Happy Mothers’ Day!
Hello friends,
Happy special day to remember our mothers. Here’s to those who were loving and nurturing, or challenging; all those who gave us life, encouraged, mentored, and perhaps by their difficulty made us stronger. Mothers of all creatures, two and multiple-legged, we honor you especially today, and everyday! This collection of flowers from my garden is for you!
I have spent much of my time these past weeks getting a particularly beautiful listing in the Elmwood district ready for the market, and today is it’s first open house! I fall in love with each of my listings, but this one really is special! Because of all of the remarkable enhancements my client made to this home, I have been motivated to do everything possible to share its amazing special qualities. If Art Nouveau style makes your heart skip a beat, or if you or friends are lovers of the Arts & Crafts movement, especially the work of Greene & Greene, I hope you might visit, either in person today or next week, or by watching the video linked below.
Hoping the roses in your garden or your neighborhood are thriving!
Arlene
Designed by one of my favorite architects, John Hudson Thomas, this 1915 home offers an impressive combination of architectural distinction, a coveted location, and extraordinary upgrades by exceptional artisans influenced by the top designers in the Arts & Crafts and Art Nouveau styles. The level of craftsmanship in each of the upgrades is extraordinary, in hand-hammered copper, remarkable cabinetry, and gorgeous designs in glass and tile. There are even hand-embroidered curtains in the front and back bedrooms.
It was a delight to welcome some of the key artisans to the home at a reception last week, including master cabinet maker John Kraft, master tilers Riley Doty and Phylece Snyder, and Dianne Ayres of Arts & Crafts Period Textiles. They shared some of the complexities that went into creating the stunning results we see in this home. I have many photos on the website, and I put together a video (link below) which I narrate, that gives you a reasonable tour of the home and will give you a taste of some of the details. But there really is no substitute for seeing these amazing features in person! I would be delighted to welcome you to 2815 Piedmont Avenue either today from 2 – 4 pm, or next Sunday, May 18th, from 2 – 5 pm. There are also extensive descriptions, including a list of all the artisans who made these remarkable additions at the property website: 2815PiedmontAve.com
I’m staying open later next week because that is also the day of the Berkeley Architectural Heritage Association annual tour, and this year it focuses on homes in the Claremont area. And one of the homes on the tour is a John Hudson Thomas at 97 The Plaza, and I’m inviting BAHA members to swing by my listing to add another home of distinction to their tour. If you would like to join the tour, see below.
Ironically, and in an unprecedented bit of timing, there have been SIX John Hudson Thomas on the market within the past month. The first to sell was at 1130 Shattuck, previously the home of my former City Council member Sophie Hahn. It was four levels of impressive original wood work, excellent views, and a very spacious lower ADU level. Listed by Grubb Co. for $3,2M, it recently sold for $4.725M, but as the buyers paid their own agent’s commission, the value was over $4.8M.
Currently on the market there is the Wintermute Estate at 227 Tunnel Road, listed by Compass for $11M. Also open on Sunday May 11th: 636 Vincente listed by Red Oak at $1.785M, and 2826 Garber listed by Grubb for $2,195M. And there is also 800 Shattuck Ave. listed by KW Advisors for $1.995M. That home is one I listed in 2016, when it had not been on the market for more than 40 years. I was pleased to see that the collection of postcards arching around the inglenook is still intact!
So How’s the Market?
This has been a challenging market, set in an economic environment of uncertainty, volatility and unprecedented behavior in Washington. It’s not surprising that buyers are feeling unsettled, and hesitant to make significant life decisions within a market characterized by a lack of consumer confidence. But there will always be buyers who buy. As I was writing this a set of buyers just got into contract on a North Berkeley home, at a price that actually felt reasonable. It was over list…but we all know list prices are the opening bid in a silent auction. So while their offer was over list (and yes, it was non-contingent, essentially a requirement in our East Bay market) it was not wild and crazy. It felt fair, something both buyer and seller could feel comfortable with. This is just one example, but there have been more similar examples than I’ve seen in quite a while. We are still seeing some truly crazy over-bidding for those especially well-located properties that check all of the boxes. And we are still seeing some properties sit for more than a month if they don’t have compelling features, or if there’s any flaw in the minds of buyers.
The days on market has increased in most price points, and in most areas. As examples, average days on market in Berkeley last April was 14, while this April it was 20. In Oakland the numbers are 25 last year, and 32 this year. While relative to most parts of the country or even the state, these numbers are quick, to sellers and to listing agents like me, those extra few days felt like an eternity! But it does bring a bit more balance to our market.
So in that extreme market I was especially pleased to obtain a lovely offer on my first listing at The Agency, a two+ bedroom Tudor Revival home in a terrific Kensington location at 1656 Oak View Avenue, just a block to the Colusa Circle, and on Sundays, the Kensington Farmer’s Market. That’s where you can find me most Sunday mornings, regularly acquiring dinner fixings from the fish monger, the various organic produce vendors, while enjoying live music and a joyful, neighborhood vibe.
My listing certainly checked the box for location, and it was charming, in good condition with an especially appealing back garden with a patio, and now, gorgeous roses in bloom. But the floor plan was not for everyone. There were two beds and two baths in the main area, but quite a bit of the square footage was in space that was deveoped basement. It is quite pleasant, spacious, and includes a sauna. But it’s not the standard 3 bedroom, 2 bath home that is the norm. And properties that are not quite the norm may take longer to sell right now.
After 29 years, I have been so fortunate to have all of my residential listings sell, and sell above list. I feared that record was about to be broken. And then, starting in the middle of the third week, my phone started to ring…often! Agents started asking what was happening. Certainly some of them were hoping for a bargain. But others had clients who had feared it would go sky high, and now were interested. Some agents had clients who had been out of town and now were back. So after having almost no activity, suddenly several parties had serious interest. And one of those agents brought in a lovely competitive offer from people who already know and love Kensington, and feel the home is a great long-term fit. It’s never over until it’s over, but we are scheduled to close in about a week, and all is moving forward.
BAHA’s 45th Spring House Tour and Garden Reception
SUNDAY, MAY 18, 2025 • 1-5PM
On Sunday, May 18, explore Berkeley’s tranquil Claremont neighborhood. You will have the opportunity to explore a selection of the early residences built in the Claremont Park subdivision, as well as the opportunity to view a few of the original gardens.
Tickets are $45 general public & $30 for BAHA Members and may be purchased on Eventbrite
The Tannahill Weavers
Wednesday, May 21st, 7:30 pm at The Hillside Club
Now in their 56th year, the Tannahill Weavers are one of Scotland’s premier traditional bands. Their diverse repertoire spans the centuries with fire-driven instrumentals, topical songs, and original ballads and lullabies. Their music demonstrates to old and young alike the rich and varied musical heritage of the Celtic people. These versatile musicians have received worldwide accolades consistently over the years for their exuberant and humorous performances and outstanding recording efforts that seemingly can’t get better…yet continue to do just that.
Tickets are available online or at the door: General Admission: $30 (plus fees), Students and Seniors: $25 (plus fees)
Arlene Baxter
arlene.baxter@theagencyre.com
15107171799
Lic. #1209552
