real estate

2848 Ivory Ave Simi Valley House For Sale

October 24, 2011 By Ted Mackel Leave a Comment

Thank you for visiting the information page for 2848 Ivory Ave Simi Valley, CA 93063. This home is located in the Gem Tract in Central Simi Valley north of the 118 freeway near Galena and Alamo. Please enjoy the Video Tour.

For MLS data on 2848 Ivory Ave

2848 Ivory Ave

4 Bedrooms

2 Bathrooms

Approximate Interior Square Feet 1,948

Approximate Lot Size 9,288 Square Feet

New Exterior Paint

Dual Pane Windows

Tile Roof

Kitchen

Dishwasher
Garbage Disposal
Range and Micorwave
Refrigerator
Granite counters
Breakfast Bar with Bar Stools

Living Room

Fireplace
Laminate Floors
Vaulted Ceilings
Plantation Shutters

Master Bedroom

Dressing Area
Double Closets
Double Sinks

Garage

Storage Cabinets on all walls
Laundry
Washer and Dryer included
Roll up Garage Door

For Simi Valley Real Estate and Homes for Sale

Filed Under: homes for sale, Simi Valley Tagged With: 4 bedrooms, gem tract, house for sale, real estate, Simi Valley

2767 Licia Place Simi Valley CA 93065 Homes For Sale

October 12, 2011 By Ted Mackel Leave a Comment

(Video Tour) If you are looking at Homes for Sale in Simi Valley, 2767 Licia Place could be your next home. A very well maintained 4 bedroom two and half bathroom home in Simi Valley’s Kingspark tract near Sycamore and Alamo is centrally located, has quick access to the 118 freeway and is close to shopping including Sycamore Plaza and the Simi Valley Town Center.

Link to see MLS details for 2767 Licia Place including price and pictures

Property Information (Seller Provided)
Location – Neighborhood – Single Family Detached Style Homes

Cul-de-Sac (Peaceful Street)
Friendly Neighbors
Easy Freeway Access

Area Amenities

Near Local Hiking Trails and Bike Paths
approx. ¼ mile – Atherwood Elementary
approx. ¼ mile – Simi Adventist Hospital
approx. ¼ mile – Atherwood Park?
approx. ½ mile – Sycamore Square Shopping Center
approx. 1 mile – Simi Town Center (Mall)

Location – Savings

Not in Flood Plain (Saves on Insurance)
No HOA, No Mello roos

Updates and Upgrades

Solid Oak Front Door with Screened Side Door for Ventilation
Recessed Lighting
Ceiling Fans in every bedroom, kitchen and dining room
Freshly Painted New Crown Molding and Base Boards
Patio French Doors Screened Side Doors Open for Great Ventilation
Kitchen – Nicely Tiled Counter Tops, Cast Iron Sink & Tile Floors
Whole House Fan (1600 cfm) Quiet – Derived from Super Computer Technology
Mirrored Closet Slider Doors in the Bedrooms
Windows – Dual Pane, Argon Filled, Low-E Windows
Attic Fan Temp control - On When Attic Temps Exceed 100°F

Master Bath (Remodeled Two Years ago)

Two Medicine Cabinets
Tile Flooring
Wall Mounted Face Mirror
Halogen Lights and Decorative Lights of Mirror
Grohe Faucets
Newly Tiled Shower w/ Rain Shower Head, Inset Soap Dish, Niche and Corner Step
Grohe Fixtures and Glass Doors

Hall Bathroom (Remodeled two years ago)

Dual Sink,
Three Door Medicine Cabinet
32” Cast Iron Tub
Obscured Glass Shower Door
Ventilation and Halogen Light over Shower
Moen Fixtures
Inset Soap Dish

Laundry Room and Half Bath off Kitchen

Exterior and other Features

2 Car Garage with Roll up door.
Two Whirlybird Fans Installed on Back Roof
New “Ridge” Shingles
Motion Triggered Security Lights in Four Locations
Chimney and Whole House was re- Stucco-ed in 2005
DirecTV Satellite, also Wired for Cable & ATT Uverse
Side Door to Laundry Room has Doggy Door
Rose Garden – 120 V for Fountain, etc.
Patio Cover and slab patio
Boston Ivy Covers Wall
Low Maintenance Shrubs
Side of Yard
Used as Vegetable Garden
Bushes, Electric Valves for Automatic Sprinklers and Hose Spigot
Side of House used as Dog Run
Drainage System (Not Pictured) From Backyard to Street
Outdoor Outlets on rear of house an switched outlet for front of house
Grapefruit Tree (Prolific – December)
Dwarf Lime Tree (Young)
Peach Tree (Prolific – May)
Plum (Non-fruiting)

Filed Under: Simi Valley Tagged With: chester, homes for sale, kingspark, larwin, real estate, Simi Valley

Simi Valley September 2011 Home Sales Volume at 2008 Levels

October 10, 2011 By Ted Mackel Leave a Comment

Do Simi Valley September Homes Sales show another false positive for the real estate market? In 2009 and 2010 September sales volume for single family detached homes tailed off after a 2008 rebound over a record low in 2007. Fast forward to today and low interest rates are enticing investors and home buyers to enter the market, however pricing is still flat. The market for homes below $400,00 is still leading the way with 53% of the sales for the month. 57% of those sales are dominated by Short Sales and Bank Owned homes. 25% of all the Simi Valley SFD homes sold were snapped up by all cash buyers and 40% with conventional financing. This high percentage of Cash and Conventional buyers shows that low interest rates combined with attractive pricing is bringing savvy real estate buyers to the table.

Pricing is in a low trough at this point and has remained in this trend for most of 2011. The mid to high $200k price point has solidified a low for Simi Valley Single Family Detached Housing and only dips below this range if the properties have significant damage. A recent article from CoreLogic^® (NYSE: CLGX) stated:

“Even with low interest rates, demand for houses remains muted. Home sales are down in September and the inventory of homes for sale remains elevated. Home prices are adjusting to correct for the supply-demand imbalance and we expect declines to continue through the winter. Distressed sales remain a significant share of homes that do sell and are driving home prices overall,” said Mark Fleming, chief economist for CoreLogic.“

What does this mean for housing above the $500k price point? Those homes have trended selling at 8%-10% below the original list price showing the the market absorption rate for these houses is still dictated by buyer mood. The homes between $400k to $500k experience on average only a 3%-4% drop in price from List to Sell.

We can take away the following five points

Low interest rates are bringing buyers out.
Buyers refuse to bid up pricing and remain patient.
Homes in well maintained condition are seeing short market times when price matches buyer sentiment.
Investors are out accumulating rental property.
Distressed property still make up over 50% of the inventory.

Filed Under: Market Updates Tagged With: Bank Owned, Buyers, homes, homes sales, investors, real estate, Sellers, Short Sale, Simi Valley

Custom Signage to sell your Simi Valley Home

August 23, 2011 By Ted Mackel 4 Comments

(Video Below) Whether your home is in Simi Valley, the west San Fernando Valley, Moorpark, Thousand Oaks, Newbury Park or in-between, I have been working with custom signage for 3 years now. I have been looking at ways to improve on the custom sign and the picture to the right is the new design I rolled out last week. The same printing technology used in vehicle wraps is what makes this possible for the real estate industry.

The purpose behind the custom sign follows three main ideas:

When potential buyers are driving neighborhoods, the pictures of the backyard and an interior shot give the buyers a teaser preview of the property to generate more interest in the property.
The website and QR code are directly linked to a mobile compliant website with tons of information (including community video) on the home that the potential buyers can view right in their car on a smart phone or iPad. My use of the mobile website and QR code gives me direct feedback on how many people are accessing the site for more information.
The typical real estate signs here in Southern California, are hung on large 4×4 wood posts. My sign is the same size (30×24), orientated vertically, but with a different installation method and custom design. This sign gets buyers to stop the car.

One thing I need to stress, is that much of the internet content out today can be viewed on smartphones, the difference in the mobile technology I am using is that it is specifically designed and formatted for display on mobile phones. If you have a mobile phone type in the following address and you will see:

http://iflymobiapp.com/callevista

If you are trying to view this on your laptop or home computer you can see the formatting is designed for mobile devices.

I have been working on this for a long time and continually monitor feedback from buyers and will continue to do so. You can see my video below from 2008, this listing was one of the reasons I started working on these signs.

One other interesting thing I came across in my discussion with potential home buyers who called off my signs is, I always ask, “how many properties did you print out at home before coming to drive Simi Valley neighborhoods?” The response has always been “No list, just driving neighborhoods”. I thought that this was odd with gas pricing over the last 3 years, but this even more shows how important the sign in my client’s front yard is. If the drive-bys have not previewed the house on the internet, then the custom sign and it’s teaser ability to get drive-bys to stop their car is very important.

Keller Williams Realty gives me that ability, to create this custom marketing where many real estate firms are more interested in promoting their firm and not your house. While some of my branding is on this sign, the focus is your house with the customization. The point is, when I put the sign in your front yard am I selling your house or my firm? Think about that as you drive through any neighborhood and see For Sale signs.

In July I wrote Why QR codes won’t sell your Simi Valley Home and was very critical of QR codes for real estate use. My 4 points of 1. Mobile Friendly, 2. Tracking, 3. Regurgitation, 4. Understanding have all been addressed in my design and implementation, will the QR code sell your house? No, #1 the Price, Condition and Location are the biggest factor in the ability to get your home sold. No amount of advertising can sell an overpriced home. Ultimately, the goal is to get as many eyes on the property as possible and be competitive with the surrounding homes. The custom yard sign is just another piece of that plan to reach the goal.

I would love to hear your comments below, thanks for reading.

Filed Under: Real Estate News, Sellers, Simi Valley Tagged With: Buyers, homes, mobile, QR codes, real estate, Simi Valley

Simi Valley July 2011 Home Sales Surge on Volume Average Sale Price drops $57k

August 4, 2011 By Ted Mackel 1 Comment

See Simi Valley Homes For Sale under $300,000

The Simi Valley Real Estate Market is in the middle of a very interesting transition and while the traditional media and my industry tend to create reports that either cheer-lead or sell subscriptions; it would be prudent to really look at what has happened in July and a trend that started back in December of last year.

Sales of Simi Valley Single Family detached housing under $300,000 has been growing in volume. Now, more than any other time since the bottom fell out of the real estate market in 2007, we are seeing prices drop and affordability rise with continued low interest rates. In the Spring of 2009 we saw similar pricing, but investors rushed in and pushed pricing in this segment back up to the low $300,000 range.

What becomes even more interesting this time around is that of the 19 Simi Valley homes that sold under $300,000 in July 2011, 60% were purchased with conventional financing or cash with an average price of $278,000. Cash and conventional purchasers can be attributed to increased activity by investors looking for rental properties and properties in poor condition that could be restored and flipped.

What is causing Volumes to Surge?

1. Prices/affordability 2. Low interest rates.

What is not happening on surging volumes?

Prices are not being run up. Looking at Simi Valley Home Sales for July 2011 we can see that 84% of all sales were under $500,000 and that the top end over $900,000 had no sales for the month. Sluggish sales over $500,000 contributes to the lower average sale price.

Tracking the average sale price does not necessarily mean that Simi Valley Home Owners have lost $57,000 in value, what it does indicate, is when you compare the average sale price each month over the course of time you can spot trends over the whole spectrum of price ranges, any major shifts between months as we are seeing between June (Simi Valley June Market Report) and July, helps us to look close at what is selling, who is buying and what are the conditions that are driving these sales.

Real Estate Markets are local, traditional media tends to report regional and statewide Real Estate trends, which you can see don’t amount to much when we look at the activity for Simi Valley.

The local, State and Federal economic issues, $4.00 a gallon gasoline, employment opportunities have a huge influence on home buyers. Additionally, the Foreclosure market, Short Sale Market and Loan Modification Market are still in the middle of their mountain of problems.

What is becoming clear from my experience with buyers in my car and looking at the trending data; buyers are very interested when pricing and condition are right, but they are unwilling to jack up the pricing (above market value) in bidding wars.

While this all may sound horrific to home sellers, this is all part or a greater stability that is forming. Increasing volumes on lower prices is positive, what we don’t want to see is decreasing volumes and lower prices.

Filed Under: Market Updates Tagged With: Home Buyers, Home Sellers, homes for sale, Market, real estate, Simi Valley

Ramifications on Real Estate in Divorce. Is it time to sell your Simi Valley home?

July 24, 2011 By Ted Mackel Leave a Comment

Divorce happens, not every marriage is successful and as a Simi Valley real estate agent I have been called to help divorcing couples sell what usually amounts to their largest asset in the marriage, their home. This is typically one of the more stressful events in a divorce as not only is the home a large monetary asset for both the husband and wife, but it is also very personal, as it was home to a family with many memories.

Simi Valley like most of the nation is trudging economic challenges, significant drop in housing values and employment challenges which has added additional stress on families and has contributed to increased divorce rates. The stress and emotions involved in divorce can create many challenges as couples move through the process. The division of real estate assets and the protection of that significant investment for both the husband and wife requires a seasoned real estate agent who can work to protect that investment and be flexible to work through the emotions and stress of a divorce environment. The bottom line is that many times in divorce, emotions are out of control, which undermines common sense and when common sense gets undermined, the monetary cost to the divorcing couple is significant and wasteful.

It would be nice to wave a wand so both parties in the divorce could work on the division of their real estate assets in a amicable manner, but since that does not always materialize, if you are in a divorce please remember that with less emotional reactions and the more you approach the sale of the real estate assets with common sense and a business like attitude, can protect and save money.

What are some of the plans of the divorcing couples with the real estate asset(s)? Well that depends on if the divorce is amicable or turbulent.

Does one spouse want to retain the home?
Try to retain the property while the children are in school and then selling the asset later?
Not happy with the market conditions and want to try to hold on to the house and sell it later for a larger profit?
Sell the real estate assets now?

One of the challenges of one spouse trying to retain the home is reaching an agreement on value. Sometimes an attitude of retribution will possess either the husband or wife in that they think by holding on to the house they can buy out the the other party at a discount and get a leg up in the divorce. This is a bad plan as the house will be appraised and possibly a few broker price opinions ordered to determine the value of the home.

Sometimes when children are involved and/or the real estate market is declining there is motivation to try and keep the house and sell it after the children are grown. If this will be 5 or more years, who is going to pay for the deferred maintenance that will occur. The house may need costly items, such as a roof, paint, etc. If the spouse retaining the home in this transitional period does not have the money to make these repairs, the plan to sell the home later for more money may backfire as the deferred maintenance items will negatively impact the value at sale time. When the property does sell later money used to maintain the house will probably need to be reimbursed which could cause more points of disagreement.

Financial Implications and Taxes

Unfortunately, divorce will cause both the husband and wife to make decisions that will not be easy. Selling the house should not turn into a contest to see who wins the trophy. The winner could put themselves in a tough financial position trying to keep the home.

Consider that there could be tax advantages to selling the property now. This is not tax advise, but rather questions think about and hopefully a prompt to push you to consult a qualified tax professional. Currently a married couple selling their primary residence may have up to a $500,000 exemption in capital gains value while an individual has only $250,000. Here’s the rub, and why you need to see a tax professional. If one spouse retains the property, then can the other can spouse claim the house as their primary residence while they are not living there? Does the spouse who moves out now turn their interest in the property to an investment interests which could hold larger tax implications?

Unpopular as it is, sale of the house as terms of the divorce will provide a solution that will bring closure to the situation. Replacement property can be found for either spouse to relocate to, while the standard of living, i.e. house size and neighborhood may not be the same, Simi Valley provides many great neighborhoods and getting re-established in Simi Valley will provide opportunity that may not be available in other communities.

If facing divorce and the value of the property is has dropped significantly, in that it there is not going to be enough money to pay off the debt against the house, take a step back form the scorched earth policy of trying to get back at the other spouse by letting the house go to foreclosure. Today the alternative of Short Sale will help both spouses get back on their feet quicker. I cannot emphasize enough, don’t let the stress and emotions get the better of your common sense. You are making a break, make it with the smallest amount of collateral damage, selling now can be achieved if you have equity and even if you do not (with a Short Sale to avoid foreclosure).

How to choose a Realtor

This is where things can get tough. Ladies, you probably have friends that are in the business, getting your husband to agree to using one of your friends is going to be as likely as you allowing your husband to use one of his buddies. Selling your house in divorce is not about having a person to complaint to about your spouse. You need a professional that is going to work to get you home sold for the highest price possible and be able to facilitate and protect the interests of both husband an wife through the process. Document execution and disclosure needs to coordinated and monitored in a timely manner as to not affect a buyer’s ability to conduct investigations or complete their loan process. Many times the husband and wife will not agree on negotiating terms with the buyer which takes extra skill to work out the differences for a successful sale. You will need an experienced, skilled practitioner, especially in this market with Short Sales common in divorce situations.

Marketing your home is a topic in itself, but the ability for the Realtor to remain calm in the middle of divorce negotiations is not a skill possessed all.

Filed Under: Buyers, Sellers Tagged With: Broker Price Opinion, Buyer, divorce, home, real estate, Realtor, Seller, Simi Valley

How the right Lockbox can help your Simi Valley Home Sell Quicker

July 16, 2011 By Ted Mackel 1 Comment

(Updated 7/16/2011) In my last article on this subject “The importantance of a lockbox when selling your Simi Valley Home” we discussed the importance of giving flexible access. A concern for any seller when giving access to their home is security. In this article I will discuss the GE Supra iBox vs. an old style combination box and how that affects your listing agent’s ability to track who has been in your home..

To the right is a picture of a combination style lock box. While these are effective in providing an extra key, once the combination is given out there is no way to track who has opened the box or control people from giving the combination code to others. These style boxes are ideal for family members or setting up access for handymen or utility providers if the home owner so desires, but this is a very poor choice for Simi Valley Real Estate Agent showings due to the lack of control. These mechanical combination lockboxes should only be used for temporary purposes and in my profession recommendation never use this type of box for giving access to agents who want to show your home.

In my trade area (including Simi Valley and Moorpark) the SoCal MLS and the Ventura County Regional MLS have chosen to use General Electric’s Supra iBox lockbox system. This blue iBox is controlled through an infrared communication device on the front of the box. Agents can rent an electronic key pad or have apps loaded onto any PDA Smart phone. There is an additional device that pairs with Android and non Apple Smart Phones so the real estate agent’s phone can communicate via infrared. Apple iPhones have a very small device the plugs into the bottom of the phone.

The iBox has a computer chip inside that stores data on all who enter through the box. The Smart Phones and the keypads call the system every 15 mins when the software is on or the key pad is powered up and transmits which properties the agent has accessed. If the Listing Agent has registered their lockboxes and has their current email address in the GE Supra system, the Listing agent will receive an email almost immediately after any of their lockboxes are accessed. The email contains the agent name and contact information of who just opened the box. This provides security in that the listing agent knows at all times who has accessed the property with a time a date stamp and if a real estate agent has not paid their bill or is disciplined by the MLS, the system can be set to not authorize their keypad or smart phone to open any of the boxes.

The software on these computerized lockboxes allows for some very flexible programming. For example, the weekdays, Saturday and Sunday can be programmed so the boxes will open only certain times.

If you really want to crank down on who gets in your Simi Valley home, there is a CBS setting. The Call Before Showing (CBS) setting requires the buyer’s agent to call the Listing Agent for an additional unique code to open the box. Using the CBS you could prescreen the agent calling and determine if you are comfortable enough to give out the CBS. Additionally you know right then and there who is going in and at what time. Please remember that the more restrictive you are with the times buyers can view your home, the fewer showing you will get as I pointed out in the last article The importantance of a lockbox when selling your Simi Valley Home“.

There is a note section in the software so a note will pop up right after the box is opened and you can type in any important notices for the agent, for example, “please leave your card or please turn off the lights”. ”Feed the dog or take out the trash” is probably not a good way to greet a buyer’s agent. Another positive feature is that the Listing agent can put their contact information in as a virtual business card and Listing comments as an electronic flyer. When used as designed and programmed properly, the iBox lockbox system not only becomes powerful tool to increase exposure, but help provide a record of who is accessing the property and a complimentary way to help follow up on potential buyers for your Simi Valley home.

As a side note, most properties that have been foreclosed on and are now owned by the bank, will use both boxes. I work with several banks as a listing agent for their Simi Valley properties. The mechanical lockboxes are used for bank personnel only, handymen etc. Those codes are not supposed to be given to real estate agents.

The Supra iBox costs a Simi Valley Real Estate Agent approximately $130.00, I own 25 boxes. When you are interviewing agents, ask if they have a Supra iBox. If they don’t or they suggest to use a mechanical box; please take this advise, stop the interview and show them the door. Homes for Sale in Simi Valley range from $150,000 (condos) in to the millions; I think it is reasonable to assume a listing agent can afford a $130 box.

There is an argument against any use of any box and that the listing agent needs to be present for all showings. That can be an article all by itself. The short answer is that Simi Valley is a bedroom community, people have conflicting schedules, a listing agent can only be in one place at one time. Why limit the times a potential buyer can see your home? And no, a listing agent cannot do a better job selling or touring the prospective buyer; many times the listing agent becomes an annoyance to the the buyer and their agent. It really does not mater how it is done in other parts of southern California or other parts of the country, it only matters how it is done in Simi Valley because your competition (the other Simi Valley homes for sale) are using the system very effectively. Don’t be the last to sell your home over lack of access.

Originally posted April 27, 2008.

Filed Under: Buyers, Sellers Tagged With: combination, homes for sale, lockbox, mls, moorpark, real estate, Simi Valley, Supra ibox

The importance of a lockbox when selling your Simi Valley home

July 15, 2011 By Ted Mackel 3 Comments

(Updated 7/15/11) The internet has changed the way Realtors do business and has changed the way buyers shop for homes. Additionally, technology is changing our daily routines and work habits. Buyers have limited time to look at homes for sale so they spend most of their time conducting online search for Simi Valley Homes sifting through listings before calling a Realtor.

Buyers also have busy lives, so when it comes time to look at homes, they want to go out and look at homes on their time schedule, not the seller’s.

As an active Simi Valley real estate agent showing buyers homes, I generate a showing list based on my clients needs. Usually there are 8-9 homes on the list that closely match (my client’s wants) and that list is sorted starting as follows:

Vacant listings,
Listings to call, leave a message and go direct,
Call and make special arrangements (put away pets etc.)
Appointment needed with the agent, the owner or both.
Homes that are only available at certain times or days.

Nine times out of ten times my clients will sort the list the same way if I give them the stack of paper; they want to know which houses are the easiest to see. The reasoning behind this is that the homes on our list already fit their criteria and second that they can see as many homes possible as their time is valuable.

Clients also prefer to see a home without the seller present. Even though a seller can be helpful in explaining things they have done to the property, home buyers like to comment about features or non features of the house and would like to do so freely.

Usually the homes (listings) that fit the first 3 scenarios above, all have lock computerized boxes. If you have your home listed for sale and fall into the 4^th or 5^th scenario and wonder why you are not getting many showings, wonder no more. I’ve shown thousands of homes in my career and EASE OF SHOWING rules the day. If your house is priced with the competition in mind and you are not getting decent showing traffic; ask yourself which of the 5 choices you have given your prospective buyers and their Realtor.

Last here is an example of a day showing properties to buyers. Last weekend my buyers wanted to see as many homes as possible. There were 39 active Simi Valley homes for sale that met their criteria. 3 homes in particular said we could only come after 3:00 and each home was located far apart. One Simi Valley home was in Wood Ranch, one in Simi Valley’s Big Sky and one in Simi Valley’s Auburn Hills by the Metrolink station. Because we started out showings in Wood Ranch, guess which home got kicked of the list? My buyers wrote and offer on a home on the east end of town. You are the seller, consider if you want to be an obstructionist or want to be inviting?

A blog post will follow soon “Lockboxes Part II” and I will go into depth on the power of the Supra iBox vs the old style combo box.

What’s my Home Worth

**This post was originally written April 27, 2008 and has been updated.

Filed Under: Sellers Tagged With: agent, buuyers, homes for sale, listing, lockbox, real estate, Sellers, showing, Simi Valley

Simi Valley Indian Hills Indian Estates Tract Sales History 2003-July 2011

July 13, 2011 By Ted Mackel Leave a Comment

See properties for sale

Below are tables representing Simi Valley Indian Hills Estates Tract Home Sales History. The Indian Hills Estates Tract is located just north west of Alamo Drive and Yosemite. There were just under 100 homes built in this tractand they are considered the more luxurious of the 5 tracts. This is a quick snapshot at how the Indian Hills Estates Tract has reacted to the changing market. Sales data is from 2003 through July 13th 2011.

The Indian Hills area in Simi Valley consists of 5 tracts. The Ranch and Ridge Sections are the two largest tracts in the development with the Indian Meadows being the third largest.

Indian Hills Estates Simi Valley 2003 Sales History
Average Sale Price	$644,470
List to Sale Ratio	99.45%
Average Days on Market	50
Number of Homes Sold	5

Indian Hills Estates Simi Valley 2004 Sales History
Average Sale Price	$791.190
List to Sale Ratio	99.43%
Average Days on Market	58
Number of Homes Sold	5

Indian Hills Estates Simi Valley 2005 Sales History
Average Sale Price	$926,500
List to Sale Ratio	97.12%
Average Days on Market	9
Number of Homes Sold	4

Indian Hills Estates Simi Valley 2006 Sales History
Average Sale Price	$894,112
List to Sale Ratio	93.12%
Average Days on Market	64
Number of Homes Sold	4

Indian Hills Estates Simi Valley 2007 Sales History
Average Sale Price	$892,300
List to Sale Ratio	94.17%
Average Days on Market	90
Number of Homes Sold	1

Indian Hills Estates Simi Valley 2008 Sales History
Average Sale Price	$515,000*
List to Sale Ratio	81.88%
Average Days on Market	142
Number of Homes Sold	1

* This house was the smallest model in the tract. It was a short sale ans was a fixer that needed work.

Indian Hills Estates Simi Valley 2009 Sales History
Average Sale Price	$650,000
List to Sale Ratio	91.55%
Average Days on Market	194
Number of Homes Sold	1

Indian Hills Estates Simi Valley 2010 Sales History
Average Sale Price	$628,316**
List to Sale Ratio	100%**
Average Days on Market	10**
Number of Homes Sold	3

** One of the properties started with a list price of $849,900 and eventually sold for $665,000. It was on the market for 1 year. It sold close to the reduced price and had a sales price close to the the other two sales. The one year market time and the huge price reduction skews, how this home would have reacted to market conditions if priced properly as the other two properties.

Indian Hills Estates Simi Valley thru July 2011 Sales History
Average Sale Price	$712,500
List to Sale Ratio	90.21%
Average Days on Market	73
Number of Homes Sold	1

There are currently two homes for sale in the Indian Hills Estates tract as of July 13 ,2011. The average list price of the two homes is $626,975 with an average of 40 days on market, I have been most these homes and based on location amenities and pricing the final sales price will most likely average down close to the list price on one of the homes as it is in very good condition and the location is better. The other listing (which is the same model) is in poor condition and backs Yosemite. It may close lower than the asking price.

The one sale in the Indian Hills Estates tract for 2011 at $712,500 in not an indication that prices are rising, this property really goes back to the rule of “Location, Location, Location.” It sits perfectly opposite the 5th tee at Simi Hills Golf Course and over looks the 5th green / fairway approach. A good size lot for the tract and pool. The sales comp will help the neighborhood, but it would be premature to say it will drive average pricing for the neighborhood over $700k.

Filed Under: Simi Valley Tracts Tagged With: homes sold, indian hills estates, real estate, Simi Valley

Simi Valley June 2011 Real Estate Market Report

July 6, 2011 By Ted Mackel Leave a Comment

The Simi Valley June 2011 Real Estate Market Report is showing some improvement for June single family detached homes (SFD) sold. Average home price for Simi Valley rose approximately $30,000.00 on increased volume. While the rise in average sale price may be encouraging, it is premature to present this as any sign of recovery. The number of SFD Simi Valley homes selling under $300,000 remained higher than past trends and the bulk of the properties selling in the Simi Valley still dominate the $300,000 to $400,000 range. An interesting statistic to note is that conventional and cash buyers are out numbering the FHA/VA buyers. The increase volumes below $300,000 for Simi Valley SFD homes still shows softness in the overall real estate market. Buyers are taking advantage of lower prices and low interest rates which is driving slightly higher sales volumes.

Nationally, MacroMarkets, LLC recent (June 2011) survey of industry economists and real estate experts showed that most believe that housing prices will hit their bottom this year and may have in the 1st quarter, leading to stability of pricing through 2015.

Shiller added, “If it were to materialize, such a scenario might be better described as a forecast of price stability rather than a rebound. A 2% a year home price increase will not inspire a lot of consumer confidence.