Monday, July 10, 2017

Today's Best Mansion: It's lavish. It's huge. It's grand. It's expensive,

#1     9021 Grove Crest Lane, Las Vegas, Nevada 89134 with 6 bedrooms, 11 baths, and 15,479 sq.ft. is listed for sale at $22,000,000.

Experience your own private resort within this exceptional, European estate. A world of opulence, grandeur, and unparalleled custom finishes compose each space while providing comfort, design, and a touch of class. Upon entering the grand foyer, the sheer elegance provides for true appreciation of detail and design. Remarkable ceilings, ornate chandeliers, hand-carved stone and resort-caliber amenities leave one immersed within this picturesque residence. Points of interest include: an exceptional library composed of refined wood finishes, state-of-the-art home cinema, an executive office, personal gym, security room, residential elevator and endless views of TPC Golf Course and Red Rock mountain peaks.
Elements such as white Venetian plaster, 24k gold fixtures, statuesque columns, and exquisite Carrara marble lend themselves as pieces of art catering to a home that is truly incomparable. The definition of luxury is defined in the master suite; indulge yourself within one of the three expansive closets, the massage room, the salon station, the private fitness room or either of the exceptional master bathrooms. French doors throughout this home frame beautifully manicured outdoor living spaces. A heavenly blue pool is the centerpiece for what can be described as a backyard paradise. Infinite covered patios with misters and ceiling fans, relaxing cabanas and an outdoor kitchen can be enjoyed anytime of the year.
With a home such as this, security is paramount. Feel secure with 25+ video surveillance cameras with infrared heat sensors recording around the clock. In addition, bulletproof glass is used throughout the entire residence. Situated within the most prestigious Las Vegas community, with 24-hour guard gated security, this treasure of a home provides for comfort and peace of mind. 

Today's Top LA Luxury Estate 

The median home value in Los Angeles County is $566,400. Los Angeles County home values have gone up 6.7% over the past year, Zillow predicts hey will decrease (-2.2%) within the next year.

The median home value in Brentwood, 90049 is $2,425,700. Brentwood home values have gone up 3.0% over the past year.  Zillow predicts they will decrease (- 3.0%) within the next year

The median home value in Malibu is $2,885,000.  Malibu home values have gone up 4.6% over the past year.  Zillow predicts they will decrease (-2.7%) within the year.

The median home value in Bel Air, 90077 is $3,264,800  Bel  Air home values have gone up 0.5% over the past year.  Zillow predicts they will go down  (-3.8%) within the year.

The median home value in Beverly Hills 90210 is $4,893,900.  Beverly Hills home values have gone up 0.4% over the past year.  Zillow predicts they will decrease (-2.4%)  within the next year. 

#1        509 North Elm Drive, Beverly Hills, CA 90210 with 4 bedrooms, 5 baths 
and 3,360 sq.ft. is listed for sale at $5,850,000.
Best Value in prime Beverly Hills Flat on 12,000 sq.ft. lot, this is the perfect location to remodel or build your dream home as your heart desire. This property offer potential to be build up to + - 9,450 Sq Ft, 3 stories house including Basement, Great resale value, Located North of Santa Monica Blvd, this property is the epitome of Californian Luxury Real Estate. Currently the Best Deal in the Beverly Hills Flats!The beautiful matured landscaping leads you through to the formal entry which, opens up to a large sized dining and living room. The formal living room greets you with a charming fire place, the family room/ Sun room features a wet bar, the kitchen boasts a wonderful breakfast area. This house features 8 rooms total, 4 bedrooms and 5 bathrooms, office and a handicap accessible elevator. Closet space is plentiful, laundry and pantry. Surrounded by multiple contemporary design and new homes.

Today's Top Phoenix Luxury Estate  

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 $421,200. Scottsdale home values have gone up 2.8% over the past year.  Zillow predicts they will decrease (-2.7%) within the next year. 

The median home value in Carefree is $751,100. Carefree home values have gone up 3.6% over the past year.  Zillow predicts they will decrease (-1.7%) within the next year.

The median home value in Paradise Valley is $1,611,700.  Paradise home values have gone up 1.0% over the past year. Zillow predicts they will decrease (-2.8%) within the next year.

#1        7130 E Belmont Avenue, Paradise Valley, AZ 85253 with 5 bedrooms, 4 baths 
and 3,900 sq.ft. is listed for sale at $2,385,000.
Brand new remodel home in the highly desirable Cheney Estates with a manned gate guard. Located on a large interior north/south lot with incredible lush grounds and beautiful trees. Community tennis courts, close to the best shopping, dining, parks and schools. Located in the heart of it all. Location, location, location! Time to relax in your brand new concrete bath tub that provides not only breathtaking beauty but optimum comfort! No worries about upgrading anything, because it has all been done for you! Windows, doors, plumbing fixtures, hardware, and led lighting are just a couple of things on the list. Visit during winter with the whole family or move in year-round with the kids! Enjoy these incredible lush grounds from your kitchen window or lounge outback or in your front... courtyard. This home has it all! It has the upgrades, in Cheney Estates neighborhood, & the proximity to Old Town and Fashion Square Mall. Enjoy the flex room as a formal dining room or use it as a study. The kitchen and great room are out of the description because these you must come and see!!  Full remodel completed in 2017.

Today's Top San Diego Luxury Estate 

The median home value in San Diego County is $543,400. San Diego County home values have gone up 5.7% over the past year. Zillow predicts they will remain even 2.4% within the next year.

The median home value in La Jolla, 92037 is $1,476,600. La Jolla, 92037 home values have gone up 1.1% this past year.  Zillow predicts they will decrease (1.2%) within the next year.

The median home value in Solana Beach 92075 is $1,284,100. 
Solana Beach 92075 home values have gone up 5.3% this past year. Zillow predicts they will rise 1.6%% within the next year.

The median home value in Del Mar 92014 is $1,615,300 Del Mar home values have gone up 3.2% over the past year.  Zillow predicts they will decrease (0.6%) within the next year.

The median home value in Rancho Santa Fe is $2,593,300. Rancho Santa Fe home values have declined -(2.9)% over the past year and Zillow predicts they will decline -(3.7)% within the next year.

#1        6682 Las Arboledas, Rancho Santa Fe, CA 92067 with 8 bedrooms, 11 baths and 14,503 sq.ft. is listed for sale at $8,395,000.

On a vibrant hillside overlooking Rancho Santa Fe resides an Architectural Gem located in the prestigious gated community of Rancho Del Lago. This palatial mansion spans over14,000 sq ft on a sprawling 5.2 acres of land. Luxuriously outfitted with coffered ceilings, wine cellar, private gym,2 guest homes, theater state of the art theater, elegant bar, private sauna, executive office and floor to ceiling expanses of glass this inviting retreat is truly a "Top Of The World Experience".

Today's Top San Francisco Luxury Estate

Image result for San Francisco skyline pictures

The median home value in San Francisco is $1,194,500. San Francisco 
home values have gone up 4.0% over the past year.  Zillow predicts they will decrease by 1.0% within the year.

The median home value in Sausalito is $1,256,800. Sausalito home values have gone up 2.6% over the past year. Zillow predicts they will rise 1.5% within the next year. 

The median home value in Tiburon is $2,479,000. Tiburon home values 
have gone up 2.1% over the past year.   Zillow predicts they will rise decrease by (2.2%) within the next year. 

The medium home value in Saratoga is $2,453,600.  Saratoga home values have gone up 2.8% this past year.  Zillow predicts they will decrease (- 2.4%) within the next year. 

The median home value in Atherton is $6,343,800. Atherton home values have gone up 7.3% over the past year and Zillow predicts they will decrease ( -1.8%) within the next year.

#1         2830 Buchanan Street, San Francisco, CA 94123 with 6 bedrooms, 5 baths and 4,058 sq.ft. is listed for sale at $6,500,000

In a coveted location, this gorgeous Edwardian home has been renovated down to the studs, blending classic style, detailed woodwork, and modern amenities. The main floor offers a formal dining area, sunlit living room, half bath and eat-in kitchen. The 2nd floor houses 3 bedrooms and 2 bathrooms, and the 3rd floor showcases the master bedroom, master bathroom, and library, with Golden Gate Bridge and Bay views. On the ground floor is an additional bedroom and bathroom, kitchenette, laundry and access to the lush garden. With state of the art systems throughout, an elevator and a 2 car garage, the discerning buyer will appreciate both the detailed craftsmanship, and the incredible conveniences of modern technology and design.

Today's Top Seattle Luxury Estate

Image result for Seattle 
The median home value in King County is $566,900. King County home values have gone up 15.7% over the past year.  Zillow predicts they will rise 3.2% within the next year.

The median home value in Kirkland is $645,900.  Kirkland home values have gone up 17.8% over the past year.  Zillow predicts they will rise 3.7% within the next year.

The median home value in Seattle is $670,300. Seattle home values have gone up 14.5% over the past year. Zillow predicts they will rise 3.1% within the next year.

The median home value in Bellevue is $819,700. Bellevue home values have gone up 15.6% over the past year. Zillow predicts they will rise 3.2% within the next year. 

The median home value in Mercer Island is $1,401,000, Mercer island home values have gone up 10.7% over the past year.  Zillow predicts they will rise 2.6% with the next year.

The median home value in Clyde Hill is $2,425,000. Clyde Hill home values have gone up 13.0% over the past year. Zillow predicts they will rise 2.6% within the next year.

The median home value in Medina is $2,545,200. Medina home values have gone up 13.5% over the past year and Zillow predicts they will rise 2.8% within the next year.

#1        8853 SE 39th Street, Mercer Island, WA 98040 with 5 bedrooms, 6 baths 
and 5,000 sq.ft. is listed for sale at $2,988,000.

Mercer Island Stunning New Construction on Large Flat Lot. Luxury finishes throughout! Gorgeous details & perfect floorplan. Upon entering the front door you'll be impressed by the majestic tall ceilings & curved stairs. Features include; gourmet kitchen w/ chefs pantry & massive island for gathering, Extravagant Master suite w/ fireplace, Carrera Marble-clad master bath w/ enormous shower & soaking tub. Guest suites w/ full bath on both floors. Entertainment room w/bar. 3 car finished garage.

Today's Top Real Estate News

Enforcing Long Unenforced Rules In Your HOA  

By Richard Thompson
Realty Times

Enforcing Long Unenforced Rules In Your HOA

It may come as little surprise that quite a few homeowner association boards fail miserably in rule enforcement, especially in self managed HOAs. Let's face it, confrontation with neighbors is not something most people look forward to. So when certain members play fast and loose with the rules, these boards turn a blind eye or run for cover. If this failure to enforce goes long enough, a reform group often appears to run for election and make a change. Once elected, Big Questions arise like "How do we go about enforcing long unenforced rules?" and "How aggressive should we get?" Good questions.

All rules are not created equal. Some are much more important than others. The board should focus on those that degrade curb appeal, market values and livability. In the case of planned communities, for example, a homeowner's failure to maintain his roofing, paint, fences and landscaping has a direct impact on the market values of neighboring properties. So, issues that impact curb appeal and market value should be a high priority.

Livability issues are important as well. Does the HOA have a problem with, say, uncontrolled pets or loud and rowdy residents? While the police are the answer to extreme behaviors, the HOA can control the less extreme through warnings, and if necessary, fines.

To get a handle on the scope of rule issues, the board should make a list of violations by type and address and then prioritize by blatancy. While all violations should be addressed, focus attention on the big ones with a goal of getting compliance or compromise on all within a reasonable period of time.

To establish the board's position and intent, a written notification should be sent to all members. Here's a suggested format which can be adapted to your use:

Dear Members of Nottacare Condominium, The board of directors discussed Nottacare rules compliance at the last board meeting. In particular, there has been ongoing issues with parking, pets and architectural design issues. In years past, prior to the current board taking office, rule enforcement has been inconsistent. The board is charged with and given authority in the governing documents to enforce rules, regulations and policies for the benefit of all Nottacare members. These rules, regulations and policies are design to enhance the livability of Nottacare and help sustain all member home values.
To that end, please be advised that the board will begin regular and consistent enforcement of rules, regulations and policies effective (date). Written violation notices will be directed to the violator (or landlord if the violation was done by a renter), a description of violation, the corrective action required, the penalty for failure to comply and a right of appeal.
Deadlines for compliance are based on the type of violation. The deadline may be immediate (as in the case of illegal parking) or days (as in the case of correcting an Architectural violation). See a copy of the rules, regulations and policies attached for the specifics.   
The board appreciates your understanding and attention to this matter. Our goal is to facilitate the best possible living conditions for all Nottacare residents by establishing reasonable standards. Your cooperation in this matter is appreciated. Please don't hesitate to direct your written comments and questions to (email address) or (mail address). All feedback will be reviewed by and responded to by the board within 30 days. We also invite you to attend the next board meeting (time) on (date) at (location) to express your views on this communication.
I.M. Incharge
Board President - Nottacare Condominium

Rules in homeowner associations should be few and necessary. When reviving rule enforcement, focus on the ones that truly make a positive impact on value and livability. Treat your members with respect and understanding. Be prepared for compromise if it's in the best interest of the HOA. Rule on!   

Today's Mortgage Rates
Mortgage Rates Holding Near 3-Month Highs
Jul 7 2017, 3:59PM

Mortgage rates didn't move much higher today for most lenders.  While that absence of additional weakness is "nice," the net effect is that rates remain in line with their worst levels since early April.  Technically, there was a day or two in early May that were slightly worse, but not enough to consider today's rates anything other than "3-month highs."
You'd be well within your rights to assume that the highest rates in 3 months must coincide with the all-important Employment Situation (aka "jobs report")--a consistent market-mover that is released on the first Friday of any given month.  You'd also be wrong.  All--or at least a vast majority--of recent market movement owes itself to general weakness in European bond markets. 

As a reminder, bonds dictate interest rates and Global bond markets are somewhat interconnected.  That means that US Treasury yields tend to follow European bond yields if the latter are moving aggressively enough, and that's certainly been the case over the past 2 weeks.  Fortunately, the bonds that underlie mortgage rates (MBS, or Mortgage-backed-securities) are yet another degree removed from the epicenter of the recent drama.  That's why mortgage rates were able to hold relatively steady today despite some additional weakness in Treasuries. 
52 Week
30 Yr FRM4.13%4.13%--3.37%4.39%
15 Yr FRM3.38%3.38%--2.71%3.61%
FHA 30 Year Fixed3.75%3.75%--3.15%4.10%
Jumbo 30 Year Fixed4.40%4.39%+0.013.45%4.60%
5/1 Yr ARM3.20%3.19%+0.012.80%3.25%

Thanks for reading "Today's Best Mansions"

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importantly, have a great day.


Tom Furino

PS.     Check out "Today's Best Mansions" and "Top Luxury Estates" in Los Angeles, Phoenix, San Diego, San Francisco and Seattle listed for sale anytime at: