Monday, February 20, 2017


Today's Best Mansion and Top  Luxury Estates in Los Angeles, Phoenix, 
San Diego, San Francisco and Seattle Listed For Sale.

The definition of the word "mansion" varies but in U.S. real estate terms, it generally defined as single family residence of more than 8,000 square feet. Mega Mansion range from 20,000 sq,ft. and Super Mansions over 50,000 sq.ft. Until the mid 20th century most "mansions" would have a hall, two or three salons or drawing rooms, library, billiards room, ball room, dining room, breakfast room, morning room, study and numerous bedrooms but only 2-3 bathrooms.

Image result for the carolands chateau photos drive, hillsborough, california

Carolands Chateau, 565 Remillard Drive, Hillsborough, CA 94010

The mansion was built Hillsborough by Harriett Pullman Carolan, the heiress to the Pullman railroad car fortune, and her husband Francis J. Carolan.  The 46,050 sq.ft., 98-room estate on 5 acre site was designed by French architect Ernest Sanson 

Today's Best Mansion Listed For Sale

#1      24 Lower Cross Road, Greenwich, CT with 6  bedrooms, 10 baths 
and 8,038 sq.ft. is listed for sale at $45,000,000.  

The ultimate Greenwich estate with mesmerizing views in the 1460 acre Conyers Farm gated, private association w/24 hour security on 80 acres of high, open, rolling property with a superbly restored main house by noted architects with immense charm, fabulous gardens, pool, poolhouse, tennis court, four cottages and remarkable 22 stall stable opening to white boarded fenced paddocks close to polo fields. Amazing ''ruins'' stone party barn. Impressive new two story private office with full bath. Impeccable condition. Lovely curving driveway from entrance gate to this outstanding estate.














Today's Top Real Estate News

Developer Builds Dream Of A Billionaires' Row In Place The Ultra-Wealthy Left Long Ago.

By Samantha Sharf
Forbes

Developer Andy Todd stands on the roof of a $13 million house. The forecast says snow, but Todd will let neither the freezing wind nor the fact that his winter coat sits in the car three stories below ruin the shot. He’s not wrong. The sweeping views of the Hudson River, Tappan Zee Bridge and acre upon acre of trees that stretch behind Todd as we speak are an impressive sight.

Three homes are currently for sale at Greystone on Hudson, the ultra-expensive gated community Todd is raising in Tarrytown, N.Y., a Westchester County town about 13 miles from Manhattan. He bought the 100-acre property from another developer in 2012. Eventually he plans to develop 21 lots and sell them for between $4 million and $20 million a pop. Three have sold, including two completed properties. (Todd won’t reveal to who, and property records shield buyer identities in trusts.) Two of three on the market are still holes in the ground.

6ct_aerial

A rendering of 6 Carriage Trail. (Courtesy Greystone Mansion Group)

For $12.955 million (asking price) the buyer of 6 Carriage Trail, the home we stand atop, will get a 22,000-square-foot stone mansion, set on 2.83 acres and stuffed with every imaginable amenity. There are nine bedrooms, including three in a private guest suite, 11 full and three half-baths. At 1,700 square feet, the master suite roughly equals the size of the typical home built in the late-1970s. (In fact, according to a brochure, the master closets alone are about the size of a Manhattan apartment.) Plans include a 14-seat movie theater, a wine cellar, an outdoor kitchen near the pool and an indoor basketball court complete with two locker rooms and a ro ck climbing wall. For the bookworm there is a two-story library that will be finished in dark mahogany and include a rolling library ladder.


From the roof we can see the back of 8 Carriage Trail, a large Hamptons-style home that property records show sold in August 2015 for $9 million–one of the highest prices achieved in Westchester county that year. But over a thin line of trees to the east, we also see a few dozen more modest homes, which beg the question–how many more high seven-figure homes can the local market bear?

1-20ct_back_right_05

Currently under construction, 20 Carriage Trail is on the market for $4.988 million. (Courtesy Greystone Mansion Group)

18 Carriage Trail. (Courtesy Greystone Mansion Group)

The asking price for 18 Carriage Trail is $5.988 million. (Courtesy Greystone Mansion Group)

As we wander the property Todd stresses the size of the roof tiles—he says 10 times that of the average slate shingle–and the “pillowed” stone, meant to give the home depth. The Manhattan Schist stones were quarried and chiseled on site. Inside the home—which is about four months from completion—he highlights triple-thick walls and the windows and doors (200-plus in this home) his company, the Greystone Mansion Group, is custom building for each home in the complex. All of this attention to detail, Todd argues, is what separates Greystone from the infamous McMansions dotting the New York suburbs and what he dubs the “Toll Brothers world.” (Decide for yourself how Todd’s homes compare with Tolls’.)

“Everything we have done with 6 Carriage Trail is to make it feel like it was built in the Gilded Age,” says Todd. “We are trying to create this timeless place, where people will come here 100 years from now and say, ‘wow these homes are amazing,’ the way they do for the Gilded Age homes.”

greystone-castle-turrett-1909

The original Greystone Castle was destroyed in a fire in the 1970s. (Courtesy Greystone Mansion Group)

He is betting that wealthy New Yorkers will leave their high-rise apartments lured by history imagined and real. In the 1870s this stretch of  Westchester was known as Millionaires’ Row. Business titans including John D. Rockefeller, the Morgans and the Lehmans built 61 “castles” here. Greystone Castle, the home that occupied this site until it burnt down in the 1976, was built by Josiah Macy, who owned an oil company that was eventually acquired by Standard Oil.

Much has changed in the last 150 years. For one, only four castles remain. Westchester County, which spans 450 square-miles north of Manhattan, remains popular due to its proximity to the city, good schools and scenic surroundings. Yet, according to a report compiled for real estate brokerage Douglas Elliman, the average sale price of a luxury Westchester home was a relatively pedestrian $2.27 million in fourth-quarter 2016. (Elliman defines luxury as the top 10% of the market.)

The highest price ever paid for a Westchester home was $27.5 million in 2014 for Hollywood producer Ron Howard’s 32-acre estate. But most of the big sales of last two years have been in the $8 million to $9 million range–and just a handful of those. Meanwhile, just four members of the Forbes 400 list of the wealthiest Americans live in Westchester. Compare that to five in nearby Greenwich, Conn., a much smaller area. In Greenwich the luxury average was $5.29 million last quarter.

All this suggests a limited market at the price level Todd imagines–and likely needs to turn a profit. Yet, Todd remains undeterred. “There is nothing like Greystone,” he says.

Today's Top LA Luxury Estate Listed For Sal



The median home value in Los Angeles County is $551,600. Los Angeles County home values have gone up 7.4% over the past year, Zillow predicts they will rise 2.6% within the next year.

The median home value in Brentwood, 90049 is $2,523,000. Brentwood home values have gone up 10.5% over the past year.  Zillow predicts they will rise 3.0% with the next year.

The median home value in Malibu  is $2,893,700.  Malibu home values have gone up 6.6% 
over the past year.  Zillow predicts they will rise 2.0 % with the year.

The median home value in Beverly Hills is $3,033,400.  Beverly Hills home values have gone up 4.1% over the past year.  Zillow predicts they will rise 1.1% with the next year.

The median home value in Bel Air is $3,309,900. Bel  Air home values have gone up 5.3% over the past year.  Zillow predicts they will rise 1.8% within the next year.  


#1      1251 Lago Vista Drive, Beverly Hills, 90210 with 6 bedrooms, 7 baths 
and 7,601 sq.ft.is listed for sale at $15,000,000.

Gated exquisite private Beverly Hills estate located on a 3/4 acre lot with incredible city views and room to expand. This magnificent six bed, seven bath home features the finest details and amenities for the quintessential indoor/outdoor lifestyle. Enter this one-of-a-kind residence thru a solid wood gate with eight foot walls. bedrooms,7 baths, anfd  Beautiful manicured grounds that include generous grassy lawn, custom pool, patios, paddle tennis court, built-in BBQ, and security system. A grand foyer leads you to a gracious living room with oversized windows, high ceilings, clean lines, and custom finishes. The gorgeous kitchen features custom cabinetry, butcher block center island, stainless appliances, and a breakfast room that leads to the patio and back yard. The master bedroom has huge views, sitting area, walk-in closet, and a luxurious bath.










Today's Top Phoenix Luxury Estate Listed For Sale 

A photo showing the skyline of Phoenix, looking north.  It shows the various buildings of the downtown area, as well as Sunnyslope Mountain in the background

The median home value in Scottsdale is $416,400. Scottsdale home values have gone up 4.0% over the past year. Zillow predicts they will rise 2.4% withiin the next year.

The median home value in Carefree is $750,000. Carefree home values have gone up 4.8% over the past year.  Zillow predicts they will rise 2.7% within the next year.

The median home value in Paradise Valley is $1,609,500. Paradise Valley home values have gone up 2.7% over the past year. Zillow predicts they will 2.0% with the next year.       

#1     42395 North Saguaro Drive, Scottsdale, AZ 85262 with 4 bedrooms, 5 baths, and 6,929 sq.ft. is listed for sale at $4,100,000.

Experience the extraordinary in this timeless Chiricahua Villa in Desert Mountain, designed by Bing Hu and built by Newman Jolly Homes. Tuscan inspired old world charm providing a warm and rich ambiance overlooking the 18th green & Fairway of the Chiricahua course and looking down into the Valley with panoramic views of the McDowell's, PP, City Lights and AZ sunsets. Elegant but casual w/ exquisite finishes and attention to detail. Gourmet kitchen w/ top of the line appliances. Wine Room temp controlled. Custom Cabinetry and Built-Ins, Stone Walls and Accent Finishes, detailed Ceilings and 5 Fireplaces with natural carved stone. Italian Tile and Hickory Floors. Master Suite on main level with sitting area. Guest House and Private Courtyard. Resort Backyard w/ Pool, Spa, BBQ and multiple Patios. DM Golf membership included.

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

42395 N Saguaro Forest Dr, Scottsdale, AZ 85262

Today's Top San Diego Luxury Estate Listed For Sale


The median home value in San Diego County is $529,500. San Diego County home values have gone up 6.3% over the past year. Zillow predicts they will rise 2.4% within the next year.

The median home value in La Jolla, 92037 is $1,497,500. La Jolla, 92037 home values have gone up 6.5% over the past year.  Zillow predicts they will rise 2.3% within the next year.

The median home value in Solana Beach 92075 is $1,250,700. Solana Beach 92075 home values have gone up 3.3% over the past year.  Zillow predicts they will rise 2.5% within the next year.

The median home value in Del Mar 92014 is $1,675,700. Del Mar home values have gone up 9.1% over the past year.  Zillow predicts they will rise 2.5% with then next year.

The median home value in Rancho Santa Fe is $2,675,200. Rancho Santa Fe home values have declined -4.3% over the past year and Zillow predicts they will fall -1.1% within the next year.    
     
#1     2055 Seaview, Del Mar, CA 92014 with 6 bedrooms, 6 baths, and 5,525 sq.ft. 
is listed for sale at $8,800,000

It's getting harder to find a property like this in Old Del Mar that boasts over half an acre of land and approximately 5,525 sq. ft. of living space. This magnificent Del Mar Craftsman estate, on a cul-de-sac site has unobstructed panoramic white water ocean views from almost every room.

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014

2055 Seaview Ave, Del Mar, CA 92014


2055 Seaview Ave, Del Mar, CA 92014


Today's Top San Francisco Luxury Estate Listed For Sale


Image result for San Francisco skyline pictures

The median home value in San Francisco is $1,146,800. San Francisco home values have gone up 1.6% over the past year.  Zillow predicts they will rise 0.3% within the next year.

The median home value in Sausalito is $1,258,500. Sausalito home values have gone up 4.8% over the past year. Zillow predicts they will rise 0.5% within the next year. 

The median home value in Tiburon is $2,475,900. Tiburon home values have gone up 2.0% over the past year.   Zillow predicts they will rise 0.8% within the next year. 

The median home value in Saratoga is $2,372,300. Saratoga home values have gone up 0.8% over the past year.  Zillow predicts they will fall -0.3% within the next year.       

#1   2650 21st Street, San Francisco-Inner Mission, CA 94119 with 3 bedrooms, 
4 baths and 2600 sq.ft.  is listed for sale at $2,995,000

From 1920's shoe repair shop to stunning residential gem, this house has been transformed into a dramatic light-filled urban retreat. The beautifully crafted facade surrounds a truly breathtaking re-imagining of a modern and extremely livable home. Soaring 11+ ceilings, light-filled open spaces over two levels, custom spa with built-in sauna. This quiet, peaceful haven is an entertainer's dream; fully equipped movie theater, wine room, wet bar, walk out patio from the open kitchen living dining area. The trendy gourmet side of the Mission District's 20th Street corridor, easy freeway access, and commuter shuttles are just a stone's throw away. Thermador, radiant heat, full security system, Sonos sound system.
 1

2650 21st Street, San Francisco, CA

2650 21st Street, San Francisco, CA

2650 21st Street, San Francisco, CA

2650 21st Street, San Francisco, CA\

2650 21st Street, San Francisco, CA

2650 21st Street, San Francisco, CA

2650 21st Street, San Francisco, CA
  

Today's Top Seattle Luxury Estate Listed For Sale

Image result for Seattle

The median home value in Kirkland is $594,400.  Kirkland home values have gone up 13.1% over the past year.  Zillow predicts they will rise 5.3% within the next year.

The median home value in Seattle is $609,100. Seattle home values have gone up 13.3% over the past year. Zillow predicts they will rise 4.7% within the next year.

The median home value in Bellevue is $751,300. Bellevue home values have gone up 13.5% over the past year. Zillow predicts they will rise 4.8% within the next year. 

The median home value in Clyde Hill is $2,149,500. Clyde Hill home values have gone up 7.7% over the past year. Zillow predicts they will rise 3.3% within the next year 

The median home value in Medina is $2,353,600. Medina home values have gone up 
10.6% over the past year and Zillow predicts they will rise 4.2% within the next year. 

#1     8132 SE 44th, Mercer Island, WA 98040 with 5 bedrooms, 5 baths and 4,348 sq.ft. is listed for sale at $3,198,000

Stunning New Construction built by Kim Schademan Custom Home with 4,400 Sq. Ft. of Luxurious Living PLUS additional 1,400 Sq. ft. Outdoor Room, Professional Chef Kitchen, Slab Leather Granite, 4 Ovens, 2 Dishwashers, 3 Pantries and Wine Chiller. Wolf, Sub Zero and Bosch. Distressed Maple hardwood floors, Metal Clad Windows, Custom Alder Front Door, 4 Fireplaces, Blue Stone Pavers, Air Conditioning, Security Cameras, Crestron Music Distribution system. Westside MI!


8132 SE 44th, Mercer Island, WA

8132 SE 44th, Mercer Island, WA

8132 SE 44th, Mercer Island, WA

8132 SE 44th, Mercer Island, WA

8132 SE 44th, Mercer Island, WA

8132 SE 44th, Mercer Island, WA

Today's Mortgage Rates                                                                           52 Week 

ProductTodayYesterdayChangeLowHigh
30 Yr FRM4.18%4.20%-0.023.34%4.38%
15 Yr FRM3.38%3.41%-0.032.69%3.58%
FHA 30 Year Fixed3.75%3.75%--3.15%4.10%
Jumbo 30 Year Fixed4.30%4.33%-0.033.42%4.40%
5/1 Yr ARM3.00%3.03%-0.032.80%3.25%

Mortgage Rates Slightly Lower to End Week
Feb 17 2017, 3:13PM


Mortgage rates moved lower for a 2nd straight day.  This helps undo virtually all of the damage done by the first 3 days of the week.  In other words, today's rates are right in line with last Friday's after having been noticeably higher for the past 4 days.  There were no significant economic reports or market-moving headlines today as markets were instead focused on limiting their exposure to volatility over the upcoming 3-day weekend.  On that note, keep in mind that banks and most mortgage lenders will be closed on Monday for the Presidents Day holiday.

4.25% remains the most prevalent conventional 30yr fixed rate on top tier scenarios, although a handful of lenders moved back down to 4.125% yesterday and today.  Borrowers being quoted the same "note rate" as yesterday are seeing today's improvement in the form of slightly lower upfront costs (or a bigger upfront credit, depending on the scenario).

Loan Originator Perspective


Bonds retained yesterday's gains through mid day today, even adding to them slightly.  Our pricing improved by roughly 25 bps overnight, which is always welcome on the cusp of a 3 day weekend.  Keep in mind we're still range-bound, but now nearer rates' floor than ceiling.   Today looks like a great locking opportunity to me.  The odds of rates bouncing back up next week seem far higher than those of heading further downward. -Ted Rood, Senior Originator

I am rarely a fan of locking ahead of a 3 day weekend.   Bonds are testing the low end of range and with the 3 day weekend ahead, I feel lenders will be conservative on pricing.  I favor floating over the weekend to see if this rally can continue. -Victor Burek, Churchill Mortgage

Barring a late day sudden sell off it looks like floating is the way to go.  We’ve been basically sideways for three months now.  Playing the range trade with lock and float decisions has worked out very well for those paying attention.  I’d continue to do the same until something changes.  -Jason B. Anker, Vice President- Loan Officer at Salem Five

Today's Best-Execution Rates

  • 30YR FIXED - 4.125-4.25%
  • FHA/VA - 3.75-4.25%
  • 15 YEAR FIXED - 3.375-3.5%
  • 5 YEAR ARMS -  2.75 - 3.25% depending on the lender

Ongoing Lock/Float Considerations

  • Rates had been trending higher since hitting all-time lows in early July, and exploded higher following the presidential election
  • Some investors are increasingly worried/convinced that the decades-long trend toward lower rates has been permanently reversed, but such a conclusion would require YEARS to truly confirm
  • With the incoming administration's policies driving a large portion of upward rate momentum, mortgage rates will be hard-pressed to return to pre-election levels until well after Trump takes office.  Rates can move for other reasons, but it would take something big and unexpected for rates to get back to pre-election levels.
     
  • We'd need to see a sustained push back toward lower rates (something that lasts more than 3 days) before anything less than a cautious, lock-biased approach makes sense for all but the most risk-tolerant borrowers.
     
  • As always, please keep in mind that the rates discussed generally refer to what we've termed 'best-execution(that is, the most frequently quoted, conforming, conventional 30yr fixed rate for top tier borrowers, based not only on the outright price, but also 'bang-for-the-buck.'  Generally speaking, our best-execution rate tends to connote no origination or discount points--though this can vary--and tends to predict Freddie Mac's weekly survey with high accuracy.  It's safe to assume that our best-ex rate is the more timely and accurate of the two due to Freddie's once-a-week polling method). 

Most importantly, have a great day!
Tom Furino

PS.     Check out all the featured Best Mansions and Top Luxury Estates in
Los Angeles, Phoenix, San Diego, San Francisco and Seattle Listed For Sale anytime at:.

www.todaysbestmansionsforsale.com
www.laluxuryrealestateupdates.com
www.phoenixluxuryrealestateupdates.com
www.seattlerealestateluxuryhomesupdates.com
www.sandiegorealestateflashreport.com
www.sfluxuryrealestateupdates.com