Carlsbad Homes & Real Estate Tidbits >> Carlsbad RE/MAX Associates REALTOR Talks

I Love my GPS

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sat, 04 Jul 2009 10:10:00 -0500

I happen to think very highly of my GPS. I liked the one in my prior car, a lease, better because it was built in and had more functionality, but my Garmin works pretty well.

This is what I like about it, and how I use it.

First, it tells me where I need to go and I'm normally pretty compliant unless I think it's wrong (and I occasionally tell IT where to go). Despite living here in SoCal for 4 years I am still learning my way around. There are a zillion roads and with the large area I cover there is no way I can get where I need to be efficiently by relying on a map. And with buyers in a broad range of price ranges, and being interested in many different areas, it will take years to know my way well enough to not rely on my GPS. And it's so much easier - I don't have to think too much.

Plus if I make a wrong turn, I don't get yelled at or insulted - it just "recalculates." And I can blame a wrong route on the GPS rather than taking the blame myself and looking stupid.

When heading out on a tour of homes I just pre-program in all the destinations and we're set. For the most part it works well, although every now and then it sends me on a wild goose chase, or in circles. And brand new subdivisions don't work.

My GPS helps me gauge my time so I know approximately when I will arrive at a destination. This is useful if I need to let a client know when I might arrive if I am running late. Not good when it tells me it will take far longer than the time I allowed for - it's step on the gas time.

But being able to check the time also helps with answering buyer questions about commute times from point A to Point B (traffic notwithstanding). I've used it a number of times to help them figure out estimated times from homes they like to work, etc.

I can also track the mileage - a common question is "how far is...?" and the GPS can be useful in providing that information for folks who don't know the area. And they don't have to rely on me if I have only a rough guess or no clue at all.

And if I need to find a local restaurant, tourist attraction or something similar - often in an area I don't know really well when out with buyers - I can do so on my GPS and have it guide us there.

My GPS has also, interestingly, stimulated some funny conversations about GPS experiences, and jokes about driver vs. machine when driving buyers around...a point of commonality and some rapport building, if you will.

I have yet to download the GPS application for my Blackberry - that's next, as I've heard it works well.

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If I can provide more information about Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

Carlsbad Real Estate - Carlsbad Market Report for June 2009

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Fri, 03 Jul 2009 08:57:08 -0500

The Carlsbad real estate market continues to show some positive trends, and the statistics for June show a number of changes as compared to May 2009. These data do not include any private sales nor manufactured/mobile housing; the numbers are derived from the MLS and are believed to be accurate but are not guaranteed.

Media reports speak in general terms, rather than local, so their information may not represent the reality of our local Carlsbad real estate market. Having data, and knowledge, about the local market conditions benefits you as the buyer or seller.

In June 2009 there were 103 homes sold in Carlsbad's 4 zipcodes, as compared to 114 for May (a decline, for the first time in several months, of 10%). Here's the breakdown of overall activity.

	TOTAL HOMES	Detached	Attached
*Number*	103 (down 10%)	67	36
*Days on Market*	52	51	53
*Average Sales Price*	$562,886 (up 4%)	$662,124 (up 4%)	$365,166 (up 7%)
*Average Sale$ / List$*	96%	96%	97%

The number of sales was down from May, following the trend we have seen in some other communities during the same period, however the average sales prices increased over May 2009 prices. We also saw a decline in the Days on Market from an average of 61 to 52 days.

There were 106 properties in Carlsbad at the end of June with the CONTINGENT status (i.e., homes with offers being reviewed for approval by short sale and REO lenders), an increase of 33% over May. 60% were detached and 40% attached (these are included in the total inventory below since they are considered to be ACTIVE properties until offer acceptance). This could be due to the fact that the status was new in May and was not being used by agents when it should have been. It may also be that there are simply more short sale and REO homes getting offers.

At the end of June 2009 there were 578 Carlsbad homes for sale (390 detached, and 188 attached homes), almost the same number as in May. This represents an inventory of 6.8 months for attached homes (just a slight increase from May) and 6.8 months for detached homes (up from 5.7 months in May) based on the current rate of sales over the last 6 months. These absorption rates continue to be encouraging when compared to many other parts of the country, some of which have over 2 years of inventory.

In June 155 homes came on the market (an increase of 15% over May 2009). And during the same time 139 homes went pending, a decrease of 5% from May.

Thus Carlsbad's inventory has not changed in the last two months, but with more homes coming on the market in June and fewer pendings, you can expect the absorption rate to increase next month.

This overview of the Carlsbad real estate market is based on information provided by the MLS for homes that went under contract in the last couple of months and closed in June. More details can be provided if needed with regard to current activity as well as within the specific zip codes of Carlsbad.

Carlsbad Real Estate - Carlsbad Market Report for April 2009

Carlsbad Real Estate - Carlsbad Market Report for March 2009

Carlsbad Real Estate - Carlsbad Market Report for February 2009

Carlsbad Real Estate - Carlsbad Market Report for January 2009

Carlsbad Real Estate - Carlsbad Market Report for December 2008

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Carlsbad Real Estate - New Homes in Rockledge at La Oaks in the La Costa Area of Carlsbad

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Thu, 02 Jul 2009 13:59:51 -0500

Buyers in the Carlsbad real estate market who are seeking new construction, and who would like to take advantage of $8000 first time home buyer tax credit, have a number of options.

The newest opportunity, now available for purchase, is at Rockledge, in the La Costa Oaks subdivision in La Costa.

The La Costa area of Carlsbad, anchored by the famed La Costa Resort and Spa, has offered a number of new home subdivisions in recent years, including La Costa Ridge, La Costa Greens, and La Costa Oaks.

READ MORE:

Carlsbad Village by the Sea

La Costa - A Great Residential Community in South Carlsbad

Rockledgeis on the east side of Rancho Santa Fe Road (as you head toward San Elijo Hills) which puts it within a couple of miles from the Henry's Fresh Food Market, the CVS, a couple of restaurants and several other stores. You are about 15 - 20 minutes to the Carlsbad and Encinitas beaches, as well as golf at La Costa and the Four Seasons, and all the dining and shopping along El Camino Real.

Some reasons to like Rockledge homes:

A top selling point is that children will attend the top-ranked Encinitas Schools - Encinitas Union and San Dieguito Union High School districts (you can check School Digger or Great Schools for more information).

You can buy a brand new home with about 1900 SF to almost 2500 SF for less than $290/SF - practically unheard of in our area even with the price shifts we have seen

Only 43 homes will be built in this village, keeping the community small as compared to some subdivisions like Bressi Ranch.

Residents will have access to a private club, The Oaks Club, with competition-sized swimming pool, wading pool, picnic and BBQ areas, plus an exercise facility, gathering room and gourmet catering kitchen. A second Club will be built with an expected completion date of late 2009.

An incentive of $10K is available if you use on of their preferred lenders, which can be used for flooring, upgrades or closing costs.

You can qualify for the $10,000 new home buyers credit in California (DEADLINE July 2 - JUST ANNOUNCED), and, if you are a first time buyer, the first time home buyers credit of up to $8000

There are 5 Carlsbad homes in Phase One available, priced between $602,490 and $706,990. Homes, all of which are two-story with 2-car garages, range in size from 1913 SF up to 2463 SF, with 3 bedrooms and 2.5 baths up to 4 bedrooms and 3 baths in 3 floor plans. A number of these homes have canyon and ocean (distant) views due to their elevation on the hill looking west. Styles include Tuscan, Santa Barbara and Spanish.

Landscaping is included for the front yard (which is not typical for the new homes built in the area) but not the rear so factor in that additional cost. Average lot sizes are around 5000 SF.

Property taxes and Mello Roos total about 1.3% which is similar to other new subdivisions in Carlsbad; HOA fees will range from about $242/month to $246/month.

Expected completion time for this phase is late September to early October 2009.

If I can provide more information or arrange a personal tour, please let me know.

IMPORTANT UPDATE: TODAY, July 2, is the last day to fax applications in for the $10,000 tax credit in California - this was just announced on the CA Franchises Tax Board site after this post was written. But you can still get a great home at a great price.

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Hungry? Grab a Bite at The Broken Yolk in La Costa Carlsbad

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Wed, 01 Jul 2009 15:31:04 -0500

Breakfast, and especially brunch, is a popular activity it seems, especially on the weekends

The Broken Yolk Café adjacent to the Starbucks in South Carlsbad is a popular gathering place for foodies on the weekend. There is both indoor and outdoor dining, and an extensive breakfast and lunch menu with just about everything you could want (carbs, protein, vegetarian).

Starbucks remains a popular gathering spot, but let's face it, their breakfast and brunch offerings are pretty limited, so if a good sized meal is on your plate for the day, The Broken Yolk way be just the ticket.

Don't be surprised if you have to wait. The place is popular, and despite being a decent size you may find yourself waiting for 10-15 minutes, especially on Saturday and Sunday mornings. The food is decent - not great, IMO (you can read some reviews on Yelp) - but it will fill you up at a price I think many will feel is a respectable value. Our service the day we were there was friendly, prompt and efficient - hopefully that is true in general but I have no information on that.

If you know the Albertson's Shopping Center at the corned of El Camino Real and La Costa Avenue in Carlsbad, you know The Broken Yolk Cafe is not a quaint, charming eatery on a quiet tree-lined street. But then that's not why you're there, right? Check out the street view on Google Maps.

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Do You Like to do it Once or Twice?

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Wed, 01 Jul 2009 09:41:30 -0500

Do you prefer to do it once? Or is twice better for you?

Opinions vary on this, and whether it's once or twice depends on a number of factors.

Some folks, myself included, prefer to do a one step listing presentation - meeting the sellers and viewing the property, discussing market conditions and pricing, and everything else in one visit.

Others prefer to visit and inspect the home and meet the sellers on the first go round, then make a second appointment to discuss the market and pricing, the marketing plan, and obtain the listing.

Obviously one can use either method when the circumstances warrant - a home in an area you don't know, a high-end property, or homes that are hard to find comparables for may be better suited to a two step, even though you may be a one step kind of person. The sellers' availability, say someone from out of town, may also influence - there may only be time for one visit. And with some out-of-area sellers perhaps the listing presentation is only via email and phone - you never even meet them F2F.

Or if the seller has made it clear they are having YOU, and only YOU, in to discuss listing because they want you to be the one.

I almost always use a one step, although I suppose it is somewhat modified - after gathering good deal of data from the sellers over the phone and via email, I always drive by the home to take photos (which I use in my pre-listing kit and in my presentation/discussion - more on that in another post) and see the area. My pre-listing kit is, in a sense, an initial visit with the sellers - they get to know me, how I work, have many of their questions answered, and so much more.

I suspect many of you will have varying opinions on the pros and cons of one versus two step listing presentations, as well as suggestions for how best to make use of each method. So let's hear what you have to say.

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Carlsbad Real Estate - New Homes at CopperWood in La Costa Oaks - La Costa Carlsbad

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Tue, 30 Jun 2009 23:44:26 -0500

Carlsbad buyers who want new construction, and who also would like to take advantage of the $10,000 new home tax credit in California, has some terrific options. The newest opportunity, now selling, is at CopperWood.

The La Costa area of Carlsbad, anchored by the famed La Costa Resort and Spa, has offered a number of new home opportunities in recent years, including La Costa Ridge, La Costa Greens, and La Costa Oaks.

READ MORE:

Carlsbad Village by the Sea

La Costa - A Great Residential Community in South Carlsbad

CopperWood is located on the west side of Rancho Santa Fe Road adjacent to the existing La Oaks development, just a short distance from the Henry's Fresh Food Market, the CVS, a couple of restaurants and several other stores. You are about 15 - 20 minutes to the Carlsbad and Encinitas beaches.

Some things to know:

You can buy a brand new home over 3000 SF for less than $250/SF - practically unheard of in our area even with the price shifts we have seen

Only 53 homes will be built, keeping the community small

An incentive of $10K is available if you use a preferred lender - this can be used for flooring, upgrades or closing costs.

You can qualify for the $10,000 new home buyers credit in California, and, if you are a first time buyer, the first time home buyers credit of up to $8000

There are two Carlsbad homes in Phase One still available, priced at $815,190 and $796,000 with 8 homes (1 has been reserved) in Phase Two just released. Homes, all two-story but some with downstairs master bedrooms, range in size from 3,189 SF up to 3688 SF, with 4 bedrooms and 3.5 baths up to 5 bedrooms and 4.5 baths. Styles include Tuscan, Santa Barbara and Spanish. Prices in the latest release are from $754,490 to $810,990, landscaping not included. Some homes offer dramatic La Costa Canyon and distant ocean views.

If I can provide more information or arrange a personal tour, please let me know.

IMPORTANT UPDATE:

It was just announced TODAY that JULY 2 is the last day to fax applications for the $10,000 new home buyer tax credit in California since they have reached the limit.

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July 4th Entertainment and Fireworks in the Carlsbad Area and North San Diego County

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Tue, 30 Jun 2009 12:05:36 -0500

Summer is in full swing and the big holiday is upon us, with lots of entertainment and fireworks in the Carlsbad area.

Trying to plan your weekend? Need suggestions of things to do? Or just curious about the happenings in town? Fireworks are the big entertainment, of course, and you can see them in lots of areas.

Here's a partial list:

La Costa Resort and Spa (South Carlsbad) - while they are for hotel guests you can see them from the La Costa area around the golf course and up in the hills

Four Seasons Aviara Resort - for hotel guests, but you can watch along the Batiquitos Lagoon and from other areas, even La Costa

Oceanside - from the barge in the harbor

San Marcos - fireworks and entertainment in Bradley Park

Legoland - in Carlsbad, about 8:30, choreographed to music

Escondido - fireworks, live concert, food and much more at Grape Day Park and the California Center for the Arts

Vista - fireworks and entertainment at Brengle Terrace Park

Camp Pendelton - beach bash all day with fireworks

Del Mar - at the San Diego County Fair, about 9:30

Seaworld - in the Mission Bay area

La Jolla Cove - fireworks viewable from the Cove Area, La Jolla Shores beach and nearby areas

The Quail Botanical Gardens in Encinitas has a Children's Parade through their fabulous gardens at 10 am.

And of course you can sit in front of the TV and watch terrific fireworks displays from around the country - NY and Boston are some of my favorites, and with the time difference we can enjoy them at 6 PM, then see another round live in our area.

Here's the San Diego 4^th of July fireworks 2009 guide with more information about things to do and fireworks to see.

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Summer is Here in Carlsbad California

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Tue, 30 Jun 2009 04:32:09 -0500

Summer is here, finally, bringing with it all that the season has to offer here in Carlsbad.

The weather much of the year is terrific here (compared to other places I have lived) but the summertime is the best. So what makes summer so special in Carlsbad?

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The TGIF Jazz in the Park concert series - free, for 10 consecutive weeks, with concerts in 3 of Carlsbad's best parks. Plus a whole bunch of other summer outdoors concerts in the area - more than you can ever attend - such as the Jazz on the Green at the Four Seasons Resort in Aviara.

Spending time at Carlsbad State Beach, or one of the other terrific area beaches in Carlsbad, Encinitas, Cardiff or Solana Beach.

Surfing - OK, surfing is popular all year round but the summer weather means surfing without a wet suit and warmer water.

Dining al fresco - at the beach, or one of the many outdoor restaurants throughout Carlsbad

Visitors - lots of them, to enjoy the gorgeous weather and beaches. It makes for great people watching.

Carlsbad Triathlon - the 28^th, in fact, at Tamarack State Beach on July 12^th.

Traffic - yep, there's more of it because of more visitors especially along the coast. And on the freeway there are more folks traveling north and south on the weekends, complicated further by the San Diego County Fair and Racing Season at the Del Mar Racetrack.

Leucadia Art Walk - OK, so it's not in Carlsbad, but it's right next door and it's a terrific outdoor event on August 30 from 10 - 5.

Carlsbad's famous Farmer's Market - in the Village on Saturdays and Wednesday. While it runs year-round, summertime is the best for the variety of fresh fruits, vegetables, and so much more.

Fireworks - they're coming up fast, this weekend in fact, in a bunch of locations. Local favorites include the La Costa Resort and Spa and the Four Seasons Aviara Resort

My summer photo. OK, it's not special, nor is it new! Folks who know me or who have been following for some time have seen this photo each summer for the last 2 two years. It's a self-portrait, taken just after spending a few hours at, where else? The beach.

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Oceanfront Property in Coastal North San Diego County - Carlsbad

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Mon, 29 Jun 2009 13:32:55 -0500

Buyers interested in Carlsbad oceanfront property have a number of options.

But it's important to realize that Carlsbad actually has few true waterfront properties because the coast road/historic Route 101/Carlsbad Boulevard runs close to the coastline and many water view properties are actually east of this road.

The other issue is the state park - Carlsbad State beach - which is west of the coastal road and takes up a substantial bit of coastline from the southern-most border (by Encinitas) to just past Palomar Airport Road.

That said, there are a number of homes right along the coast road which have terrific views, and a few areas - Terramar and in Carlsbad Village - where you can buy true oceanfront property.

As of this writing there are 2 oceanfront properties (detached homes) and 2 properties right along the coast road with terrific views. These homes are priced from $2.499 million to $10.8 million; one is a new construction property that is nearing completion in the $3.8 to $4.2 million range (a significant drop from prior pricing).

Folks interested in attached homes/condos have a few possibilities, but again, several are on the east side of the coast road or along the east side of Ocean (near the Village) but with amazing view. Currently there are 6 such condos, priced from $950K (range price $950K to $1.05 million - a penthouse unit on the coast road with amazing views) to the ult in luxury - a 5800 SF 3 bedroom 4 bath home at the ocean's edge in Carlsbad Village on Ocean for $9.29 million.

Carlsbad Real Estate - Carlsbad Market Report for May 2009 (with links to earlier reports)

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Things to do in Carlsbad - The Cannon Art Gallery June-August 2009 Invitational Exhibit

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sun, 28 Jun 2009 19:46:15 -0500

Opening night for the latest exhibit, the annual Invitational Show, at the Cannon Art Gallery in Carlsbad was last night.

Four well-known area artists, selected by the gallery director/curator, Karen McGuire display a diverse set of works in various media including assemblages:

Joseph Bennett

David Fobes

Tara Smith

Duke Windsor

These artists were selected from among those who exhibited in the 2009 Juried Biennial Exhibition.

The exhibition will be on display from June 27^th through August 16^th, 2009.

The popular family open studio, which allows families to create works of art related to the current exhibition, will be on Saturday July 25^th in the courtyard outside the Carlsbad Library and the Cannon Gallery from 11 am until 2 pm.

The William D. Cannon Art Gallery is located in South Carlsbad at 1775 Dove Lane adjacent to the Carlsbad City Library.

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If I can provide more information about Encinitas, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

Are You REALLY Trying to Sell That Home?

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sun, 28 Jun 2009 11:36:41 -0500

Presumably a homeowner lists their home because they want to sell it. We know there are some folks just testing the market, and others who for some reason don't really want to sell, or they won't accept a price below a certain number which is well above market value. But let's assume, for purposes of this discussion, that they do want to sell.

The issue of making your home available to agents and their buyers is kinda important, as is getting the word out on-line and off-line so folks know about it. If buyers can't see it, or it's hard to see, guess what? It won't sell. So there are lots of ways to make your home easy to sell. But there are also plenty of roadblocks that folks put up, including the agents.

A few recent real life examples:

I have seen several listings that were a bit confusing in terms of the nature of the property - was it a short sale? And REO? What are the showing instructions?

The agents comments in the remarks were...I kid you not...DO NOT CALL AGENT.

Hmm, so I have questions on your listing and I am not supposed to call you? Really?! Will you respond in a timely manner if I email or am I not supposed to do that either? Does your client know this? Read William Johnson's terrific post, "How Often Do You Check Your Email?" on this very issue.

Property can be seen on Saturdays from 12 - 4.

Oooh, that works for my buyer's schedule. Out of 7 days, using 9 - 6 as a typical showing time frame (that's 63 hours of availability for many properties) you have a window of 4 hours? This was not a tenant occupied property either. I guess that's better than "showings only with accepted offer."

Will be available for showings June 30 (but listed June 1)

Is the house so wonderful that folks will wait a month to see it? Or perhaps it's the psychology that making folks wait will make it more desirable? I guess I don't get the point of listing a home that is not ready to be shown fairly soon after listing, if not right away. Am I missing something?

And of course there are the lousy listings, as I call them. The ones with no photos whatsoever, (some buyers still say they won't even bother with these), or one crummy out-of-focus picture of the front of the home, and those listings with the barest of information and no remarks. With the reliance on the Internet that we see with so many buyers, and agents, this makes so sense in terms of doing your job to market the home for your clients. Granted, some of these are listings by agents who have never seen the home and live 100 miles away (especially the short sales and REO's).

I have been showing, or trying to show, a lot of property recently. Perhaps I am just impatient, or annoyed that I can't get my clients in to see the properties they want in a timely manner. But there are times I have to wonder...

Are you really trying to sell this home?

Undressing by the Side of the Road

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sat, 27 Jun 2009 18:57:06 -0500

That got you didn't it? And now you just have the read on...

It's a pretty common sight here in Southern California; folks undressing by the side of the road. Maybe it bothers you, maybe it doesn't. You may not give a hoot...which seems to be the case of many. Are you disappointed there are no pictures?

This is really for visitors and folks moving to the area, since Southern Californias already know this - the folks undressing by the side of the road are, of course, the surfers. Lest you think they are all running around the neighborhoods and major roadways with nothing on, let me reassure you that is not the case.

It seems to be more confined to men than women, who, for obvious reasons can't quite stand along the roadways topless (well they could if they wanted but it might create some problems, and become a legal matter - I'm staying away from that controversy), and perhaps also because there are so many more male surfers than females, in general. At least it appears that way.

The point of all this, of course, is to get out of one's wetsuit after a bit of surfing and into a pair of shorts or other clothes for the drive back home (the reverse is true to some extent as well).

All that's needed is a big towel, and learning the proper technique to change clothes while standing next to or behind your car along the road without exposing yourself to the neighbors or the drivers, unless, of course you choose to or are a bit daring (or careless). It's a frequent sight, along any road where you find surfers parking their cars to head to the beach - in multimillion dollar neighborhoods, along the coast road, wherever.

Get used to it.

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If I can provide more information about Leucadia, Encinitas, Cardiff, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

A Peak at a Double Peak in San Marcos

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sat, 27 Jun 2009 17:43:41 -0500

San Francisco has it's Twin Peaks; Hollywood created Twin Peaks (the TV serial drama); and San Marcos has Double Peak.

Double Peak Park in San Marcos just opened, with much acclaim, and I took a peak a few days ago.

At 1644 feet (and one of the highest points in San Diego county), the unobstructed 360-degree views from the top of this newly opened park are incredible, even on a hazy day when I was there. Better than the views atop Mt. Soledad in La Jolla which are darned impressive.

You wind your way up Double Peak Road off San Elijo, the main road through the master planned community of San Elijo Hills in San Marcos, with views in all directions. There is a parking lot midway, but take the road to the very top to enjoy the best views, picnic tables and a play ground.

There are hiking trails in this 230 acre-park, most of which is undeveloped, and ample parking plus an artificial rock climbing area and amphitheatre. The day I was there it was virtually deserted, and despite the haze the views were spectacular - to San Bernardino to the northeast, west to the ocean and the Batiquitos Lagoon, south to San Diego. Can't wait to take a hike on a clear day.

ENJOY THE SHOW!!

13 Ways to Promote Your Blog

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Fri, 26 Jun 2009 20:45:48 -0500

We all know the promotion is important, although one does not want to come across as salesy or pushy.

The same is true of our blogs. We want folks to know about them and the valuable content they offer, but shoving them down someone's throat is not likely to be accepted kindly.

As I learned yesterday at REBarCampOC (although I sorta knew this), publishing your post is about 30% of the work. (that's a quote from notable RE.net dude, Jim Marks, founder and President of Virtual Results ). The rest comes afterward. That is, promoting your blog so consumers can take advantage of it if they like.

Certainly a big part of getting noticed, and as was said yesterday - if you aren't in Google you don't exist - is the work you do around SEO (search engine optimization). This post is not about that, but do a search on AR for SEO or check out the SEO Channel for a wealth of articles to help you, whether you know anything about SEO or not.

Getting the word out there isn't magic...

So here are a few thoughts on how you can promote you blog. And please feel free to share your ideas - we can also benefit from the collective brain trust here on AR.

1. BUSINESS CARD - Use that blank space on the back to list your blogs

2. EMAIL SIGNATURES - whether you have one or multiple ones, for specialized groups of clients, include links to your blog(s). Make sure these are easily found (and that the links work)

3. EMAIL COMMUNICATION - I list this separately because there may be times, when directly communicating with a particular buyer or seller, that you want to refer them to your blog, or specific articles, because of the information they are seeking.

4. WEBSITE - either include links at appropriate places on pages in your website and/or put a widget on the homepage like I have.

5. BUY URLs for your AR blog and any outside blogs and use those as above

6. POSTCARDS, NEWSLETTERS and OTHER MAILINGS - include your blogs where appropriate and relevant.

And here are some more...

7. CRAIGLIST postings for listings - great to include here, PLUS the link to your single website or blog is you use one (I use Wordpress to create a blog for each listing)

8. SOCIAL MEDIA WEBSITES - they all allow you to include one or more links, so take advantage of this where appropriate

9. MARKETING MATERIALS - including your pre-listing, relocation, seller and buyer packets

10. WORD OF MOUTH - talking about your blog in a conversation with prospects or clients makes sense, once you have some sort of relationship and it can add value to the discussion for them

11. HANDOUTS for open houses

12. ADVERTISING - may not be suitable depending on the ad and the medium but worth keeping in mind.

13. DIRECTORIES - there are a ton of on-line directories for registering your blogs, most are free I believe. Here is the weblogs compendium of directories; here's the Search Engine Journal list of web directories; and here's an offering for your real estate marketing toolkit: 45 blog directories from Rebecca Levinson on ActiveRain. The list goes on an on, with some repetition.

Just a few thoughts to get you started or to expand your promotions. Feel free to share your own ideas so we can all benefit.

UPDATE - and one more I use but forgot - I have several t-shirts with my blogs (1 per shirt) that I wear to the gym, and occasionally the beach. Ya never know. And they are branded shirt with the RE/MAX name on front, somewhat unobstrusively.

RE Bar Camp AGAIN Does Not Disappoint - RE Bar Camp Orange County - Newport Beach, CA

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Fri, 26 Jun 2009 00:22:01 -0500

I had the pleasure of meeting up with some great minds in social media and technology today at The Blue Beet in Newport Beach at RE Bar Camp Orange County (#rebcoc for those Twitter folks). This was my second bar camp this year and it did not disappoint.

First, congratulations and thanks to some of the folks I know who were involved (and my apologies for leaving out people who also contributed) - Stacey Harmon, Jim Marks, Linse Planeta, Loren Nason, Eric Stegemann, Gretchen Benes, and Devesh Khare. The venue - a REAL bar, will multiple levels and rooms, practically on the ocean in beautiful Newport Beach. What could be better for a bunch of Californians (oh, and few visitors from further away including Rob Hahn from NJ) than a day at the beach, which, after the June gloom burned off turned out to be spectacular.

And of course it is always fun to run into good friends, and meet news one already known on-line - Stacey Harmon, Ricardo Bueno, Robin Fenchel, Elaine Hanson, Lynda Eisenmann, Vicki Lloyd, Morgan Brown, Sharon Paxson, Dustin Luther, to name just a few (I apologize for forgetting who else I met and talked to), as well as other folks there I just didn't have time to connect with.

It's hard to capture the spirit, enthusiasm, sharing and so much more that happens at these events, but those of you who have gone know well enough how terrific RE Bar Camps are for learning and networking.

Just a few takeaways, in no particular order:

NAR announced that 100% of buyers (or someone in the family) will look on-line at some point for a home (I hadn't heard this and it may not be particularly profound, but something to keep in mind...everyone (almost) is on the Internet

Social media is where you market who you are, and demands that you invest in YOU. It will make YOUR brand

Delicious is a terrific free site for social bookmarking. And why not set up a series of book marks to share with groups of people - first time home buyers, sellers, etc. Make sure the content you bookmark makes sense and adds value. And check out Dwellicious for real estate.

SEO Tips (yeah, you may already know this)

Go after the long tail
Make sure all your pages are indexed (Drew Meyers recommends Yahoo Site Explorer)
The title tag may be the most important - make sure it is not the same on every page of your site
Linking out is GOOD - as Dustin Luther has said, "linkation, linkation, linkation."
Use social networks and add your blog/website/etc. links to your profile where allowed
Keep in mind the anchor text - don't use CLICK HERE unless you want to be indexed for click here.
Once you hit the submit button on a post you have done 1/3 of the work - you need to promote your blog wherever and however you can

Facebook

Ask your fans what THEY would like to se on your page then provide it
Create "friends" lists - friends and family, real estate professionals, other categories you feel are appropriate to better organize your newsfeeds
If you create a business page download FBML application to use to customize

Branding

Your brand is your logo, the look, recognition, how people can contact you and A PROMISE. Make sure you can deliver on your promise or change it. Real estate practitioners are usually weak on this
How do you distinguish yourself?
Social media is not a brand differentiator - who you are IS. Branding is also deciding what NOT to do, like taking a listing that absolutely does not fit with your brand.

All in all a terrific day, great learning, and lots of fun. I couldn't stay for the REAL bar acitvity as I had a walk-through back in my neck of the woods, but you can bet it was a continuation of a great time. If you haven't been and have a chance GO. By all means. Or start one yourself.

A Buck and Vegetable Oil Will Get You to the Beach

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Wed, 24 Jun 2009 21:38:19 -0500

It's cheap.

It's environmentally friendly.

And it runs on bio fuel converted from used vegetable oil.

And it can help with our traffic congestion on busy weekends.

It's the new Beach Shuttle running through Leucadia, Downtown Encinitas and into Cardff-by-the-Sea along the coast road/Route 101. And it will only cost you $1 (one-way), or $5 for a weekend pass.

READ MORE:

Encinitas

Leucadia

Cardiff-by-the-Sea

Wherever Shuttle provides the bus - the Coast Cruiser - that covers a several mile route through these coastal towns (and yes, stopping at Moonlight Beach in Encinitas) with 11 stops, including the Coaster Station (commuter rail). The company collects used vegetable oil from a number of area restaurants, so keep eating those fries.

The new shuttle is a pilot program for 14 weeks on weekends through Labor Day (hours are 11 am until 9 pm) but my bet is it will become a full fledged service. I'll have to test it out - it stops at several of my fave places in the area - near Auggie's House of Crab and Moonlight Beach.

READ MORE: on the Leucadia 101 website.

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Solana Beach Art - Visit the Ocean Art Gallery in the Cedros Design District

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Tue, 23 Jun 2009 22:42:28 -0500

Solana Beach has a wonderful art walk through their galleries in the Cedros Design District, and other shops that stay open, on the 3^rd Thursday each month. Definitely worth a visit it you enjoy that sort of thing and are in the area - more on that later.

READ MORE:

Solana Beach Real Estate

A Shopping Stroll in the Cedros District in Solana Beach

We had an opportunity to have an artist create personalized t-shirts for us during the most recent art walk in Solana Beach last week at the Ocean Art Gallery. Plus we had an opportunity to chat with the artist, Wade Koniakowsky, who also is the star of the gallery there under the direction of his wife, Lynn Koniakowsky.

Ocean Art features, well, art of the ocean and all that it inspires. A visit will whisk you away to our local coastline or to the tropics... sand, surf, waves, surfboards and even Hawaiian, or perhaps Tahitian, dancers.

You cannot help but feel relaxation and tranquility while gazing upon sunsets, waving palm trees, the drama of waves, and peaceful beaches. Koniakowsky has a remarkable ability to bring the color, light and movement of the oceans and coastline to us in a wide array of works on canvas, paper, and even surfboards.

But let's not forget our personalized t-shirts, created and signed by the artist while we watched...and a gift for this special event. Read the news about this talented artist and his many ventures, all inspired by his love for the oceans that surround us.

Enjoy the show as we tour the gallery and watch the artist create!

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If I can provide more information about Solana Beach, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

It's all About WE Not ME

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Mon, 22 Jun 2009 23:03:08 -0500

A real estate transaction is a complex process, involving many pieces of a puzzle that must fit together in order to be complete. Multiple parties must work together, at some level at least, in order to put that puzzle together.

Some pieces do not fit the puzzle which can prevent it from reaching closure. Some pieces are missing and must be found, if the puzzle is to be finished. Not all puzzles can be fixed, however. And the analogy sometimes does not work, for while the goal is to complete the puzzle, the way in which it is accomplished and the pieces necessary to do so are not always what one expects.

The buyer, and seller, are at the heart of the matter, and it really is all about them. One party wants to sell, the other to buy, and both wish to reach the closing table (however that is done locally) so a title transfer can occur along with the exchange of funds. Of course this is notwithstanding all the personal agendas, roadblocks, and emotions along the way. But the desired end result is really pretty simple, isn't it? At least in theory.

While the focus, naturally, IS the buyer or seller, depending on which side of the fence you are on, a real estate transaction really is about WE, not ME. A team effort is essential, striving toward the common goal of closing, with each person filling in the appropriate pieces. A buyer or seller must cooperate with the members of the team, and at times must rally them to keep the process moving. Similarly, those supporting the effort - escrow, title, agents, attorneys, lenders - must somehow work together to reach the goal while at the same time ensuring individual objectives are met, clients' interests are protected, and required paperwork is completed.

Sometimes agents and other real estate professionals seem to be centered more on their own agendas (Could it be the commission? Or controlling what happens and when? Or something more insidious, like fraud?), failing to keep in mind what, and who, this is all about. At least it can appear that way. Being that we are human, it is sometimes difficult to not let individual emotions and personal desires interfere, even more so when things are not proceeding in the way in which you want them to. Some folks simply don't, or can't let it go. Those who like to be in control may have a particularly tough time.

In some transactions, one or more ME's make it impossible to reach the closing able, buyers and sellers included. Certain deals are doomed to fail, for financial or other reasons, legitimate or otherwise. However the right attitude, of working together, can sometimes go a long way toward overcoming some obstacles so the common goal may be reached.

So how to keep WE from becoming ME?

Set expectations
Keep lines of communication open, regular, clear, timely and unemotional
Focus on tasks and information, not people
Keep focused on the objective, but don't forget about the intermediate goals that must be met
Put your personal agenda away
Maintain a spirit of cooperation and being helpful, not antagonism and "we versus them" - this should not be a win/lose proposition
Do your job
Keep those emotions in check
Say thank you...often

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Erosion Control on Carlsbad’s Terramar beach – Controversial? You Bet!

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Mon, 22 Jun 2009 18:15:59 -0500

There often seems to be controversy when one talks about erosion control. And it is even more of an issue when you are coping with erosion along the Southern California beaches.

Erosion concerns raise a host of issues, because of the parties involved - homeowners who want to protect their properties, environmental groups like the Surfrider Foundation concerned about the impact on nature, and state and local agencies such as the Coastal Commission and town building departments with bureaucracy, long approval processes and reports, among others.

What should be done?
What can be done?
Should anything be done or should nature be allowed to take its course, and the risks of doing so?
Costs? Timing (how urgent is the need to respond)?
Potential damage to the beaches, the ocean, wildlife and sealife and other environmental concerns

A real-time example is the new 95-foot seawall being constructed below Terramar, an exclusive ocean-front enclave of multi-million dollar homes just north of Carlsbad State Beach and south of Cannon Road.

The wall was approved in fairly short order, given the partial bluff collapse back in December and the approval process, and not surprisingly there is quite a bit of controversy over how that may have been accomplished, as well as some folks arguing there was no urgent need to take such action.

Environmentalists and surfers are concerned about the equipment on the beach at high water time, with possible grease and oil impacting the ocean.

And homeowners (who are supposedly paying for the wall since it is private property in that area) are concerned about the danger to beachgoers if the bluff continues to erode and the risks to their properties that are disappearing before their eyes. Lots or perspectives, lots of opinions.

READ the full article here by Paul Sisson from the North County Times and the wealth of reader comments on various sides of the issues.

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Oceanfront Property in Coastal North San Diego County – Del Mar

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sun, 21 Jun 2009 16:59:28 -0500

Lots of buyers dream of having a home by the beach. That's easy to understand, as there is something about the allure of the ocean, the sand and the light at the beach that appeals to so many. Having the financial wherewithal to acquire a home on the ocean is another matter entirely, especially with waterfront property being as pricey as it is.

In the coastal area of North County San Diego there are a number of options for oceanfront living depending on what you want and how much you are willing to spend. There are, of course, a number of considerations when buying beachfront property - the dangers from storms; erosion; wear and tear on the house (inside and out) from wind, sand and moisture; restrictions around what you can and cannot do from the Coastal Commission; and so on. [home pictured in photo above is price at $8.995M]

READ MORE: The Costs of Owning Waterfront Property in Carlsbad (but applicable to any waterfront home)

Some folks just like living near the beaches and enjoy the views, so living on a bluff overlooking the ocean is fine.

Others want to be directly on the beach and to be able to walk out the door onto the sand.

Because of the bluffs along our coast, some areas have limited direct access to the sand without steps - especially Carlsbad, Encinitas and Solana Beach. Others, particularly Del Mar and Oceanside, allow direct access from a number of oceanfront homes and are pretty much at sea level in certain areas.

DEL MAR is one of the most expensive communities in San Diego County. Detached homes in Del Mar are rare for under a million, and the oceanfront properties are some of the most expensive in Southern California.

The Del Mar Beach Colony is an area of beach homes, some directly on the beach, in the northern part of Del Mar to the west of the Coast Road and within view of the Del mar Fair Grounds and Racetrack. This enclave is characterized by a diversity of home styles and sizes, especially along Ocean Front, the most exclusive road, life guard shacks, lots of surfers and folks walking to and from the beach, and a gated area of private properties called Sandy Lane.

Currently there are 9 homes that are direct ocean front in Del Mar and you can, literally, walk out on the sand from most. These homes range from $8,995,000 to $76,000,000 (the latter for a home on multiple lots on the bluff at the northern-most part of town and not in the Colony) and are priced at an average of $4,544/SF. Homes range in size from 1442 SF up to 6551 SF for the most expensive home, but in general are fairly modest in size. These homes have been on the market for an average of 256 days.

Del Mar Real Estate - Del Mar Market Report for April 2009

Del Mar Real Estate - Del Mar Market Report for March 2009 and Quarterly Overview

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If I can provide more information about Del Mar, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

Carlsbad Implements Mandatory Water Restrictions Due to Drought

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Sat, 20 Jun 2009 10:50:34 -0500

California has been in a drought situation for a long time, and it is getting worse. We knew this was coming and that it was inevitable. So, as in other San Diego communities, Carlsbad is now implementing mandatory water conservation as we are in the Level 2 ALERT stage (no longer a WATCH).

The biggie is restricting irrigation/watering of lawns to only 3 days per week from July 1 through October 1 (commercial growers and nurseries are excluded).

Odd numbered homes will water on Sunday, Tuesday and Thursday
Even numbered homes can water on Saturday, Monday and Wednesday.

Here's a more detailed guide to the mandatory restrictions that are being imposed effective July 1, 2009.

Other programs are in place, including increased use of recycled water, water audits and rebate programs, and of course the plans for the desalination plant in Carlsbad.

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Solana Beach Things to Do: Visit the Susan Street Fine Art Gallery in Solana Beach

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Thu, 18 Jun 2009 23:46:04 -0500

Solana Beach is a charming coastal San Diego community...a beach town feel yet contrasted with upscale dining, art, design and sophistication, sometimes in surprising places.

Walkable Neighborhood Series - Solana Beach Real Estate on the Coast

If you can drag yourself away from the glorious beaches, exploring the nearby Cedros Design District just one block east of the 101 is a real treat. If you have any interest in art, there are some terrific galleries to explore. And as an art lover, collector, and former gallery owner myself, the Susan Street Gallery is a real treat.

Susan Street Fine Art Gallery is located at 415 South Cedros, in the heart of the gallery area, so you can't miss it. Nor should you pass it up, for there is some extraordinary talent on the walls in this place. I have been impressed every time I have been there, including this evening during the monthly 3^rd Thursday night art walk where I had an opportunity to appreciate their newest show, "Still + Life," featuring artists Frank Damiano, David Kimball Anderson, Page Laughlin, Stephen Dinsmore (my favorite), and Tom Seghi - this show runs through July 12 so you've plenty of time to get in to see it.

The website has a wonderful overview of their gallery artists with plenty of photos to enjoy And the gallery space itself is artfully designed - well lit, with interesting angles, great light, high ceilings, and intriguing peeks of works of arts from various viewpoints that surprise but don't overwhelm. There's something disconcerting - for me at least - about a gallery that hangs almost every inch of space with paintings that detracts from one's ability to appreciate the individual pieces, and Susan Street Fine Art Gallery does a remarkable job of using their space to showcase the talent within.

Don't miss this place! Here's a taste of what you will discover in the current show.

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Carlsbad Real Estate: New Townhome Condo Release at Bluwater Crossing in Carlsbad

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Thu, 18 Jun 2009 18:56:12 -0500

There is a new release of condos at Bluwater Crossing just a few blocks from the beach, adjacent to the Poinsettia Coaster Station in Carlsbad.

Bluwater Crossing opened several months ago with its first release of Live Work lofts and properties are still available.

READ MORE:

The Condos at Bluwater Crossing

Carlsbad Village by the Sea

This new release features 2-story floor plans above the retail area, with the same features, terrific light, high ceilings, finishes and some ocean views depending on floor plan. There is a private patio with seating for residents, and easy access to The Coaster train to the rear of the property.

Plan B is 1,354 - 1,458 SF (approx. ) priced from $501,990 - $593,990
Plan C is 1,354 - 1,367 SF (approx.) and priced from $494,990 - $531,990
Plan D is about 1,414 SF and priced at $524,990

Good news! You may qualify for the $10,000 tax credit for buying a new (not previously lived in) home in California if you acquired one of these properties within the time limits. You can read more about this CA new home tax credit here.

And if you are a first time buyer you may be able to add $8000 more in tax credits.

This is a terrific opportunity to buy a brand new condo in Carlsbad for under a half million - a rare offering indeed, especially so close to the beach. I took a tour of these units yesterday and would be pleased to who them to you as well.

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Carlsbad's Four Seasons Aviara - Will They Stay or Will They Go?

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Thu, 18 Jun 2009 10:08:42 -0500

It's an ugly question to have to ask, but a very real one.

The Four Seasons Aviara Resort has been a mainstay of South Carlsbad's Aviara area for more than 10 years (they signed a 30-year contract in 1995 with several 20-year optional continuations). That is until the owners of the resort that the Four Seasons Hotels and Resorts manages got their britches in a bunch.

The owners are alleging financial mismanagement by the Four Seasons and running the resort in a less-than-cost-effective manner (my words). Seems the alleged issues surround the 2009 operating budget and recent refinancing by the owners resulting in increased debt (a challenge in these economic times), who now want to bring in Dolce Hotels and Resorts as new managers of the resort.

The Four Seasons states that the increased debt by the owners is "making it impossible for the resort to service this amount of debt in the current economic downturn" according to a recent article by Penni Crabtree in the San Diego Union Tribune. Here's a press release from the Four Seasons on May 13.

The parties were in federal court May 11, then started oral arguments in late May. Arbitration proceedings began on May 29 according to the North County Times, and the hearing was continued until the week of June 15. I haven't seen any updates on where things stand now.

I'm not familiar with Dolce Hotels and Resorts and have no idea if they can run the caliber of resort that so many are accustomed to, and gravitate towards, at the Four Seasons hotels. Some folks want, and are willing to pay for the Four Seasons experience, which garners them high rankings in polls by Conde Naste and others year after year. I have my own personal reasons for wanting the Four Seasons to remain. Nuff said.

Stay tuned - the battle is not yet over.

READ MORE:

Carlsbad Village by the Sea

Avaira - A Beautifu Resort Residential Area in South Carlsbad

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Luxury Home Market Report for North San Diego County 2009 YTD

Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates) — Wed, 17 Jun 2009 22:44:27 -0500

Recent market reports in Carlsbad, Del Mar, Solana Beach and other North San Diego County markets have shown, in general, an increase in sales volume, some reductions in inventory, and other changes since the beginning of 2009. In many communities the homes in the lower price ranges are moving the fastest, although these also account for the largest percentage of distress sales and REOs.

But what's going on with single family (detached) homes priced above $1 million and in the upper echelons of $5 or $10 million or above?

Since the beginning of 2009 until the end of May in Carlsbad, Solana Beach, Encinitas, Cardiff, Del Mar, La Jolla and Rancho Santa Fe (communities typically with multiple high end homes over $1 million), we have seen the following sales in the $1 million+ range (this information is based on statistics reported in the MLS and are believe to be reliable but are not guaranteed):

	#	Sales $/List $	Days on Market	Cash Sales
$1 - $5 million	178	91% (80-122%)	95 (2 - 507)	63 (35%)
$5 M+ to $10 M	11	87% (80-95%)	148 (range 7-302)	6 (55%)
$10 M+	2	78% (70% & 88%)	219 (216 & 221)	2 (100%)

Over 1/3 (37%) of the homes sold in the $1 million plus category are not financed but are purchased for cash, a number which is, perhaps, not surprising.

12 of the 191 homes sold in the $1 million+ range were short sales (6%).

So what's on the market in these price ranges in the same communities?

There are 948 detached homes on the market priced from $1 million to $5 million; 114 homes are priced in the $5 million to $10 million range; and 49 homes are listed at over $10 million (range of $10.5 million - $76 million). These homes have been on the market for an average of 116 days (this is based on the current contract, not any previous contracts on specific homes) with 13 homes on the market for over 1 year and 5 over 2 years (not unusual for very high end homes).

Of these homes only 38 (3%) are short sales and those are all in the $1 - $3 million range.

If you are considering a high-end home, particularly above $3 million, there is a broad selection right now, ranging from oceanfront contemporaries to inland estates and horse properties. Your luxury home is waiting for you in North County San Diego (high-end homes exist in a number of other communities not include in these data!

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