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Orcutt, CA Real Estate News

By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
  Orcutt CA May 2010 May 2011 Homes Sold 38 27 Average Sales Price $329,525 $284,756 Days on Market 79 129 $ per Square Foot $177 $152 Foreclosures 14 4 Short Sales 6 9 If you are considering selling your Orcutt home and you would like a comparative market analysis, feel free to contact my office at (805) 938-9950 and set up an appointment.  I specialize in short sales and distress sales.  If you are interested in buying a home in Orcutt, I will be happy to assist you and provide a list of available homes in Orcutt and the surrounding area.Tni LeBlanc is an independent Real Estate Broker, Attorney, Short Sale Agent, Certified HAFA Specialist (CHS), and Certified Distressed Property Expert (CDPE) serving the Santa Maria, Orcutt, Nipomo and the Five Cities area of the Central Coast of Cal...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Gated Community in Orcutt, CA -- Creekridge Villas Condos Market Update The Creekridge Villas Condos are located in Orcutt near the intersection of Clark and Bradley.  Within walking distance are Albertson’s, Fresh & Easy, Orcutt Buger and the award winning Chef Rick’s restaurant.  Creekridge Villas is a gated community with a secluded feeling and a central location; it offers a pool, clubhouse, and spa for its residents use and enjoyment.  These condos offer convenient access to Highway 101 and Vandenberg Air Force Base, and they are a stone’s throw away from the new 26 acre, Orcutt Community Park.   Creekridge Villas were built beginning in the late 1970’s.  They consist of a small gated community of attached townhomes on a street named Via Mavis in Orcutt California.  Many of the co...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
  Coast Hills Short Sale Approved in Two Days!  I have another short sale success story to report.  Just last month, I closed a Coast Hills short sale that was approved within two days of submitting an offer to Coast Hill’s representative. Coast Hills is a local credit union and working with a local entity is very different from working with a national bank.  An appraisal had already been completed and the sellers financials were already on file -- so they did not require these documents to be resubmitted.  In total, this short sale closed within 65 days of it being placed on the market. So, beginning to end, this was a two month process for the seller and very much mirrored the timeline of a traditional sale.  I think the buyer was shocked given what everyone says about short sales. Bu...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Orcutt New Homes - Harp Springs Community Now Selling View Lots Are you looking for a new home in Orcutt?  Believe it or not, there are currently several options available.  In particular, Capital Pacific Homes has two new home communities in Orcutt.  Old Mill is located near Old Town Orcutt and tucked behind the established Foxenwood Estates Community.  The Enclave at Harp Springs is located in the heart of Orcutt and within walking distance to many of the major shopping outlets and restaurants in the Orcutt area.  You are a short hop from Albertson's, Fresh & Easy, Orcutt Burgers and Chef Rick's.  There are only about 10 or eleven homes left in the Harp Springs development, they have truly saved the best for last as these homes order an undeveloped open space that offers these lucky h...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Woodmere Villas is a small cluster of homes in Orcutt, California.  The development is located near the newly expanded Union Valley Parkway and the Edgewood Homes.  For those who want to travel to Vandenberg Air Force Base, Woodmere Villas are a comfortable 20 minute trip to the main gate.  Woodmere Villas were built in the early 1990’s and consist of one story homes with 3 and 4 bedroom plans.  Woodmere Villa homes are about 1300 - 1600 sq.ft. with stucco exteriors and tile roofs.  HOA dues are currently a reasonable $45 per month and cover common area maintenance in the development. Recent Woodmere Villas Home Sales: Address Date Size Detail Sale Type Sold Price 834 Wayland Pl 2/10/11 1558 sq.ft. 3bed/2bath Foreclosure $245,000 811 Wayland Pl 4/8/11 1558 sq.ft. 4bed/2bath Resale $260,...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Edgewood Homes in Orcutt CA - Real Estate Market Update The Edgewood Homes in Orcutt are a delightful collection of one and two story homes just west of Bradley Road and north of Union Valley Parkway, adjacent to the well established Oak Knoll neighborhood, St. Joseph High School, and down the street from Righetti High School. These homes are located in the Orcutt school district and are a 20 minute drive to Vandenberg AFB. They were built in the mid to late 1980's, range in size from 1300 sq. ft. to 1800 sq. ft. The Edgewood development includes a private park that is gated and for the use of residents only. Homeowner's association dues are approximately $100 per quarter (subject to change) and they ensure that the park and common areas are maintained. Recent Edgewood Home Sales: Addre...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Village of Northpoint Townhomes in Orcutt CA - 1st Quarter 2011 Market Update The Village of Northpoint Townhomes in Orcutt offer residents a tucked away feel in the heart of Orcutt. Located just off Foster Road and within walking distance of both Righetti and St. Joseph's High Schools, this development boasts a pool, clubhouse and tennis courts. Mature trees line the blacktopped streets dotted by clusters of townhomes with blue tinted tile roofs. There are 3 and 4 bedroom plans, each with upstairs bedrooms, a balcony, and the main living space and half bath downstairs.  There is also a two bedroom one story plan.  Units have a patio, and a balcony off the master suite.  Monthly association dues are approximately $300 per month (subject to change). Recent Village of Northpoint Sales: Ad...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Las Brisas in Orcutt CA - 1st Quarter 2011 Market Update The Las Brisas community offers a private setting for those who desire relative seclusion. There are two entrances into Las Brisas and the streets curve into an artful collection of cul-de-sacs and private parks. Importantly, there are no thoroughfares so traffic cannot cut through the development. The location of the community is convenient for those who commute as you are only a short skip to Highway 101′s Santa Maria Way exit/onramp. One story and two story plans range between about 1100 square feet and 1800 square feet and feature concrete tile roofs and two car garages.  Las Brisas restricts the number of homes that can be rented within the Association, resulting in a good proportion of owner occupancy within the development....
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Will My Lender Pay My Delinquent Property Taxes As A Part of My Short Sale? The answer is maybe.  It is not uncommon for a short sale seller in financial distress to have unpaid property taxes.  During the housing boom, many lenders did not require tax and insurance impounds.  And often, the first thing a homeowner will stop paying when they get into financial trouble - is their property tax bill.   Many times the back taxes can just be deducted from the net that the lender receives from the sale - but the short sale lender has to approve it.  And if the amount owed is very large, a lender may object to back taxes being deducted from the net amount they receive from the short sale.  Home owners who wish to complete a short sale of their Central Coast home should be aware that payment of...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Foxenwood Estates Homes in Orcutt CA - 1st Quarter 2011 Market Update Located on the southwest side of Orcutt, Foxenwood Estates is a large and popular development designed for active living.  The homes are larger, on generous size lots, well kept and comfortable.  The Foxenwood Swim & Tennis club offers a convenient place for residents to gather.  Foxenwood is an easygoing and laid-back community that is a mere fifteen minute trip to the main gate of Vandenberg AFB.  It is also a mere stone's throw away from the Old Orcutt area which is currently undergoing a major revitalization.  Recent additions include Rooney's Irish Pub & the Orcutt Brew Company.  Old favorites include Trattoria Uliveto, Kay's Country Kitchen and the Addamo Tasting Room.  Recently, the famous Far Western Tavern an...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Orcutt CA 1st Quarter 2011 Home & Condo Market Report First Quarter 2011 First Quarter 2010 99 Orcutt CA Homes 103 Orcutt CA Homes Average Sales Price $269,611 Average Sales Price $304,399 107 Days on Market 67 Days on Market $155 per square foot $167 per square foot 30 Orcutt CA Foreclosures 32 Orcutt CA Foreclosures 32 Orcutt Short Sales 28 Orcutt Short Sales *  Stick built SFR, Condo & PUDs - Zip codes 93455 only. Based on the information from the Central Coast Regional MLS. The Association, the Multiple Listing Service, nor Mint Properties guarantees or is in any way responsible for its accuracy. Data maintained by the Association or its MLS may not reflect all real estate activity in the real estate market.
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Cobblestone Creek & Jensen's Crossing Homes in Orcutt CA - 1st Quarter 2011 Market Update Cobblestone Creek and Jensen's Crossing are communities of newer homes in Orcutt; they are located off Stillwell Road and the Clark Avenue exit off Highway 101.  Many Jensen's Crossing homes offer incredible views of the surrounding hills.  Immediately adjacent to the Cobblestone Creek development is a large open space with walking trails and a playground area.  Most of these homes were sold new during the height of the housing boom, so like much of the current Santa Maria - Orcutt CA real estate market, many, if not most of the current and recent sales in the development are foreclosures or distress sales.  Recent Cobblestone Creek & Jensen's Crossing Home Sales: Address  Date Size Detail Sale Typ...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
What Makes A Short Sale Take So Long? There is a lot of controversy about this issue.  Given the term "short sale" often buyers and sellers alike are mystified as to why these sales seem to take so long.  Well, the "short" in short sale refers to being short on the loan, not "short" in the time frame for the process.  That said, it should be noted that not every short sale takes a long time.  Some short sales take longer than others.  There are a lot of different factors that can affect how long it takes to get short sale approval.  It is clear that short sales do not have to take that long.  A few factors that can affect how long short sale approval can take are: •·         Submitting a complete short sale application•·         Negotiations with second (or other) lien holders•·        ...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
February 2011 Orcutt CA Sold Homes Market Review* February 2011 February 2010 19 Orcutt CA Homes 27 Orcutt CA Homes Average Sales Price $267,645 Average Sales Price $311,519 93 Days on Market 40 Days on Market $154 per square foot $168 per square foot 8 Orcutt CA Foreclosure 8 Orcutt CA Foreclosures 7 Orcutt Short Sales 3 Orcutt Short Sales *Stick built SFR. Zip code 93455 only.  Based on the information from the Central Coast Regional MLS. The Association, the Multiple Listing Service, nor Mint Properties guarantees or is in any way responsible for its accuracy. Data maintained by the Association or its MLS may not reflect all real estate activity in the real estate market.
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Whose Fault Is It Anyway? Today I had a nice long discussion with a banker.  It started out innocently enough, you know with him asking how business was going, and with me blaming all the current woes of the housing market on his industry.  You know, small talk.  Anyway, he, in turn, gave me his theory on the origins of our current turmoil.  As he began his explanation with the Carter Administration, I must admit I was a bit offended, after all, did he actually think I was old enough to remember the Carter Administration?  His opinion was essentially that "homeownership for everyone" was an erroneous idea promoted by government and the banking industry was a hapless victim forced into lowering their standards into the reductio ad absurdum of no-doc, neg-am madness of the early to mid au...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
I Want A Short Sale But I Don't Want A Sign On My Property Many homeowners considering a short sale do not want a sign on their property.  Often they do not want their neighbors and friends to know they are selling or to discover that their home is a short sale.  Is there a hard and fast rule that you have to put up a sign when listing a property as a short sale? No, there is no rule.  However, the bank that you are asking for a short sale does want to know that the property is being properly marketed, so if you are not going to put a sign on the property you should disclose that up front in the listing agreement so that they will be aware.  And for some short sale lenders, I have to present a marketing log in which I detail all the marketing efforts I've undertaken to sell the home; so...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
What Should I Look for in a Central Coast of CA Lender? I typically recommend local lenders because I find that they are more accountable.  Even if a buyer is using a national bank, I find it is better to have a local representative on the file.  Nothing is more frustrating than working with some 1-800 number lender who becomes conveniently absent when a deal starts heating up, or timelines get tight on a transaction. I typically look for experienced lenders.  An experienced lender will anticipate issues on a file and solve them at the outset which causes less delay at the end.  An experienced lender knows how vital it is to keep up with changing guidelines, and in this lending environment changes happen every week.  An experienced lender will verify your income and assets as soon as po...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
Why Your Lender Matters Who you select as your lender matters.  This is such an important point to make to first time buyers, and even sometimes repeat buyers who by chance had a positive or smooth transaction their first time around and are lulled into thinking that any lender can perform just as well as their first one.  These days one of the most important qualities in a lender is timeliness. It may not seem very important to you at the outset, but that issue will loom large as you approach closing.  How can being late or slow affect your transaction?  It can add to stress, it can cost you money, and in this market it can mean you don't get the house.  Buying a home is stressful and getting a loan is stressful.  But working with an inexperienced lender, or a broken bureaucratic syste...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
It Won't Go FHA! I have grown to hate this phrase.  It has truly taken hold of the real estate market in my area.  And I fear that people are actually starting to believe it.  What they really mean to say is that the seller will not do the repairs necessary for a home to go FHA.  Please be clear people!  I have sold older homes in need of much repair and they have "gone FHA."  They just needed repairs.  And, the sellers (lenders many times) have done them.  So, how should I respond to the statement that "this home won't go FHA?"  I really don't know what to say when I believe and know this statement to be false.  I have no idea anymore, it is as if I have entered a parallel universe and agents are now all parroting this phrase.  Short sale, foreclosures, "regular" sales, you name it.   ...
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By Tni LeBlanc, Realtor®, J.D., Tenacious Tni (805) 878-9879
(Mint Properties, Lic. #01871795)
January 2011 Orcutt CA Homes Update January 2011 January 2010 32 Orcutt Homes 19 Orcutt Homes Average Sales Price $313,800 Average Sales Price $289,821 124 Days on Market 69 Days on Market $172 per square foot $173 per square foot 6 Orcutt CA Foreclosures 6 Orcutt CA Foreclosures 10 Orcutt Short Sales 8 Orcutt Short Sale * 93455 zip code only.  Based on the information from the Central Coast Regional MLS. The Association, the Multiple Listing Service, nor Mint Properties guarantees or is in any way responsible for its accuracy. Data maintained by the Association or its MLS may not reflect all real estate activity in the real estate market.
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