The map above shows various neighborhoods in Saratoga, CA. 

As a Realtor it seems to me that the logical process in home buying is to first choose the community you like and can afford, then narrow the search to select the most desirable neighborhoods (constrained by affordability) and then find the specific home of your dreams that is for sale.

So what what defines a neighborhood and distinguishes one neighborhood from another?

1. Scale - Everyone lives in a neighborhood, but a resident’s sense of it differs dramatically depending if you are in an urban, suburban or rural setting.  In urban areas, neighborhoods are probably focused on a street or even a portion of the street that gives it focus.  A real estate website called StreetAdvisor has a slogan “your street, your voice”.  In suburban areas, neighborhoods are often subdivisions or tracts.  In rural areas your nearest neighbor may be miles away.
2. Lot Size – related to scale is the prevailing size of parcels in an area, which in turn is related to it’s history.  Whether streets are in a grid or curvilinear determine the feel of a neighborhood.
3. History– When a neighborhood was first developed is reflected in the street patterns and lot sizes.  Modes of transportation prevalent during that era determined the importance of the automobile or mass transit.  Alleys were prevalent before garages  came to dominate the street scene.  Nodes of higher intensity residential development grew up along major transportation lines.  If there were large agricultural ownerships converted to residential subdivisions, the homes tend to be more uniform unless the lots were sold to individuals.  The land value of some Saratoga neighborhoods has become so valuable because of school scores that they are in transition with newer much larger homes replacing older much smaller homes.
4. Architecture – Related to history is the prevailing style of construction of the era.  Victorian, craftsman and various historic revival architectural expressions tend to be clustered in some neighborhoods and not in others.  House size is an obvious reflection of status of a neighborhood.  Newer homes tend to have more open floor plans and many new Saratoga homes have basements.
5. Landscaping – The type and maturity of trees and other landscaping features create a unique feel for many neighborhoods.  Some have uniform street trees; others are noted for their variety or relative lack of attractive landscaping.  The root system of heritage oaks constrain construction, but are also emblems of stature.
6.  Schools – It used to be that the ideal neighborhood was defined in terms of walking distance to a public elementary school.  While it is now the exception that children walk to school unaccompanied, proximity of playmates is still a factor in defining neighborhoods.  School scores are extremely important, but in many school districts, physical proximity does not automatically insure enrollment. Private schools have also  loosened the ties that once bound neighborhoods together.
7. Boundaries – natural features (rivers, topography, etc.), man-made improvements (roads, railroads, etc.) and political boundaries have a lot to do with the identity of neighborhoods.  Neighborhoods are often defined as much by their edges (perimeter walls, border and median landscaping, etc.) as they are by their cores.
8. Access– some neighborhoods have well defined entry points with walls and signs.  Other neighborhoods are defined by their limited access, whether it is a cul-de-sac or a guard access gate.
9. Associations – Community associations and common areas and recreational amenities define certain neighborhood as distinct from others.  Rules and regulations in the form of CC& R’s have a varying impact depending if they collect dues.  Neighborhood Watch organization reflects practical informal associations of neighbors.
10. Proximity – Some dominate features, whether they be a hill or an institution can create neighborhood identity by mere proximity.
11. Social Cohesion– While Realtors and others are prohibited from discriminatory practices regarding ethnicity, religion, sexual orientation or other sociological factors they may have obvious physical manifestations to even the casual observer.   Bars on windows, graffiti, the brand, age and repair of automobiles and general tidiness may be reflections of social status or safety/crime.  The clustering of certain types of business and their signage may reflect the social cohesion or character of neighborhoods. Either presence or absence may be important to homebuyers.
12. Custom – Some neighborhoods have adopted, colloquial names coined by Realtors such as the “Golden Triangle”.

Ultimately all the above 12 factors plus the subjective evaluation of many individual homebuyers and homesellers is what determine property values in neighborhoods.  Subjective factors such as beauty, style and status are less easy to quantify, but very real.

Websites such as Neighborhood Scout identify only 6 relatively large areas within the Saratoga, CA community – these are more like aggregates of neighborhoods and in my opinion are less fine grained than homebuyers perceive. 

I used my background as a Realtor and geographer to define a greater number (31) of distinct Saratoga  neighborhoods according to the criteria above.   Call me if you are looking for a Saratoga native and a neighborhood expert.  Subscribe to my blog if you find it interesting and helpful.  Spread the word.

Rick Bonetti | Alain PInel Realtors | Saratoga, CA | 408-857-8800

There are 12 new listings in Saratoga this week. There are 116 residential MLS listings available with an average price of $2,241,933.

Green building is here to stay!  So if you’re thinking of buying a home in Saratoga, Los Gatos or Monte Sereno or you are thinking of remodeling your existing residence, you need to know what elements of a “green home”* are most cost effective.  There are also federal incentives for you to act during 2010.

If you’re looking to buy green, beware – there are a lot of conflicting claims and options out there. That’s one of the reasons why the Leadership in Energy and Environmental Design (LEED) is emerging as the “recognized standard for measuring building sustainability,” according to the Natural Resources Defense Council. A LEED certification recognizes that a construction project or building uses environmentally friendly building practices. You can find out more by visiting www.nrdc.org.

The U. S. Environmental Protection Agency and the Department of Energy created the Energy Star program in 1992, which identifies 50 product categories that will help save energy costs.

• Today, more than 75% of American households recognize the ENERGY STAR label!
• In 2009 alone, ENERGY STAR helped Americans save nearly $17 billion on their utility bills
• Since 2000, about 3 billion ENERGY STAR labeled products have been sold

Save money (30% of your costs up to $1,500) with federal tax credits,  good through December 31, 2010 for certain energy efficient improvements (HVAC, insulation, roofs, water heaters, windows and  doors) to your principal residence.  There are no upper limits and you have until 2016 to get tax credits for geothermal heat pumps, small wind turbines and solar energy systems – this includes new construction.

* Not to be confused with greenhouses for the elderly I wrote about in an earlier blog post.

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Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

Simply put, there are no “non-refundable deposits” in standard real estate purchase contracts – you either have a contract or an option.  If it is a valid purchase contract, specific provisions of the agreement determine whether deposits are refundable or not.

Adding a provision to a standard real estate purchase contract calling for a non-refundable “deposit” to be passed through from buyer to seller may not be enforceable, unless the agreement is actually an option form. An exception to this is for builders who may keep some deposits under certain circumstances if the buyer’s payments were used to purchase upgrades.

Further, if a homebuyer wants to add a clause in an agreement to purchase real estate, reserving the absolute right for them to cancel at any time, for any reason, before acceptance (such as in an agreement to purchase a short sale property, which may take a fairly long time for a bank to respond), the agreement might not be considered a valid purchase contract, so this practice is to be avoided.

Real estate legal matters can be complex, particularly in difficult times when short sales and foreclosures are commonplace.  For this reason, Alain Pinel Realtors has mandatory twice-a-year agent training by a risk management attorney.  Agents in smaller brokerages usually do not benefit from such regular updates of case law and best practices, which should be a consideration for you when selecting the best Realtor to best represent your interests.

Real estate agents do not practice law and do not give specific legal advice so you should consult your attorney for complex matters that deviate from standard forms.

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Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800

Self Esteem – A huge cohort of baby boomers is entering retirement age!  These Younger Olders have bought into the cult of youth!  We all need to start seeing wrinkles and gray hair positively as the natural badges of maturity, like “ripeness” is the natural expression that fruit as it is fully matured.

Productivity - America and the world cannot afford to have highly experienced, mature people simply retire to do nothing meaningful and productive for 20-30+ more years of their lives.  Young people see older people as unproductive and a burden to society. I believe the idea of retirement needs to be rethought; an Intergenerational Center can change attitudes and values.

Leaving a Legacy – The golden years are opportunities for reinventing one’s self with encore careers for the common good.  Involvement of elders in an Intergenerational Center can make a lasting impact and leave a legacy.  The retired “builder generation” and aging baby boomers have huge wealth that needs to be invested in upcoming generations.  An Intergeneralional Center would bridge that gap.

Mutual Enrichment – Saratoga needs the wisdom and attention of elders mixing with youth and vice versa.  An Intergenerational Center that has this as a conscious goal would give new meaning, purpose and vitality of the younger olders as they are no longer employed and it would provide needed nurture for younger generations.   Saratoga youths need community service hours (time that could be spent with elders) to get into good colleges.

Ethnic Diversity Appreciation - Saratoga’s Anglo culture has a lot to learn from it’s Asian neighbors about the esteemed role of their elders.  Many Chinese families live in multi-generationall households; Indian families often have overseas parents visit in their home for several months.  Asians now represent very large segments of Saratoga residents;  the community would benefit with more cultural interaction. Young people more easily accept ethnic diversity among their peers; they can help elders can grow in this regard.

Being Community Makes Us More Human – Saratoga needs closer connections within our community, particularly because of its suburban character.  Elders exist because they show us how to make a community.  As we give to them, they give to us their wisdom, their experience, their affection.  When we come together to meet their needs, we learn how to live more fully as human beings.

Being vs. Doing - The fast pace of life and change in Silicon Valley has left many with a spiritual void and little time to reflect on the meaning of life – what’s really important.  Time pressures on multiple breadwinners, smaller family size, broken families and the rise of technology all contribute to why older people are not treated with respect.  Working adults are all about doing, whereas elders have the gift of being.  Work is made for manking; not mankind made for work.

New Housing Options For Elders – The demographics of Saratoga continues to skew older as long-time residents attempt to stay in their homes as long as they can; many don’t see positive housing alternatives that motivate them to move.  Builders,  elder-care professionals and city officials need to expand the range of housing options (with more non-institutional, small group, home settings) available for seniors within Saratoga neighborhoods.  Aging Saratogans are wealthy on paper because of the value of their real estate; they want to stay local and could free up some cash if only they had more attractive options.

Green Houses & Eden Alternatives – I have previously blogged about William H. Thomas, MD and Green Homes (see link below).  These are places where older olders reside in small clusters of 7-10 persons.  These Green Houses are inspired by the richness of close personal relationships and the healing power of community.  Eden Alternatives are friendly, non-institutional homes for the elderly with gardens, pets, plants, and children.  Recently I have been reading Dr. Thomas’ 2007 book What Are Old People For?: How Elders Will Save The World.*  I am excited about continued application of his Green House and Eden Alternative concepts.

Positive Aging - Similar ideas and movements working to change old paradigm about aging and to improve the quality of life among older people are popping up such as Silicon Valley Positive Aging Forum. Leading Edge Institute, Inc. in Cupertino was founded on the premise that Silicon Valley should be actively involved in working to find innovative solutions to issues like wellness, life-long learning, urban design, services, work and creative engagement for people in this next phase of their life contribution.

Leading Edge is having a seminar on March 11th at Avenidas in Palo Alto on “Concierge Service”, discussing the Beacon Hill Village model, also found locally at Avenidas Village and SF Village.  I will be there and hope to see you there too.  Help pioneer and Intergenerational Center in Saratoga.

Related articles

• Greenhouses – Patient-Centered Seniors Housing For Aging Baby Boomers
• The Elderly: root of society’s ills (trueslant.com)

*Incidentally, Dr. Thomas has also written: In The Arms of Elders: A parable of Wise Leadership and Community Building and Life Worth Living: How Someone You Love Can Still Enjoy Life in a Nursing Home.

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Rick Bonetti, SRES | Alain Pinel Realtors | Saratoga, CA | 408-857-8800