July 6-Aug 3, 2009

New listings: 212

Price Improvements: 276 Pending: 124 (break down: under $1million = 96, $1-2M = 22, $2-4M = 6, $4-8M = 3, $8M+ = 4)
Closed: 132 (breaks down to 4 per day in the month of July)
Off Market: 154
Back On market: 62

Months of Inventory as of end of July, 2009

Under $1million: 3.6 months $1-2million: 9.4 months $2-4million: 14 months
$4-8million: 13.6 months
$8million + : 75 active listings, 2 are currently pending
*These numbers are for single family houses only & do not include condos.

Standard Definitions:
0-3 months of inventory = seller’s market 3-6 months of inventory = balanced market

6-9 months of inventory = buyer’s market

9+ months of inventory = soft market

The buyers of this Ventura home, started off looking at properties in Santa Barbara and we found several that they liked a lot.  We wrote several Santa Barbara offers and “things” just kept happening…short sale messes, sellers deciding not to sell etc.  Other properties were just too small or run down for the amount of money they were asking here in town.

One of my buyers was working in Ventura throughout our property search and she ended up getting to know the town a bit.
One weekend they went to some open houses and the next thing I know, they called me to ask if I can write an offer!  Not being a member of the Ventura Multiple Listing Service, I said that I would have to do some research.  Then they told me they had already found the house they wanted, what fabulous buyers!

Well, it was a bit more complicated than that…we wrote the offer and the listing agent didn’t respond to us for almost a week.  When we did get a response, the listing agent said that it had gone into escrow with another buyer the day before!
We were surprised to hear that and started looking at other properties in the area, but none that my clients liked as much.
So we decided to take a break from looking and start again in a few months.

One day my phone rang and it was theVentura agent saying that the house was about to fall out of escrow.  The bank (it was an REO) was eager to put it back in escrow right away so we re-submitted our offer.  We quickly received confirmation back that we were accepted!

Now please know, there is much more that I have left off of this story…but it ended up having the happiest of endings.
My newlywed clients (who postponed their honeymoon to sign loan docs!!!) are all moved in and happy as can be.  I am very excited to be going down to Ventura on Monday night to have dinner in their new home.

Once again, thank you all for your support and for referring your friends and family to me.  That was how I met these buyers and it has all worked out so well! A 20 minute drive from Santa Barbara and Home Sweet Home.

DeAnn Bauer and Elizabeth Wagner both attended the two day course at the Santa Barbara Association of Realtors put on by the National Association of Realtors to obtain their GREEN Designations.

They are now the first two GREEN Designation and EcoBrokers in Santa Barbara.  While this GREEN program is the only program that is officially recognized by N.A.R. both agents feel that this is a introductory course in “green” principals, a first step in the process that they have already made their professional real estate niche.

So now the Green Team is officially EcoBroker and GREEN certified!

We have an amazing house for sale in the foothills of Santa Barbara, The San Marcos Trout Club. Since it is a Built Green® Certified home and 71.6% over title 24 energy code, there are many green elements. We created a “Green Menu” of all the systems and selling points and I ahve included it here to educate.

7 San Marcos Trout Club

Grading – site plan was developed using minimal grading and bio-swales to re-introduce surface water back into the water table and prevent erosion.

Foundation and slabs – utilized 45% Fly-ash in concrete - reduces concrete production, increases PSI strength of slabs and fittings, recycles fly-ash that reduces industrial waste.

Colored Concrete Slabs – used Solomon Bros water based integrated concrete color “Terra Cotta” to create a finished floor - cut-in a rug pattern in the floor that is grouted and has had an environmentally sealer applied to buff out the floor and eliminates need for carpet or other coverings – also besides having a custom finish look the slab will help to keep the downstairs cool in the summer.

SIPS - R/Control Exterior Walls and Roof Panels –pre-engineered wall panels with recyclable foam core and OSB Plywood skins on two sides - 6inch walls and 8 inch ceiling panels offer far superior R-value than standard insulation - panels come pre-drilled for most electrical wiring applications -eliminates the use of conventional stick framed walls and goes up in ¼ the time saving on labor costs.

Certainteed Landmark 30 yr Roofing –although asphalt shingles have a long way to go to become very green - Certainteed recycles its waste product back into new product and also into road base material used in other paving industries.

Certainteed Cement Fiber Siding –fire rated, insect and rot-resistant - replaces wood siding - used both lap and shingle products on this project– pre-finished colors eliminates the need for exterior paint except for trim.

Certainteed Composit Exterior Trim –1×4 and 1×6 material are fire rated, insect and rot-resistant and uses recycled material in place of all wood trim.

Low VOC Paints –Sherman Williams low or no VOC (volatile organic compound) paints were used for healthier indoor air quality and non-toxic waste.

Dual Glazed Windows –Milgard pre-finished metal windows with craftsman feature and dual glazing used to meet title 24 energy codes.

Composite Decking –recycled and reused from a neighbor’s deck.

Interior Framed Walls –utilized 2ft on center studs reducing material and labor.

Blue Wood Lumber treatment –non-toxic wood coating that prevents wood-rot, termites, mildew and mold.

95% High efficiency furnace –low energy use with dampers on ducting to control and balance heat flow from downstairs to upstairs.

Photo Voltaic Solar Roof Panel system – (PV) this house has solar electric and a reverse metering system set up with the utility company. Pre-wiring and stub outs are also in place for adding a battery back up system for up to 6 dedicated house circuits to convert the house off the grid upon a power outage. The battery pack will take up very little space in the garage - this upgrade will be offered to the new owner at cost.

On Demand Water Heating System –Rinnai Tankless water heating systems are wall mounted and require no floor space vs 16 sq ft for conventional water heaters, tankless have endless supply of water and save energy.

Solar Hot Water Panels – have been stubbed out at the roof for future panels to be added as a pre-warming system to compliment the on-demand water heater. The piping is already in and an upgrade to add the panel can be done at any time - the theory is that the panels pre-heat the water before it goes to the on-demand water heater -extending the life of the heater and using less energy to heat the water. This upgrade will be offered to the buyer at cost.

Lighting fixtures and bulbs –compact fluorescents used in ceiling and wall fixtures - fluorescent under and over-cabinet locations and dormer window wells. Dimmers used on many fixtures with preset functions to control energy use - exterior lights tied to motion and photo cells.

Natural Day Lighting –the house, window and door locations have been oriented to maximize solar access for the winter sun to warm the house. The roof eves are deep by design to shade the house from summer sun.

Natural fiber carpet –used in only the 2 master walk-in closets - all other rooms receive no carpet or natural fiber area rugs can be used over the bamboo floors.

Ventilation with natural air flow by design –doors and windows have screens and are positioned to create a wind tunnel allowing continuous air flow from the first floor - up the stairs to the second floor and out the dormer windows and deck sliding doors to naturally cool the house.

Bamboo Flooring –carbonized dark colored Bamboo used - it is a sustainable grass used in place of and as durable as wood flooring. Used throughout the upper floor and stairs reducing the need for any carpet except by choice in the two master bedroom walk-in closets.

Rain Water Harvesting System –Captures beneficial rainwater, safely and cleanly stores it (closed system = no mosquitoes or vermin), and is used to water fruit trees when needed. System is from Loomis Tanks in Arroyo Grande and Rainwater Harvesting from Australia. The downspouts are configured to capture approx 1000 sq ft of roof run off which produces approx 600 gallons in a 1 inch rain and stored in a 1000 gallon tank to supply landscape water in the dry season.

Vela Colored Drywall with custom wax finish –
by using a special pigment for the textured top coat of drywall and applying a colored natural wax finish the wall achieves a colored plaster finish with no need for paint except for the trim.

Landscape –drought tolerant low water using native plants - 7 fifteen gallon oaks were specially propagated to be indigenous to region were used to replace trees removed by the house footprint. The trees were purchased a year in advance to be ready for this project. Site tree pruning was chipped and re-used as a native mulch and ground cover. This reduced the need for importing materials to the site.

Hardscape –Existing site rock used to create terraces, entry walls, pathways, site drainage control and natural setting. Top soil stock piled and reused for planting. Trellis designed to screen the house from the road and for shading and privacy and support for planted vines.

Cobble Driveway –tumbled rustic pavers with colors selected to compliment the natural setting in the same manner as the house colors do. The pavers were graded to minimized sheet flow of water run of down the driveway and retain water onsite to recharge the water table.

Aquel Water Treatment System –selected to take the hardness out of the well water and for its specially patented features that allow the drinking water to retain healthy minerals and nutrients while removing pathogens.

This incredible home was built by Campanelli Construction. They have over 30 years of award winning experience in commercial and residential construction and remodeling, from small jobs to multi-million dollar projects. The company provides construction management and design-build services to many of its clients and always encourages the use of green and sustainable building techniques.

This home is for sale, please visit www.7SanMarcosTroutClub for more information.

The San Marcos Trout Club was originally homesteaded in the 1880’s and in 1924, a private retreat half way up to San Marcos pass was established. 30 home sites were sold on 120 acres and two large catch basins were stocked with trout to provide excellent fishing to locals who made the long trip up the hill for a weekend away. After WWII, the Trout Club became a popular spot offering a community feel, rustic log homes many with remarkable views of Santa Barbara and the Channel Islands from the 1,250-foot altitude perch.

This rural enclave is cherished and protected by the fortunate few that live there. Beautiful ocean and Island views, magnificent oaks, trails and fauna surround the 37 households in this coveted community. Community open space is used for a picnic gathering and children’s play area, private swimming holes in the creek and a shared water system. The school bus picks up and drops off at the top of the driveway for the neighborhood kids going to the top rated Mountain View elementary school.

A photovoltaic (PV) solar array will provide you with your electric power. Quality energy efficient appliances, insulated windows and walls and natural day lighting can be found throughout the home. A rainwater catchment system will take care of your water needs for your drought tolerant landscaping and for several fruit trees.

The San Marcos Trout Club is a unique community, minutes from town yet worlds apart. Imagine your brand new, Built Green, three bedroom two bathroom Craftsman home complete with the latest energy saving features, quality sustainable materials and comfortable floor plan. Enjoy ocean and city views from most rooms in the house and while reading the paper or dining on the spacious front deck. Home sweet home at 7 San Marcos Trout Club. www.7SanMarcosTroutClub.com for more information.

Snapshot & Benefits:
Because low- or no-VOC “volatile organic compound” paints have a lower odor and less impact on air quality than higher VOC-content paints, they are excellent for use in buildings where it is desirable to maintain good indoor air quality, such as hospitals, schools, homes and workplaces.

Recent EPA studies estimate indoor air quality to be 3 to 5 times more toxic than outdoor air largely caused by toxic emissions of paints and finishes. Paint manufacturers realized the need to develop paint that contains lower VOC yet maintain high levels of performance and durability ultimately causing less of an impact on air quality then the higher VOC paints.

The use of low-VOC paint reduces toxins that cause allergy and chemical sensitivities, reduces contaminant concentrations in landfill, groundwater and the ozone, provides easy cleanup with soap and water and produces lower odor. With increased legislation and support from environmentally conscious organizations such as the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) and Green Seal plus advances in paint technology the paint industry has come a long way in developing an array of environmentally responsible products with higher performance levels. New paints have become more durable, cost-effective and less harmful to humans and the environment.

Estimated Cost Savings
Low- and no-VOC paints typically cost about the same as a manufacturer’s premium line of paints (around $30 per gallon) however, it is important to remember that high-performance paint typically will cost more in the beginning but in the long run “could be the difference between painting once and painting 4 to 5 times in 20 years.”

Consider paying the extra cost of buying a high-performance, low-VOC paint as you may not have to apply more than one coat to the surface area greatly reducing your time and overall expense.

“Choosing non-toxic, low-VOC paints in office buildings, schools and hospitals has helped maintain normal productivity within these environments which would be entirely impractical for the occupants to vacate even for short periods of time during a painting project.”  

Issues
Because of the way low VOC paints are labeled, how they are used, and how they are marketed it can be difficult for the consumer to determine whether a paint is truly a low VOC paint or not. For example, some paints are labeled “low-odor or something else as apposed to low VOC.” Some low VOC paint brands market themselves as Green Seal certified while others who meet certain LEED standards do not have to adhere to the Green Seal requirements. Consumers are often confused as to what standards to follow when it comes to lower VOC paint.

Regional Issues
According to the EPA no national standards have been set for VOCs in non industrial settings. Past efforts have been made by organizations such as the Ozone Transport Commission (OTC), to adopt a national low-VOC level in all paint products. California state requirements that mandate low VOC levels has become the model for the national legislation and has been adopted by many states across several regions.

Installation (Getting It Done)
“There’s never been a better time to buy environmentally responsible products,” says Mark Petruzzi, Vice President of Green Seal. “It’s a lot easier to be green now. If you’ve tried green in the past, give it a fresh look. It can lead to happier and more productive workers and occupants.”  

For persons who are particularly sensitive, or have strong concerns about air quality, most major manufacturers now offer special no-VOC paints that are odorless and completely “VOC-free.”

Consumers can take additional precautions to lower the VOC levels in their homes and their overall exposure to harmful compounds.

Local Places To Purchase:

Livingreen on Helena Street, Delux Paint on Montecito Street, Home Depot has Fresh Aire as well.

More Information On This Topic:

facilitiesnet: Low-VOC Paints Are More Than Just ‘Green’

eartheasy: Non-Toxic Paints

California EPA Air Resources Board: Consumer Products Program

U.S. EPA Indoor Air Quality: Organic Gases (VOCs)

“That Ain’t Right”: TV Show

Who knew that when I got married last September…that the taxi driver I hired would put me on television! Well, it’s a true story and I was on his TV show a few weeks ago…stay tuned for clips to be posted onto my website. When making the thousands of decisions that go into planning a wedding, one of the main ones we decided on was to make our day of celebration as green as possible. One of the elements was my transportation on the big day. A Lucky Cab hybrid Prius was my chariot to the ceremony and Richard was the driver. After the ceremony he drove me and my new husband and our wedding party to the reception. Who knew that 7 months later he would call and ask me to be on his TV show…the TV show had nothing to do with getting married. In fact the focus of the show was sustainability and me being the 1^st EcoBrokerr® in Santa Barbara. I asked my business partner, DeAnn to be on the show with me and we sat with Richard and his co-host for an hour and chatted it up about green topics. It was an interesting evening to say the least…stay tuned for clips…we took live calls from viewers and please keep in mind that there was no editing…it was all live! Our first TV appearance ad the Green Team in Santa Barbara and all thanks to my wedding driver, Richard…when in need of a taxi…call Lucky and request a Hybrid!

This photo says it all…happy buyers who never thought they would be able to afford to purchase in Santa Barbara!!!!  Go Team Carlson!!!!! Plus they are only a zip line away from our new house!!!  I wonder if that is a future disclosure issue…zip line was here…probably best to write it down!  

I was asked by my friend and past client Denise Stevens, to be a guest speaker at the Santa Barbara Newcomer’s Club, Girls Night Out Event. The evening was hosted at a gorgeous house in Hope Ranch overlooking the ocean and open fields for the horses.

Denise is a board member for this group that welcomes newcomers to the Santa Barbara and provides them with many activities and events aimed at introducing our newest community members into the local scene. Taking place just a day after Earth Day, the topics that I was asked to share fit right in…the green home niche and sustainability.

DeAnn Bauer, my business partner, and I touched on the various boards and volunteer opportunities that we participate and shared ways for the Newcomer’s to join. We also educated the group about the many features in their own homes that they have control over and how they can reduce their carbon footprint. It was suggested to the hostess that she can change out regular light bulbs, to LED’s or CFL’s and we discussed the online options to order bulbs that work on dimmer switches. We also discussed radon, indoor air quality, mold, allergies and what we can all do to live in a healthier environment.

We welcome all of the Santa Barbara Newcomer’s to our wonderful community and encourage them to participate in the many volunteer opportunities here. Being born and raised in Santa Barbara, it was wonderful to hear all of the stories from this group of involved women who are new to town. If any of you need assistance finding a house to purchase, please give me a call and welcome to Santa Barbara.