 blocks from the beach? NOOO. Of course not! It's not the end of the world as we know it! I know darn well that we are lucky to live where we do and that we don’t face the crimes and offenses of many other areas. Some even within a few miles of here. I get that. What I want to do is raise awareness amongst my friends, family, colleagues and co-workers to be vigilant, be careful, conceal important items, set your alarms (that you probably never do), and be a watchful neighbor.

Pick up the newspaper from your neighbor’s drive if they are gone for the weekend.

If you rent, carry renter's insurance; you can replace most items quickly. Without it, you’re truly at a loss. It’s a minimal cost per month and I can't stress enough how it's worth every penny. Now might be a good time to take a day over the weekend and gather serial numbers from your computers, iPods, gaming systems, etc. and get them on a spreadsheet. Take photos of your valuables and keep them all in the same file so if you do find yourself in this position, it’s easier on you, the police and your insurance company to itemize, process, and reimburse you for your loss. Talk to your neighbors about forming a neighborhood watch and phone tree. (This is always helpful in case of major emergencies like earthquakes, etc.)

These are good daily habits to practice. We all love our area for the quality of life, the friendly hometown atmosphere, and the casual lifestyle we enjoy. Say "hi" to your neighbor if you haven’t yet. Let them know you’ll keep a watch out for them if they do likewise for you. It’s what good neighbors do! Be safe and sound this holiday season and all year round!

(As for my agent friends, be safe & watchful during open houses. Insist that visitors sign in so you know who was there and have a record of visitors. Remind your clients to remove or hide their valuables. Be careful when posting on Facebook and Twitter not to mention too many personal details about yourself at an Open House. DO NOT make it sound like you are there by yourself!)